410 Pauline Jenkins St · Waynesboro, GA 30830

$124,900

4 bd · 1.0 ba · 1,686 sqft · SingleFamily public records · 14 Days on market

Built 1930 6,098 sqft lot

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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 +28.4/30.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• 1% rule +6.7/10.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.5/10.0
• Appreciation +0.0/10.0

Listing remarks

Welcome to this spacious 1,686 sq ft home in Waynesboro, featuring a unique layout brimming with potential. Enjoy solid structural peace of mind with a younger shingle roof, a reliable HVAC system, and sound plumbing and wiring. Inside, a freshly painted kitchen comes equipped with a brand-new stove, while a dedicated large-dog wash station adds unique convenience. Combining character with a blank canvas for your finishing touches, this property is perfect for anyone looking to customize their dream space.

Key facts

• Sound plumbing
• Reliable hvac system
• Younger shingle roof

Tags

• YOUNGER SHINGLE ROOF
• RELIABLE HVAC SYSTEM
• SOUND PLUMBING
• SOUND WIRING
• FRESHLY PAINTED KITCHEN
• BRAND-NEW STOVE

Property features AI

Finance

• Financial info: Listing offered As Is; Acceptable financing: Cash, Conventional
• HOA & community: No HOA

Exterior

• Parking: No designated parking
• Utilities: Public water; Public sewer; Other utilities
• Home design: Single-family house; Built in 1930; One story
• Construction: Wood siding construction; Built in 1930
• Exterior features: Wood siding; Other roof type; Resale condition; Lot features: none noted

Interior

• Kitchen: Dishwasher; Refrigerator
• Bedrooms: 3 bedrooms on the main level
• Flooring: Tile flooring
• Bathrooms: 3 full bathrooms
• Heating & cooling: Central heating (electric); Central air conditioning; Ceiling fan(s)
• Interior features: One-level living; Laundry closet; No fireplace noted
• Laundry & utility: Washer; Dryer

What this means for you Summary

Snapshot

• This is a 4-bed/1.0-bath single-family listed at $125k.

Deal economics

• At list price, monthly cash flow is $404 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $125k).
• Cap rate 10.2% vs local median 3.2% in Waynesboro — 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 65/100 on livability (#221 in GA) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety B+; Watch: crime C-, employment D, schools F.
• Burke County (town): math 16% / reading 21% proficiency, ranked #148 of 174 in GA (top 85%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 72% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: 87 active listings in the ZIP; 65 units permitted in Burke County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $864 of loan paydown is wiped out by about $4k of value loss. Plan a longer hold.
• Burke County population projected at -24% 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 $35k cash investment doubles in ~9 years — after that, you're playing with house money.

Negotiation context

• Only 14 days on market — expect competitive offers; lowballing is unlikely to land.
• Current owner paid $105k; 19% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: built in 1930 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major wind risk, 78% 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 $124,900

Questions for the listing agent

1. Built in 1930 — 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. 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?
4. 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.
5. 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.
6. 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: 1.17% ✓
• Cap rate: 10.17%
• Cash-on-cash: 13.85%
• DSCR: 1.62
• GRM: 7.1

CMA / ARV

• ARV (on-the-fly): $259,644
• Comps found: 2

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
503 Victory Dr	0.72mi	3/2.0 (-1)	1,785 (+6%)	8mo	$275,000	$154	41
1008 Waters St	0.48mi	3/2.0 (-1)	1,480 (-12%)	16mo	$65,000	$44	34

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: 4.0%
• Equity multiple: 1.16×
• Total profit: $5,425
• Equity at exit: $18,623

10-year hold

• IRR: 13.5%
• Equity multiple: 2.08×
• Total profit: $37,641
• Equity at exit: $10,799

Cash invested: $34,972 (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 30830

• Home prices YoY: -31.3%
• Active inventory: 87
• Price-to-rent: 7.1×

Monthly cashflow live

• Estimated rent: $1,462 medium
• Mortgage (P&I): −$655
• Tax from tax record: −$44 /mo · $531/yr
• Insurance: −$52
• HOA: −$0
• Vacancy / Maint / Mgmt: −$307
• Net cashflow: $404

