112 Katsura Way · Jackson, GA 30233

$249,888

4 bd · 2.5 ba · 2,014 sqft · Other · 90 Days on market

Built 2026 4,356 sqft lot $124/sqft · 18% below area Est $304k · 18% under $32/mo HOA · 1% of rent ↓ 4% 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).

• ARV discount +15.0/15.0
• Cash flow +11.9/30.0
• 1% rule +3.6/10.0
• DSCR +3.5/10.0
• Livability +2.8/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.4/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Discover Your Dream Home in the Garden Walk. The stylish Essex Plan this is a 2-story gem offers a spacious open layout perfect for entertaining and everyday living. The inviting kitchen features elegant cabinetry, granite countertops and stainless steel appliances, including a range with a microwave hood and a modern dishwasher. The main floor also includes a versatile flex room and a chic half bathroom for guests. Upstairs, unwind in the tranquil primary suite with a en-suite bathroom and a generous walk-in closet. Three additional bedrooms with walk-in closets share a full bathroom. A cozy loft and a convenient walk-in laundry room enhance functionality. Energy-efficient Low-E windows and a one-year limited home warranty complete this exceptional home.

Key facts

• Inviting kitchen
• Open layout
• Flex room

Tags

• OPEN LAYOUT
• INVITING KITCHEN
• GRANITE COUNTERTOPS
• STAINLESS STEEL APPLIANCES
• FLEX ROOM
• HALF BATHROOM

What this means for you Summary

Snapshot

• This is a 4-bed/2.5-bath other listed at $250k.

Deal economics

• At list price, monthly cash flow is $-62 ($-744/yr) — negative.
• To cash-flow at today's rent, offer at most $241k (3.6% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $215k (14.0% below list).
• Recommended offer: $215k (14.0% below list) — sets the bar for 1% rule.
• Cap rate 6.0% vs local median 3.7% in Jackson — 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 56/100 on livability (#482 in GA) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, housing A+; Watch: schools F, amenities F, commute F.
• Butts County (rural): math 24% / reading 31% proficiency, ranked #103 of 174 in GA (top 59%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 61% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: 321 active listings in the ZIP; 2 comparable units currently listed for rent nearby; 60 units permitted in Butts County in 2024 (0 in 5+ unit buildings).
• This rent runs 35% of the median local income ($74k/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 $2k of loan paydown is wiped out by about $7k of value loss. Plan a longer hold.
• Butts County population projected at -17% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.

Negotiation context

• It's been on market 90 days — a 6% lower offer ($235k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts; this cycle's ask has dropped $26k (9%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Recommended offer $214,801 (14.0% 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 90 days. Have you received any prior offers? Is the seller open to a 14% concession, seller financing, or rate buy-down credit?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
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. 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?
8. 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.
9. 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.
10. 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: 0.86% ✗
• Cap rate: 6.00%
• Cash-on-cash: -1.06%
• DSCR: 0.95
• GRM: 9.7

CMA / ARV

• ARV (median comp): $304,456
• List price: $249,888
• Delta: -17.92%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: -18.0%
• Equity multiple: 0.37×
• Total profit: $-44,389
• Equity at exit: $37,259

10-year hold

• IRR: -10.2%
• Equity multiple: 0.38×
• Total profit: $-43,525
• Equity at exit: $21,606

Cash invested: $69,969 (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 30233

• Home prices YoY: -3.9%
• Active inventory: 321
• Price-to-rent: 9.7×

Monthly cashflow live

• Estimated rent: $2,148 medium
• Mortgage (P&I): −$1,310
• Tax est. 1.5%: −$312 /mo · $3,748/yr
• Insurance: −$104
• HOA: −$32
• Vacancy / Maint / Mgmt: −$451
• Net cashflow: $-62

Break-even live

Break-even rent $2,226

Max offer price $240,918

Occupancy floor 98%

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: $62,472
• Closing costs: $7,497
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
489 Grand Magnolia St Jackson, GA	4.0	3.0	1774	$1,975	$1.11	43d	1	0.17mi
191 Blake Ave Jackson, GA	4.0	2.5	1588	$1,350	$0.85	3d	1	0.46mi

