703 N Jackson St · Nashville, GA 31639

$129,900

2 bd · 1.0 ba · 1,157 sqft · SingleFamily · 67 Days on market

Built 1950 Good condition 6,534 sqft lot $112/sqft · 8% below area Est $141k · 8% under ↓ 13% since listing

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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 +13.0/30.0
• ARV discount +11.1/15.0
• DSCR +3.9/10.0
• Schools +3.8/10.0
• Condition / age +3.8/5.0
• 1% rule +3.7/10.0
• Livability +3.5/5.0
• Rent growth +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

A great cottage style home just went through a major renovation including, a new kitchen, new bathroom new paint, new floors, new walk-in closet and much more.

Key facts

• New floors
• New walk-in closet
• New kitchen

Tags

• NEW KITCHEN
• NEW BATHROOM
• NEW PAINT
• NEW FLOORS
• NEW WALK-IN CLOSET

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $130k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $-8 ($-97/yr) — negative.
• To cash-flow at today's rent, offer at most $129k (0.9% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $113k (13.3% below list).
• Recommended offer: $113k (13.3% below list) — sets the bar for 1% rule.
• Cap rate 6.2% vs local median 3.6% in Nashville — 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 70/100 on livability (#90 in GA) — a middle-class / working-renter tenant base. Strengths: cost of living A+, health & safety A+, housing A-; Watch: crime D-, amenities F, commute F.
• Berrien County (rural): math 48% / reading 44% proficiency, ranked #24 of 174 in GA (top 14%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Berrien Primary School (813 students, 83% FRL); Berrien Middle School (math 49% / reading 46%, grade C-, #84 of 470 statewide, top 19%, 684 students, 54% FRL); Berrien High School (math 32% / reading 42%, grade F, #68 of 424 statewide, top 17%, 851 students, 43% FRL) — zoned schools at 60% FRL track the district average.
• Market conditions: 78 active listings in the ZIP; 96 units permitted in Berrien County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $898 of loan paydown is wiped out by about $4k of value loss. Plan a longer hold.
• Berrien County population projected at -23% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.

Negotiation context

• It's been on market 67 days — a 6% lower offer ($122k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts 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.

Risks & watch-outs

• Watch-outs: built in 1950 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; moderate wildfire risk; extreme-heat days projected 7→20/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $112,607 (13.3% 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 67 days. Have you received any prior offers? Is the seller open to a 13% concession, seller financing, or rate buy-down credit?
3. Built in 1950 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. Crime grade is D in this area — have there been break-ins, vandalism, or insurance claims at this property in the last 3 years? What carrier currently insures it and at what premium?
8. 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?
9. 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.
10. 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.
11. 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: 0.87% ✗
• Cap rate: 6.22%
• Cash-on-cash: -0.27%
• DSCR: 0.99
• GRM: 9.6

CMA / ARV

• ARV (median comp): $141,238
• List price: $129,900
• Delta: -8.03%
• 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
501 Giddens Dr	0.11mi	3/1.0 (+1)	1,148 (-1%)	10mo	$115,000	$100	80
402 Giddens Dr	0.07mi	2/2.5	1,250 (+8%)	6mo	$110,000	$88	73
508 Sharon Ave	0.33mi	3/1.0 (+1)	1,200 (+4%)	13mo	$147,500	$123	63
734 N Taylor St	0.24mi	3/1.0 (+1)	1,050 (-9%)	8mo	$149,900	$143	62
500 Perkins Dr	0.11mi	3/1.0 (+1)	1,040 (-10%)	14mo	$145,900	$140	61
502 Perkins Dr	0.13mi	3/1.0 (+1)	1,242 (+7%)	19mo	$138,000	$111	61
301 Kirby Cir	0.52mi	3/2.0 (+1)	1,092 (-6%)	3mo	$139,900	$128	55
705 Beetree Ave	0.25mi	3/2.0 (+1)	1,286 (+11%)	8mo	$83,950	$65	54
203 Guest Cir	0.50mi	3/1.5 (+1)	1,050 (-9%)	6mo	$153,700	$146	50
505 S Bartow St	0.73mi	3/2.0 (+1)	1,174 (+2%)	18mo	$137,000	$117	39
807 Zimmerman St	0.61mi	3/2.0 (+1)	1,075 (-7%)	15mo	$149,900	$139	38
613 Middle School Cir	0.73mi	3/2.0 (+1)	1,008 (-13%)	10mo	$130,000	$129	27

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: -16.7%
• Equity multiple: 0.41×
• Total profit: $-21,549
• Equity at exit: $19,369

10-year hold

• IRR: -8.5%
• Equity multiple: 0.47×
• Total profit: $-19,361
• Equity at exit: $11,231

Cash invested: $36,372 (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 31639

• Home prices YoY: -8.3%
• Active inventory: 78
• Price-to-rent: 9.6×

Monthly cashflow live

• Estimated rent: $1,126 medium
• Mortgage (P&I): −$681
• Tax est. 1.5%: −$162 /mo · $1,948/yr
• Insurance: −$54
• HOA: −$0
• Vacancy / Maint / Mgmt: −$236
• Net cashflow: $-8

