328 Highland Est · Commerce, GA 30529

$299,000

3 bd · 2.0 ba · 1,350 sqft · SingleFamily public records · 14 Days on market

Built 1997 0.37 ac lot $221/sqft · at area comps Est $310k · at est.

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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).

• Appreciation +10.0/10.0
• ARV discount +9.1/15.0
• Cash flow +7.3/30.0
• Schools +4.1/10.0
• Livability +3.2/5.0
• Condition / age +2.5/5.0
• DSCR +1.4/10.0
• Rent growth +1.4/5.0
• 1% rule +1.1/10.0

Listing remarks MLS

Welcome to this well-maintained 3-bedroom, 2-bath ranch located just outside of downtown Commerce. As you arrive, you'll be greeted by a charming rocking chair front porch-perfect for enjoying your morning coffee. Inside, rich, dark-stained LVP flooring flows throughout, immediately catching your eye. The split-bedroom floor plan offers ideal privacy, making it a great fit for families or a roommate setup. The eat-in kitchen opens directly to a covered back porch and a spacious, fully fenced backyard-perfect for entertaining, weekend BBQs, or relaxing while kids and pets play. Conveniently located just minutes from downtown Commerce, you'll have easy access to local shopping and dining, along with quick connectivity to Interstate 85 for a smooth commute. Don't miss the opportunity to make this one yours!

Key facts

• Covered back porch
• 0.37 acre lot
• Built 1997

Tags

• ROCKING CHAIR FRONT PORCH
• DARK STAINED LVP FLOORING
• SPLIT BEDROOM FLOOR PLAN
• COVERED BACK PORCH
• FULLY FENCED BACKYARD

Property features AI

Exterior

• Parking: Driveway parking; Open parking available
• Utilities: Public water; Public sewer; 110V and 220V electric; Cable available; Electricity available; Sewer available; Underground utilities; Water available
• Home design: One-level home; Resale property; Slab foundation; Facing/direction not provided
• Construction: Wood siding exterior; Composition roof; Built with slab foundation
• Exterior features: Awning(s); Private yard; Outdoor storage; Covered front and rear porches; Privacy backyard fencing; Back yard fencing

Interior

• Kitchen: White cabinets; Solid surface countertops; Dishwasher; Electric oven; Electric range; Refrigerator
• Bedrooms: Three main-level bedrooms; Split bedroom floor plan
• Flooring: Luxury vinyl
• Bathrooms: Two full bathrooms; Master bath with tub only
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Walk-in closets; No shared/common walls
• Laundry & utility: Main-level laundry room

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $299k.

Deal economics

• At list price, monthly cash flow is $-405 ($-5k/yr) — negative.
• To cash-flow at today's rent, offer at most $228k (23.9% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $182k (39.1% below list).
• Recommended offer: $182k (39.1% below list) — sets the bar for 1% rule.
• Cap rate 4.7% vs local median 3.3% in Commerce — 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 64/100 on livability (#271 in GA) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+; Watch: employment D, amenities F, commute F.
• Commerce City (town): math 49% / reading 49% proficiency, ranked #19 of 174 in GA (top 11%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Commerce Primary (486 students, 52% FRL); Commerce Middle School (math 44% / reading 51%, grade C-, #84 of 470 statewide, top 19%, 530 students, 56% FRL); Commerce High School (math 47% / reading 47%, grade D-, #37 of 424 statewide, top 9%, 493 students, 45% FRL) — zoned schools at 51% FRL track the district average.
• Market conditions: Rents falling (-4.2%/yr); 151 active listings in the ZIP; 9 comparable units currently listed for rent nearby; rentals at typical pace (median 22d on market — plan ~3-4 weeks tenant-placement turnaround); 2,167 units permitted in Jackson County in 2024 (59 in 5+ unit buildings).
• This rent runs 35% of the median local income ($62k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• In year one you build about $32k of equity ($2k loan paydown + $30k appreciation (10.0% local appreciation)).
• Jackson County population projected at +14% by 2050 — modest demand growth; plan on rents tracking national, not racing it.
• By year 2, paydown + projected appreciation supports a ~$51k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• Only 14 days on market — expect competitive offers; lowballing is unlikely to land.
• 10 sale attempts since 25y ago; this cycle's ask is 11% above the opening price — seller raised mid-cycle; expect resistance to lowballs.
• Current owner paid $105k; list at $299k implies a 185% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: extreme-heat days projected 7→17/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $182,208 (39.1% 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. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. Schools are D-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
4. 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?
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: 0.61% ✗
• Cap rate: 4.67%
• Cash-on-cash: -5.80%
• DSCR: 0.74
• GRM: 13.7

