267 Macon St · Jackson, GA 31064

$250,000

4 bd · 2.0 ba · 1,470 sqft · SingleFamily public records · 94 Days on market

Built 1960 0.34 ac lot $170/sqft · 10% below area Est $278k · 10% under

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Why this score? — see what drove the C- 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 +14.3/30.0
• ARV discount +12.1/15.0
• Appreciation +10.0/10.0
• DSCR +4.4/10.0
• 1% rule +3.3/10.0
• Livability +2.8/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.3/10.0

Listing remarks MLS

Welcome to 267 Macon Street in the heart of Monticello, GA! This charming home offers the perfect blend of small-town character and everyday convenience. Ideally located near local shops, dining, and schools, you'll enjoy the charm of historic Monticello while still having easy access to surrounding areas. Enjoy the ease of one-level living with a thoughtfully designed layout featuring a formal family room and formal dining room combo, complete with a cozy fireplace perfect for hosting gatherings and relaxing evenings alike. A breakfast area provides the ideal spot for casual morning meals. The modern kitchen is beautifully appointed with quartz countertops, ample cabinet space, and all appliances included, offering both style and functionality. A separate den provides additional flexible living space and can easily serve as a home office, media room, or sitting area. The spacious primary suite features a comfortable sitting area, a walk-in closet, and a private primary bath creating a relaxing retreat at the end of the day. Three additional bedrooms and a second full bath provide plenty of room for family, guests, or a home office. The home is situated on .34 acre, with two additional lots of .11 acre and .10 acre included, bringing the total acreage to approximately .55 acre offering extra space and added flexibility. A $12 annual fee gives you access to the Alcovy Shores Boat Ramp, perfect for enjoying time on the water. There is no HOA, giving you complete freedom over your property. This home does need some TLC, making it a wonderful opportunity to add your personal touch and build equity. Don't miss your chance to own this unique property in the heart of Monticello! Schedule your private showing today!

Key facts

• 0.34 acre lot
• 2 garage spots
• Built 1960

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $250k.

Deal economics

• At list price, monthly cash flow is $-20 ($-235/yr) — negative.
• To cash-flow at today's rent, offer at most $247k (1.4% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $207k (17.1% below list).
• Recommended offer: $207k (17.1% below list) — sets the bar for 1% rule.
• Cap rate 6.5% vs local median 3.7% in Jackson — 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 56/100 on livability (#482 in GA) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, housing A+; Watch: schools F, amenities F, commute F.
• Jasper County (rural): math 24% / reading 30% proficiency, ranked #113 of 174 in GA (top 65%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 60% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: 174 active listings in the ZIP; 183 units permitted in Jasper County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $27k of equity ($2k loan paydown + $25k appreciation (10.0% local appreciation)).
• Jasper County population projected at -24% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (10.0% appreciation + 3.0% rent growth), your $70k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 2, paydown + projected appreciation supports a ~$43k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 94 days — a 9% lower offer ($228k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 3y ago; this cycle's ask has dropped $15k (6%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $198k; 26% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: flood insurance adds $66/mo.
• Climate carrying-cost: severe flood risk; major wind risk, 27% chance of damaging wind over 30y; extreme-heat days projected 7→17/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $207,192 (17.1% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. It's been on market 94 days. Have you received any prior offers? Is the seller open to a 17% concession, seller financing, or rate buy-down credit?
3. Built in 1960 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
5. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
6. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
7. 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?
8. 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.
9. 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.
10. 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: 0.83% ✗
• Cap rate: 6.52%
• Cash-on-cash: 0.80%
• DSCR: 1.04
• GRM: 10.1

