105 Jackson St · Byron, GA 31008

$87,000

3 bd · 1.0 ba · 1,238 sqft · SingleFamily public records · 1 Days on market

Built 1940 0.39 ac lot

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Why this score? — see what drove the B- 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 +30.0/30.0
• DSCR +10.0/10.0
• 1% rule +8.6/10.0
• ARV discount +7.5/15.0
• Livability +3.4/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.8/10.0
• Appreciation +0.0/10.0

Listing remarks

Calling all investors!!! Stop what you are doing and take a look at this fixer upper that the current owners started to rehab. This home is located in Byron that is on a quiet corner lot that is close to everything that Byron has to offer. This home also features a brand roof and some new floors. Come complete this project for just half the price. A F331-Unsafe Property Disclosure and Hold Harmless Agreement must be signed by potential buyers before entering.

Key facts

• New floors
• Quiet corner lot
• Brand new roof

Tags

• QUIET CORNER LOT
• BRAND NEW ROOF
• NEW FLOORS

Property features AI

Finance

• HOA & community: No homeowners association

Exterior

• Parking: Carport
• Utilities: Public water; Public sewer; Electricity available
• Home design: Single-family residential house; Built in 1940; Fixer condition
• Construction: Wood siding construction; Composition roof; Crawl space foundation; Built in 1940
• Exterior features: Composition roof; Wood siding; City lot; Corner lot; Level lot

Interior

• Kitchen: Other appliances
• Bedrooms: 3 bedrooms on the main level
• Flooring: Other flooring
• Bathrooms: 1 full bathroom (main level)
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Other interior features; One-level home; Crawl space basement
• Laundry & utility: No laundry room listed

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $87k.

Deal economics

• At list price, monthly cash flow is $373 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $87k).
• Cap rate 11.4% vs local median 4.0% in Byron — 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 68/100 on livability (#137 in GA) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, crime A; Watch: employment D, amenities F, commute F.
• Peach County (rural): math 17% / reading 25% proficiency, ranked #141 of 174 in GA (top 81%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 65% free/reduced lunch — lower-income household profile, screen leases tightly.
• Zoned schools: Byron Elementary School (math 25% / reading 27%, grade F, #728 of 1,228 statewide, top 60%, 660 students, 82% FRL); Byron Middle School (math 25% / reading 39%, grade F, #229 of 470 statewide, top 49%, 449 students, 82% FRL) — zoned schools average 82% FRL vs 65% district-wide (17 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 205 active listings in the ZIP; 3 comparable units currently listed for rent nearby; rentals at typical pace (median 21d on market — plan ~3-4 weeks tenant-placement turnaround); 149 units permitted in Peach County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $601 of loan paydown is wiped out by about $3k of value loss. Plan a longer hold.
• Peach County population projected at -18% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $24k cash investment doubles in ~7 years — after that, you're playing with house money.

Negotiation context

• Only 1 days on market — expect competitive offers; lowballing is unlikely to land.

Risks & watch-outs

• Watch-outs: built in 1940 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major flood risk; major wind risk, 72% chance of damaging wind over 30y; extreme-heat days projected 7→18/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $87,000

Questions for the listing agent

1. Built in 1940 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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: 1.36% ✓
• Cap rate: 11.44%
• Cash-on-cash: 18.38%
• DSCR: 1.82
• GRM: 6.1

CMA / ARV

• ARV (on-the-fly): $180,748
• Comps found: 5

Show comp detail 5 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
111 Howard St	0.34mi	3/2.0	1,259 (+2%)	10mo	$209,900	$167	69
506 Howard Street St	0.62mi	3/2.0	1,200 (-3%)	6mo	$1,850	$2	57
105 2nd St	0.39mi	3/2.0	1,080 (-13%)	8mo	$185,000	$171	50
202 Old Macon Rd	0.42mi	2/1.0 (-1)	1,324 (+7%)	19mo	$75,156	$57	48
301 42 Hwy	0.51mi	3/2.0	1,334 (+8%)	23mo	$195,000	$146	40

