145 Sycamore St · Jesup, GA 31545

$127,900

2 bd · 1.0 ba · 648 sqft · SingleFamily public records · 58 Days on market

Built 1962 7,405 sqft lot $197/sqft · 160% above area

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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 +20.8/30.0
• ARV discount +7.5/15.0
• DSCR +6.6/10.0
• 1% rule +4.2/10.0
• Livability +3.5/5.0
• Schools +2.9/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Quaint and Convenient, 2-bedroom, 2-bathroom cottage with updates throughout within the last 5+/- years! This adorable little home was thoughtfully designed to utilize every square foot of space! The laundry room is off the primary suite and has an exterior door also! So, if work schedules are a concern, leaving without interrupting the rest of the home isn't a problem! Come take a look and let tiny home living become a reality!

Key facts

• 7,405 sq ft lot
• Built 1962
• Listed 57 days

Property features AI

Finance

• Financial info: Listing price provided (not included per instructions)
• HOA & community: No HOA

Exterior

• Parking: Parking pad with open parking
• Utilities: Public water; Public sewer; Electricity available; High-speed internet available; Cable available; Sewer connected; Water available
• Home design: Single family residence; House; Residential resale
• Construction: Built in 1962; Vinyl siding; Composition roof; Above-grade finished area 648 square feet
• Exterior features: City lot

Interior

• Kitchen: No specific kitchen appliances listed
• Bedrooms: 2 bedrooms on the main level
• Flooring: Laminate flooring
• Bathrooms: 2 full bathrooms (main level)
• Heating & cooling: Electric heating; Window unit(s) cooling; Other heating and cooling features
• Interior features: One-level living; Great room; No basement; Electric water heater
• Laundry & utility: Laundry area (other)

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $128k.

Deal economics

• At list price, monthly cash flow is $176 ($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 $118k (7.7% below list).
• Recommended offer: $118k (7.7% below list) — sets the bar for 1% rule.
• Cap rate 7.9% 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: Jesup Elementary School (math 32% / reading 22%, grade F, #689 of 1,228 statewide, top 58%, 680 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: 172 active listings in the ZIP; 163 units permitted in Wayne County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $884 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 58 days — a 3% lower offer ($124k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; moderate 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 $118,010 (7.7% below list)

Questions for the listing agent

1. It's been on market 58 days. Have you received any prior offers? Is the seller open to a 8% concession, seller financing, or rate buy-down credit?
2. Built in 1962 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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.
6. 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.
7. 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: 0.92% ✗
• Cap rate: 7.94%
• Cash-on-cash: 5.90%
• DSCR: 1.26
• GRM: 9.0

CMA / ARV

• ARV (median comp): $49,266
• List price: $127,900
• Delta: 159.61%
• Verdict: OVERPRICED
• Comps: 3 within 1.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: -7.2%
• Equity multiple: 0.73×
• Total profit: $-9,576
• Equity at exit: $19,070

10-year hold

• IRR: 2.3%
• Equity multiple: 1.16×
• Total profit: $5,850
• Equity at exit: $11,058

Cash invested: $35,812 (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 31545

• Home prices YoY: -6.4%
• Active inventory: 172
• Price-to-rent: 9.0×

Monthly cashflow live

• Estimated rent: $1,180 medium
• Mortgage (P&I): −$671
• Tax from tax record: −$32 /mo · $387/yr
• Insurance: −$53
• HOA: −$0
• Vacancy / Maint / Mgmt: −$248
• Net cashflow: $176

Break-even live

Break-even rent $957

Max offer price $127,900

Occupancy floor 80%

Sensitivity live

Price	-10% $248	-5% $212	+0% $176	+5% $140	+10% $104
Rent	-10% $83	-5% $129	+0% $176	+5% $223	+10% $269
Rate	-1.0pp $240	-0.5pp $209	base $176	+0.5pp $143	+1.0pp $109

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: $31,975
• Closing costs: $3,837
• Reserves months: —
• Total cash needed: —

Listing history 17 events

1. 2026-06-19
   days on market $127,900 Active 58 DOM
2. 2026-06-18
   days on market $127,900 Active 57 DOM
3. 2026-06-17
   days on market $127,900 Active 56 DOM
4. 2026-06-16
   days on market $127,900 Active 55 DOM
5. 2026-06-15
   days on market $127,900 Active 54 DOM
6. 2026-06-14
   days on market $127,900 Active 52 DOM
7. 2026-06-13
   days on market $127,900 Active 51 DOM
8. 2026-06-10
   days on market $127,900 Active 49 DOM
9. 2026-06-09
   days on market $127,900 Active 48 DOM
10. 2026-06-08
    days on market $127,900 Active 47 DOM
11. 2026-06-07
    days on market $127,900 Active 46 DOM
12. 2026-06-05
    days on market $127,900 Active 43 DOM
13. 2026-06-02
    days on market $127,900 Active 41 DOM
14. 2026-06-01
    days on market $127,900 Active 40 DOM
15. 2026-05-31
    days on market $127,900 Active 39 DOM
16. 2026-05-30
    days on market $127,900 Active 38 DOM
17. 2026-04-22
    listed $127,900 New 432-char remark

ⓘ 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: $387 · $32/mo
• Projected year-2 tax: $1,177 · $98/mo
• Expected delta: +$790/yr (+$66/mo · 203.9%)

ⓘ 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 5/10 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: $14,161
• − Mortgage interest: −$7,164
• − Property taxes: −$387
• − Insurance: −$640
• − Repairs & maintenance: −$1,133
• − Management: −$1,133
• − Depreciation: −$3,721
• Taxable loss: −$16
• Est. tax savings @ 24.0%: +$4
• After-tax cash flow: $2,116/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: 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

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

• Census place: Jesup, GA
• City population: 1,050
• Population (ZIP): 16,057

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%

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%

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

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

• 2026-04-22 Listed $127,900 GAMLS

Property tax history

+13.4%/yr

Latest (2025): $387 · +7.0% YoY. Source: county tax records.