HOA detail

• Monthly dues: $32 · $384/yr

Listing history 28 events

1. 2026-06-18
   days on market $249,888 Active 90 DOM
2. 2026-06-17
   days on market $249,888 Active 89 DOM
3. 2026-06-16
   days on market $249,888 Active 88 DOM
4. 2026-06-15
   days on market $249,888 Active 87 DOM
5. 2026-06-13
   days on market $249,888 Active 85 DOM
6. 2026-06-09
   days on market $249,888 Active 81 DOM
7. 2026-06-08
   days on market $249,888 Active 80 DOM
8. 2026-06-07
   days on market $249,888 Active 79 DOM
9. 2026-06-04
   pricedays on market $249,888 Active 76 DOM
10. 2026-06-03
    days on market $259,888 Active 75 DOM
11. 2026-06-02
    days on market $259,888 Active 74 DOM
12. 2026-06-01
    days on market $259,888 Active 73 DOM
13. 2026-05-31
    days on market $259,888 Active 72 DOM
14. 2026-05-14
    price $264,888 767-char remark

    Show marketing remark (766 chars)

    Discover Your Dream Home in the Garden Walk! The stylish Essex Plan this is a 2-story gem offers a spacious open layout perfect for entertaining and everyday living. The inviting kitchen features elegant cabinetry, granite countertops and stainless steel appliances, including a range with a microwave hood and a modern dishwasher. The main floor also includes a versatile flex room and a chic half bathroom for guests. Upstairs, unwind in the tranquil primary suite with a en-suite bathroom and a generous walk-in closet. Three additional bedrooms with walk-in closets share a full bathroom. A cozy loft and a convenient walk-in laundry room enhance functionality. Energy-efficient Low-E windows and a one-year limited home warranty complete this exceptional home.

15. 2026-05-14
    price $264,888 766-char remark

    Show marketing remark (766 chars)

    Discover Your Dream Home in the Garden Walk! The stylish Essex Plan this is a 2-story gem offers a spacious open layout perfect for entertaining and everyday living. The inviting kitchen features elegant cabinetry, granite countertops and stainless steel appliances, including a range with a microwave hood and a modern dishwasher. The main floor also includes a versatile flex room and a chic half bathroom for guests. Upstairs, unwind in the tranquil primary suite with a en-suite bathroom and a generous walk-in closet. Three additional bedrooms with walk-in closets share a full bathroom. A cozy loft and a convenient walk-in laundry room enhance functionality. Energy-efficient Low-E windows and a one-year limited home warranty complete this exceptional home.

16. 2026-05-14
    price $264,888

    Show marketing remark (766 chars)

    Discover Your Dream Home in the Garden Walk! The stylish Essex Plan this is a 2-story gem offers a spacious open layout perfect for entertaining and everyday living. The inviting kitchen features elegant cabinetry, granite countertops and stainless steel appliances, including a range with a microwave hood and a modern dishwasher. The main floor also includes a versatile flex room and a chic half bathroom for guests. Upstairs, unwind in the tranquil primary suite with a en-suite bathroom and a generous walk-in closet. Three additional bedrooms with walk-in closets share a full bathroom. A cozy loft and a convenient walk-in laundry room enhance functionality. Energy-efficient Low-E windows and a one-year limited home warranty complete this exceptional home.

17. 2026-05-14
    price $264,888

    Show marketing remark (766 chars)

    Discover Your Dream Home in the Garden Walk! The stylish Essex Plan this is a 2-story gem offers a spacious open layout perfect for entertaining and everyday living. The inviting kitchen features elegant cabinetry, granite countertops and stainless steel appliances, including a range with a microwave hood and a modern dishwasher. The main floor also includes a versatile flex room and a chic half bathroom for guests. Upstairs, unwind in the tranquil primary suite with a en-suite bathroom and a generous walk-in closet. Three additional bedrooms with walk-in closets share a full bathroom. A cozy loft and a convenient walk-in laundry room enhance functionality. Energy-efficient Low-E windows and a one-year limited home warranty complete this exceptional home.

18. 2026-05-14
    price $264,888

    Show marketing remark (766 chars)

    Discover Your Dream Home in the Garden Walk! The stylish Essex Plan this is a 2-story gem offers a spacious open layout perfect for entertaining and everyday living. The inviting kitchen features elegant cabinetry, granite countertops and stainless steel appliances, including a range with a microwave hood and a modern dishwasher. The main floor also includes a versatile flex room and a chic half bathroom for guests. Upstairs, unwind in the tranquil primary suite with a en-suite bathroom and a generous walk-in closet. Three additional bedrooms with walk-in closets share a full bathroom. A cozy loft and a convenient walk-in laundry room enhance functionality. Energy-efficient Low-E windows and a one-year limited home warranty complete this exceptional home.

