75 Meadow Lark Way · Maysville, GA 30558

$289,900

3 bd · 2.0 ba · 1,452 sqft · SingleFamily public records

Built 2000 0.75 ac lot Est $282k · at est.

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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).

• Appreciation +10.0/10.0
• Cash flow +8.7/30.0
• ARV discount +6.2/15.0
• Schools +3.3/10.0
• Livability +3.3/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• DSCR +2.4/10.0
• 1% rule +1.9/10.0

Listing remarks MLS

Welcome to this charming 3-bedroom, 2-bath home located in Maysville, Georgia. Enjoy the peaceful setting of a quiet neighborhood while being just minutes from downtown Commerce and Banks Crossing, including Tanger Outlets, dining, and shopping. The home features a comfortable layout with bright living spaces and functional design throughout. Outside, you'll find a spacious yard and an additional shed offering plenty of extra storage. A great opportunity to enjoy small-town living with quick access to all the local conveniences! ***Get $2,000 toward closing costs when you use our preferred lender!

Key facts

• 0.75 acre lot
• Garage
• Built 2000

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $290k.

Deal economics

• At list price, monthly cash flow is $-241 ($-3k/yr) — negative.
• To cash-flow at today's rent, offer at most $247k (14.7% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $200k (31.0% below list).
• Recommended offer: $200k (31.0% below list) — sets the bar for 1% rule.
• Cap rate 5.3% vs local median 2.5% in Maysville — 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 66/100 on livability (#190 in GA) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A+; Watch: amenities F, commute F, health & safety D-.
• 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: 73 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 2,167 units permitted in Jackson County in 2024 (59 in 5+ unit buildings).

Forward outlook

• In year one you build about $31k of equity ($2k loan paydown + $29k 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 ~$50k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• Only 0 days on market — expect competitive offers; lowballing is unlikely to land.
• 4 sale attempts since 10y ago 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

• 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 $200,000 (31.0% 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. 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. 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?
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: 0.69% ✗
• Cap rate: 5.29%
• Cash-on-cash: -3.57%
• DSCR: 0.84
• GRM: 12.1

CMA / ARV

• ARV (on-the-fly): $281,688
• Comps found: 10

Show comp detail 10 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
72 Meadow Lark Way	0.04mi	3/2.0	1,452 (0%)	10mo	$292,000	$201	90
167 Meadow Lark Way	0.10mi	3/2.0	1,421 (-2%)	10mo	$280,000	$197	83
22 Cora Way	0.24mi	3/2.0	1,440 (-1%)	20mo	$192,000	$133	71
50 Hidden Meadows Dr	0.23mi	3/2.0	1,300 (-10%)	20mo	$210,000	$162	55
48 Crane St	0.49mi	3/2.0	1,600 (+10%)	10mo	$375,000	$234	52
127 Brevard St	0.72mi	3/1.0	1,404 (-3%)	7mo	$235,000	$167	51
308 Cemetery St	0.27mi	4/2.0 (+1)	1,640 (+13%)	15mo	$198,000	$121	48
24 W Ridgeway Rd	0.43mi	3/2.0	1,627 (+12%)	15mo	$315,000	$194	48
151 Clay St	0.71mi	3/2.0	1,234 (-15%)	3mo	$267,400	$217	40
215 Hoke St	0.71mi	3/2.0	1,248 (-14%)	15mo	$228,000	$183	31

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 · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 21.7%
• Equity multiple: 2.75×
• Total profit: $142,430
• Equity at exit: $261,165

10-year hold

• IRR: 19.6%
• Equity multiple: 6.31×
• Total profit: $431,361
• Equity at exit: $563,212

Cash invested: $81,172 (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 30558

• Home prices YoY: 3.5%
• Active inventory: 73
• Price-to-rent: 12.1×

Monthly cashflow live

• Estimated rent: $2,000 medium
• Mortgage (P&I): −$1,520
• Tax from tax record: −$180 /mo · $2,164/yr
• Insurance: −$121
• HOA: −$0
• Vacancy / Maint / Mgmt: −$420
• Net cashflow: $-241

Break-even live

Break-even rent $2,306

Max offer price $247,254

Occupancy floor —

Sensitivity live

Price	-10% $-77	-5% $-159	+0% $-241	+5% $-323	+10% $-406
Rent	-10% $-399	-5% $-320	+0% $-241	+5% $-162	+10% $-83
Rate	-1.0pp $-95	-0.5pp $-168	base $-241	+0.5pp $-317	+1.0pp $-393

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: $72,475
• Closing costs: $8,697
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
192 Hoke St Maysville, GA	3.0	2.0	1216	$2,000	$1.64	15d	1	0.68mi

