3825 Jamestown Rd · Deenwood, GA 31503

$140,000

3 bd · 2.0 ba · 1,582 sqft · SingleFamily public records · 228 Days on market

Built 1924 0.74 ac lot $88/sqft · 22% below area Est $178k · 22% under

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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).

• ARV discount +15.0/15.0
• Cash flow +11.6/30.0
• 1% rule +3.4/10.0
• DSCR +3.4/10.0
• Livability +3.2/5.0
• Schools +2.6/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

There’s something special about a home that instantly feels warm and welcoming, and this classic Southern bungalow does exactly that. Built in 1924 and thoughtfully expanded in 2008, this home blends timeless character with the comfort and space today’s buyers are looking for. From the moment you step onto the inviting front porch, it’s easy to imagine slow mornings, quiet evenings, and life well lived here. Inside, the living room feels cozy and flexible, offering a split layout that adapts easily to your needs. Two bedrooms sit just off the main living area and are connected by a doorway, making them perfect for guest space, a home office setup, or a creative studio. One of these bedrooms also connects directly to the bathroom, adding everyday convenience. The kitchen offers ample cabinet space and a dining area that looks out through sliding glass doors to the backyard — a great spot for morning coffee or casual dinners. Just beyond the dining area, a small washroom with shelving leads to the spacious primary suite, which feels like its own retreat with an ensuite bath and a large walk-in closet. Outside, the expansive backyard offers plenty of room to relax, garden, or play, while a large storage building adds extra functionality. A driveway easement from the side road provides additional access, and the single-car carport makes coming and going easy. Located in Waycross, this home offers charm, flexibility, and space — all wrapped into a place that truly feels like home.

Key facts

• Flexible layout
• Sliding glass doors
• Dining area

Tags

• WELCOMING LIVING ROOM
• FLEXIBLE LAYOUT
• CONNECTED BEDROOMS
• AMPLE CABINET SPACE
• DINING AREA
• SLIDING GLASS DOORS

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $140k.

Deal economics

• At list price, monthly cash flow is $-43 ($-519/yr) — negative.
• To cash-flow at today's rent, offer at most $134k (4.5% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $117k (16.4% below list).
• Recommended offer: $117k (16.4% below list) — sets the bar for 1% rule.
• Cap rate 5.9% vs local median 3.8% in Deenwood — 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 (#228 in GA) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, crime A; Watch: health & safety C-, amenities F, commute F.
• Ware County (town): math 27% / reading 35% proficiency, ranked #95 of 174 in GA (top 55%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases; 64% free/reduced lunch — lower-income household profile, screen leases tightly.
• Zoned schools: Wacona Elementary School (math 29% / reading 33%, grade F, #617 of 1,228 statewide, top 50%, 937 students, 94% FRL); Ware County Middle School (math 21% / reading 39%, grade F, #243 of 470 statewide, top 53%, 783 students, 80% FRL); Ware County High School (math 33% / reading 30%, grade F, #122 of 424 statewide, top 30%, 1,589 students, 86% FRL) — zoned schools average 87% FRL vs 64% district-wide (23 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 147 active listings in the ZIP; 45 units permitted in Ware County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $968 of loan paydown is wiped out by about $4k of value loss. Plan a longer hold.
• Ware County population projected at -18% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.

Negotiation context

• It's been on market 228 days — a 12% lower offer ($123k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 7y ago; this cycle's ask has dropped $10k (7%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $90k; list at $140k implies a 56% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1924 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; major wildfire risk; extreme-heat days projected 7→20/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $116,993 (16.4% 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 228 days. Have you received any prior offers? Is the seller open to a 16% concession, seller financing, or rate buy-down credit?
3. Built in 1924 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. 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?
8. 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.
9. 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.
10. 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: 0.84% ✗
• Cap rate: 5.92%
• Cash-on-cash: -1.32%
• DSCR: 0.94
• GRM: 10.0

