247 Jim Hendrix Ln · Hagan, GA 30417

$195,000

3 bd · 2.0 ba · 1,560 sqft · SingleFamily public records · 112 Days on market

Built 1930 1.05 ac lot $125/sqft · 13% below area Est $224k · 13% 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 +14.7/30.0
• ARV discount +13.4/15.0
• DSCR +4.5/10.0
• Livability +3.2/5.0
• 1% rule +3.1/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.3/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome to peaceful country living! This charming 2 bedroom, 2 bath home sits on 1.05 acres and offers the perfect blend of comfort, privacy, and modern upgrades. Enjoy your morning coffee on the inviting front porch while taking in the quiet surroundings. The home features a brand new metal roof for long term durability, a newly installed 20 kW Generac generator providing dependable whole home backup power, and a brand new deep well for added efficiency and peace of mind. A convenient carport offers covered parking, and an additional shelter provides excellent space for storage, equipment, or hobbies. With plenty of room to spread out, garden, or simply enjoy the outdoors, this property is ideal for those seeking a relaxed lifestyle just minutes from town. Move-in ready with major improvements already completed-this one is ready to welcome you home! Call the listing agent to schedule your showing today.

Key facts

• Deep well
• Generac generator
• Metal roof

Tags

• METAL ROOF
• GENERAC GENERATOR
• DEEP WELL
• CARPORT
• SHELTER FOR STORAGE
• OUTDOOR SPACE

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $195k.

Deal economics

• At list price, monthly cash flow is $49 ($589/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 $158k (18.8% below list).
• Recommended offer: $158k (18.8% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 65/100 on livability (#223 in GA) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A+; Watch: amenities F, commute F, health & safety F.
• Evans County (rural): math 13% / reading 19% proficiency, ranked #153 of 174 in GA (top 88%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 73% free/reduced lunch — lower-income household profile, screen leases tightly.
• Zoned schools: Claxton Elementary School (math 20% / reading 13%, grade F, #968 of 1,228 statewide, top 79%, 881 students, 97% FRL); Claxton Middle School (math 10% / reading 21%, grade F, #392 of 470 statewide, top 84%, 379 students, 97% FRL); Claxton High School (math 2% / reading 32%, grade F, #269 of 424 statewide, top 65%, 512 students, 97% FRL) — zoned schools average 97% FRL vs 73% district-wide (24 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 64 active listings in the ZIP; 26 units permitted in Evans County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $1k of loan paydown is wiped out by about $6k of value loss. Plan a longer hold.
• Evans County population projected at -16% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.

Negotiation context

• It's been on market 112 days — a 9% lower offer ($177k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: built in 1930 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: severe wind risk, 80% 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 $158,418 (18.8% below list)

Questions for the listing agent

1. It's been on market 112 days. Have you received any prior offers? Is the seller open to a 19% concession, seller financing, or rate buy-down credit?
2. Built in 1930 — 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. 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?
7. 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.
8. 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.
9. 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: 0.81% ✗
• Cap rate: 6.59%
• Cash-on-cash: 1.08%
• DSCR: 1.05
• GRM: 10.3

CMA / ARV

• ARV (median comp): $224,371
• List price: $195,000
• Delta: -13.09%
• Verdict: UNDERPRICED
• Comps: 2 within 1.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: -14.6%
• Equity multiple: 0.48×
• Total profit: $-28,540
• Equity at exit: $29,075

10-year hold

• IRR: -6.0%
• Equity multiple: 0.61×
• Total profit: $-21,095
• Equity at exit: $16,860

Cash invested: $54,600 (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 30417

• Home prices YoY: -11.3%
• Active inventory: 64
• Price-to-rent: 10.3×

Monthly cashflow live

• Estimated rent: $1,584 medium
• Mortgage (P&I): −$1,023
• Tax from tax record: −$99 /mo · $1,183/yr
• Insurance: −$81
• HOA: −$0
• Vacancy / Maint / Mgmt: −$333
• Net cashflow: $49

Break-even live

Break-even rent $1,522

Max offer price $195,000

Occupancy floor 92%

Sensitivity live

Price	-10% $159	-5% $104	+0% $49	+5% $-6	+10% $-61
Rent	-10% $-76	-5% $-14	+0% $49	+5% $112	+10% $174
Rate	-1.0pp $147	-0.5pp $99	base $49	+0.5pp $-1	+1.0pp $-53

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: $48,750
• Closing costs: $5,850
• Reserves months: —
• Total cash needed: —

Listing history 21 events

1. 2026-06-21
   days on market $195,000 Active 112 DOM
2. 2026-06-19
   days on market $195,000 Active 110 DOM
3. 2026-06-18
   days on market $195,000 Active 109 DOM
4. 2026-06-17
   days on market $195,000 Active 108 DOM
5. 2026-06-16
   days on market $195,000 Active 107 DOM
6. 2026-06-15
   days on market $195,000 Active 106 DOM
7. 2026-06-14
   days on market $195,000 Active 104 DOM
8. 2026-06-13
   days on market $195,000 Active 103 DOM
9. 2026-06-10
   days on market $195,000 Active 101 DOM
10. 2026-06-09
    days on market $195,000 Active 100 DOM
11. 2026-06-08
    days on market $195,000 Active 99 DOM
12. 2026-06-07
    days on market $195,000 Active 98 DOM
13. 2026-06-05
    days on market $195,000 Active 95 DOM
14. 2026-06-03
    days on market $195,000 Active 94 DOM
15. 2026-06-02
    days on market $195,000 Active 93 DOM
16. 2026-06-01
    days on market $195,000 Active 92 DOM
17. 2026-05-31
    days on market $195,000 Active 91 DOM
18. 2026-05-30
    days on market $195,000 Active 90 DOM
19. 2026-05-19
    price $195,000 923-char remark