Listing history 16 events

1. 2025-12-05
   soldstatus $285,000 Sold 605-char remark

   Show marketing remark (605 chars)

   Welcome to this charming 3-bedroom, 2-bath home located in Maysville, Georgia. Enjoy the peaceful setting of a quiet neighborhood while being just minutes from downtown Commerce and Banks Crossing, including Tanger Outlets, dining, and shopping. The home features a comfortable layout with bright living spaces and functional design throughout. Outside, you'll find a spacious yard and an additional shed offering plenty of extra storage. A great opportunity to enjoy small-town living with quick access to all the local conveniences! ***Get $2,000 toward closing costs when you use our preferred lender!

2. 2025-11-09
   status Under Contract 605-char remark

   Show marketing remark (605 chars)

   Welcome to this charming 3-bedroom, 2-bath home located in Maysville, Georgia. Enjoy the peaceful setting of a quiet neighborhood while being just minutes from downtown Commerce and Banks Crossing, including Tanger Outlets, dining, and shopping. The home features a comfortable layout with bright living spaces and functional design throughout. Outside, you'll find a spacious yard and an additional shed offering plenty of extra storage. A great opportunity to enjoy small-town living with quick access to all the local conveniences! ***Get $2,000 toward closing costs when you use our preferred lender!

3. 2025-11-07
   historical
4. 2025-11-03
   price $289,900 605-char remark

   Show marketing remark (605 chars)

   Welcome to this charming 3-bedroom, 2-bath home located in Maysville, Georgia. Enjoy the peaceful setting of a quiet neighborhood while being just minutes from downtown Commerce and Banks Crossing, including Tanger Outlets, dining, and shopping. The home features a comfortable layout with bright living spaces and functional design throughout. Outside, you'll find a spacious yard and an additional shed offering plenty of extra storage. A great opportunity to enjoy small-town living with quick access to all the local conveniences! ***Get $2,000 toward closing costs when you use our preferred lender!

5. 2025-10-28
   listed $289,900
6. 2025-10-16
   listed $295,000 New 605-char remark

   Show marketing remark (605 chars)

   Welcome to this charming 3-bedroom, 2-bath home located in Maysville, Georgia. Enjoy the peaceful setting of a quiet neighborhood while being just minutes from downtown Commerce and Banks Crossing, including Tanger Outlets, dining, and shopping. The home features a comfortable layout with bright living spaces and functional design throughout. Outside, you'll find a spacious yard and an additional shed offering plenty of extra storage. A great opportunity to enjoy small-town living with quick access to all the local conveniences! ***Get $2,000 toward closing costs when you use our preferred lender!

7. 2016-10-13
   soldstatus $120,000
8. 2016-10-07
   soldstatus $120,000 Sold 475-char remark

   Show marketing remark (475 chars)

   ALL ONE STORY, NO STAIRS***HUGE PRIVATE BACK YARD***QUIET NEIGHBORHOOD***This great ranch home is well maintained and sits in a small friendly community close to restaurants and shopping at the Tanger Outlets. The cozy floor plan includes a large family room which is open to the kitchen. The back yard has a deck and is lined with trees to offer shade and privacy. You will also find a huge shed with loft, great for storage or even a man cave!! MAKE YOUR APPOINTMENT TODAY!

9. 2016-10-07
   soldstatus $120,000 Sold

   Show marketing remark (475 chars)

   ALL ONE STORY, NO STAIRS***HUGE PRIVATE BACK YARD***QUIET NEIGHBORHOOD***This great ranch home is well maintained and sits in a small friendly community close to restaurants and shopping at the Tanger Outlets. The cozy floor plan includes a large family room which is open to the kitchen. The back yard has a deck and is lined with trees to offer shade and privacy. You will also find a huge shed with loft, great for storage or even a man cave!! MAKE YOUR APPOINTMENT TODAY!

10. 2016-09-19
    status Under Contract
11. 2016-08-29
    historical Contingent - Due Diligence 475-char remark

    Show marketing remark (475 chars)

    ALL ONE STORY, NO STAIRS***HUGE PRIVATE BACK YARD***QUIET NEIGHBORHOOD***This great ranch home is well maintained and sits in a small friendly community close to restaurants and shopping at the Tanger Outlets. The cozy floor plan includes a large family room which is open to the kitchen. The back yard has a deck and is lined with trees to offer shade and privacy. You will also find a huge shed with loft, great for storage or even a man cave!! MAKE YOUR APPOINTMENT TODAY!

