30 Waters St · Jackson, GA 31064

$209,000

2 bd · 1.0 ba · 840 sqft · SingleFamily public records · 95 Days on market

Built 1984 $249/sqft · 9% below area Est $229k · 9% 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 +13.1/30.0
• ARV discount +11.3/15.0
• Appreciation +10.0/10.0
• DSCR +3.9/10.0
• 1% rule +2.8/10.0
• 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 your perfect little lake escape! This adorable 2 bedroom, 1 bathroom cottage sits just a stone's throw from Jackson Lake, offering all the charm you've been looking for with the updates you need. Step inside to find a beautifully updated kitchen and bathroom, complemented by new flooring throughout. This home is incredibly clean and truly shows like a dream. Start your mornings or wind down your evenings on the spacious front porch- perfect for sipping coffee, relaxing with a good book, or enjoying that peaceful lake breeze. Whether you're looking for a weekend getaway, a cozy full-time home or an investment opportunity, this one checks all the boxes. Come see why life near the lake just feels better. Home is being sold AS-IS.

Key facts

• Built 1984
• Listed 94 days

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $209k.

Deal economics

• At list price, monthly cash flow is $-7 ($-84/yr) — negative.
• To cash-flow at today's rent, offer at most $208k (0.6% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $164k (21.6% below list).
• Recommended offer: $164k (21.6% below list) — sets the bar for 1% rule.
• Cap rate 6.3% 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: 179 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 $22k of equity ($1k loan paydown + $21k 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 $59k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 2, paydown + projected appreciation supports a ~$36k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 95 days — a 9% lower offer ($190k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts since 13y ago with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.
• Current owner paid $153k; 37% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Climate carrying-cost: 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 $163,842 (21.6% 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 95 days. Have you received any prior offers? Is the seller open to a 22% concession, seller financing, or rate buy-down credit?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. 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.
7. 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.
8. 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: 0.78% ✗
• Cap rate: 6.25%
• Cash-on-cash: -0.14%
• DSCR: 0.99
• GRM: 10.6

CMA / ARV

• ARV (median comp): $228,514
• List price: $209,000
• Delta: -8.54%
• Verdict: FAIR
• Comps: 13 within 1.0 mi

Show comp detail 3 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
56 Lakeshore Dr	0.09mi	2/2.0	816 (-3%)	2mo	$370,000	$453	85
24 Jackson St	0.14mi	2/1.0	936 (+11%)	11mo	$70,000	$75	66
62 Inlet Ln	0.36mi	2/1.0	960 (+14%)	6mo	$339,000	$353	54

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: 24.2%
• Equity multiple: 2.94×
• Total profit: $113,319
• Equity at exit: $188,284

10-year hold

• IRR: 21.4%
• Equity multiple: 6.71×
• Total profit: $333,930
• Equity at exit: $406,041

Cash invested: $58,520 (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: 179
• Price-to-rent: 10.6×

Monthly cashflow live

• Estimated rent: $1,638 medium
• Mortgage (P&I): −$1,096
• Tax from tax record: −$118 /mo · $1,419/yr
• Insurance: −$87
• HOA: −$0
• Vacancy / Maint / Mgmt: −$344
• Net cashflow: $-7

Break-even live

Break-even rent $1,647

Max offer price $207,767

Occupancy floor 95%

Sensitivity live

Price	-10% $111	-5% $52	+0% $-7	+5% $-66	+10% $-125
Rent	-10% $-136	-5% $-72	+0% $-7	+5% $58	+10% $122
Rate	-1.0pp $98	-0.5pp $46	base $-7	+0.5pp $-61	+1.0pp $-116

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: $52,250
• Closing costs: $6,270
• Reserves months: —
• Total cash needed: —

