738 Teagle Rd · Jackson, GA 30233

$220,000

3 bd · 2.0 ba · 1,296 sqft · Manufactured public records · 165 Days on market

Built 2001 4.10 ac lot

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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 +13.7/30.0
• ARV discount +7.5/15.0
• DSCR +4.1/10.0
• Schools +3.9/10.0
• Livability +2.8/5.0
• 1% rule +2.6/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

MOVE-IN-READY!!! Unlimited possibilities to craft this project into your dream home, perfect for first time home buyer or investors looking to increase the value. Don't miss this opportunity!

Key facts

• 4.1 acre lot
• Built 2001
• Listed 165 days

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $220k.

Deal economics

• At list price, monthly cash flow is $17 ($198/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 $168k (23.6% below list).
• Recommended offer: $168k (23.6% below list) — sets the bar for 1% rule.
• Cap rate 6.4% 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: amenities F, commute F, employment F.
• Monroe County (rural): math 43% / reading 48% proficiency, ranked #22 of 174 in GA (top 13%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Mary Persons High School (math 21% / reading 57%, grade F, #59 of 424 statewide, top 14%, 1,287 students, 41% FRL).
• Market conditions: 321 active listings in the ZIP; 281 units permitted in Monroe County in 2024 (0 in 5+ unit buildings).

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.

Negotiation context

• It's been on market 165 days — a 12% lower offer ($194k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 9y ago; this cycle's ask has dropped $45k (17%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $58k; list at $220k implies a 283% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: major wind risk, 50% chance of damaging wind over 30y; moderate wildfire risk; extreme-heat days projected 7→17/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $168,074 (23.6% below list)

Questions for the listing agent

1. It's been on market 165 days. Have you received any prior offers? Is the seller open to a 24% concession, seller financing, or rate buy-down credit?
2. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
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. 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?
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: 0.76% ✗
• Cap rate: 6.38%
• Cash-on-cash: 0.32%
• DSCR: 1.01
• GRM: 10.9

CMA / ARV

No comps found within radius.

Projected returns pro-forma

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

5-year hold

• IRR: -15.9%
• Equity multiple: 0.44×
• Total profit: $-34,699
• Equity at exit: $32,803

10-year hold

• IRR: -7.5%
• Equity multiple: 0.52×
• Total profit: $-29,278
• Equity at exit: $19,022

Cash invested: $61,600 (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 30233

• Home prices YoY: -3.9%
• Active inventory: 321
• Price-to-rent: 10.9×

Monthly cashflow live

• Estimated rent: $1,681 medium
• Mortgage (P&I): −$1,154
• Tax from tax record: −$66 /mo · $790/yr
• Insurance: −$92
• HOA: −$0
• Vacancy / Maint / Mgmt: −$353
• Net cashflow: $17

Break-even live

Break-even rent $1,660

Max offer price $220,000

Occupancy floor 94%

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: $55,000
• Closing costs: $6,600
• Reserves months: —
• Total cash needed: —

Listing history 7 events

1. 2026-04-24
   status Under Contract
2. 2026-03-26
   price $220,000
3. 2025-11-10
   listed $265,000 New
4. 2017-09-12
   soldstatus $57,500
5. 2017-09-08
   soldstatus $57,500 191-char remark

   Show marketing remark (191 chars)

   MOVE-IN-READY!!! Unlimited possibilities to craft this project into your dream home, perfect for first time home buyer or investors looking to increase the value. Don't miss this opportunity!

6. 2017-06-22
   soldstatus $47,500
7. 2017-06-19
   listed $59,900 191-char remark

   Show marketing remark (191 chars)

   MOVE-IN-READY!!! Unlimited possibilities to craft this project into your dream home, perfect for first time home buyer or investors looking to increase the value. Don't miss this opportunity!

ⓘ 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: $790 · $66/mo
• Projected year-2 tax: $2,024 · $169/mo
• Expected delta: +$1,234/yr (+$103/mo · 156.0%)

ⓘ 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 6/10 Major 7 d/yr ≥107°F today · 17 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 50% chance of damaging wind over 30 yrs
• 🫁 Air quality 3/10 Moderate 3 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $20,169
• − Mortgage interest: −$12,323
• − Property taxes: −$790
• − Insurance: −$1,100
• − Repairs & maintenance: −$1,614
• − Management: −$1,614
• − Depreciation: −$6,400
• Taxable loss: −$3,672
• Est. tax savings @ 24.0%: +$881
• After-tax cash flow: $1,080/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: Monroe County
• NCES district ID: 1303720
• Math proficiency: 43% ▼ -14.00%
• Reading proficiency: 48% ▼ -6.00%
• Median HH income: $48,955
• Composite: 38.94/100
• National rank: #4084
• State rank: #22 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

• 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 (Monroe County) Hauer SSP2

• Today (2025): 28,503 people
• By 2030: 28,940 · +1.5%
• By 2040: 29,157 · +2.3%
• By 2050: 28,646 · +0.5%
• By 2075: 27,261 · -4.4%
• By 2100: 23,757 · -16.7%

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 · Monroe

• 2024 margin: Solid R (+46.7) · D 26.5% · R 73.2%
• 2008→2024 swing: -15.1pp toward R · 2008: -31.5pp · 2024: -46.7pp
• All cycles: 2024: R+46.7 2020: R+42.8 2016: R+41.4 2012: R+37.3 2008: R+31.5

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

+267.3% since first listed

7 events — show timeline

• 2026-04-24 Pending — GAMLS
• 2026-03-26 Price Changed $220,000 GAMLS
• 2025-11-10 Listed $265,000 GAMLS
• 2017-09-12 Sold (Public Records) $57,500 Public Records
• 2017-09-08 Sold (MLS) $57,500 GAMLS
• 2017-06-22 Sold (Public Records) $47,500 Public Records
• 2017-06-19 Listed $59,900 GAMLS

Property tax history

+5.7%/yr

Latest (2025): $790 · +4.2% YoY. Source: county tax records.