19. 2026-04-22
    price $279,990 766-char remark

    Show marketing remark (767 chars)

    Discover Your Dream Home in the Garden Walk. The stylish Essex Plan this is a 2-story gem offers a spacious open layout perfect for entertaining and everyday living. The inviting kitchen features elegant cabinetry, granite countertops and stainless steel appliances, including a range with a microwave hood and a modern dishwasher. The main floor also includes a versatile flex room and a chic half bathroom for guests. Upstairs, unwind in the tranquil primary suite with a en-suite bathroom and a generous walk-in closet. Three additional bedrooms with walk-in closets share a full bathroom. A cozy loft and a convenient walk-in laundry room enhance functionality. Energy-efficient Low-E windows and a one-year limited home warranty complete this exceptional home.

20. 2026-04-22
    price $279,990 767-char remark

    Show marketing remark (767 chars)

    Discover Your Dream Home in the Garden Walk. The stylish Essex Plan this is a 2-story gem offers a spacious open layout perfect for entertaining and everyday living. The inviting kitchen features elegant cabinetry, granite countertops and stainless steel appliances, including a range with a microwave hood and a modern dishwasher. The main floor also includes a versatile flex room and a chic half bathroom for guests. Upstairs, unwind in the tranquil primary suite with a en-suite bathroom and a generous walk-in closet. Three additional bedrooms with walk-in closets share a full bathroom. A cozy loft and a convenient walk-in laundry room enhance functionality. Energy-efficient Low-E windows and a one-year limited home warranty complete this exceptional home.

21. 2026-04-22
    price $279,990

    Show marketing remark (767 chars)

    Discover Your Dream Home in the Garden Walk. The stylish Essex Plan this is a 2-story gem offers a spacious open layout perfect for entertaining and everyday living. The inviting kitchen features elegant cabinetry, granite countertops and stainless steel appliances, including a range with a microwave hood and a modern dishwasher. The main floor also includes a versatile flex room and a chic half bathroom for guests. Upstairs, unwind in the tranquil primary suite with a en-suite bathroom and a generous walk-in closet. Three additional bedrooms with walk-in closets share a full bathroom. A cozy loft and a convenient walk-in laundry room enhance functionality. Energy-efficient Low-E windows and a one-year limited home warranty complete this exceptional home.

22. 2026-04-22
    price $279,990

    Show marketing remark (767 chars)

    Discover Your Dream Home in the Garden Walk. The stylish Essex Plan this is a 2-story gem offers a spacious open layout perfect for entertaining and everyday living. The inviting kitchen features elegant cabinetry, granite countertops and stainless steel appliances, including a range with a microwave hood and a modern dishwasher. The main floor also includes a versatile flex room and a chic half bathroom for guests. Upstairs, unwind in the tranquil primary suite with a en-suite bathroom and a generous walk-in closet. Three additional bedrooms with walk-in closets share a full bathroom. A cozy loft and a convenient walk-in laundry room enhance functionality. Energy-efficient Low-E windows and a one-year limited home warranty complete this exceptional home.

23. 2026-04-21
    price $279,990
24. 2026-03-22
    listed $275,990 Active
25. 2026-03-20
    listed $275,990 New

    Show marketing remark (766 chars)

    Discover Your Dream Home in the Garden Walk! The stylish Essex Plan this is a 2-story gem offers a spacious open layout perfect for entertaining and everyday living. The inviting kitchen features elegant cabinetry, granite countertops and stainless steel appliances, including a range with a microwave hood and a modern dishwasher. The main floor also includes a versatile flex room and a chic half bathroom for guests. Upstairs, unwind in the tranquil primary suite with a en-suite bathroom and a generous walk-in closet. Three additional bedrooms with walk-in closets share a full bathroom. A cozy loft and a convenient walk-in laundry room enhance functionality. Energy-efficient Low-E windows and a one-year limited home warranty complete this exceptional home.

26. 2026-03-20
    listed $275,990 Active 767-char remark

    Show marketing remark (766 chars)

    Discover Your Dream Home in the Garden Walk! The stylish Essex Plan this is a 2-story gem offers a spacious open layout perfect for entertaining and everyday living. The inviting kitchen features elegant cabinetry, granite countertops and stainless steel appliances, including a range with a microwave hood and a modern dishwasher. The main floor also includes a versatile flex room and a chic half bathroom for guests. Upstairs, unwind in the tranquil primary suite with a en-suite bathroom and a generous walk-in closet. Three additional bedrooms with walk-in closets share a full bathroom. A cozy loft and a convenient walk-in laundry room enhance functionality. Energy-efficient Low-E windows and a one-year limited home warranty complete this exceptional home.

