231 Honeysuckle Dr · Commerce, GA 30529

$328,000

3 bd · 4.0 ba · 1,937 sqft · SingleFamily public records · 35 Days on market

Built 1956 0.60 ac lot Est $245k · 34% over

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Why this score? — see what drove the F 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).

• Appreciation +10.0/10.0
• Cash flow +6.6/30.0
• Schools +3.3/10.0
• Livability +3.2/5.0
• Condition / age +2.5/5.0
• Rent growth +1.4/5.0
• DSCR +0.8/10.0
• 1% rule +0.6/10.0
• ARV discount +0.0/15.0

Listing remarks MLS

Tucked away on a quiet, private and very quiet street in Commerce, this mid-century modern ranch with a basement offers the perfect blend of charm, character, and opportunity. Situated on over half an acre, the private lot features mature landscaping, a peaceful creek, and a serene natural setting that feels like your own retreat. From the moment you step inside, you're welcomed by timeless character and a warm living space centered around a beautiful fireplace that immediately sets the tone. The living room features a wall of windows that welcomes in natural light with a built in bookshelf that is ready for your collection. This rare ranch-style layout with a basement is hard to find in Commerce and offers incredible flexibility with two additional fireplaces in the primary suite and another downstairs in the basement. The primary suite offers its own private entrance, dual closets, and a stunning gas fireplace with marble surround, creating a cozy, tucked-away escape. The kitchen provides tons of cabinet space and includes a dishwasher that's less than a year old. Major updates have already been taken care of, including fresh interior paint, new gutters, updated electrical and plumbing work, basement waterproofing, and brand-new carbon monoxide alarms throughout the home, giving peace of mind to the next owner. Conveniently located less than 2 miles from I-85 at Exit 147, this home offers privacy, personality, and solid improvements-just waiting for someone to bring their own personal touch and make it truly shine!

Key facts

• Private lot
• Peaceful creek
• Natural setting

Tags

• PRIVATE LOT
• MATURE LANDSCAPING
• PEACEFUL CREEK
• NATURAL SETTING
• MID-CENTURY MODERN RANCH
• BASEMENT WATERPROOFING

Property features AI

Exterior

• Parking: Attached carport; Four total parking spaces (carport accommodates 4)
• Utilities: Public water; Public sewer; Electricity available
• Home design: Single-level home; Fee simple ownership; Resale property
• Construction: Brick construction; Composition roof; Block foundation; Approximately 1,937 above-grade finished area with about 800 sq ft unfinished below grade
• Exterior features: Private yard; Patio; Creek on the property; Paved road frontage on a county road

Interior

• Kitchen: Breakfast bar; Dishwasher
• Bedrooms: Master on main; Three main-level bedrooms
• Flooring: Ceramic tile; Hardwood
• Bathrooms: Three full bathrooms; Two main-level bathrooms; Lower-level full bathroom; Master bath with separate tub and shower
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Bookcases; Disappearing attic stairs; Entrance foyer; High ceilings (including 9 ft on main, lower and upper levels); High-speed internet; No common walls; Two fireplaces (living room and master bedroom)
• Laundry & utility: Laundry room; Common area laundry

What this means for you Summary

Snapshot

• This is a 3-bed/4.0-bath single-family listed at $328k.

Deal economics

• At list price, monthly cash flow is $-544 ($-7k/yr) — negative.
• To cash-flow at today's rent, offer at most $232k (29.3% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $184k (44.0% below list).
• Recommended offer: $184k (44.0% below list) — sets the bar for 1% rule.
• Cap rate 4.3% vs local median 3.3% in Commerce — 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 64/100 on livability (#271 in GA) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+; Watch: employment D, amenities F, commute F.
• Jackson County (rural): math 38% / reading 37% proficiency, ranked #50 of 174 in GA (top 29%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Maysville Elementary School (math 32% / reading 27%, grade F, #633 of 1,228 statewide, top 54%, 433 students, 69% FRL); East Jackson Middle School (math 38% / reading 36%, grade F, #164 of 470 statewide, top 35%, 544 students, 63% FRL); East Jackson Comprehensive High School (math 28% / reading 28%, grade F, #155 of 424 statewide, top 37%, 1,343 students, 52% FRL) — zoned schools average 61% FRL vs 44% district-wide (18 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents falling (-4.2%/yr); 151 active listings in the ZIP; 2 comparable units currently listed for rent nearby; 2,167 units permitted in Jackson County in 2024 (59 in 5+ unit buildings).
• This rent runs 35% of the median local income ($62k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• In year one you build about $35k of equity ($2k loan paydown + $33k appreciation (10.0% local appreciation)).
• Jackson County population projected at +14% by 2050 — modest demand growth; plan on rents tracking national, not racing it.
• By year 2, paydown + projected appreciation supports a ~$56k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 35 days — a 3% lower offer ($318k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.

