312 Jessie St · Deenwood, GA 31501

$60,000

2 bd · 1.0 ba · 840 sqft · SingleFamily public records · 78 Days on market

Built 1948 0.38 ac lot $71/sqft · 40% below area Est $99k · 40% under ↓ 24% since listing

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Why this score? — see what drove the B+ 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 +30.0/30.0
• ARV discount +15.0/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• 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

Investor Special in the Heart of Waycross! Don't miss this value-packed opportunity at 312 Jessie St! This 2 bedroom, 1 bathroom home is the perfect addition to your portfolio or a great option for a buyer looking to build equity. This property is a true fixer-upper, offering the chance to renovate and customize to your vision. Whether you're looking for your next fix & flip, a buy-and-hold rental, or even a primary residence with upside-this one checks the boxes. Situated in the heart of Waycross, the location provides convenient access to local amenities, making it attractive for future tenants or homeowners alike. Priced at just $79,000, this is an affordable entry point with strong potential returns. Sold As-Is

Key facts

• Sold as-is
• 0.38 acre lot
• Built 1948

Tags

• AFFORDABLE ENTRY POINT
• SOLD AS-IS

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $60k.

Deal economics

• At list price, monthly cash flow is $450 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $60k).
• Recommended offer: $56k (6.0% below list) — sets the bar for market timing.
• Cap rate 15.3% vs local median 3.9% 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-, schools F, amenities 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.
• Market conditions: 108 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 $415 of loan paydown is wiped out by about $2k 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.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $17k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• It's been on market 78 days — a 6% lower offer ($56k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: built in 1948 — 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 6→17/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $56,400 (6.0% below list)

Questions for the listing agent

1. It's been on market 78 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Built in 1948 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
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: 1.73% ✓
• Cap rate: 15.29%
• Cash-on-cash: 32.12%
• DSCR: 2.43
• GRM: 4.8

CMA / ARV

• ARV (median comp): $99,285
• List price: $60,000
• Delta: -39.57%
• Verdict: UNDERPRICED
• Comps: 14 within 1.0 mi

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1202 Vernon St	0.53mi	3/1.0 (+1)	840 (0%)	7mo	$6,000	$7	65

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: 27.1%
• Equity multiple: 2.13×
• Total profit: $18,911
• Equity at exit: $8,946

10-year hold

• IRR: 34.7%
• Equity multiple: 4.17×
• Total profit: $53,309
• Equity at exit: $5,188

Cash invested: $16,800 (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 31501

• Home prices YoY: -29.3%
• Active inventory: 108
• Price-to-rent: 4.8×

Monthly cashflow live

• Estimated rent: $1,040 medium
• Mortgage (P&I): −$315
• Tax from tax record: −$32 /mo · $387/yr
• Insurance: −$25
• HOA: −$0
• Vacancy / Maint / Mgmt: −$218
• Net cashflow: $450

Break-even live

Break-even rent $471

Max offer price $60,000

Occupancy floor 52%

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: $15,000
• Closing costs: $1,800
• Reserves months: —
• Total cash needed: —

Listing history 6 events

1. 2026-06-02
   days on market $60,000 Active 78 DOM
2. 2026-06-01
   days on market $60,000 Active 77 DOM
3. 2026-05-31
   days on market $60,000 Active 76 DOM
4. 2026-05-31
   days on market $60,000 Active 75 DOM
5. 2026-04-01
   price $60,000 739-char remark

   Show marketing remark (739 chars)

   Investor Special in the Heart of Waycross! Don't miss this value-packed opportunity at 312 Jessie St! This 2 bedroom, 1 bathroom home is the perfect addition to your portfolio or a great option for a buyer looking to build equity. This property is a true fixer-upper, offering the chance to renovate and customize to your vision. Whether you're looking for your next fix & flip, a buy-and-hold rental, or even a primary residence with upside-this one checks the boxes. Situated in the heart of Waycross, the location provides convenient access to local amenities, making it attractive for future tenants or homeowners alike. Priced at just $79,000, this is an affordable entry point with strong potential returns. Sold As-Is

6. 2026-03-16
   listed $79,000 New 739-char remark

   Show marketing remark (739 chars)

   Investor Special in the Heart of Waycross! Don't miss this value-packed opportunity at 312 Jessie St! This 2 bedroom, 1 bathroom home is the perfect addition to your portfolio or a great option for a buyer looking to build equity. This property is a true fixer-upper, offering the chance to renovate and customize to your vision. Whether you're looking for your next fix & flip, a buy-and-hold rental, or even a primary residence with upside-this one checks the boxes. Situated in the heart of Waycross, the location provides convenient access to local amenities, making it attractive for future tenants or homeowners alike. Priced at just $79,000, this is an affordable entry point with strong potential returns. Sold As-Is

ⓘ 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: $387 · $32/mo
• Projected year-2 tax: $552 · $46/mo
• Expected delta: +$165/yr (+$14/mo · 42.8%)

ⓘ 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 6/10 Major
• 🌡 Heat 8/10 Severe 6 d/yr ≥108°F today · 17 d/yr by 30 yrs out
• 💨 Wind 8/10 Severe 99% chance of damaging wind over 30 yrs
• 🫁 Air quality 6/10 Major 11 unhealthy d/yr today · 11 by 30 yrs out

Taxation est. · year 1

• Rental income: $12,480
• − Mortgage interest: −$3,361
• − Property taxes: −$387
• − Insurance: −$300
• − Repairs & maintenance: −$998
• − Management: −$998
• − Depreciation: −$1,745
• Taxable income: $4,690
• Est. tax owed @ 24.0%: −$1,126
• After-tax cash flow: $4,271/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

• Census place: Deenwood, GA
• City population: 36,207
• Population (ZIP): 13,034

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: Diverse neighborhood (Simpson 0.55)
• Race & ethnicity: White 49% Black 45% Two or more races 3% Hispanic / Latino 2%
• Common ancestry: Slovak 1% Lithuanian 1% Scottish 1%
• Foreign-born: 2% · Canada
• Languages at home: 98% English-only · Spanish 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: ▼ -100.90%
• Current HPI: 243.5058
• 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

-24.1% since first listed

2 events — show timeline

• 2026-04-01 Price Changed $60,000 GAMLS
• 2026-03-16 Listed $79,000 GAMLS

Property tax history

+0.0%/yr

Latest (2025): $387 · -2.0% YoY. Source: county tax records.