Break-even live

Break-even rent $1,136

Max offer price $128,726

Occupancy floor 96%

Sensitivity live

Price	-10% $82	-5% $37	+0% $-8	+5% $-53	+10% $-98
Rent	-10% $-97	-5% $-53	+0% $-8	+5% $36	+10% $81
Rate	-1.0pp $57	-0.5pp $25	base $-8	+0.5pp $-42	+1.0pp $-76

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: $32,475
• Closing costs: $3,897
• Reserves months: —
• Total cash needed: —

Listing history 22 events

1. 2026-06-21
   days on market $129,900 Active 67 DOM
2. 2026-06-19
   days on market $129,900 Active 65 DOM
3. 2026-06-18
   days on market $129,900 Active 64 DOM
4. 2026-06-17
   days on market $129,900 Active 63 DOM
5. 2026-06-16
   days on market $129,900 Active 62 DOM
6. 2026-06-15
   days on market $129,900 Active 61 DOM
7. 2026-06-14
   days on market $129,900 Active 59 DOM
8. 2026-06-12
   days on market $129,900 Active 58 DOM
9. 2026-06-09
   days on market $129,900 Active 55 DOM
10. 2026-06-08
    days on market $129,900 Active 54 DOM
11. 2026-06-07
    days on market $129,900 Active 53 DOM
12. 2026-06-07
    days on market $129,900 Active 52 DOM
13. 2026-06-03
    days on market $129,900 Active 49 DOM
14. 2026-06-02
    days on market $129,900 Active 48 DOM
15. 2026-06-01
    days on market $129,900 Active 47 DOM
16. 2026-05-31
    days on market $129,900 Active 46 DOM
17. 2026-05-30
    days on market $129,900 Active 45 DOM
18. 2026-04-15
    listed $129,900 Active 159-char remark

    Show marketing remark (159 chars)

    A great cottage style home just went through a major renovation including, a new kitchen, new bathroom new paint, new floors, new walk-in closet and much more.

19. 2026-03-27
    price $129,900
20. 2026-01-12
    listed $139,900 Active
21. 2026-01-02
    status Active
22. 2025-08-26
    listed $149,900 Active

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

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 5/10 Major
• 🌡 Heat 7/10 Severe 7 d/yr ≥107°F today · 20 d/yr by 30 yrs out
• 💨 Wind 8/10 Severe 99% chance of damaging wind over 30 yrs
• 🫁 Air quality 6/10 Major 12 unhealthy d/yr today · 14 by 30 yrs out

Taxation est. · year 1

• Rental income: $13,513
• − Mortgage interest: −$7,276
• − Property taxes: −$1,948
• − Insurance: −$650
• − Repairs & maintenance: −$1,081
• − Management: −$1,081
• − Depreciation: −$3,779
• Taxable loss: −$2,303
• Est. tax savings @ 24.0%: +$553
• After-tax cash flow: $455/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.

Condition & rehab AI · 12 photos

Good 75/100 Cosmetic rehab

This home has undergone a cosmetic renovation, featuring new kitchen and bathroom fixtures, flooring, and paint. It is move-in ready with good condition and potential for further value enhancement through exterior painting and landscaping.

Value-add opportunities

• Both Painting exterior and interior — Enhances curb appeal and interior aesthetics
• Both Landscaping — Improves curb appeal and enhances property value
• Both Upgrading appliances — Modernizes kitchen and increases appeal

Renovation cost estimate screening

Value-add ROI direction

• Both Painting exterior and interior — Enhances curb appeal and interior aesthetics ↑
• Both Landscaping — Improves curb appeal and enhances property value ↑
• Both Upgrading appliances — Modernizes kitchen and increases appeal ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

Schools (NCES district)

• District: Berrien County
• NCES district ID: 1300390
• Math proficiency: 48% ▲ 1.00%
• Reading proficiency: 44% ▼ -3.00%
• Median HH income: $33,858
• Composite: 37.95/100
• National rank: #4302
• State rank: #24 of 174 in GA

Livability — Nashville

• Score: 70/100
• State rank: #90
• US rank: #7347

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Nashville, GA
• Population (ZIP): 10,635

Population outlook (Berrien County) Hauer SSP2

• Today (2025): 17,982 people
• By 2030: 17,282 · -3.9%
• By 2040: 15,676 · -12.8%
• By 2050: 13,876 · -22.8%
• By 2075: 9,689 · -46.1%
• By 2100: 6,430 · -64.2%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (77%)
• Race & ethnicity: White 77% Black 12% Two or more races 7% Hispanic / Latino 5% Asian 2%
• Common ancestry: Italian 3% Slovak 1% Serbian 1%
• Foreign-born: 1% · Philippines, Canada
• Languages at home: 97% English-only · Spanish 2% Other Asian/Pacific 1%

Political lean MEDSL · Berrien

• 2024 margin: Solid R (+69.8) · D 15.0% · R 84.8%
• 2008→2024 swing: -16.6pp toward R · 2008: -53.2pp · 2024: -69.8pp
• All cycles: 2024: R+69.8 2020: R+66.5 2016: R+66.5 2012: R+57.7 2008: R+53.2

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -19.01%
• Current HPI: 210.1024
• 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

-13.3% since first listed

5 events — show timeline

• 2026-04-15 Listed $129,900 TBOR
• 2026-03-27 Price Changed $129,900 TBOR
• 2026-01-12 Listed $139,900 TBOR
• 2026-01-02 Relisted — TBOR
• 2025-08-26 Listed $149,900 TBOR