Risks & watch-outs

• Watch-outs: built in 1956 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: extreme-heat days projected 7→18/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $183,544 (44.0% 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 35 days. Have you received any prior offers? Is the seller open to a 44% concession, seller financing, or rate buy-down credit?
3. Built in 1956 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. Schools are D-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
6. 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?
7. 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.
8. 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.
9. 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: 0.56% ✗
• Cap rate: 4.30%
• Cash-on-cash: -7.10%
• DSCR: 0.68
• GRM: 14.9

CMA / ARV

• ARV (median comp): $244,622
• List price: $328,000
• Delta: 34.08%
• Verdict: OVERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 5 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
207 Wilson Garage Rd	0.22mi	3/2.0	1,862 (-4%)	19mo	$401,900	$216	59
715 Woods Bridge Rd	0.49mi	3/2.0	1,823 (-6%)	2mo	$540,000	$296	58
371 Wilson Garage Rd	0.27mi	3/2.0	1,873 (-3%)	19mo	$401,900	$215	58
379 Mount Olive Church Rd	0.57mi	3/2.0	1,780 (-8%)	6mo	$210,000	$118	46
2910 Old Maysville Rd	0.69mi	3/2.5	1,973 (+2%)	17mo	$325,000	$165	44

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

10.0% appreciation · 0.0% rent growth · sell at horizon

5-year hold

• IRR: 18.6%
• Equity multiple: 2.51×
• Total profit: $138,487
• Equity at exit: $295,488

10-year hold

• IRR: 16.8%
• Equity multiple: 5.63×
• Total profit: $425,146
• Equity at exit: $637,232

Cash invested: $91,840 (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 30529

• Home prices YoY: 6.6%
• Rents YoY: -4.2%
• Active inventory: 151
• Price-to-rent: 14.9×

Monthly cashflow live

• Estimated rent: $1,835 medium
• Mortgage (P&I): −$1,720
• Tax from tax record: −$137 /mo · $1,644/yr
• Insurance: −$137
• HOA: −$0
• Vacancy / Maint / Mgmt: −$385
• Net cashflow: $-544

Break-even live

Break-even rent $2,524

Max offer price $231,946

Occupancy floor —

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: $82,000
• Closing costs: $9,840
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
48 Leigh St Commerce, GA	3.0	2.0	1670	$1,950	$1.17	43d	1	1.03mi
9 Nolana Dr Commerce, GA	3.0–4.0	2.5–3.0	2254	$1,650	$0.73	13d	1	1.25mi

Listing history 28 events

1. 2026-06-19
   days on market $328,000 Active 35 DOM
2. 2026-06-18
   days on market $328,000 Active 34 DOM
3. 2026-06-17
   days on market $328,000 Active 33 DOM
4. 2026-06-16
   days on market $328,000 Active 32 DOM
5. 2026-06-15
   days on market $328,000 Active 31 DOM
6. 2026-06-14
   days on market $328,000 Active 29 DOM
7. 2026-06-13
   days on market $328,000 Active 28 DOM
8. 2026-06-10
   days on market $328,000 Active 26 DOM
9. 2026-06-09
   days on market $328,000 Active 25 DOM
10. 2026-06-08
    days on market $328,000 Active 24 DOM
11. 2026-06-07
    days on market $328,000 Active 23 DOM
12. 2026-06-02
    days on market $328,000 Active 18 DOM
13. 2026-06-01
    days on market $328,000 Active 17 DOM
14. 2026-05-31
    days on market $328,000 Active 16 DOM
15. 2026-05-30
    days on market $328,000 Active 15 DOM
16. 2026-05-15
    historical
17. 2026-05-01
    listed $328,000 Active 1558-char remark
18. 2026-04-17
    listed $328,000 Active

    Show marketing remark (1558 chars)

    Tucked away on a quiet, private and very quiet street in Commerce, this mid-century modern ranch with a basement offers the perfect blend of charm, character, and opportunity. Situated on over half an acre, the private lot features mature landscaping, a peaceful creek, and a serene natural setting that feels like your own retreat. From the moment you step inside, you're welcomed by timeless character and a warm living space centered around a beautiful fireplace that immediately sets the tone. The living room features a wall of windows that welcomes in natural light with a built in bookshelf that is ready for your collection. This rare ranch-style layout with a basement is hard to find in Commerce and offers incredible flexibility with two additional fireplaces in the primary suite and another downstairs in the basement. The primary suite offers its own private entrance, dual closets, and a stunning gas fireplace with marble surround, creating a cozy, tucked-away escape. The kitchen provides tons of cabinet space and includes a dishwasher that's less than a year old. Major updates have already been taken care of, including fresh interior paint, new gutters, updated electrical and plumbing work, basement waterproofing, and brand-new carbon monoxide alarms throughout the home, giving peace of mind to the next owner. Conveniently located less than 2 miles from I-85 at Exit 147, this home offers privacy, personality, and solid improvements-just waiting for someone to bring their own personal touch and make it truly shine!