CMA / ARV

• ARV (median comp): $178,416
• List price: $140,000
• Delta: -21.53%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 8 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
3825 Jamestown Rd	0.00mi	3/2.0	1,582 (0%)	1mo	$135,000	$85	99
1858 Blalock Ave	0.25mi	3/2.0	1,455 (-8%)	14mo	$158,000	$109	64
3613 Tanner Ln	0.43mi	3/2.0	1,543 (-2%)	15mo	$269,000	$174	64
4190 Church Street Ext	0.42mi	3/2.0	1,413 (-11%)	4mo	$139,000	$98	59
1653 Meadowood Dr	0.53mi	3/2.0	1,498 (-5%)	13mo	$210,000	$140	56
2086 Alma Hwy	0.37mi	4/2.0 (+1)	1,464 (-8%)	18mo	$73,000	$50	50
3601 Tanner Ln	0.57mi	3/2.0	1,500 (-5%)	19mo	$435,000	$290	49
3611 Tanner Ln	0.42mi	3/2.0	1,425 (-10%)	24mo	$241,000	$169	44

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: -18.5%
• Equity multiple: 0.35×
• Total profit: $-25,424
• Equity at exit: $20,874

10-year hold

• IRR: -10.8%
• Equity multiple: 0.35×
• Total profit: $-25,615
• Equity at exit: $12,105

Cash invested: $39,200 (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 31503

• Home prices YoY: -24.9%
• Active inventory: 147
• Price-to-rent: 10.0×

Monthly cashflow live

• Estimated rent: $1,170 medium
• Mortgage (P&I): −$734
• Tax est. 1.5%: −$175 /mo · $2,100/yr
• Insurance: −$58
• HOA: −$0
• Vacancy / Maint / Mgmt: −$246
• Net cashflow: $-43

Break-even live

Break-even rent $1,225

Max offer price $133,740

Occupancy floor 99%

Sensitivity live

Price	-10% $53	-5% $5	+0% $-43	+5% $-92	+10% $-140
Rent	-10% $-136	-5% $-89	+0% $-43	+5% $3	+10% $49
Rate	-1.0pp $27	-0.5pp $-8	base $-43	+0.5pp $-80	+1.0pp $-116

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: $35,000
• Closing costs: $4,200
• Reserves months: —
• Total cash needed: —

Listing history 11 events

1. 2026-04-28
   price $140,000 1530-char remark

   Show marketing remark (1509 chars)

   There's something special about a home that instantly feels warm and welcoming, and this classic Southern bungalow does exactly that. Built in 1924 and thoughtfully expanded in 2008, this home blends timeless character with the comfort and space today's buyers are looking for. From the moment you step onto the inviting front porch, it's easy to imagine slow mornings, quiet evenings, and life well lived here. Inside, the living room feels cozy and flexible, offering a split layout that adapts easily to your needs. Two bedrooms sit just off the main living area and are connected by a doorway, making them perfect for guest space, a home office setup, or a creative studio. One of these bedrooms also connects directly to the bathroom, adding everyday convenience. The kitchen offers ample cabinet space and a dining area that looks out through sliding glass doors to the backyard - a great spot for morning coffee or casual dinners. Just beyond the dining area, a small washroom with shelving leads to the spacious primary suite, which feels like its own retreat with an ensuite bath and a large walk-in closet. Outside, the expansive backyard offers plenty of room to relax, garden, or play, while a large storage building adds extra functionality. A driveway easement from the side road provides additional access, and the single-car carport makes coming and going easy. Located in Waycross, this home offers charm, flexibility, and space - all wrapped into a place that truly feels like home.