CMA / ARV

• ARV (median comp): $309,796
• List price: $299,000
• Delta: -3.48%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
248 Highland Est	0.08mi	3/2.0	1,350 (0%)	1mo	$295,000	$219	96
291 Highland Ests	0.05mi	3/2.0	1,320 (-2%)	1mo	$225,000	$170	93
235 Baugh St	0.21mi	3/2.0	1,408 (+4%)	10mo	$283,500	$201	74
178 Cole Court Dr	0.54mi	3/2.0	1,351 (+0%)	3mo	$315,000	$233	72
151 Baugh St	0.24mi	2/2.0 (-1)	1,458 (+8%)	1mo	$266,500	$183	69
285 Baugh St	0.18mi	3/2.0	1,497 (+11%)	8mo	$329,000	$220	67
73 Highland Estates Ests	0.26mi	3/2.0	1,536 (+14%)	2mo	$250,000	$163	64
397 Shankle	0.61mi	3/2.0	1,424 (+6%)	1mo	$245,000	$172	62
84 N Bowden St	0.47mi	3/1.0	1,380 (+2%)	13mo	$76,000	$55	60
182 Troy St	0.71mi	3/2.0	1,300 (-4%)	10mo	$242,000	$186	52
361 Elizabeth St	0.50mi	2/2.0 (-1)	1,201 (-11%)	7mo	$298,000	$248	48
51 Elizabeth St	0.74mi	2/1.0 (-1)	1,291 (-4%)	14mo	$229,900	$178	38

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 · 0.0% rent growth · sell at horizon

5-year hold

• IRR: 19.5%
• Equity multiple: 2.57×
• Total profit: $131,617
• Equity at exit: $269,363

10-year hold

• IRR: 17.4%
• Equity multiple: 5.75×
• Total profit: $398,084
• Equity at exit: $580,891

Cash invested: $83,720 (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 30529

• Home prices YoY: 6.6%
• Rents YoY: -4.2%
• Active inventory: 151
• Price-to-rent: 13.7×

Monthly cashflow live

• Estimated rent: $1,822 high
• Mortgage (P&I): −$1,568
• Tax from tax record: −$152 /mo · $1,819/yr
• Insurance: −$125
• HOA: −$0
• Vacancy / Maint / Mgmt: −$383
• Net cashflow: $-405

Break-even live

Break-even rent $2,334

Max offer price $227,503

Occupancy floor —

Sensitivity live

Price	-10% $-235	-5% $-320	+0% $-405	+5% $-489	+10% $-574
Rent	-10% $-549	-5% $-477	+0% $-405	+5% $-333	+10% $-261
Rate	-1.0pp $-254	-0.5pp $-329	base $-405	+0.5pp $-482	+1.0pp $-561

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: $74,750
• Closing costs: $8,970
• Reserves months: —
• Total cash needed: —

Rent comps 9 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1736 N Broad St Unit 203 Commerce, GA	2.0	2.5	1190	$1,850	$1.55	44d	1	0.56mi
1736 N Broad St Unit 202 Commerce, GA	2.0	2.0	1150	$1,800	$1.57	44d	1	0.56mi
1642 S Broad St Commerce, GA	2.0	2.0	1613	$2,200	$1.36	14d	1	0.60mi
1642 S Broad St Unit 21 Commerce, GA	2.0	2.0	1193	$1,800	$1.51	14d	1	0.60mi
8938 University Dr Commerce, GA	2.0	1.0	1050	$1,400	$1.33	21d	1	0.92mi
53 University Dr Commerce, GA	2.0	1.5	1050	$1,400	$1.33	21d	1	0.92mi
100 Heritage Hills Dr Commerce, GA	1.0–3.0	1.0–2.0	1087	$1,503	$1.38	14d	1	0.99mi
48 Leigh St Commerce, GA	3.0	2.0	1670	$1,950	$1.17	44d	1	0.99mi
173 Madison St Commerce, GA	4.0	2.0	1727	$2,200	$1.27	14d	1	1.37mi