19. 2026-04-17
    listed $328,000 New

    Show marketing remark (1558 chars)

    Tucked away on a quiet, private and very quiet street in Commerce, this mid-century modern ranch with a basement offers the perfect blend of charm, character, and opportunity. Situated on over half an acre, the private lot features mature landscaping, a peaceful creek, and a serene natural setting that feels like your own retreat. From the moment you step inside, you're welcomed by timeless character and a warm living space centered around a beautiful fireplace that immediately sets the tone. The living room features a wall of windows that welcomes in natural light with a built in bookshelf that is ready for your collection. This rare ranch-style layout with a basement is hard to find in Commerce and offers incredible flexibility with two additional fireplaces in the primary suite and another downstairs in the basement. The primary suite offers its own private entrance, dual closets, and a stunning gas fireplace with marble surround, creating a cozy, tucked-away escape. The kitchen provides tons of cabinet space and includes a dishwasher that's less than a year old. Major updates have already been taken care of, including fresh interior paint, new gutters, updated electrical and plumbing work, basement waterproofing, and brand-new carbon monoxide alarms throughout the home, giving peace of mind to the next owner. Conveniently located less than 2 miles from I-85 at Exit 147, this home offers privacy, personality, and solid improvements-just waiting for someone to bring their own personal touch and make it truly shine!

20. 2026-04-17
    listed $328,000 Active

    Show marketing remark (1558 chars)

    Tucked away on a quiet, private and very quiet street in Commerce, this mid-century modern ranch with a basement offers the perfect blend of charm, character, and opportunity. Situated on over half an acre, the private lot features mature landscaping, a peaceful creek, and a serene natural setting that feels like your own retreat. From the moment you step inside, you're welcomed by timeless character and a warm living space centered around a beautiful fireplace that immediately sets the tone. The living room features a wall of windows that welcomes in natural light with a built in bookshelf that is ready for your collection. This rare ranch-style layout with a basement is hard to find in Commerce and offers incredible flexibility with two additional fireplaces in the primary suite and another downstairs in the basement. The primary suite offers its own private entrance, dual closets, and a stunning gas fireplace with marble surround, creating a cozy, tucked-away escape. The kitchen provides tons of cabinet space and includes a dishwasher that's less than a year old. Major updates have already been taken care of, including fresh interior paint, new gutters, updated electrical and plumbing work, basement waterproofing, and brand-new carbon monoxide alarms throughout the home, giving peace of mind to the next owner. Conveniently located less than 2 miles from I-85 at Exit 147, this home offers privacy, personality, and solid improvements-just waiting for someone to bring their own personal touch and make it truly shine!

21. 2026-04-16
    historical

    Show marketing remark (1558 chars)

    Tucked away on a quiet, private and very quiet street in Commerce, this mid-century modern ranch with a basement offers the perfect blend of charm, character, and opportunity. Situated on over half an acre, the private lot features mature landscaping, a peaceful creek, and a serene natural setting that feels like your own retreat. From the moment you step inside, you're welcomed by timeless character and a warm living space centered around a beautiful fireplace that immediately sets the tone. The living room features a wall of windows that welcomes in natural light with a built in bookshelf that is ready for your collection. This rare ranch-style layout with a basement is hard to find in Commerce and offers incredible flexibility with two additional fireplaces in the primary suite and another downstairs in the basement. The primary suite offers its own private entrance, dual closets, and a stunning gas fireplace with marble surround, creating a cozy, tucked-away escape. The kitchen provides tons of cabinet space and includes a dishwasher that's less than a year old. Major updates have already been taken care of, including fresh interior paint, new gutters, updated electrical and plumbing work, basement waterproofing, and brand-new carbon monoxide alarms throughout the home, giving peace of mind to the next owner. Conveniently located less than 2 miles from I-85 at Exit 147, this home offers privacy, personality, and solid improvements-just waiting for someone to bring their own personal touch and make it truly shine!