2. 2026-04-28
   price $140,000 1509-char remark

   Show marketing remark (1509 chars)

   There's something special about a home that instantly feels warm and welcoming, and this classic Southern bungalow does exactly that. Built in 1924 and thoughtfully expanded in 2008, this home blends timeless character with the comfort and space today's buyers are looking for. From the moment you step onto the inviting front porch, it's easy to imagine slow mornings, quiet evenings, and life well lived here. Inside, the living room feels cozy and flexible, offering a split layout that adapts easily to your needs. Two bedrooms sit just off the main living area and are connected by a doorway, making them perfect for guest space, a home office setup, or a creative studio. One of these bedrooms also connects directly to the bathroom, adding everyday convenience. The kitchen offers ample cabinet space and a dining area that looks out through sliding glass doors to the backyard - a great spot for morning coffee or casual dinners. Just beyond the dining area, a small washroom with shelving leads to the spacious primary suite, which feels like its own retreat with an ensuite bath and a large walk-in closet. Outside, the expansive backyard offers plenty of room to relax, garden, or play, while a large storage building adds extra functionality. A driveway easement from the side road provides additional access, and the single-car carport makes coming and going easy. Located in Waycross, this home offers charm, flexibility, and space - all wrapped into a place that truly feels like home.

3. 2026-03-21
   price $142,000 1530-char remark

   Show marketing remark (1509 chars)

   There's something special about a home that instantly feels warm and welcoming, and this classic Southern bungalow does exactly that. Built in 1924 and thoughtfully expanded in 2008, this home blends timeless character with the comfort and space today's buyers are looking for. From the moment you step onto the inviting front porch, it's easy to imagine slow mornings, quiet evenings, and life well lived here. Inside, the living room feels cozy and flexible, offering a split layout that adapts easily to your needs. Two bedrooms sit just off the main living area and are connected by a doorway, making them perfect for guest space, a home office setup, or a creative studio. One of these bedrooms also connects directly to the bathroom, adding everyday convenience. The kitchen offers ample cabinet space and a dining area that looks out through sliding glass doors to the backyard - a great spot for morning coffee or casual dinners. Just beyond the dining area, a small washroom with shelving leads to the spacious primary suite, which feels like its own retreat with an ensuite bath and a large walk-in closet. Outside, the expansive backyard offers plenty of room to relax, garden, or play, while a large storage building adds extra functionality. A driveway easement from the side road provides additional access, and the single-car carport makes coming and going easy. Located in Waycross, this home offers charm, flexibility, and space - all wrapped into a place that truly feels like home.

4. 2026-03-21
   price $142,000 1509-char remark

   Show marketing remark (1509 chars)

   There's something special about a home that instantly feels warm and welcoming, and this classic Southern bungalow does exactly that. Built in 1924 and thoughtfully expanded in 2008, this home blends timeless character with the comfort and space today's buyers are looking for. From the moment you step onto the inviting front porch, it's easy to imagine slow mornings, quiet evenings, and life well lived here. Inside, the living room feels cozy and flexible, offering a split layout that adapts easily to your needs. Two bedrooms sit just off the main living area and are connected by a doorway, making them perfect for guest space, a home office setup, or a creative studio. One of these bedrooms also connects directly to the bathroom, adding everyday convenience. The kitchen offers ample cabinet space and a dining area that looks out through sliding glass doors to the backyard - a great spot for morning coffee or casual dinners. Just beyond the dining area, a small washroom with shelving leads to the spacious primary suite, which feels like its own retreat with an ensuite bath and a large walk-in closet. Outside, the expansive backyard offers plenty of room to relax, garden, or play, while a large storage building adds extra functionality. A driveway easement from the side road provides additional access, and the single-car carport makes coming and going easy. Located in Waycross, this home offers charm, flexibility, and space - all wrapped into a place that truly feels like home.

