120 Carter St · Jesup, GA 31545

$150,000

2 bd · 1.5 ba · 1,000 sqft · SingleFamily · 202 Days on market

Built 1956 Good condition 0.43 ac lot $150/sqft · 28% below area Est $208k · 28% under ↓ 3% since listing

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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 +18.0/30.0
• ARV discount +15.0/15.0
• DSCR +5.6/10.0
• 1% rule +4.8/10.0
• Condition / age +3.8/5.0
• Livability +3.5/5.0
• Schools +3.4/10.0
• Rent growth +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome to this adorable 2-bedroom, 1.5-bath home with a bonus room, originally built in 1956 and thoughtfully updated in 2017–2018 to bring it back to life! Blending character with modern improvements, this home offers comfort, functionality, and peace of mind. Major updates include a new roof, new HVAC system, most windows replaced, updated bathroom, plumbing and electrical improvements, and the addition of spray foam insulation for enhanced energy efficiency. The primary bedroom was upgraded to include a convenient half bath and walk-in closet, adding both comfort and practicality. Inside, you'll find luxury vinyl flooring throughout, creating a cohesive and low-maintenance living space with timeless appeal. The bonus room offers flexibility for a home office, playroom, or additional living area. Outside, the property features two separate buildings with electricity - perfect for a workshop, storage, hobby space, or whatever fits your needs. Whether you're a first-time buyer or looking to downsize into something manageable and updated, this one is a must-see!

Key facts

• New roof
• Updated bathroom
• New hvac system

Tags

• NEW ROOF
• NEW HVAC SYSTEM
• MOST WINDOWS REPLACED
• UPDATED BATHROOM
• PLUMBING IMPROVEMENTS
• ELECTRICAL IMPROVEMENTS

What this means for you Summary

Snapshot

• This is a 2-bed/1.5-bath single-family listed at $150k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $130 ($2k/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 $148k (1.6% below list).
• Recommended offer: $132k (12.0% below list) — sets the bar for market timing.
• Cap rate 7.3% vs local median 4.5% in Jesup — 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 69/100 on livability (#112 in GA) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety A+; Watch: amenities F, commute F, employment D-.
• Wayne County (rural): math 35% / reading 35% proficiency, ranked #68 of 174 in GA (top 39%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases; 60% free/reduced lunch — lower-income household profile, screen leases tightly.
• Zoned schools: Martha Rawls Smith Elementary School (math 32% / reading 27%, grade F, #633 of 1,228 statewide, top 54%, 610 students, 75% FRL); Arthur Williams Middle School (math 33% / reading 39%, grade F, #178 of 470 statewide, top 39%, 650 students, 75% FRL); Wayne County High School (math 32% / reading 40%, grade F, #74 of 424 statewide, top 18%, 1,467 students, 75% FRL) — zoned schools average 75% FRL vs 60% district-wide (15 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 267 active listings in the ZIP; 2 comparable units currently listed for rent nearby; lower-income renter base — watch delinquency; 163 units permitted in Wayne County in 2024 (0 in 5+ unit buildings).
• This rent runs 40% of the median local income ($44k/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 $1k of loan paydown is wiped out by about $4k of value loss. Plan a longer hold.
• Wayne County population projected to shrink 10% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.

Negotiation context

• It's been on market 202 days — a 12% lower offer ($132k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts; this cycle's ask has dropped $15k (9%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: built in 1956 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; major wildfire risk; extreme-heat days projected 7→18/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $132,000 (12.0% below list)

Questions for the listing agent

1. It's been on market 202 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1956 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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: 0.98% ✗
• Cap rate: 7.33%
• Cash-on-cash: 3.70%
• DSCR: 1.16
• GRM: 8.5

CMA / ARV

• ARV (median comp): $207,666
• List price: $150,000
• Delta: -27.77%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
368 Whispering Pines Rd	0.61mi	3/2.0 (+1)	1,204 (+20%)	4mo	$209,000	$174	36
334 Dreamland St	1.20mi	3/1.5 (+1)	1,080 (+8%)	19mo	$189,900	$176	31
141 Pine Ridge Rd	1.13mi	3/2.0 (+1)	1,204 (+20%)	2mo	$204,900	$170	31
483 Church Cir	1.03mi	3/2.0 (+1)	1,238 (+24%)	6mo	$208,000	$168	28
249 Pine Ridge Rd	1.13mi	3/2.0 (+1)	1,178 (+18%)	8mo	$204,900	$174	26
82 Meadowood Dr	1.37mi	3/2.0 (+1)	1,214 (+21%)	17mo	$209,924	$173	19
102 Meadowood Dr	1.36mi	3/2.0 (+1)	1,178 (+18%)	18mo	$199,900	$170	18
102 Meadowwood Dr	1.36mi	3/2.0 (+1)	1,178 (+18%)	18mo	$199,900	$170	18
62 Meadowood Dr	1.34mi	3/2.0 (+1)	1,194 (+19%)	18mo	$199,900	$167	18
62 Meadowwood Dr	1.34mi	3/2.0 (+1)	1,204 (+20%)	18mo	$199,900	$166	18
122 Meadowood Dr	1.37mi	3/2.0 (+1)	1,204 (+20%)	19mo	$203,000	$169	17
122 Meadowwood Dr	1.37mi	3/2.0 (+1)	1,205 (+20%)	19mo	$203,000	$168	17