Listing history 41 events

1. 2026-06-21
   days on market $209,000 Active 95 DOM
2. 2026-06-18
   statusdays on market $209,000 Active 92 DOM
3. 2026-06-17
   days on market $209,000 Price Change 91 DOM
4. 2026-06-16
   days on market $209,000 Price Change 90 DOM
5. 2026-06-15
   pricestatus $209,000 Price Change 89 DOM
6. 2026-06-15
   days on market $214,900 Active 89 DOM
7. 2026-06-13
   days on market $214,900 Active 87 DOM
8. 2026-06-13
   days on market $214,900 Active 86 DOM
9. 2026-06-09
   days on market $214,900 Active 83 DOM
10. 2026-06-08
    days on market $214,900 Active 82 DOM
11. 2026-06-07
    days on market $214,900 Active 81 DOM
12. 2026-06-04
    days on market $214,900 Active 78 DOM
13. 2026-06-03
    days on market $214,900 Active 77 DOM
14. 2026-06-02
    days on market $214,900 Active 76 DOM
15. 2026-06-01
    days on market $214,900 Active 75 DOM
16. 2026-05-31
    days on market $214,900 Active 74 DOM
17. 2026-05-16
    status Back On Market 747-char remark

    Show marketing remark (747 chars)

    Welcome to your perfect little lake escape! This adorable 2 bedroom, 1 bathroom cottage sits just a stone's throw from Jackson Lake, offering all the charm you've been looking for with the updates you need. Step inside to find a beautifully updated kitchen and bathroom, complemented by new flooring throughout. This home is incredibly clean and truly shows like a dream. Start your mornings or wind down your evenings on the spacious front porch- perfect for sipping coffee, relaxing with a good book, or enjoying that peaceful lake breeze. Whether you're looking for a weekend getaway, a cozy full-time home or an investment opportunity, this one checks all the boxes. Come see why life near the lake just feels better. Home is being sold AS-IS.

18. 2026-05-14
    historical Active Under Contract 747-char remark

    Show marketing remark (747 chars)

    Welcome to your perfect little lake escape! This adorable 2 bedroom, 1 bathroom cottage sits just a stone's throw from Jackson Lake, offering all the charm you've been looking for with the updates you need. Step inside to find a beautifully updated kitchen and bathroom, complemented by new flooring throughout. This home is incredibly clean and truly shows like a dream. Start your mornings or wind down your evenings on the spacious front porch- perfect for sipping coffee, relaxing with a good book, or enjoying that peaceful lake breeze. Whether you're looking for a weekend getaway, a cozy full-time home or an investment opportunity, this one checks all the boxes. Come see why life near the lake just feels better. Home is being sold AS-IS.

19. 2026-03-19
    listed $214,900 New 747-char remark

    Show marketing remark (747 chars)

    Welcome to your perfect little lake escape! This adorable 2 bedroom, 1 bathroom cottage sits just a stone's throw from Jackson Lake, offering all the charm you've been looking for with the updates you need. Step inside to find a beautifully updated kitchen and bathroom, complemented by new flooring throughout. This home is incredibly clean and truly shows like a dream. Start your mornings or wind down your evenings on the spacious front porch- perfect for sipping coffee, relaxing with a good book, or enjoying that peaceful lake breeze. Whether you're looking for a weekend getaway, a cozy full-time home or an investment opportunity, this one checks all the boxes. Come see why life near the lake just feels better. Home is being sold AS-IS.

20. 2026-03-18
    historical $214,900 747-char remark

    Show marketing remark (747 chars)

    Welcome to your perfect little lake escape! This adorable 2 bedroom, 1 bathroom cottage sits just a stone's throw from Jackson Lake, offering all the charm you've been looking for with the updates you need. Step inside to find a beautifully updated kitchen and bathroom, complemented by new flooring throughout. This home is incredibly clean and truly shows like a dream. Start your mornings or wind down your evenings on the spacious front porch- perfect for sipping coffee, relaxing with a good book, or enjoying that peaceful lake breeze. Whether you're looking for a weekend getaway, a cozy full-time home or an investment opportunity, this one checks all the boxes. Come see why life near the lake just feels better. Home is being sold AS-IS.