Listing history 38 events

1. 2026-06-19
   days on market $299,000 Active 14 DOM
2. 2026-06-18
   days on market $299,000 Active 13 DOM
3. 2026-06-17
   days on market $299,000 Active 12 DOM
4. 2026-06-16
   days on market $299,000 Active 11 DOM
5. 2026-06-15
   days on market $299,000 Active 10 DOM
6. 2026-06-14
   days on market $299,000 Active 8 DOM
7. 2026-06-12
   pricedays on market $299,000 Active 7 DOM
8. 2026-06-09
   days on market $269,999 Active 4 DOM
9. 2026-06-08
   days on market $269,999 Active 3 DOM
10. 2026-06-07
    pricedays on marketlisting id $269,999 Active 2 DOM
11. 2026-06-05
    days on market $299,000 Active 77 DOM
12. 2026-06-03
    days on market $299,000 Active 76 DOM
13. 2026-06-02
    days on market $299,000 Active 75 DOM
14. 2026-06-01
    days on market $299,000 Active 74 DOM
15. 2026-05-31
    days on market $299,000 Active 73 DOM
16. 2026-05-30
    days on market $299,000 Active 72 DOM
17. 2026-04-16
    status Active 851-char remark
18. 2026-04-15
    historical Active Under Contract 851-char remark
19. 2026-03-24
    price $299,000 821-char remark

    Show marketing remark (821 chars)

    Welcome to this well-maintained 3-bedroom, 2-bath ranch located just outside of downtown Commerce. As you arrive, you'll be greeted by a charming rocking chair front porch-perfect for enjoying your morning coffee. Inside, rich, dark-stained LVP flooring flows throughout, immediately catching your eye. The split-bedroom floor plan offers ideal privacy, making it a great fit for families or a roommate setup. The eat-in kitchen opens directly to a covered back porch and a spacious, fully fenced backyard-perfect for entertaining, weekend BBQs, or relaxing while kids and pets play. Conveniently located just minutes from downtown Commerce, you'll have easy access to local shopping and dining, along with quick connectivity to Interstate 85 for a smooth commute. Don't miss the opportunity to make this one yours!

20. 2026-03-24
    price $299,000 851-char remark

    Show marketing remark (821 chars)

    Welcome to this well-maintained 3-bedroom, 2-bath ranch located just outside of downtown Commerce. As you arrive, you'll be greeted by a charming rocking chair front porch-perfect for enjoying your morning coffee. Inside, rich, dark-stained LVP flooring flows throughout, immediately catching your eye. The split-bedroom floor plan offers ideal privacy, making it a great fit for families or a roommate setup. The eat-in kitchen opens directly to a covered back porch and a spacious, fully fenced backyard-perfect for entertaining, weekend BBQs, or relaxing while kids and pets play. Conveniently located just minutes from downtown Commerce, you'll have easy access to local shopping and dining, along with quick connectivity to Interstate 85 for a smooth commute. Don't miss the opportunity to make this one yours!

21. 2026-03-19
    listed $309,000 Active 851-char remark

    Show marketing remark (821 chars)

    Welcome to this well-maintained 3-bedroom, 2-bath ranch located just outside of downtown Commerce. As you arrive, you'll be greeted by a charming rocking chair front porch-perfect for enjoying your morning coffee. Inside, rich, dark-stained LVP flooring flows throughout, immediately catching your eye. The split-bedroom floor plan offers ideal privacy, making it a great fit for families or a roommate setup. The eat-in kitchen opens directly to a covered back porch and a spacious, fully fenced backyard-perfect for entertaining, weekend BBQs, or relaxing while kids and pets play. Conveniently located just minutes from downtown Commerce, you'll have easy access to local shopping and dining, along with quick connectivity to Interstate 85 for a smooth commute. Don't miss the opportunity to make this one yours!

22. 2026-03-19
    listed $309,000 New 821-char remark

    Show marketing remark (821 chars)

    Welcome to this well-maintained 3-bedroom, 2-bath ranch located just outside of downtown Commerce. As you arrive, you'll be greeted by a charming rocking chair front porch-perfect for enjoying your morning coffee. Inside, rich, dark-stained LVP flooring flows throughout, immediately catching your eye. The split-bedroom floor plan offers ideal privacy, making it a great fit for families or a roommate setup. The eat-in kitchen opens directly to a covered back porch and a spacious, fully fenced backyard-perfect for entertaining, weekend BBQs, or relaxing while kids and pets play. Conveniently located just minutes from downtown Commerce, you'll have easy access to local shopping and dining, along with quick connectivity to Interstate 85 for a smooth commute. Don't miss the opportunity to make this one yours!