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: -10.5%
• Equity multiple: 0.62×
• Total profit: $-16,032
• Equity at exit: $22,365

10-year hold

• IRR: -1.1%
• Equity multiple: 0.92×
• Total profit: $-3,243
• Equity at exit: $12,969

Cash invested: $42,000 (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 →

Buyer's market Market conditions within 1.0 mi — comparable homes for sale

Active competition Active MLS

• For sale now: 4 active · 2 under contract
• Months of supply: 24.0 mo (4%/mo absorbed)
• Median asking: $215,700 ($179/sqft)
• Median days on market: 56 d
• This list price: lowest-priced of the active set
• ARV vs active asking: +15.7% above current asking $/sqft

Closed sales set the value; these active listings set current market conditions and a practical price ceiling.

ZIP-level market 31545

• Home prices YoY: -6.4%
• Active inventory: 267
• Price-to-rent: 8.5×

Monthly cashflow live

• Estimated rent: $1,476 medium
• Mortgage (P&I): −$787
• Tax est. 1.5%: −$188 /mo · $2,250/yr
• Insurance: −$62
• HOA: −$0
• Vacancy / Maint / Mgmt: −$310
• Net cashflow: $130

Break-even live

Break-even rent $1,312

Max offer price $150,000

Occupancy floor 86%

Sensitivity live

Price	-10% $233	-5% $181	+0% $130	+5% $78	+10% $26
Rent	-10% $13	-5% $71	+0% $130	+5% $188	+10% $246
Rate	-1.0pp $205	-0.5pp $168	base $130	+0.5pp $91	+1.0pp $51

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: $37,500
• Closing costs: $4,500
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
25 Rainbow Dr Jesup, GA	2.0	1.0	1040	$1,400	$1.35	1d	1	0.22mi
151 Arabian Ln Jesup, GA	3.0	2.0	1100	$1,750	$1.59	139d	1	0.73mi

Listing history 50 events

1. 2026-09-24
   days on market $150,000 Active 202 DOM
2. 2026-09-22
   days on market $150,000 Active 201 DOM
3. 2026-09-20
   days on market $150,000 Active 199 DOM
4. 2026-09-19
   days on market $150,000 Active 198 DOM
5. 2026-09-18
   days on market $150,000 Active 197 DOM
6. 2026-09-17
   days on market $150,000 Active 196 DOM
7. 2026-09-16
   days on market $150,000 Active 195 DOM
8. 2026-09-15
   days on market $150,000 Active 194 DOM
9. 2026-09-14
   days on market $150,000 Active 193 DOM
10. 2026-09-13
    days on market $150,000 Active 192 DOM
11. 2026-09-12
    days on market $150,000 Active 191 DOM
12. 2026-09-11
    days on market $150,000 Active 190 DOM
13. 2026-09-05
    days on market $150,000 Active 184 DOM
14. 2026-09-04
    days on market $150,000 Active 183 DOM
15. 2026-09-03
    days on market $150,000 Active 182 DOM
16. 2026-09-02
    days on market $150,000 Active 181 DOM
17. 2026-08-30
    days on market $150,000 Active 178 DOM
18. 2026-08-29
    days on market $150,000 Active 177 DOM
19. 2026-08-28
    days on market $150,000 Active 176 DOM
20. 2026-08-27
    days on market $150,000 Active 175 DOM
21. 2026-08-26
    days on market $150,000 Active 174 DOM
22. 2026-08-25
    days on market $150,000 Active 173 DOM
23. 2026-08-24
    days on market $150,000 Active 172 DOM
24. 2026-08-23
    days on market $150,000 Active 171 DOM
25. 2026-08-22
    statusdays on market $150,000 Active 170 DOM
26. 2026-08-21
    days on market $150,000 Back On Market 169 DOM
27. 2026-08-20
    days on market $150,000 Back On Market 168 DOM
28. 2026-08-19
    status $150,000 Back On Market 167 DOM
29. 2026-08-04
    statusdays on market $150,000 Under Contract 167 DOM
30. 2026-08-03
    days on market $150,000 Active 166 DOM
31. 2026-07-31
    days on market $150,000 Active 163 DOM
32. 2026-07-29
    days on market $150,000 Active 161 DOM
33. 2026-07-27
    days on market $150,000 Active 159 DOM
34. 2026-07-25
    days on market $150,000 Active 157 DOM
35. 2026-07-23
    days on market $150,000 Active 155 DOM
36. 2026-07-22
    days on market $150,000 Active 154 DOM
37. 2026-07-21
    days on market $150,000 Active 153 DOM
38. 2026-07-18
    days on market $150,000 Active 150 DOM
39. 2026-07-16
    days on market $150,000 Active 148 DOM
40. 2026-07-16
    days on market $150,000 Active 147 DOM
41. 2026-07-14
    days on market $150,000 Active 146 DOM
42. 2026-07-13
    days on market $150,000 Active 145 DOM
43. 2026-07-12
    days on market $150,000 Active 144 DOM
44. 2026-07-11
    days on market $150,000 Active 143 DOM
45. 2026-07-10
    days on market $150,000 Active 142 DOM
46. 2026-07-09
    days on market $150,000 Active 141 DOM
47. 2026-07-08
    days on market $150,000 Active 140 DOM
48. 2026-07-07
    days on market $150,000 Active 139 DOM
49. 2026-07-06
    days on market $150,000 Active 138 DOM
50. 2026-07-05
    days on market $150,000 Active 137 DOM