    Show marketing remark (923 chars)

    Welcome to peaceful country living! This charming 2 bedroom, 2 bath home sits on 1.05 acres and offers the perfect blend of comfort, privacy, and modern upgrades. Enjoy your morning coffee on the inviting front porch while taking in the quiet surroundings. The home features a brand new metal roof for long term durability, a newly installed 20 kW Generac generator providing dependable whole home backup power, and a brand new deep well for added efficiency and peace of mind. A convenient carport offers covered parking, and an additional shelter provides excellent space for storage, equipment, or hobbies. With plenty of room to spread out, garden, or simply enjoy the outdoors, this property is ideal for those seeking a relaxed lifestyle just minutes from town. Move-in ready with major improvements already completed-this one is ready to welcome you home! Call the listing agent to schedule your showing today.

20. 2026-04-20
    price $210,000 923-char remark

    Show marketing remark (923 chars)

    Welcome to peaceful country living! This charming 2 bedroom, 2 bath home sits on 1.05 acres and offers the perfect blend of comfort, privacy, and modern upgrades. Enjoy your morning coffee on the inviting front porch while taking in the quiet surroundings. The home features a brand new metal roof for long term durability, a newly installed 20 kW Generac generator providing dependable whole home backup power, and a brand new deep well for added efficiency and peace of mind. A convenient carport offers covered parking, and an additional shelter provides excellent space for storage, equipment, or hobbies. With plenty of room to spread out, garden, or simply enjoy the outdoors, this property is ideal for those seeking a relaxed lifestyle just minutes from town. Move-in ready with major improvements already completed-this one is ready to welcome you home! Call the listing agent to schedule your showing today.

21. 2026-02-16
    listed $225,000 New 923-char remark

    Show marketing remark (923 chars)

    Welcome to peaceful country living! This charming 2 bedroom, 2 bath home sits on 1.05 acres and offers the perfect blend of comfort, privacy, and modern upgrades. Enjoy your morning coffee on the inviting front porch while taking in the quiet surroundings. The home features a brand new metal roof for long term durability, a newly installed 20 kW Generac generator providing dependable whole home backup power, and a brand new deep well for added efficiency and peace of mind. A convenient carport offers covered parking, and an additional shelter provides excellent space for storage, equipment, or hobbies. With plenty of room to spread out, garden, or simply enjoy the outdoors, this property is ideal for those seeking a relaxed lifestyle just minutes from town. Move-in ready with major improvements already completed-this one is ready to welcome you home! Call the listing agent to schedule your showing today.

ⓘ 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: $1,183 · $99/mo
• Projected year-2 tax: $1,794 · $150/mo
• Expected delta: +$611/yr (+$51/mo · 51.6%)

ⓘ 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 8/10 Severe 7 d/yr ≥109°F today · 17 d/yr by 30 yrs out
• 💨 Wind 8/10 Severe 80% 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: $19,010
• − Mortgage interest: −$10,923
• − Property taxes: −$1,183
• − Insurance: −$975
• − Repairs & maintenance: −$1,521
• − Management: −$1,521
• − Depreciation: −$5,673
• Taxable loss: −$2,785
• Est. tax savings @ 24.0%: +$669
• After-tax cash flow: $1,257/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: Evans County
• NCES district ID: 1302070
• Math proficiency: 13% ▼ -16.00%
• Reading proficiency: 19% ▼ -10.00%
• Median HH income: $38,397
• Composite: 13.47/100
• National rank: #9520
• State rank: #153 of 174 in GA

Livability — Hagan

• Score: 65/100
• State rank: #223
• US rank: #13161

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• City population: 135
• Population (ZIP): 11,167

Population outlook (Evans County) Hauer SSP2

• Today (2025): 10,146 people
• By 2030: 9,833 · -3.1%
• By 2040: 9,202 · -9.3%
• By 2050: 8,554 · -15.7%
• By 2075: 7,123 · -29.8%
• By 2100: 5,471 · -46.1%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.60)
• Race & ethnicity: White 56% Black 26% Hispanic / Latino 12% Two or more races 9%
• Hispanic origin (detail): Mexican 11% Puerto Rican 1%
• Common ancestry: Italian 4% Slovak 2% Lithuanian 1%
• Foreign-born: 5% · Canada
• Languages at home: 87% English-only · Spanish 12%

Political lean MEDSL · Evans

• 2024 margin: Solid R (+42.3) · D 28.6% · R 71.0%
• 2008→2024 swing: -14.1pp toward R · 2008: -28.2pp · 2024: -42.3pp
• All cycles: 2024: R+42.3 2020: R+36.8 2016: R+35.4 2012: R+28.1 2008: R+28.2

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -23.98%
• Current HPI: 188.6367
• 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

3 events — show timeline

• 2026-05-19 Price Changed $195,000 GAMLS
• 2026-04-20 Price Changed $210,000 GAMLS
• 2026-02-16 Listed $225,000 GAMLS

Property tax history

+4.6%/yr

Latest (2025): $1,183 · +6.3% YoY. Source: county tax records.