721 Bethlehem Rd · Jesup, GA 31546

$100,000

2 bd · 2.0 ba · 1,440 sqft · SingleFamily public records · 82 Days on market

Built 2004 9,583 sqft lot $69/sqft · 10% below area Est $111k · 10% under

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Why this score? — see what drove the B grade

The composite is a weighted blend of 9 inputs, each scored 0–100. Each bar is that input's sub-score; the figure is the points it added to the 100-point composite (weight × sub-score).

• Cash flow +30.0/30.0
• ARV discount +11.8/15.0
• DSCR +10.0/10.0
• 1% rule +9.9/10.0
• Livability +3.5/5.0
• Schools +2.9/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome to this charming and affordable 2-bedroom, 1-bathroom home—an ideal opportunity for first-time buyers, downsizers, or anyone looking for comfortable, budget-friendly living. This inviting residence features a bright living area that offers a cozy space to relax or entertain. The kitchen is efficiently designed with ample cabinet storage and easy access to the main living space, making everyday living simple and functional. Both bedrooms are well-sized, offering flexibility for guests, a home office, or additional storage. Step outside to a manageable yard with plenty of potential for outdoor enjoyment, whether it’s gardening, relaxing, or hosting small gatherings. With its practical layout, warm atmosphere, and great value, this home is a wonderful place to settle in and make your own. Conveniently located near shopping, dining, and essential services, it offers both comfort and accessibility.

Key facts

• Manageable yard
• Bright living area
• Outdoor enjoyment

Tags

• BRIGHT LIVING AREA
• AMPLE CABINET STORAGE
• MANAGEABLE YARD
• OUTDOOR ENJOYMENT
• CONVENIENTLY LOCATED

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath single-family listed at $100k.

Deal economics

• At list price, monthly cash flow is $570 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $100k).
• Recommended offer: $94k (6.0% below list) — sets the bar for market timing.
• Cap rate 13.1% vs local median 4.5% in Jesup — top-decile yield for the area; either an underpriced asset or a hidden risk that comps aren't pricing in. Stress-test before assuming the spread holds.

Location & tenants

• Location reads 69/100 on livability (#112 in GA) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety A+; Watch: schools F, amenities F, commute F.
• Wayne County (rural): math 35% / reading 35% proficiency, ranked #68 of 174 in GA (top 39%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases; 60% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: 84 active listings in the ZIP; 2 comparable units currently listed for rent nearby; 163 units permitted in Wayne County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $691 of loan paydown is wiped out by about $3k of value loss. Plan a longer hold.
• Wayne County population projected to shrink 10% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $28k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• It's been on market 82 days — a 6% lower offer ($94k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 7→18/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $94,000 (6.0% below list)

Questions for the listing agent

1. It's been on market 82 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. Schools are F-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
5. What's the average days-on-market for RENTAL listings here right now (not sales)? A rising rental-DOM trend means longer vacancies and softer asking-rent achievability than the comps imply.
6. What's the recent tenant-quality profile in this submarket — average credit score on applications, eviction rate, late-payment / NSF rate, and stable-employment percentage? A property-management company in the area should have these aggregated.
7. How much new for-sale + rental construction is in the pipeline within 1–3 miles? Heavy new supply typically softens prices + rents 12–24 months out; constrained supply supports both.

Investment metrics

• 1% rule: 1.49% ✓
• Cap rate: 13.13%
• Cash-on-cash: 24.43%
• DSCR: 2.09
• GRM: 5.6

CMA / ARV

• ARV (median comp): $110,634
• List price: $100,000
• Delta: -9.61%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 6 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
879 Bethlehem Rd	0.12mi	2/2.0	1,632 (+13%)	12mo	$35,000	$21	62
265 Railroad Ave	0.46mi	3/2.0 (+1)	1,476 (+2%)	15mo	$130,500	$88	57
263 Pine Ridge Rd	0.47mi	3/2.0 (+1)	1,278 (-11%)	10mo	$214,900	$168	46
342 E Orange St	0.72mi	3/2.0 (+1)	1,461 (+2%)	17mo	$119,000	$81	45
174 S Brunswick St	0.70mi	3/1.0 (+1)	1,492 (+4%)	11mo	$100,000	$67	43
242 South Wayne St	0.69mi	3/2.0 (+1)	1,336 (-7%)	13mo	$240,000	$180	40

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

-3.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 17.7%
• Equity multiple: 1.72×
• Total profit: $20,071
• Equity at exit: $14,910

10-year hold

• IRR: 26.2%
• Equity multiple: 3.29×
• Total profit: $64,115
• Equity at exit: $8,646

Cash invested: $28,000 (down + closing). Projections, not guarantees.

Landlord ↔ Tenant lean methodology

• Overall (STATE): 90 Strongly Landlord-Friendly
• State Georgia: 90 Strongly Landlord-Friendly · R+3
• County: — inherits STATE
• City: — inherits STATE

Magistrate court evictions in 10-30 days; no rent control; preempted; few tenant protections.