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: 10.1%
• Equity multiple: 1.40×
• Total profit: $9,665
• Equity at exit: $12,972

10-year hold

• IRR: 19.2%
• Equity multiple: 2.60×
• Total profit: $39,002
• Equity at exit: $7,522

Cash invested: $24,360 (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 31008

• Home prices YoY: -18.1%
• Active inventory: 205
• Price-to-rent: 6.1×

Monthly cashflow live

• Estimated rent: $1,187 medium
• Mortgage (P&I): −$456
• Tax from tax record: −$72 /mo · $865/yr
• Insurance: −$36
• HOA: −$0
• Vacancy / Maint / Mgmt: −$249
• Net cashflow: $373

Break-even live

Break-even rent $715

Max offer price $87,000

Occupancy floor 64%

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: $21,750
• Closing costs: $2,610
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
107 Church St Byron, GA	2.0	1.5–2.0	1150	$1,200	$1.04	13d	2	0.10mi
408 Main St Byron, GA	2.0	1.0	912	$1,000	$1.10	21d	1	0.19mi
101 Vivian Dr Byron, GA	3.0	1.5	1352	$1,595	$1.18	43d	1	0.62mi

Listing history 3 events

1. 2026-06-07
   status $87,000 Under Contract 1 DOM
2. 2026-06-05
   remarks 463-char remark
3. 2026-06-05
   listed $87,000 New 1 DOM

ⓘ 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: $865 · $72/mo
• Projected year-2 tax: $865 · $72/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 6/10 Major FEMA zone X (unshaded) · 70% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 Heat 7/10 Severe 7 d/yr ≥108°F today · 18 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 72% chance of damaging wind over 30 yrs
• 🫁 Air quality 4/10 Moderate 4 unhealthy d/yr today · 5 by 30 yrs out

Taxation est. · year 1

• Rental income: $14,245
• − Mortgage interest: −$4,873
• − Property taxes: −$865
• − Insurance: −$435
• − Repairs & maintenance: −$1,140
• − Management: −$1,140
• − Depreciation: −$2,531
• Taxable income: $3,261
• Est. tax owed @ 24.0%: −$783
• After-tax cash flow: $3,695/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: Peach County
• NCES district ID: 1304050
• Math proficiency: 17% ▼ -15.00%
• Reading proficiency: 25% ▼ -5.00%
• Median HH income: $41,348
• Composite: 17.89/100
• National rank: #9000
• State rank: #141 of 174 in GA

Livability — Byron

• Score: 68/100
• State rank: #137
• US rank: #9318

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Byron, GA
• Population (ZIP): 20,882

Population outlook (Peach County) Hauer SSP2

• Today (2025): 26,481 people
• By 2030: 25,723 · -2.9%
• By 2040: 23,812 · -10.1%
• By 2050: 21,724 · -18.0%
• By 2075: 17,513 · -33.9%
• By 2100: 14,235 · -46.2%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Majority White (61%)
• Race & ethnicity: White 61% Black 27% Two or more races 7% Hispanic / Latino 6%
• Hispanic origin (detail): Mexican 3% Puerto Rican 2%
• Common ancestry: Slovak 2% Serbian 1% Lithuanian 1%
• Foreign-born: 2% · Canada
• Languages at home: 95% English-only · Spanish 4%

Political lean MEDSL · Peach

• 2024 margin: Lean R (+6.0) · D 46.8% · R 52.8%
• 2008→2024 swing: -12.8pp toward R · 2008: 6.8pp · 2024: -6.0pp
• All cycles: 2024: R+6.0 2020: R+4.7 2016: R+3.0 2012: D+7.5 2008: D+6.8

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -45.93%
• Current HPI: 208.0889
• 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

1 event — show timeline

• 2026-06-04 Listed $87,000 GAMLS

Property tax history

-0.2%/yr

Latest (2025): $865 · +5.7% YoY. Source: county tax records.