5. 2026-01-06
   price $145,000 1530-char remark

   Show marketing remark (1509 chars)

   There's something special about a home that instantly feels warm and welcoming, and this classic Southern bungalow does exactly that. Built in 1924 and thoughtfully expanded in 2008, this home blends timeless character with the comfort and space today's buyers are looking for. From the moment you step onto the inviting front porch, it's easy to imagine slow mornings, quiet evenings, and life well lived here. Inside, the living room feels cozy and flexible, offering a split layout that adapts easily to your needs. Two bedrooms sit just off the main living area and are connected by a doorway, making them perfect for guest space, a home office setup, or a creative studio. One of these bedrooms also connects directly to the bathroom, adding everyday convenience. The kitchen offers ample cabinet space and a dining area that looks out through sliding glass doors to the backyard - a great spot for morning coffee or casual dinners. Just beyond the dining area, a small washroom with shelving leads to the spacious primary suite, which feels like its own retreat with an ensuite bath and a large walk-in closet. Outside, the expansive backyard offers plenty of room to relax, garden, or play, while a large storage building adds extra functionality. A driveway easement from the side road provides additional access, and the single-car carport makes coming and going easy. Located in Waycross, this home offers charm, flexibility, and space - all wrapped into a place that truly feels like home.

6. 2026-01-06
   price $145,000 1509-char remark

   Show marketing remark (1509 chars)

   There's something special about a home that instantly feels warm and welcoming, and this classic Southern bungalow does exactly that. Built in 1924 and thoughtfully expanded in 2008, this home blends timeless character with the comfort and space today's buyers are looking for. From the moment you step onto the inviting front porch, it's easy to imagine slow mornings, quiet evenings, and life well lived here. Inside, the living room feels cozy and flexible, offering a split layout that adapts easily to your needs. Two bedrooms sit just off the main living area and are connected by a doorway, making them perfect for guest space, a home office setup, or a creative studio. One of these bedrooms also connects directly to the bathroom, adding everyday convenience. The kitchen offers ample cabinet space and a dining area that looks out through sliding glass doors to the backyard - a great spot for morning coffee or casual dinners. Just beyond the dining area, a small washroom with shelving leads to the spacious primary suite, which feels like its own retreat with an ensuite bath and a large walk-in closet. Outside, the expansive backyard offers plenty of room to relax, garden, or play, while a large storage building adds extra functionality. A driveway easement from the side road provides additional access, and the single-car carport makes coming and going easy. Located in Waycross, this home offers charm, flexibility, and space - all wrapped into a place that truly feels like home.

7. 2025-10-09
   listed $150,000 Active 1530-char remark

   Show marketing remark (1530 chars)

   There’s something special about a home that instantly feels warm and welcoming, and this classic Southern bungalow does exactly that. Built in 1924 and thoughtfully expanded in 2008, this home blends timeless character with the comfort and space today’s buyers are looking for. From the moment you step onto the inviting front porch, it’s easy to imagine slow mornings, quiet evenings, and life well lived here. Inside, the living room feels cozy and flexible, offering a split layout that adapts easily to your needs. Two bedrooms sit just off the main living area and are connected by a doorway, making them perfect for guest space, a home office setup, or a creative studio. One of these bedrooms also connects directly to the bathroom, adding everyday convenience. The kitchen offers ample cabinet space and a dining area that looks out through sliding glass doors to the backyard — a great spot for morning coffee or casual dinners. Just beyond the dining area, a small washroom with shelving leads to the spacious primary suite, which feels like its own retreat with an ensuite bath and a large walk-in closet. Outside, the expansive backyard offers plenty of room to relax, garden, or play, while a large storage building adds extra functionality. A driveway easement from the side road provides additional access, and the single-car carport makes coming and going easy. Located in Waycross, this home offers charm, flexibility, and space — all wrapped into a place that truly feels like home.

8. 2025-09-30
   listed $150,000 New 1509-char remark

   Show marketing remark (1509 chars)