Methodology + full state rankings →

ZIP-level market 31546

• Home prices YoY: -5.2%
• Active inventory: 84
• Price-to-rent: 5.6×

Monthly cashflow live

• Estimated rent: $1,495 medium
• Mortgage (P&I): −$524
• Tax from tax record: −$45 /mo · $540/yr
• Insurance: −$42
• HOA: −$0
• Vacancy / Maint / Mgmt: −$314
• Net cashflow: $570

Break-even live

Break-even rent $774

Max offer price $100,000

Occupancy floor 57%

UW: 25.0% down · 7.5% · 30yr · 1.5% tax · 5.0% vac · 8.0% maint · 8.0% mgmt

Financing live

Cash to close

• Down payment: $25,000
• Closing costs: $3,000
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
275 Myrtle Ave Jesup, GA	2.0	2.0	1130	$1,495	$1.32	43d	1	0.83mi
277 Myrtle Ave Jesup, GA	2.0	2.0	1130	$1,495	$1.32	43d	1	0.83mi

Listing history 17 events

1. 2026-06-19
   days on market $100,000 Active 82 DOM
2. 2026-06-18
   days on market $100,000 Active 81 DOM
3. 2026-06-17
   days on market $100,000 Active 80 DOM
4. 2026-06-16
   days on market $100,000 Active 79 DOM
5. 2026-06-15
   days on market $100,000 Active 78 DOM
6. 2026-06-14
   days on market $100,000 Active 76 DOM
7. 2026-06-13
   days on market $100,000 Active 75 DOM
8. 2026-06-10
   days on market $100,000 Active 73 DOM
9. 2026-06-09
   days on market $100,000 Active 72 DOM
10. 2026-06-08
    days on market $100,000 Active 71 DOM
11. 2026-06-07
    days on market $100,000 Active 70 DOM
12. 2026-06-05
    days on market $100,000 Active 67 DOM
13. 2026-06-02
    days on market $100,000 Active 65 DOM
14. 2026-06-01
    days on market $100,000 Active 64 DOM
15. 2026-05-31
    days on market $100,000 Active 63 DOM
16. 2026-05-30
    days on market $100,000 Active 62 DOM
17. 2026-03-21
    listed $100,000 Active 926-char remark

    Show marketing remark (926 chars)

    Welcome to this charming and affordable 2-bedroom, 1-bathroom home—an ideal opportunity for first-time buyers, downsizers, or anyone looking for comfortable, budget-friendly living. This inviting residence features a bright living area that offers a cozy space to relax or entertain. The kitchen is efficiently designed with ample cabinet storage and easy access to the main living space, making everyday living simple and functional. Both bedrooms are well-sized, offering flexibility for guests, a home office, or additional storage. Step outside to a manageable yard with plenty of potential for outdoor enjoyment, whether it’s gardening, relaxing, or hosting small gatherings. With its practical layout, warm atmosphere, and great value, this home is a wonderful place to settle in and make your own. Conveniently located near shopping, dining, and essential services, it offers both comfort and accessibility.

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Tax reassessment forecast GA · Resets to sale price

• Current annual tax: $540 · $45/mo
• Projected year-2 tax: $920 · $77/mo
• Expected delta: +$380/yr (+$32/mo · 70.4%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 4/10 Moderate
• 🌡 Heat 8/10 Severe 7 d/yr ≥109°F today · 18 d/yr by 30 yrs out
• 💨 Wind 8/10 Severe 99% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 2 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $17,940
• − Mortgage interest: −$5,602
• − Property taxes: −$540
• − Insurance: −$500
• − Repairs & maintenance: −$1,435
• − Management: −$1,435
• − Depreciation: −$2,909
• Taxable income: $5,519
• Est. tax owed @ 24.0%: −$1,325
• After-tax cash flow: $5,515/yr

For passive investors: Depreciation is non-cash, so a rental often shows a tax loss while cash-flowing — sheltering income. Rental losses are passive: they offset passive income freely, and up to $25,000/yr can offset ordinary (W-2) income if you actively participate and your MAGI is under $100k (phasing out to $0 by $150k); unused losses carry forward. On sale, claimed depreciation is recaptured at up to 25%, and gains may owe capital-gains tax (a 1031 exchange can defer both). Figures are a year-1 estimate at your 24.0% rate — not tax advice; consult a CPA.

Schools (NCES district)

• District: Wayne County
• NCES district ID: 1305550
• Math proficiency: 35% ▼ -4.00%
• Reading proficiency: 35% ▼ -3.00%
• Median HH income: $38,918
• Composite: 29.3/100
• National rank: #6554
• State rank: #68 of 174 in GA

Livability — Jesup

• Score: 69/100
• State rank: #112
• US rank: #8442

Category grades

Amenities F Commute F Cost of living A+ Crime C Employment D- Housing A+ Health & safety A+ User ratings B

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Jesup, GA
• City population: 1,050
• Population (ZIP): 6,931

Population outlook (Wayne County) Hauer SSP2

• Today (2025): 28,891 people
• By 2030: 28,388 · -1.7%
• By 2040: 27,396 · -5.2%
• By 2050: 26,135 · -9.5%
• By 2075: 23,253 · -19.5%
• By 2100: 19,481 · -32.6%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (73%)
• Race & ethnicity: White 73% Black 20% Hispanic / Latino 5% Two or more races 5%
• Common ancestry: Serbian 2% Portuguese 2% Slovak 1%
• Foreign-born: 1% · Canada
• Languages at home: 98% English-only · Spanish 1%

Political lean MEDSL · Wayne

• 2024 margin: Solid R (+59.8) · D 20.0% · R 79.7%
• 2008→2024 swing: -14.8pp toward R · 2008: -44.9pp · 2024: -59.8pp
• All cycles: 2024: R+59.8 2020: R+57.1 2016: R+58.9 2012: R+48.3 2008: R+44.9

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -12.73%
• Current HPI: 229.8473
• Rent YoY: —
• Metro: —
• State GDP YoY: ▲ 2.66%
• F500 in state: 28

Industry mix (Fortune 500 HQ in GA)

Industry	F500 HQs	Revenue
▸Paper / Packaging	2	$29B
▸Retail	1	$160B
▸Transportation / Logistics	1	$91B
▸Airlines	1	$62B
▸Consumer Goods	1	$47B
▸Utilities	1	$25B

Price history

1 event — show timeline

• 2026-03-21 Listed $100,000 GIAR

Property tax history

-1.5%/yr

Latest (2025): $540 · +10.1% YoY. Source: county tax records.