12. 2016-06-21
    price $139,900

    Show marketing remark (475 chars)

    ALL ONE STORY, NO STAIRS***HUGE PRIVATE BACK YARD***QUIET NEIGHBORHOOD***This great ranch home is well maintained and sits in a small friendly community close to restaurants and shopping at the Tanger Outlets. The cozy floor plan includes a large family room which is open to the kitchen. The back yard has a deck and is lined with trees to offer shade and privacy. You will also find a huge shed with loft, great for storage or even a man cave!! MAKE YOUR APPOINTMENT TODAY!

13. 2016-06-21
    price $139,900 475-char remark

    Show marketing remark (475 chars)

    ALL ONE STORY, NO STAIRS***HUGE PRIVATE BACK YARD***QUIET NEIGHBORHOOD***This great ranch home is well maintained and sits in a small friendly community close to restaurants and shopping at the Tanger Outlets. The cozy floor plan includes a large family room which is open to the kitchen. The back yard has a deck and is lined with trees to offer shade and privacy. You will also find a huge shed with loft, great for storage or even a man cave!! MAKE YOUR APPOINTMENT TODAY!

14. 2016-05-27
    listed $149,000 New

    Show marketing remark (475 chars)

    ALL ONE STORY, NO STAIRS***HUGE PRIVATE BACK YARD***QUIET NEIGHBORHOOD***This great ranch home is well maintained and sits in a small friendly community close to restaurants and shopping at the Tanger Outlets. The cozy floor plan includes a large family room which is open to the kitchen. The back yard has a deck and is lined with trees to offer shade and privacy. You will also find a huge shed with loft, great for storage or even a man cave!! MAKE YOUR APPOINTMENT TODAY!

15. 2016-05-27
    listed $149,000 Active 475-char remark

    Show marketing remark (475 chars)

    ALL ONE STORY, NO STAIRS***HUGE PRIVATE BACK YARD***QUIET NEIGHBORHOOD***This great ranch home is well maintained and sits in a small friendly community close to restaurants and shopping at the Tanger Outlets. The cozy floor plan includes a large family room which is open to the kitchen. The back yard has a deck and is lined with trees to offer shade and privacy. You will also find a huge shed with loft, great for storage or even a man cave!! MAKE YOUR APPOINTMENT TODAY!

16. 2003-04-24
    soldstatus $88,700

ⓘ 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: $2,164 · $180/mo
• Projected year-2 tax: $2,667 · $222/mo
• Expected delta: +$503/yr (+$42/mo · 23.2%)

ⓘ 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 5/10 Major 7 d/yr ≥104°F today · 18 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 14% 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: $24,000
• − Mortgage interest: −$16,239
• − Property taxes: −$2,164
• − Insurance: −$1,450
• − Repairs & maintenance: −$1,920
• − Management: −$1,920
• − Depreciation: −$8,433
• Taxable loss: −$8,126
• Est. tax savings @ 24.0%: +$1,950
• After-tax cash flow: $-947/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 — Maysville

• Score: 66/100
• State rank: #190
• US rank: #11767

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Maysville, GA
• City population: 5,562
• Population (ZIP): 5,562

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 (88%)
• Race & ethnicity: White 88% Hispanic / Latino 9% Two or more races 5%
• Hispanic origin (detail): Mexican 3% Puerto Rican 3%
• Common ancestry: Serbian 1% Slovak 1% Lithuanian 1%
• Foreign-born: 2% · Canada
• Languages at home: 97% English-only · Spanish 3%

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: ▲ 10.76%
• Current HPI: 322.97
• 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

+221.3% since first listed

16 events — show timeline

• 2025-12-05 Sold (MLS) $285,000 GAMLS
• 2025-11-09 Pending — GAMLS
• 2025-11-07 Listing Removed — Hive MLS
• 2025-11-03 Price Changed $289,900 GAMLS
• 2025-10-28 Listed $289,900 Hive MLS
• 2025-10-16 Listed $295,000 GAMLS
• 2016-10-13 Sold (Public Records) $120,000 Public Records
• 2016-10-07 Sold (MLS) $120,000 GAMLS
• 2016-10-07 Sold (MLS) $120,000 FMLS
• 2016-09-19 Pending — GAMLS
• 2016-08-29 Contingent — FMLS
• 2016-06-21 Price Changed $139,900 GAMLS
• 2016-06-21 Price Changed $139,900 FMLS
• 2016-05-27 Listed $149,000 GAMLS
• 2016-05-27 Listed $149,000 FMLS
• 2003-04-24 Sold (Public Records) $88,700 Public Records

Property tax history

+4.9%/yr

Latest (2025): $2,164 · +2.9% YoY. Source: county tax records.