22. 2026-04-16
    historical $328,000

    Show marketing remark (1558 chars)

    Tucked away on a quiet, private and very quiet street in Commerce, this mid-century modern ranch with a basement offers the perfect blend of charm, character, and opportunity. Situated on over half an acre, the private lot features mature landscaping, a peaceful creek, and a serene natural setting that feels like your own retreat. From the moment you step inside, you're welcomed by timeless character and a warm living space centered around a beautiful fireplace that immediately sets the tone. The living room features a wall of windows that welcomes in natural light with a built in bookshelf that is ready for your collection. This rare ranch-style layout with a basement is hard to find in Commerce and offers incredible flexibility with two additional fireplaces in the primary suite and another downstairs in the basement. The primary suite offers its own private entrance, dual closets, and a stunning gas fireplace with marble surround, creating a cozy, tucked-away escape. The kitchen provides tons of cabinet space and includes a dishwasher that's less than a year old. Major updates have already been taken care of, including fresh interior paint, new gutters, updated electrical and plumbing work, basement waterproofing, and brand-new carbon monoxide alarms throughout the home, giving peace of mind to the next owner. Conveniently located less than 2 miles from I-85 at Exit 147, this home offers privacy, personality, and solid improvements-just waiting for someone to bring their own personal touch and make it truly shine!

23. 2025-06-05
    soldstatus $325,000
24. 2025-06-04
    soldstatus $325,000 Sold
25. 2025-05-30
    status Under Contract
26. 2025-05-20
    price $339,900
27. 2025-03-28
    listed $379,900 New
28. 2022-06-15
    soldstatus $190,000

ⓘ 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: $1,644 · $137/mo
• Projected year-2 tax: $3,018 · $251/mo
• Expected delta: +$1,374/yr (+$114/mo · 83.5%)

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

Climate risk First Street

• 🌊 Flood 4/10 Moderate FEMA zone X (unshaded) · 21% chance over 30 yrs
• 🔥 Wildfire 4/10 Moderate
• 🌡 Heat 5/10 Major 7 d/yr ≥104°F today · 18 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 11% chance of damaging wind over 30 yrs
• 🫁 Air quality 4/10 Moderate 4 unhealthy d/yr today · 6 by 30 yrs out

Taxation est. · year 1

• Rental income: $22,025
• − Mortgage interest: −$18,373
• − Property taxes: −$1,644
• − Insurance: −$1,640
• − Repairs & maintenance: −$1,762
• − Management: −$1,762
• − Depreciation: −$9,542
• Taxable loss: −$12,698
• Est. tax savings @ 24.0%: +$3,047
• After-tax cash flow: $-3,477/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: Jackson County
• NCES district ID: 1302940
• Math proficiency: 38% ▼ -14.00%
• Reading proficiency: 37% ▼ -10.00%
• Median HH income: $56,773
• Composite: 33.08/100
• National rank: #5566
• State rank: #50 of 174 in GA

Livability — Commerce

• Score: 64/100
• State rank: #271
• US rank: #14693

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Jackson County · 50,436 people
• City population: 12,874
• Metro: Jefferson, GA
• Population (ZIP): 12,874
• Household income: $62,168
• Rent vs Own: 38.0% rent · 62.0% own
• Severe rent burden: 297.0

Population outlook (Jackson County) Hauer SSP2

• Today (2025): 68,403 people
• By 2030: 70,771 · +3.5%
• By 2040: 75,050 · +9.7%
• By 2050: 78,022 · +14.1%
• By 2075: 82,646 · +20.8%
• By 2100: 80,701 · +18.0%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (72%)
• Race & ethnicity: White 72% Hispanic / Latino 14% Black 11% Two or more races 9% Asian 2%
• Hispanic origin (detail): Mexican 8% Puerto Rican 1%
• Common ancestry: Lithuanian 2% Slovak 2% Serbian 1%
• Foreign-born: 5% · Canada, Jamaica
• Languages at home: 89% English-only · Spanish 10% Other Indo-European 1%

Political lean MEDSL · Jackson

• 2024 margin: Solid R (+55.1) · D 22.2% · R 77.2%
• 2008→2024 swing: +0.8pp no change · 2008: -55.9pp · 2024: -55.1pp
• All cycles: 2024: R+55.1 2020: R+58.0 2016: R+63.9 2012: R+62.9 2008: R+55.9

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 28.53%
• Current HPI: 458.5304
• Rent YoY: ▼ -4.25%
• Metro: Jefferson, 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

+72.6% since first listed

13 events — show timeline

• 2026-05-15 Listing Removed — FMLS
• 2026-05-01 Listed $328,000 FMLS
• 2026-04-17 Listed $328,000 FMLS
• 2026-04-17 Listed $328,000 GAMLS
• 2026-04-17 Listed $328,000 Hive MLS
• 2026-04-16 Coming Soon — FMLS
• 2026-04-16 Coming Soon $328,000 GAMLS
• 2025-06-05 Sold (Public Records) $325,000 Public Records
• 2025-06-04 Sold (MLS) $325,000 GAMLS
• 2025-05-30 Pending — GAMLS
• 2025-05-20 Price Changed $339,900 GAMLS
• 2025-03-28 Listed $379,900 GAMLS
• 2022-06-15 Sold (Public Records) $190,000 Public Records

Property tax history

+5.6%/yr

Latest (2025): $1,644 · -1.1% YoY. Source: county tax records.