384 Crimson Feather Dr · Jefferson, GA 30549

$401,950

4 bd · 2.5 ba · 2,159 sqft · Other · 7 Days on market

Built 2026 8,276 sqft lot $83/mo HOA · 2% of rent

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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 +16.7/30.0
• ARV discount +7.5/15.0
• Schools +5.9/10.0
• DSCR +5.2/10.0
• 1% rule +4.8/10.0
• Rent growth +4.4/5.0
• Livability +3.7/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

The Windhurst plan built by My Home Communities. Welcome home to a thoughtfully designed two-story home offering the perfect blend of comfort, style, and convenience in one of Northeast Georgia's most desirable locations. Nestled in a quiet community just 1.5 miles from Downtown Jefferson, this home provides easy access to local dining, shopping, entertainment, and the highly acclaimed Jefferson City Schools.Step inside to discover an inviting open-concept floor plan featuring durable Luxury Vinyl Plank (LVP) flooring throughout the main living areas, creating a seamless and stylish space for everyday living and entertaining. The spacious kitchen flows effortlessly into the family room, making it easy to gather with family and friends. Upstairs the private owner's suite offers a relaxing retreat complete with a large walk-in closet and a beautifully appointed bath featuring a tiled super shower. Three additional bedrooms provide plenty of space for family, guests, or a home office. Enjoy outdoor living year-round on the covered patio, perfect for morning coffee or evening relaxation. Residents will appreciate the peaceful atmosphere of the community while remaining close to everything Jefferson has to offer.Nearby shopping destinations include Publix Super Market at Jefferson Commons, Kroger Marketplace, Tanger Outlets Commerce, and a variety of retail, grocery, and everyday conveniences just minutes away.Estimated Completion September/October 2026. Contact us TODAY to learn about our special rates with use of seller's Preferred Lender! **secondary photos and Matterport tour are an example of the floor plan.

Key facts

• Spacious kitchen
• Two story home
• Large walk in closet

Tags

• TWO STORY HOME
• OPEN CONCEPT FLOOR PLAN
• LUXURY VINYL PLANK FLOORING
• SPACIOUS KITCHEN
• PRIVATE OWNER'S SUITE
• LARGE WALK IN CLOSET

Property features AI

Finance

• Other: Roads are asphalt with county road frontage; Directions provided to subdivision
• HOA & community: Homeowners association; Annual association fee of $500 (includes maintenance of grounds); Community features include sidewalks and street lights; Near schools and shopping

Exterior

• Parking: 2-car garage; Garage with door opener; Garage faces front
• Utilities: Public water; Public sewer; 110V electrical service; 220V outlet in laundry; Cable available; Natural gas available; Phone available; Underground utilities; Electricity available; Water available
• Home design: Two-level home; New construction; Fee simple ownership; Attic
• Construction: Cement siding (HardiPlank type); Composition shingle roof; Slab foundation; Built by MY HOME COMMUNITIES
• Exterior features: Private entrance; Private yard; Rain gutters; Covered porch

Interior

• Kitchen: Eat-in kitchen with island; Solid surface counters; Pantry; Cabinets; Open view to family room; Dishwasher; Gas range; Microwave
• Bedrooms: Oversized master; Four bedrooms on the upper level
• Flooring: Vinyl flooring
• Bathrooms: Two full bathrooms; One half bathroom; Master bathroom with double vanity and shower
• Heating & cooling: Central heating (electric); Zoned heating; Central air conditioning; Zoned cooling; Ceiling fans
• Interior features: Disappearing attic stairs; Double vanity; 9-foot ceilings on main level; High-speed internet available; Tray ceilings; Walk-in closets; Double-pane windows; No common walls
• Laundry & utility: Laundry room on upper level; Laundry located in hall

🏗️ New construction. Builder plan / spec listing (the home may be to-be-built); metrics use comparable previous sales.

What this means for you Summary

Snapshot

• This is a 4-bed/2.5-bath other listed at $402k.