23. 2016-03-31
    soldstatus $105,000
24. 2016-03-25
    soldstatus $105,000 Sold
25. 2016-03-25
    soldstatus $105,000
26. 2016-03-15
    status Under Contract
27. 2015-06-17
    listed $105,000 New
28. 2015-06-11
    listed $105,000
29. 2008-07-07
    soldstatus $99,000
30. 2008-07-01
    soldstatus $99,000
31. 2008-05-13
    listed $92,900
32. 2008-02-15
    soldstatus $64,000
33. 2008-01-31
    listed $66,900
34. 2004-11-30
    soldstatus $94,900
35. 2004-08-20
    listed $89,900
36. 2001-12-06
    soldstatus $80,000
37. 2001-12-06
    soldstatus $80,000
38. 2001-11-30
    listed $80,000

ⓘ 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: $1,819 · $152/mo
• Projected year-2 tax: $2,751 · $229/mo
• Expected delta: +$932/yr (+$78/mo · 51.2%)

ⓘ 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 5/10 Major 7 d/yr ≥104°F today · 17 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 13% chance of damaging wind over 30 yrs
• 🫁 Air quality 4/10 Moderate 4 unhealthy d/yr today · 6 by 30 yrs out

Taxation est. · year 1

• Rental income: $21,865
• − Mortgage interest: −$16,749
• − Property taxes: −$1,819
• − Insurance: −$1,495
• − Repairs & maintenance: −$1,749
• − Management: −$1,749
• − Depreciation: −$8,698
• Taxable loss: −$10,394
• Est. tax savings @ 24.0%: +$2,495
• After-tax cash flow: $-2,362/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: Commerce City
• NCES district ID: 1301440
• Math proficiency: 49% ▼ -3.00%
• Reading proficiency: 49% ▼ -6.00%
• Median HH income: $40,945
• Composite: 41.1/100
• National rank: #3567
• State rank: #19 of 174 in GA

Livability — Commerce

• Score: 64/100
• State rank: #271
• US rank: #14693

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Commerce, GA
• County: Jackson County · 50,436 people
• City population: 12,874
• Metro: Jefferson, GA
• Population (ZIP): 12,874
• Household income: $62,168
• Rent vs Own: 38.0% rent · 62.0% own
• Severe rent burden: 297.0

Population outlook (Jackson County) Hauer SSP2

• Today (2025): 68,403 people
• By 2030: 70,771 · +3.5%
• By 2040: 75,050 · +9.7%
• By 2050: 78,022 · +14.1%
• By 2075: 82,646 · +20.8%
• By 2100: 80,701 · +18.0%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (72%)
• Race & ethnicity: White 72% Hispanic / Latino 14% Black 11% Two or more races 9% Asian 2%
• Hispanic origin (detail): Mexican 8% Puerto Rican 1%
• Common ancestry: Lithuanian 2% Slovak 2% Serbian 1%
• Foreign-born: 5% · Canada, Jamaica
• Languages at home: 89% English-only · Spanish 10% Other Indo-European 1%

Political lean MEDSL · Jackson

• 2024 margin: Solid R (+55.1) · D 22.2% · R 77.2%
• 2008→2024 swing: +0.8pp no change · 2008: -55.9pp · 2024: -55.1pp
• All cycles: 2024: R+55.1 2020: R+58.0 2016: R+63.9 2012: R+62.9 2008: R+55.9

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 28.53%
• Current HPI: 458.5304
• Rent YoY: ▼ -4.25%
• Metro: Jefferson, 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

+273.8% since first listed

25 events — show timeline

• 2026-06-09 Price Changed $299,000 FMLS
• 2026-06-05 Listing Removed — FMLS
• 2026-06-01 Listed $269,999 FMLS
• 2026-04-16 Relisted — FMLS
• 2026-04-15 Contingent — FMLS
• 2026-03-24 Price Changed $299,000 GAMLS
• 2026-03-24 Price Changed $299,000 FMLS
• 2026-03-19 Listed $309,000 GAMLS
• 2026-03-19 Listed $309,000 FMLS
• 2016-03-31 Sold (Public Records) $105,000 Public Records
• 2016-03-25 Sold (MLS) $105,000 GAMLS
• 2016-03-25 Sold (MLS) $105,000 Hive MLS
• 2016-03-15 Pending — GAMLS
• 2015-06-17 Listed $105,000 GAMLS
• 2015-06-11 Listed $105,000 Hive MLS
• 2008-07-07 Sold (Public Records) $99,000 Public Records
• 2008-07-01 Sold (MLS) $99,000 Hive MLS
• 2008-05-13 Listed $92,900 Hive MLS
• 2008-02-15 Sold (MLS) $64,000 Hive MLS
• 2008-01-31 Listed $66,900 Hive MLS
• 2004-11-30 Sold (MLS) $94,900 Hive MLS
• 2004-08-20 Listed $89,900 Hive MLS
• 2001-12-06 Sold (Public Records) $80,000 Public Records
• 2001-12-06 Sold (MLS) $80,000 Hive MLS
• 2001-11-30 Listed $80,000 Hive MLS

Property tax history

+6.8%/yr

Latest (2025): $1,819 · +9.6% YoY. Source: county tax records.