21. 2023-02-08
    soldstatus $153,000
22. 2023-02-03
    soldstatus $153,000 Sold 201-char remark

    Show marketing remark (201 chars)

    Cute 2bedroom/1 bath home close to Lake Jackson. Kitchen with oak cabinets. Open concept. Bar area with barstools. Bedrooms very spacious. Bathroom has tub/shower combo. New paint and carpet throughout

23. 2023-01-12
    status Under Contract 201-char remark

    Show marketing remark (201 chars)

    Cute 2bedroom/1 bath home close to Lake Jackson. Kitchen with oak cabinets. Open concept. Bar area with barstools. Bedrooms very spacious. Bathroom has tub/shower combo. New paint and carpet throughout

24. 2022-12-01
    status Back On Market 201-char remark

    Show marketing remark (201 chars)

    Cute 2bedroom/1 bath home close to Lake Jackson. Kitchen with oak cabinets. Open concept. Bar area with barstools. Bedrooms very spacious. Bathroom has tub/shower combo. New paint and carpet throughout

25. 2022-11-22
    status Under Contract 201-char remark

    Show marketing remark (201 chars)

    Cute 2bedroom/1 bath home close to Lake Jackson. Kitchen with oak cabinets. Open concept. Bar area with barstools. Bedrooms very spacious. Bathroom has tub/shower combo. New paint and carpet throughout

26. 2022-11-10
    listed $149,900 New 201-char remark

    Show marketing remark (201 chars)

    Cute 2bedroom/1 bath home close to Lake Jackson. Kitchen with oak cabinets. Open concept. Bar area with barstools. Bedrooms very spacious. Bathroom has tub/shower combo. New paint and carpet throughout

27. 2021-01-28
    soldstatus $100,000 Sold
28. 2021-01-28
    soldstatus $100,000
29. 2020-11-30
    status Under Contract
30. 2020-11-09
    listed $109,500 New
31. 2013-04-22
    soldstatus $29,000 Sold
32. 2013-03-27
    status Under Contract
33. 2013-03-18
    historical Pending Approval
34. 2013-02-25
    listed $29,000 New
35. 2007-07-05
    soldstatus $94,800
36. 2006-12-18
    soldstatus $33,000
37. 2001-08-27
    soldstatus $48,000
38. 2001-03-15
    soldstatus $35,000
39. 2001-03-05
    soldstatus $16,000
40. 1994-08-08
    soldstatus $14,600
41. 1991-12-30
    soldstatus $29,680

ⓘ 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: $1,419 · $118/mo
• Projected year-2 tax: $1,923 · $160/mo
• Expected delta: +$504/yr (+$42/mo · 35.5%)

ⓘ 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 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: $19,661
• − Mortgage interest: −$11,707
• − Property taxes: −$1,419
• − Insurance: −$1,045
• − Repairs & maintenance: −$1,573
• − Management: −$1,573
• − Depreciation: −$6,080
• Taxable loss: −$3,736
• Est. tax savings @ 24.0%: +$897
• After-tax cash flow: $813/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

+624.1% since first listed

25 events — show timeline

• 2026-05-16 Relisted — GAMLS
• 2026-05-14 Contingent — GAMLS
• 2026-03-19 Listed $214,900 GAMLS
• 2026-03-18 Coming Soon $214,900 GAMLS
• 2023-02-08 Sold (Public Records) $153,000 Public Records
• 2023-02-03 Sold (MLS) $153,000 GAMLS
• 2023-01-12 Pending — GAMLS
• 2022-12-01 Relisted — GAMLS
• 2022-11-22 Pending — GAMLS
• 2022-11-10 Listed $149,900 GAMLS
• 2021-01-28 Sold (Public Records) $100,000 Public Records
• 2021-01-28 Sold (MLS) $100,000 GAMLS
• 2020-11-30 Pending — GAMLS
• 2020-11-09 Listed $109,500 GAMLS
• 2013-04-22 Sold (MLS) $29,000 GAMLS
• 2013-03-27 Pending — GAMLS
• 2013-03-18 Contingent — GAMLS
• 2013-02-25 Listed $29,000 GAMLS
• 2007-07-05 Sold (Public Records) $94,800 Public Records
• 2006-12-18 Sold (Public Records) $33,000 Public Records
• 2001-08-27 Sold (Public Records) $48,000 Public Records
• 2001-03-15 Sold (Public Records) $35,000 Public Records
• 2001-03-05 Sold (Public Records) $16,000 Public Records
• 1994-08-08 Sold (Public Records) $14,600 Public Records
• 1991-12-30 Sold (Public Records) $29,680 Public Records

Property tax history

+5.2%/yr

Latest (2025): $1,419 · -2.6% YoY. Source: county tax records.