CMA / ARV

• ARV (median comp): $278,145
• List price: $250,000
• Delta: -10.12%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
512 Lakeshore Dr	0.05mi	3/2.0 (-1)	1,400 (-5%)	7mo	$385,000	$275	79
89 Miss Sarah Rd	0.34mi	3/2.5 (-1)	1,479 (+1%)	2mo	$465,000	$314	75
85 Macon St	0.11mi	5/2.0 (+1)	1,364 (-7%)	6mo	$180,000	$132	73
716 E Mourning Dove Ct	0.22mi	3/2.0 (-1)	1,320 (-10%)	0mo	$304,900	$231	67
433 E Mourning Dove Ct	0.27mi	3/2.0 (-1)	1,304 (-11%)	3mo	$250,000	$192	61
323 E Mourning Dove Ct	0.35mi	3/2.0 (-1)	1,293 (-12%)	2mo	$269,900	$209	57
1009 Whip-poor-will Rd	0.54mi	3/2.0 (-1)	1,504 (+2%)	12mo	$250,000	$166	56
765 Whip-poor-will Rd	0.63mi	3/2.0 (-1)	1,549 (+5%)	3mo	$275,000	$178	54
56 Starling Dr	0.69mi	3/2.0 (-1)	1,404 (-4%)	14mo	$175,000	$125	44
164 Hummingbird Dr	0.60mi	3/2.0 (-1)	1,632 (+11%)	14mo	$175,000	$107	37
170 Loon Trl	0.70mi	3/2.0 (-1)	1,684 (+15%)	6mo	$240,000	$143	33
67 Loon Trl	0.75mi	3/2.0 (-1)	1,250 (-15%)	10mo	$265,000	$212	27

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

Projected returns pro-forma

10.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 24.0%
• Equity multiple: 2.93×
• Total profit: $134,898
• Equity at exit: $225,220

10-year hold

• IRR: 21.3%
• Equity multiple: 6.69×
• Total profit: $398,207
• Equity at exit: $485,695

Cash invested: $70,000 (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 31064

• Home prices YoY: 16.0%
• Active inventory: 174
• Price-to-rent: 10.1×

Monthly cashflow live

• Estimated rent: $2,072 medium
• Mortgage (P&I): −$1,311
• Tax from tax record: −$175 /mo · $2,097/yr
• Insurance: −$104
• Flood insurance flood zone: −$66 /mo · $798/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$435
• Net cashflow: $-20

Break-even live

Break-even rent $2,097

Max offer price $246,543

Occupancy floor 96%

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: $62,500
• Closing costs: $7,500
• Reserves months: —
• Total cash needed: —

Listing history 28 events

1. 2026-06-18
   days on market $250,000 Active 94 DOM
2. 2026-06-17
   days on market $250,000 Active 93 DOM
3. 2026-06-16
   days on market $250,000 Active 92 DOM
4. 2026-06-15
   days on market $250,000 Active 91 DOM
5. 2026-06-13
   days on market $250,000 Active 89 DOM
6. 2026-06-13
   days on market $250,000 Active 88 DOM
7. 2026-06-09
   days on market $250,000 Active 85 DOM
8. 2026-06-08
   days on market $250,000 Active 84 DOM
9. 2026-06-07
   days on market $250,000 Active 83 DOM
10. 2026-06-04
    days on market $250,000 Active 80 DOM
11. 2026-06-03
    days on market $250,000 Active 79 DOM
12. 2026-06-02
    days on market $250,000 Active 78 DOM
13. 2026-06-01
    days on market $250,000 Active 77 DOM
14. 2026-05-31
    days on market $250,000 Active 76 DOM
15. 2026-04-21
    price $250,000 1737-char remark

    Show marketing remark (1749 chars)