27. 2026-03-20
    listed $275,990 Active 766-char remark

    Show marketing remark (766 chars)

    Discover Your Dream Home in the Garden Walk! The stylish Essex Plan this is a 2-story gem offers a spacious open layout perfect for entertaining and everyday living. The inviting kitchen features elegant cabinetry, granite countertops and stainless steel appliances, including a range with a microwave hood and a modern dishwasher. The main floor also includes a versatile flex room and a chic half bathroom for guests. Upstairs, unwind in the tranquil primary suite with a en-suite bathroom and a generous walk-in closet. Three additional bedrooms with walk-in closets share a full bathroom. A cozy loft and a convenient walk-in laundry room enhance functionality. Energy-efficient Low-E windows and a one-year limited home warranty complete this exceptional home.

28. 2026-03-20
    listed $275,990 Active

    Show marketing remark (766 chars)

    Discover Your Dream Home in the Garden Walk! The stylish Essex Plan this is a 2-story gem offers a spacious open layout perfect for entertaining and everyday living. The inviting kitchen features elegant cabinetry, granite countertops and stainless steel appliances, including a range with a microwave hood and a modern dishwasher. The main floor also includes a versatile flex room and a chic half bathroom for guests. Upstairs, unwind in the tranquil primary suite with a en-suite bathroom and a generous walk-in closet. Three additional bedrooms with walk-in closets share a full bathroom. A cozy loft and a convenient walk-in laundry room enhance functionality. Energy-efficient Low-E windows and a one-year limited home warranty complete this exceptional home.

ⓘ 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: $25,776
• − Mortgage interest: −$13,998
• − Property taxes: −$3,748
• − Insurance: −$1,249
• − Repairs & maintenance: −$2,062
• − Management: −$2,062
• − HOA: −$384
• − Depreciation: −$7,269
• Taxable loss: −$4,997
• Est. tax savings @ 24.0%: +$1,199
• 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.

Schools (NCES district)

• District: Butts County
• NCES district ID: 1300690
• Math proficiency: 24% ▼ -4.00%
• Reading proficiency: 31% ▼ -1.00%
• Median HH income: $45,248
• Composite: 23.65/100
• National rank: #7842
• State rank: #103 of 174 in GA

Livability — Jackson

• Score: 56/100
• State rank: #482
• US rank: #22448

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Jackson, GA
• County: Butts County · 24,730 people
• City population: 24,730
• Metro: Atlanta-Sandy Springs-Alpharetta, GA
• Population (ZIP): 24,730
• Household income: $74,222
• Rent vs Own: 23.3% rent · 76.7% own
• Severe rent burden: 88.0

Population outlook (Butts County) Hauer SSP2

• Today (2025): 22,763 people
• By 2030: 22,127 · -2.8%
• By 2040: 20,591 · -9.5%
• By 2050: 18,978 · -16.6%
• By 2075: 15,292 · -32.8%
• By 2100: 11,404 · -49.9%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (73%)
• Race & ethnicity: White 73% Black 19% Two or more races 6% Hispanic / Latino 4%
• Common ancestry: Slovak 1% Serbian 1% Romanian 1%
• Foreign-born: 2% · Canada
• Languages at home: 96% English-only · Spanish 4%

Political lean MEDSL · Butts

• 2024 margin: Solid R (+45.2) · D 27.2% · R 72.4%
• 2008→2024 swing: -13.5pp toward R · 2008: -31.7pp · 2024: -45.2pp
• All cycles: 2024: R+45.2 2020: R+43.6 2016: R+43.8 2012: R+35.6 2008: R+31.7

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -12.98%
• Current HPI: 316.5436
• Rent YoY: —
• Metro: Atlanta-Sandy Springs-Alpharetta, 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

-4.0% since first listed

15 events — show timeline

• 2026-05-14 Price Changed $264,888 MGMLS
• 2026-05-14 Price Changed $264,888 CGMLS
• 2026-05-14 Price Changed $264,888 FMLS
• 2026-05-14 Price Changed $264,888 GAMLS
• 2026-05-14 Price Changed $264,888 Zillow
• 2026-04-22 Price Changed $279,990 CGMLS
• 2026-04-22 Price Changed $279,990 MGMLS
• 2026-04-22 Price Changed $279,990 GAMLS
• 2026-04-22 Price Changed $279,990 FMLS
• 2026-04-21 Price Changed $279,990 Zillow
• 2026-03-22 Listed $275,990 Zillow
• 2026-03-20 Listed $275,990 FMLS
• 2026-03-20 Listed $275,990 CGMLS
• 2026-03-20 Listed $275,990 MGMLS
• 2026-03-20 Listed $275,990 GAMLS