ⓘ 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 6/10 Major
• 🌡 Heat 8/10 Severe 7 d/yr ≥109°F today · 18 d/yr by 30 yrs out
• 💨 Wind 8/10 Severe 99% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 2 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $17,714
• − Mortgage interest: −$8,402
• − Property taxes: −$2,250
• − Insurance: −$750
• − Repairs & maintenance: −$1,417
• − Management: −$1,417
• − Depreciation: −$4,364
• Taxable loss: −$886
• Est. tax savings @ 24.0%: +$213
• After-tax cash flow: $1,768/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 Est. rehab $5,000–$15,000 screening

This 2-bedroom, 1.5-bath home with a bonus room has been updated in 2017-2018 and is in good condition. It offers a good investment opportunity with minor cosmetic upgrades that could further enhance its value.

Value-add opportunities

• Resale painting the exterior — enhances curb appeal ↑
• Resale upgrading the front door — improves first impression ↑
• Rental installing new window screens — improves comfort and energy efficiency ↑

ⓘ Rehab cost is a screening estimate — Cosmetic scope × the home's square footage at US $/sqft rules of thumb (the same model as the Flip Finder). Get contractor quotes + a written scope before underwriting.

F Composite school gradezoned avg 34/100

Zoned Schools

Elementary Martha Rawls Smith Elementary School F GA #633/1,228 Nat'l #26,716/41,679 Middle Arthur Williams Middle School F GA #178/470 Nat'l #7,206/14,009 High Wayne County High School F GA #74/424 Nat'l #9,405/17,239

Schools (NCES district)

• District: Wayne County
• NCES district ID: 1305550
• Math proficiency: 35% ▼ -4.00%
• Reading proficiency: 35% ▼ -3.00%
• Median HH income: $38,918
• Composite: 29.3/100
• National rank: #6554
• State rank: #68 of 174 in GA

C Composite livability gradescore 69/100

Livability — Jesup

• Score: 69/100
• State rank: #112
• US rank: #8442

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Wayne · 28,891 people
• City population: 1,050
• Population (ZIP): 16,057
• Household income: $44,260
• Rent vs Own: 35.1% rent · 64.9% own
• Severe rent burden: 5% of renters

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Population outlook (Wayne County) Hauer SSP2

• Today (2025): 28,891 people
• By 2030: 28,388 · -1.7%
• By 2040: 27,396 · -5.2%
• By 2050: 26,135 · -9.5%
• By 2075: 23,253 · -19.5%
• By 2100: 19,481 · -32.6%

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Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (67%)
• Race & ethnicity: White 67% Black 20% Hispanic / Latino 7% Two or more races 4% Asian 2%
• Hispanic origin (detail): Mexican 5% Puerto Rican 1%
• Common ancestry: Romanian 2% Lithuanian 1% Italian 1%
• Foreign-born: 3% · Canada, Philippines
• Languages at home: 94% English-only · Spanish 4% Other Asian/Pacific 2%

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Political lean MEDSL · Wayne

• 2024 margin: Solid R (+59.8) · D 20.0% · R 79.7%
• 2008→2024 swing: -14.8pp toward R · 2008: -44.9pp · 2024: -59.8pp
• All cycles: 2024: R+59.8 2020: R+57.1 2016: R+58.9 2012: R+48.3 2008: R+44.9

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -17.10%
• Current HPI: 249.3504
• Rent YoY: —
• Metro: —
• State GDP YoY: ▲ 2.66%
• F500 in state: 28

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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

-3.0% since first listed

6 events — show timeline

• 2026-04-24 Price Changed $160,000 HABR
• 2026-04-17 Price Changed $160,000 GIAR
• 2026-04-17 Price Changed $160,000 GAMLS
• 2026-04-09 Listed $165,000 GIAR
• 2026-02-12 Listed $165,000 GAMLS
• 2026-02-12 Listed $165,000 HABR