Deal economics

• At list price, monthly cash flow is $250 ($3k/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 $394k (2.0% below list).
• Recommended offer: $394k (2.0% below list) — sets the bar for 1% rule.
• Cap rate 7.0% vs local median 3.1% in Jefferson — 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 74/100 on livability (#40 in GA, #4,690 nationally) — a middle-class / working-renter tenant base. Strengths: crime A+, housing A+, employment A; Watch: amenities F, commute F.
• Jefferson City (town): math 73% / reading 65% proficiency, ranked #4 of 174 in GA (top 2%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Zoned schools: Jefferson Academy (math 81% / reading 64%, grade A, #44 of 1,228 statewide, top 4%, 931 students, 20% FRL); Jefferson Middle School (math 68% / reading 66%, grade A-, #22 of 470 statewide, top 5%, 1,014 students, 20% FRL); Jefferson High School (math 67% / reading 64%, grade B, #6 of 424 statewide, top 1%, 1,214 students, 17% FRL).
• Market conditions: Rents rising fast (+7.5%/yr); 570 active listings in the ZIP; 3 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 67% of comp listings sitting > 30 days — soft ceiling on asking rent; solid renter incomes; 2,167 units permitted in Jackson County in 2024 (59 in 5+ unit buildings).
• At $3,937/mo this rent would consume 49% of the median local household income ($96k/yr) (locally 354% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $3k of loan paydown is wiped out by about $12k of value loss. Plan a longer hold.
• Jackson County population projected at +14% by 2050 — modest demand growth; plan on rents tracking national, not racing it.

Negotiation context

• Only 7 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 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.

Recommended offer $393,748 (2.0% below list)

Questions for the listing agent

1. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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.
4. 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.
5. 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: 0.98% ✗
• Cap rate: 7.04%
• Cash-on-cash: 2.66%
• DSCR: 1.12
• GRM: 8.5

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 7.48% rent growth · sell at horizon

5-year hold

• IRR: -7.0%
• Equity multiple: 0.73×
• Total profit: $-30,562
• Equity at exit: $59,932

10-year hold

• IRR: 7.6%
• Equity multiple: 1.69×
• Total profit: $77,829
• Equity at exit: $34,753

Cash invested: $112,546 (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 30549

• Home prices YoY: -13.1%
• Rents YoY: 7.5%
• Active inventory: 570
• Price-to-rent: 8.5×

Monthly cashflow live

• Estimated rent: $3,937 medium
• Mortgage (P&I): −$2,108
• Tax est. 1.5%: −$502 /mo · $6,029/yr
• Insurance: −$167
• HOA: −$83
• Vacancy / Maint / Mgmt: −$827
• Net cashflow: $250

Break-even live

Break-even rent $3,621

Max offer price $401,950

Occupancy floor 89%

Sensitivity live

Price	-10% $528	-5% $389	+0% $250	+5% $111	+10% $-28
Rent	-10% $-61	-5% $94	+0% $250	+5% $405	+10% $561
Rate	-1.0pp $452	-0.5pp $352	base $250	+0.5pp $146	+1.0pp $40

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: $100,488
• Closing costs: $12,058
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
66 Woodmont Ln Unit 1302817P Jefferson, GA	3.0	2.0	2292	$7,358	$3.21	44d	1	0.81mi
63 Righteous Path Jefferson, GA	3.0	2.0	1962	$2,041	$1.04	44d	1	1.19mi
43 Cactus Blossom Ct Jefferson, GA	3.0–4.0	2.5	1645	$2,175	$1.32	14d	14	1.23mi

HOA detail

• Monthly dues: $83 · $996/yr

Listing history 7 events

1. 2026-06-19
   days on market $401,950 Active 7 DOM
2. 2026-06-18
   days on market $401,950 Active 6 DOM
3. 2026-06-17
   days on market $401,950 Active 5 DOM
4. 2026-06-16
   days on market $401,950 Active 4 DOM
5. 2026-06-15
   days on market $401,950 Active 3 DOM
6. 2026-06-12
   remarks 699-char remark

   Show marketing remark (1638 chars)