   There's something special about a home that instantly feels warm and welcoming, and this classic Southern bungalow does exactly that. Built in 1924 and thoughtfully expanded in 2008, this home blends timeless character with the comfort and space today's buyers are looking for. From the moment you step onto the inviting front porch, it's easy to imagine slow mornings, quiet evenings, and life well lived here. Inside, the living room feels cozy and flexible, offering a split layout that adapts easily to your needs. Two bedrooms sit just off the main living area and are connected by a doorway, making them perfect for guest space, a home office setup, or a creative studio. One of these bedrooms also connects directly to the bathroom, adding everyday convenience. The kitchen offers ample cabinet space and a dining area that looks out through sliding glass doors to the backyard - a great spot for morning coffee or casual dinners. Just beyond the dining area, a small washroom with shelving leads to the spacious primary suite, which feels like its own retreat with an ensuite bath and a large walk-in closet. Outside, the expansive backyard offers plenty of room to relax, garden, or play, while a large storage building adds extra functionality. A driveway easement from the side road provides additional access, and the single-car carport makes coming and going easy. Located in Waycross, this home offers charm, flexibility, and space - all wrapped into a place that truly feels like home.

9. 2019-05-17
   soldstatus $90,000
10. 2019-05-15
    soldstatus $89,900
11. 2019-03-31
    listed $89,900

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 7/10 Severe
• 🌡 Heat 8/10 Severe 7 d/yr ≥108°F today · 20 d/yr by 30 yrs out
• 💨 Wind 8/10 Severe 99% chance of damaging wind over 30 yrs
• 🫁 Air quality 4/10 Moderate 5 unhealthy d/yr today · 6 by 30 yrs out

Taxation est. · year 1

• Rental income: $14,039
• − Mortgage interest: −$7,842
• − Property taxes: −$2,100
• − Insurance: −$700
• − Repairs & maintenance: −$1,123
• − Management: −$1,123
• − Depreciation: −$4,073
• Taxable loss: −$2,922
• Est. tax savings @ 24.0%: +$701
• After-tax cash flow: $182/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: Ware County
• NCES district ID: 1305430
• Math proficiency: 27% ▼ -18.00%
• Reading proficiency: 35% ▼ -12.00%
• Median HH income: $35,231
• Composite: 25.6/100
• National rank: #7415
• State rank: #95 of 174 in GA

Livability — Deenwood

• Score: 65/100
• State rank: #228
• US rank: #13292

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 23,173

Population outlook (Ware County) Hauer SSP2

• Today (2025): 33,313 people
• By 2030: 32,071 · -3.7%
• By 2040: 29,587 · -11.2%
• By 2050: 27,197 · -18.4%
• By 2075: 22,323 · -33.0%
• By 2100: 18,197 · -45.4%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (68%)
• Race & ethnicity: White 68% Black 21% Hispanic / Latino 7% Two or more races 6% Asian 2%
• Hispanic origin (detail): Mexican 3%
• Common ancestry: Italian 1% Serbian 1% Slovak 1%
• Foreign-born: 4% · Canada, Philippines
• Languages at home: 94% English-only · Spanish 4% Other Indo-European 1% Other Asian/Pacific 1%

Political lean MEDSL · Ware

• 2024 margin: Solid R (+43.1) · D 28.3% · R 71.4%
• 2008→2024 swing: -8.7pp toward R · 2008: -34.5pp · 2024: -43.1pp
• All cycles: 2024: R+43.1 2020: R+40.4 2016: R+41.7 2012: R+33.9 2008: R+34.5

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -76.44%
• Current HPI: 230.6527
• 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

+55.7% since first listed

11 events — show timeline

• 2026-04-28 Price Changed $140,000 GIAR
• 2026-04-28 Price Changed $140,000 GAMLS
• 2026-03-21 Price Changed $142,000 GIAR
• 2026-03-21 Price Changed $142,000 GAMLS
• 2026-01-06 Price Changed $145,000 GIAR
• 2026-01-06 Price Changed $145,000 GAMLS
• 2025-10-09 Listed $150,000 GIAR
• 2025-09-30 Listed $150,000 GAMLS
• 2019-05-17 Sold (Public Records) $90,000 Public Records
• 2019-05-15 Sold (MLS) $89,900 SEGAMLS
• 2019-03-31 Listed $89,900 SEGAMLS

Property tax history

-8.3%/yr

Latest (2025): $243 · -1.9% YoY. Source: county tax records.