    Welcome to 267 Macon Street in the heart of Monticello, GA! This charming home offers the perfect blend of small-town character and everyday convenience. Ideally located near local shops, dining, and schools, you’ll enjoy the charm of historic Monticello while still having easy access to surrounding areas. Enjoy the ease of one-level living with a thoughtfully designed layout featuring a formal family room and formal dining room combo, complete with a cozy fireplace perfect for hosting gatherings and relaxing evenings alike. A breakfast area provides the ideal spot for casual morning meals. The modern kitchen is beautifully appointed with quartz countertops, ample cabinet space, and all appliances included, offering both style and functionality. A separate den provides additional flexible living space and can easily serve as a home office, media room, or sitting area. The spacious primary suite features a comfortable sitting area, a walk-in closet, and a private primary bath creating a relaxing retreat at the end of the day. Three additional bedrooms and a second full bath provide plenty of room for family, guests, or a home office. The home is situated on .34 acre, with two additional lots of .11 acre and .10 acre included, bringing the total acreage to approximately .55 acre offering extra space and added flexibility. A $12 annual fee gives you access to the Alcovy Shores Boat Ramp, perfect for enjoying time on the water. There is no HOA, giving you complete freedom over your property. This home does need some TLC, making it a wonderful opportunity to add your personal touch and build equity. Don’t miss your chance to own this unique property in the heart of Monticello! Schedule your private showing today!

16. 2026-04-21
    price $250,000 1749-char remark

    Show marketing remark (1749 chars)

    Welcome to 267 Macon Street in the heart of Monticello, GA! This charming home offers the perfect blend of small-town character and everyday convenience. Ideally located near local shops, dining, and schools, you’ll enjoy the charm of historic Monticello while still having easy access to surrounding areas. Enjoy the ease of one-level living with a thoughtfully designed layout featuring a formal family room and formal dining room combo, complete with a cozy fireplace perfect for hosting gatherings and relaxing evenings alike. A breakfast area provides the ideal spot for casual morning meals. The modern kitchen is beautifully appointed with quartz countertops, ample cabinet space, and all appliances included, offering both style and functionality. A separate den provides additional flexible living space and can easily serve as a home office, media room, or sitting area. The spacious primary suite features a comfortable sitting area, a walk-in closet, and a private primary bath creating a relaxing retreat at the end of the day. Three additional bedrooms and a second full bath provide plenty of room for family, guests, or a home office. The home is situated on .34 acre, with two additional lots of .11 acre and .10 acre included, bringing the total acreage to approximately .55 acre offering extra space and added flexibility. A $12 annual fee gives you access to the Alcovy Shores Boat Ramp, perfect for enjoying time on the water. There is no HOA, giving you complete freedom over your property. This home does need some TLC, making it a wonderful opportunity to add your personal touch and build equity. Don’t miss your chance to own this unique property in the heart of Monticello! Schedule your private showing today!

17. 2026-03-16
    listed $265,000 New 1737-char remark

    Show marketing remark (1749 chars)

    Welcome to 267 Macon Street in the heart of Monticello, GA! This charming home offers the perfect blend of small-town character and everyday convenience. Ideally located near local shops, dining, and schools, you’ll enjoy the charm of historic Monticello while still having easy access to surrounding areas. Enjoy the ease of one-level living with a thoughtfully designed layout featuring a formal family room and formal dining room combo, complete with a cozy fireplace perfect for hosting gatherings and relaxing evenings alike. A breakfast area provides the ideal spot for casual morning meals. The modern kitchen is beautifully appointed with quartz countertops, ample cabinet space, and all appliances included, offering both style and functionality. A separate den provides additional flexible living space and can easily serve as a home office, media room, or sitting area. The spacious primary suite features a comfortable sitting area, a walk-in closet, and a private primary bath creating a relaxing retreat at the end of the day. Three additional bedrooms and a second full bath provide plenty of room for family, guests, or a home office. The home is situated on .34 acre, with two additional lots of .11 acre and .10 acre included, bringing the total acreage to approximately .55 acre offering extra space and added flexibility. A $12 annual fee gives you access to the Alcovy Shores Boat Ramp, perfect for enjoying time on the water. There is no HOA, giving you complete freedom over your property. This home does need some TLC, making it a wonderful opportunity to add your personal touch and build equity. Don’t miss your chance to own this unique property in the heart of Monticello! Schedule your private showing today!