   The Windhurst plan built by My Home Communities. Welcome home to a thoughtfully designed two-story home offering the perfect blend of comfort, style, and convenience in one of Northeast Georgia's most desirable locations. Nestled in a quiet community just 1.5 miles from Downtown Jefferson, this home provides easy access to local dining, shopping, entertainment, and the highly acclaimed Jefferson City Schools.Step inside to discover an inviting open-concept floor plan featuring durable Luxury Vinyl Plank (LVP) flooring throughout the main living areas, creating a seamless and stylish space for everyday living and entertaining. The spacious kitchen flows effortlessly into the family room, making it easy to gather with family and friends. Upstairs the private owner's suite offers a relaxing retreat complete with a large walk-in closet and a beautifully appointed bath featuring a tiled super shower. Three additional bedrooms provide plenty of space for family, guests, or a home office. Enjoy outdoor living year-round on the covered patio, perfect for morning coffee or evening relaxation. Residents will appreciate the peaceful atmosphere of the community while remaining close to everything Jefferson has to offer.Nearby shopping destinations include Publix Super Market at Jefferson Commons, Kroger Marketplace, Tanger Outlets Commerce, and a variety of retail, grocery, and everyday conveniences just minutes away.Estimated Completion September/October 2026. Contact us TODAY to learn about our special rates with use of seller's Preferred Lender! **secondary photos and Matterport tour are an example of the floor plan.

7. 2026-06-12
   listed $401,950 Active 1 DOM

   Show marketing remark (1638 chars)

   The Windhurst plan built by My Home Communities. Welcome home to a thoughtfully designed two-story home offering the perfect blend of comfort, style, and convenience in one of Northeast Georgia's most desirable locations. Nestled in a quiet community just 1.5 miles from Downtown Jefferson, this home provides easy access to local dining, shopping, entertainment, and the highly acclaimed Jefferson City Schools.Step inside to discover an inviting open-concept floor plan featuring durable Luxury Vinyl Plank (LVP) flooring throughout the main living areas, creating a seamless and stylish space for everyday living and entertaining. The spacious kitchen flows effortlessly into the family room, making it easy to gather with family and friends. Upstairs the private owner's suite offers a relaxing retreat complete with a large walk-in closet and a beautifully appointed bath featuring a tiled super shower. Three additional bedrooms provide plenty of space for family, guests, or a home office. Enjoy outdoor living year-round on the covered patio, perfect for morning coffee or evening relaxation. Residents will appreciate the peaceful atmosphere of the community while remaining close to everything Jefferson has to offer.Nearby shopping destinations include Publix Super Market at Jefferson Commons, Kroger Marketplace, Tanger Outlets Commerce, and a variety of retail, grocery, and everyday conveniences just minutes away.Estimated Completion September/October 2026. Contact us TODAY to learn about our special rates with use of seller's Preferred Lender! **secondary photos and Matterport tour are an example of the floor plan.

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

Taxation est. · year 1

• Rental income: $47,250
• − Mortgage interest: −$22,515
• − Property taxes: −$6,029
• − Insurance: −$2,010
• − Repairs & maintenance: −$3,780
• − Management: −$3,780
• − HOA: −$996
• − Depreciation: −$11,693
• Taxable loss: −$3,554
• Est. tax savings @ 24.0%: +$853
• After-tax cash flow: $3,851/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: Jefferson City
• NCES district ID: 1303030
• Math proficiency: 73% ▲ 2.00%
• Reading proficiency: 65% ▼ -3.00%
• Median HH income: $51,957
• Composite: 58.77/100
• National rank: #976
• State rank: #4 of 174 in GA

Livability — Jefferson

• Score: 74/100
• State rank: #40
• US rank: #4690

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Jefferson, GA
• County: Jackson County · 50,436 people
• City population: 32,075
• Metro: Jefferson, GA
• Population (ZIP): 32,075
• Household income: $96,195
• Rent vs Own: 16.5% rent · 83.5% own
• Severe rent burden: 354.0

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 (79%)
• Race & ethnicity: White 79% Black 9% Hispanic / Latino 6% Two or more races 5% Asian 2%
• Hispanic origin (detail): Mexican 2%
• Common ancestry: Italian 3% Slovak 3% Serbian 1%
• Foreign-born: 5% · Canada, Jamaica
• Languages at home: 93% English-only · Spanish 4% Russian/Polish/Slavic 1% Other Asian/Pacific 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: ▼ -49.79%
• Current HPI: 330.992
• Rent YoY: ▲ 7.48%
• 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

+0.0% since first listed

2 events — show timeline

• 2026-06-12 Listed $401,950 FMLS
• 2026-06-12 Listed $401,950 GAMLS