455 Cindy St · Jackson, GA 30233

$229,900

4 bd · 1.5 ba · 1,075 sqft · SingleFamily public records · 23 Days on market

Built 1981 0.28 ac lot

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Why this score? — see what drove the D 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 +16.2/30.0
• ARV discount +7.5/15.0
• DSCR +5.0/10.0
• 1% rule +3.3/10.0
• Livability +2.8/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.4/10.0
• Appreciation +0.0/10.0

Listing remarks

Completely renovated from top to bottom! This charming 3 bed, 2 bath with the potential for a 4th bedroom home offers beautifully updated living space including hardwood floors, bathrooms, and kitchen. Enjoy your morning coffee on the covered front porch, and cozy nights on the large back deck perfect for grilling and entertaining. Modern finishes throughout, with stainless steel appliances, solid surface counter tops, and tons of extras. This home is move-in ready. Don't miss this one!

Key facts

• Covered front porch
• Large back deck
• 0.28 acre lot

Tags

• COVERED FRONT PORCH
• LARGE BACK DECK
• STAINLESS STEEL APPLIANCES
• SOLID SURFACE COUNTER TOPS

Property features AI

Finance

• Other: Lot approximately 0.28 acre; Subdivision: Charles Carter; Address: 455 Cindy St, Jackson, GA 30233
• HOA & community: No HOA

Exterior

• Parking: No designated parking
• Utilities: Public water; Public sewer; Electricity available; Sewer connected
• Home design: Single-family house; Resale property; Facing unspecified
• Construction: Built in 1981
• Exterior features: Composition and other roofing; Wood siding

Interior

• Kitchen: Electric water heater
• Bedrooms: 3 bedrooms on the main level
• Flooring: Laminate flooring
• Bathrooms: 2 full bathrooms on the main level
• Heating & cooling: Electric heating with heat pump; Electric cooling
• Interior features: One-level layout; Family room
• Laundry & utility: Mud room

What this means for you Summary

Snapshot

• This is a 4-bed/1.5-bath single-family listed at $230k.

Deal economics

• At list price, monthly cash flow is $121 ($1k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $191k (16.8% below list).
• Recommended offer: $191k (16.8% below list) — sets the bar for 1% rule.
• Cap rate 6.9% vs local median 3.6% 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: amenities F, commute F, employment F.
• Butts County (rural): math 24% / reading 31% proficiency, ranked #103 of 174 in GA (top 59%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 61% free/reduced lunch — lower-income household profile, screen leases tightly.
• Zoned schools: Stark Elementary School (math 23% / reading 25%, grade F, #784 of 1,228 statewide, top 64%, 656 students, 83% FRL); Henderson Middle School (math 20% / reading 32%, grade F, #286 of 470 statewide, top 61%, 767 students, 83% FRL); Jackson High School (math 12% / reading 37%, grade F, #184 of 424 statewide, top 48%, 1,070 students, 83% FRL) — zoned schools average 83% FRL vs 61% district-wide (22 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 325 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 60 units permitted in Butts County in 2024 (0 in 5+ unit buildings).
• This rent runs 31% of the median local income ($74k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $2k of loan paydown is wiped out by about $7k of value loss. Plan a longer hold.
• Butts County population projected at -17% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.

Negotiation context

• It's been on market 23 days — a 2% lower offer ($226k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 12y 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 $39k; list at $230k implies a 489% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: major wind risk, 42% 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 $191,170 (16.8% below list)

Questions for the listing agent

1. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
2. 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?
3. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
4. 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.
5. 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.
6. 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: 6.92%
• Cash-on-cash: 2.25%
• DSCR: 1.10
• GRM: 10.0

CMA / ARV

• ARV (on-the-fly): $70,950
• Comps found: 1

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
196 Charlie Sheppard Rd	0.27mi	3/1.0 (-1)	1,056 (-2%)	2mo	$70,000	$66	76

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: -12.8%
• Equity multiple: 0.54×
• Total profit: $-29,651
• Equity at exit: $34,279

10-year hold

• IRR: -3.8%
• Equity multiple: 0.75×
• Total profit: $-16,290
• Equity at exit: $19,878

Cash invested: $64,372 (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 30233

• Home prices YoY: -3.9%
• Active inventory: 325
• Price-to-rent: 10.0×

Monthly cashflow live

• Estimated rent: $1,912 medium
• Mortgage (P&I): −$1,206
• Tax from tax record: −$88 /mo · $1,056/yr
• Insurance: −$96
• HOA: −$0
• Vacancy / Maint / Mgmt: −$401
• Net cashflow: $121