Break-even live

Break-even rent $951

Max offer price $124,900

Occupancy floor 67%

Sensitivity live

Price	-10% $474	-5% $439	+0% $404	+5% $368	+10% $333
Rent	-10% $288	-5% $346	+0% $404	+5% $461	+10% $519
Rate	-1.0pp $467	-0.5pp $435	base $404	+0.5pp $371	+1.0pp $338

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: $31,225
• Closing costs: $3,747
• Reserves months: —
• Total cash needed: —

Listing history 13 events

1. 2026-06-18
   days on market $124,900 Active 14 DOM
2. 2026-06-18
   status $124,900 Active 13 DOM
3. 2026-06-17
   days on market $124,900 New 13 DOM
4. 2026-06-16
   days on market $124,900 New 12 DOM
5. 2026-06-15
   days on market $124,900 New 11 DOM
6. 2026-06-14
   days on market $124,900 New 9 DOM
7. 2026-06-13
   days on market $124,900 New 8 DOM
8. 2026-06-10
   days on market $124,900 New 6 DOM
9. 2026-06-09
   days on market $124,900 New 5 DOM
10. 2026-06-08
    days on market $124,900 New 4 DOM
11. 2026-06-07
    days on market $124,900 New 3 DOM
12. 2026-06-05
    remarks 511-char remark
13. 2026-06-05
    listed $124,900 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: $531 · $44/mo
• Projected year-2 tax: $1,149 · $96/mo
• Expected delta: +$618/yr (+$52/mo · 116.5%)

ⓘ 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 4/10 Moderate
• 🌡 Heat 8/10 Severe 7 d/yr ≥107°F today · 17 d/yr by 30 yrs out
• 💨 Wind 7/10 Severe 78% 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: $17,543
• − Mortgage interest: −$6,996
• − Property taxes: −$531
• − Insurance: −$624
• − Repairs & maintenance: −$1,403
• − Management: −$1,403
• − Depreciation: −$3,633
• Taxable income: $2,951
• Est. tax owed @ 24.0%: −$708
• After-tax cash flow: $4,136/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: Burke County
• NCES district ID: 1300660
• Math proficiency: 16% ▼ -12.00%
• Reading proficiency: 21% ▼ -6.00%
• Median HH income: $34,532
• Composite: 15.18/100
• National rank: #9343
• State rank: #148 of 174 in GA

Livability — Waynesboro

• Score: 65/100
• State rank: #221
• US rank: #12962

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Waynesboro, GA
• Population (ZIP): 15,073

Population outlook (Burke County) Hauer SSP2

• Today (2025): 21,186 people
• By 2030: 20,207 · -4.6%
• By 2040: 18,109 · -14.5%
• By 2050: 16,102 · -24.0%
• By 2075: 12,103 · -42.9%
• By 2100: 9,671 · -54.4%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.57)
• Race & ethnicity: Black 50% White 42% Two or more races 4% Hispanic / Latino 3%
• Common ancestry: Italian 1% Slovak 1% Lithuanian 1%
• Foreign-born: 2% · Canada, South Korea
• Languages at home: 97% English-only · Spanish 2% Korean 1%

Political lean MEDSL · Burke

• 2024 margin: Lean R (+9.3) · D 45.1% · R 54.4%
• 2008→2024 swing: -18.6pp toward R · 2008: 9.2pp · 2024: -9.3pp
• All cycles: 2024: R+9.3 2020: R+1.8 2016: D+2.6 2012: D+11.3 2008: D+9.2

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -87.87%
• Current HPI: 192.6851
• 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

+540.5% since first listed

3 events — show timeline

• 2026-06-04 Listed $124,900 GAMLS
• 2023-11-28 Sold (Public Records) $105,000 Public Records
• 2007-03-01 Sold (Public Records) $19,500 Public Records

Property tax history

+4.9%/yr

Latest (2025): $531 · -8.1% YoY. Source: county tax records.