18. 2026-03-16
    listed $265,000 Active 1749-char remark

    Show marketing remark (1749 chars)

    Welcome to 267 Macon Street in the heart of Monticello, GA! This charming home offers the perfect blend of small-town character and everyday convenience. Ideally located near local shops, dining, and schools, you’ll enjoy the charm of historic Monticello while still having easy access to surrounding areas. Enjoy the ease of one-level living with a thoughtfully designed layout featuring a formal family room and formal dining room combo, complete with a cozy fireplace perfect for hosting gatherings and relaxing evenings alike. A breakfast area provides the ideal spot for casual morning meals. The modern kitchen is beautifully appointed with quartz countertops, ample cabinet space, and all appliances included, offering both style and functionality. A separate den provides additional flexible living space and can easily serve as a home office, media room, or sitting area. The spacious primary suite features a comfortable sitting area, a walk-in closet, and a private primary bath creating a relaxing retreat at the end of the day. Three additional bedrooms and a second full bath provide plenty of room for family, guests, or a home office. The home is situated on .34 acre, with two additional lots of .11 acre and .10 acre included, bringing the total acreage to approximately .55 acre offering extra space and added flexibility. A $12 annual fee gives you access to the Alcovy Shores Boat Ramp, perfect for enjoying time on the water. There is no HOA, giving you complete freedom over your property. This home does need some TLC, making it a wonderful opportunity to add your personal touch and build equity. Don’t miss your chance to own this unique property in the heart of Monticello! Schedule your private showing today!

19. 2026-03-03
    historical $265,000 1737-char remark

    Show marketing remark (1749 chars)

    Welcome to 267 Macon Street in the heart of Monticello, GA! This charming home offers the perfect blend of small-town character and everyday convenience. Ideally located near local shops, dining, and schools, you’ll enjoy the charm of historic Monticello while still having easy access to surrounding areas. Enjoy the ease of one-level living with a thoughtfully designed layout featuring a formal family room and formal dining room combo, complete with a cozy fireplace perfect for hosting gatherings and relaxing evenings alike. A breakfast area provides the ideal spot for casual morning meals. The modern kitchen is beautifully appointed with quartz countertops, ample cabinet space, and all appliances included, offering both style and functionality. A separate den provides additional flexible living space and can easily serve as a home office, media room, or sitting area. The spacious primary suite features a comfortable sitting area, a walk-in closet, and a private primary bath creating a relaxing retreat at the end of the day. Three additional bedrooms and a second full bath provide plenty of room for family, guests, or a home office. The home is situated on .34 acre, with two additional lots of .11 acre and .10 acre included, bringing the total acreage to approximately .55 acre offering extra space and added flexibility. A $12 annual fee gives you access to the Alcovy Shores Boat Ramp, perfect for enjoying time on the water. There is no HOA, giving you complete freedom over your property. This home does need some TLC, making it a wonderful opportunity to add your personal touch and build equity. Don’t miss your chance to own this unique property in the heart of Monticello! Schedule your private showing today!

20. 2026-03-03
    historical $265,000 1749-char remark

    Show marketing remark (1749 chars)

    Welcome to 267 Macon Street in the heart of Monticello, GA! This charming home offers the perfect blend of small-town character and everyday convenience. Ideally located near local shops, dining, and schools, you’ll enjoy the charm of historic Monticello while still having easy access to surrounding areas. Enjoy the ease of one-level living with a thoughtfully designed layout featuring a formal family room and formal dining room combo, complete with a cozy fireplace perfect for hosting gatherings and relaxing evenings alike. A breakfast area provides the ideal spot for casual morning meals. The modern kitchen is beautifully appointed with quartz countertops, ample cabinet space, and all appliances included, offering both style and functionality. A separate den provides additional flexible living space and can easily serve as a home office, media room, or sitting area. The spacious primary suite features a comfortable sitting area, a walk-in closet, and a private primary bath creating a relaxing retreat at the end of the day. Three additional bedrooms and a second full bath provide plenty of room for family, guests, or a home office. The home is situated on .34 acre, with two additional lots of .11 acre and .10 acre included, bringing the total acreage to approximately .55 acre offering extra space and added flexibility. A $12 annual fee gives you access to the Alcovy Shores Boat Ramp, perfect for enjoying time on the water. There is no HOA, giving you complete freedom over your property. This home does need some TLC, making it a wonderful opportunity to add your personal touch and build equity. Don’t miss your chance to own this unique property in the heart of Monticello! Schedule your private showing today!