Break-even live

Break-even rent $1,759

Max offer price $229,900

Occupancy floor 89%

Sensitivity live

Price	-10% $251	-5% $186	+0% $121	+5% $56	+10% $-9
Rent	-10% $-30	-5% $45	+0% $121	+5% $196	+10% $272
Rate	-1.0pp $237	-0.5pp $179	base $121	+0.5pp $61	+1.0pp $1

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: $57,475
• Closing costs: $6,897
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
216 E Martin Luther King Jr Dr Jackson, GA	3.0	2.0	1170	$1,595	$1.36	26d	1	0.79mi

Listing history 14 events

1. 2026-06-21
   days on market $229,900 Active 23 DOM
2. 2026-06-18
   days on market $229,900 Active 20 DOM
3. 2026-06-17
   days on market $229,900 Active 19 DOM
4. 2026-06-16
   days on market $229,900 Active 18 DOM
5. 2026-06-15
   days on market $229,900 Active 17 DOM
6. 2026-06-13
   statusdays on market $229,900 Active 15 DOM
7. 2026-06-09
   days on market $229,900 New 11 DOM
8. 2026-06-08
   days on market $229,900 New 10 DOM
9. 2026-06-07
   days on market $229,900 New 9 DOM
10. 2026-06-04
    days on market $229,900 New 6 DOM
11. 2026-06-03
    days on market $229,900 New 5 DOM
12. 2026-06-02
    days on market $229,900 New 4 DOM
13. 2026-06-01
    days on market $229,900 New 3 DOM
14. 2026-05-31
    days on market $229,900 New 2 DOM

ⓘ 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: $1,056 · $88/mo
• Projected year-2 tax: $2,115 · $176/mo
• Expected delta: +$1,059/yr (+$88/mo · 100.3%)

ⓘ 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 42% chance of damaging wind over 30 yrs
• 🫁 Air quality 3/10 Moderate 3 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $22,940
• − Mortgage interest: −$12,878
• − Property taxes: −$1,056
• − Insurance: −$1,150
• − Repairs & maintenance: −$1,835
• − Management: −$1,835
• − Depreciation: −$6,688
• Taxable loss: −$2,501
• Est. tax savings @ 24.0%: +$600
• After-tax cash flow: $2,050/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: Butts County
• NCES district ID: 1300690
• Math proficiency: 24% ▼ -4.00%
• Reading proficiency: 31% ▼ -1.00%
• Median HH income: $45,248
• Composite: 23.65/100
• National rank: #7842
• State rank: #103 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

• Census place: Jackson, GA
• County: Butts County · 24,730 people
• City population: 24,730
• Metro: Atlanta-Sandy Springs-Alpharetta, GA
• Population (ZIP): 24,730
• Household income: $74,222
• Rent vs Own: 23.3% rent · 76.7% own
• Severe rent burden: 88.0

Population outlook (Butts County) Hauer SSP2

• Today (2025): 22,763 people
• By 2030: 22,127 · -2.8%
• By 2040: 20,591 · -9.5%
• By 2050: 18,978 · -16.6%
• By 2075: 15,292 · -32.8%
• By 2100: 11,404 · -49.9%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (73%)
• Race & ethnicity: White 73% Black 19% Two or more races 6% Hispanic / Latino 4%
• Common ancestry: Slovak 1% Serbian 1% Romanian 1%
• Foreign-born: 2% · Canada
• Languages at home: 96% English-only · Spanish 4%

Political lean MEDSL · Butts

• 2024 margin: Solid R (+45.2) · D 27.2% · R 72.4%
• 2008→2024 swing: -13.5pp toward R · 2008: -31.7pp · 2024: -45.2pp
• All cycles: 2024: R+45.2 2020: R+43.6 2016: R+43.8 2012: R+35.6 2008: R+31.7

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -12.98%
• Current HPI: 316.5436
• Rent YoY: —
• Metro: Atlanta-Sandy Springs-Alpharetta, GA
• 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

+489.5% since first listed

5 events — show timeline

• 2026-05-28 Listed $229,900 GAMLS
• 2015-04-01 Listing Removed — GAMLS
• 2014-05-30 Price Changed $42,500 GAMLS
• 2014-03-19 Listed $49,900 GAMLS
• 2008-08-29 Sold (Public Records) $39,000 Public Records

Property tax history

+0.2%/yr

Latest (2025): $1,056 · -4.9% YoY. Source: county tax records.