21. 2023-10-03
    soldstatus $198,000
22. 2023-09-29
    soldstatus $198,000 Sold
23. 2023-07-25
    status Under Contract
24. 2023-06-11
    status Back On Market
25. 2023-06-09
    status Under Contract
26. 2023-04-24
    listed $195,000 New
27. 2010-08-21
    price $44,900 Reduced
28. 2010-07-28
    price $54,900 Reduced

ⓘ 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: $2,097 · $175/mo
• Projected year-2 tax: $2,300 · $192/mo
• Expected delta: +$203/yr (+$17/mo · 9.7%)

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

Climate risk First Street

• 🌊 Flood 10/10 Extreme FEMA zone X (unshaded) · 99% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 Heat 7/10 Severe 7 d/yr ≥107°F today · 17 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 27% chance of damaging wind over 30 yrs
• 🫁 Air quality 4/10 Moderate 4 unhealthy d/yr today · 5 by 30 yrs out

Taxation est. · year 1

• Rental income: $24,863
• − Mortgage interest: −$14,004
• − Property taxes: −$2,097
• − Insurance: −$2,048
• − Repairs & maintenance: −$1,989
• − Management: −$1,989
• − Depreciation: −$7,273
• Taxable loss: −$4,536
• Est. tax savings @ 24.0%: +$1,089
• After-tax cash flow: $854/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: Jasper County
• NCES district ID: 1302970
• Math proficiency: 24% ▼ -12.00%
• Reading proficiency: 30% ▼ -6.00%
• Median HH income: $42,606
• Composite: 22.99/100
• National rank: #7980
• State rank: #113 of 174 in GA

Livability — Jackson

• Score: 56/100
• State rank: #482
• US rank: #22448

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• City population: 24,730
• Population (ZIP): 9,859

Population outlook (Jasper County) Hauer SSP2

• Today (2025): 13,020 people
• By 2030: 12,538 · -3.7%
• By 2040: 11,355 · -12.8%
• By 2050: 9,955 · -23.5%
• By 2075: 6,646 · -49.0%
• By 2100: 4,022 · -69.1%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (71%)
• Race & ethnicity: White 71% Black 21% Hispanic / Latino 5% Two or more races 4%
• Common ancestry: Slovak 3% Serbian 2% Italian 1%
• Foreign-born: 2% · Canada
• Languages at home: 97% English-only · Spanish 3%

Political lean MEDSL · Jasper

• 2024 margin: Solid R (+58.4) · D 20.6% · R 79.0%
• 2008→2024 swing: -24.8pp toward R · 2008: -33.6pp · 2024: -58.4pp
• All cycles: 2024: R+58.4 2020: R+53.1 2016: R+46.7 2012: R+38.0 2008: R+33.6

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 58.00%
• Current HPI: 420.9288
• 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

+355.4% since first listed

14 events — show timeline

• 2026-04-21 Price Changed $250,000 GAMLS
• 2026-04-21 Price Changed $250,000 FMLS
• 2026-03-16 Listed $265,000 GAMLS
• 2026-03-16 Listed $265,000 FMLS
• 2026-03-03 Coming Soon $265,000 GAMLS
• 2026-03-03 Coming Soon $265,000 FMLS
• 2023-10-03 Sold (Public Records) $198,000 Public Records
• 2023-09-29 Sold (MLS) $198,000 GAMLS
• 2023-07-25 Pending — GAMLS
• 2023-06-11 Relisted — GAMLS
• 2023-06-09 Pending — GAMLS
• 2023-04-24 Listed $195,000 GAMLS
• 2010-08-21 Price Changed $44,900 GAMLS
• 2010-07-28 Price Changed $54,900 GAMLS

Property tax history

+5.2%/yr

Latest (2025): $2,097 · +0.3% YoY. Source: county tax records.