515 Hillside Way · Jefferson, GA 30558

$159,900

3 bd · 2.0 ba · 980 sqft · Other · 38 Days on market

Built 1979 1.16 ac lot $163/sqft · 27% below area Est $218k · 27% under

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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 +22.5/30.0
• ARV discount +15.0/15.0
• Appreciation +10.0/10.0
• DSCR +7.2/10.0
• 1% rule +4.7/10.0
• Livability +3.7/5.0
• Schools +3.3/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

Opportunity awaits on this spacious 1+ acre property featuring a mobile home with plenty of potential. The home is not on a permanent foundation and is being sold as-is. The seller began updating the property but has decided it's time to move on, creating a great opportunity for the next owner to complete the vision and make it their own. Enjoy the privacy and flexibility that comes with over an acre of land, offering ample space for outdoor activities, gardening, storage, or future improvements. Whether you're looking for an investment property, a renovation project, or a peaceful homesite with room to grow, this property is worth a look. Bring your ideas and unlock the possibilities this unique property has to offer.

Key facts

• 1.16 acre lot
• Built 1979
• Listed 37 days

Property features AI

Finance

• Other: Above-grade finished area approximately 980 (area value provided)

Exterior

• Utilities: Public water; Septic tank sewer; 110-volt electric; Electricity available
• Home design: Double-wide mobile home; One-level; Entry level: Main/only level; Resale property; Fee simple ownership; Facing/directions: use GPS for directions
• Construction: Composition roof; Other construction materials; Pillar/post/pier foundation; Built-in windows with energy-efficient features
• Exterior features: Chain link fencing; Road frontage on a city street; Asphalt road surface

Interior

• Kitchen: Kitchen features: Other
• Bedrooms: Three main-level bedrooms; Bedroom features: Other
• Flooring: Other flooring
• Bathrooms: Two full bathrooms on the main level; Master bathroom with shower only
• Heating & cooling: Other heating; Other cooling
• Interior features: Double pane, insulated windows; No common walls; Other interior features
• Laundry & utility: Laundry room and hall laundry access

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath other listed at $160k.

Deal economics

• At list price, monthly cash flow is $269 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $156k (2.5% below list).
• Recommended offer: $155k (3.0% below list) — sets the bar for market timing.
• Cap rate 8.3% vs local median 3.1% in Jefferson — 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 74/100 on livability (#40 in GA, #4,690 nationally) — a middle-class / working-renter tenant base. Strengths: crime A+, housing A+, employment A; Watch: 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: 72 active listings in the ZIP; 2,167 units permitted in Jackson County in 2024 (59 in 5+ unit buildings).

Forward outlook

• In year one you build about $17k of equity ($1k loan paydown + $16k appreciation (10.0% local appreciation)).
• Jackson County population projected at +14% by 2050 — modest demand growth; plan on rents tracking national, not racing it.
• At projected returns (10.0% appreciation + 3.0% rent growth), your $45k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 3, paydown + projected appreciation supports a ~$43k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 38 days — a 3% lower offer ($155k) is reasonable based on typical stale-listing flexibility.
• 2 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.
• Current owner paid $115k; 39% above their basis — modest negotiation headroom, anchor on the comps not their cost.

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 $155,103 (3.0% below list)

Questions for the listing agent

1. It's been on market 38 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1979 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
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: 0.97% ✗
• Cap rate: 8.31%
• Cash-on-cash: 7.20%
• DSCR: 1.32
• GRM: 8.6

CMA / ARV

• ARV (median comp): $218,224
• List price: $159,900
• Delta: -26.73%
• Verdict: UNDERPRICED
• Comps: 3 within 1.0 mi

Projected returns pro-forma

10.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 29.5%
• Equity multiple: 3.33×
• Total profit: $104,135
• Equity at exit: $144,051

10-year hold

• IRR: 25.6%
• Equity multiple: 7.55×
• Total profit: $293,075
• Equity at exit: $310,651

Cash invested: $44,772 (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: 72
• Price-to-rent: 8.6×

Monthly cashflow live

• Estimated rent: $1,558 medium
• Mortgage (P&I): −$839
• Tax from tax record: −$57 /mo · $686/yr
• Insurance: −$67
• HOA: −$0
• Vacancy / Maint / Mgmt: −$327
• Net cashflow: $269

Break-even live

Break-even rent $1,218

Max offer price $159,900

Occupancy floor 78%

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: $39,975
• Closing costs: $4,797
• Reserves months: —
• Total cash needed: —

Listing history 22 events

1. 2026-06-19
   days on market $159,900 Active 38 DOM
2. 2026-06-18
   days on market $159,900 Active 37 DOM
3. 2026-06-17
   days on market $159,900 Active 36 DOM
4. 2026-06-16
   days on market $159,900 Active 35 DOM
5. 2026-06-15
   days on market $159,900 Active 34 DOM
6. 2026-06-14
   days on market $159,900 Active 32 DOM
7. 2026-06-13
   days on market $159,900 Active 31 DOM
8. 2026-06-10
   days on market $159,900 Active 29 DOM
9. 2026-06-09
   days on market $159,900 Active 28 DOM
10. 2026-06-08
    days on market $159,900 Active 27 DOM
11. 2026-06-07
    days on market $159,900 Active 26 DOM
12. 2026-06-02
    days on market $159,900 Active 21 DOM
13. 2026-06-01
    days on market $159,900 Active 20 DOM
14. 2026-05-31
    days on market $159,900 Active 19 DOM
15. 2026-05-30
    remarks 699-char remark
16. 2026-05-30
    days on market $159,900 Active 18 DOM
17. 2026-05-01
    listed $159,900 New 9-char remark

    Show marketing remark (734 chars)

    Opportunity awaits on this spacious 1+ acre property featuring a mobile home with plenty of potential. The home is not on a permanent foundation and is being sold as-is. The seller began updating the property but has decided it's time to move on, creating a great opportunity for the next owner to complete the vision and make it their own. Enjoy the privacy and flexibility that comes with over an acre of land, offering ample space for outdoor activities, gardening, storage, or future improvements. Whether you're looking for an investment property, a renovation project, or a peaceful homesite with room to grow, this property is worth a look. Bring your ideas and unlock the possibilities this unique property has to offer.

18. 2026-05-01
    listed $159,900 Active 9-char remark

    Show marketing remark (734 chars)

    Opportunity awaits on this spacious 1+ acre property featuring a mobile home with plenty of potential. The home is not on a permanent foundation and is being sold as-is. The seller began updating the property but has decided it's time to move on, creating a great opportunity for the next owner to complete the vision and make it their own. Enjoy the privacy and flexibility that comes with over an acre of land, offering ample space for outdoor activities, gardening, storage, or future improvements. Whether you're looking for an investment property, a renovation project, or a peaceful homesite with room to grow, this property is worth a look. Bring your ideas and unlock the possibilities this unique property has to offer.

19. 2024-04-22
    soldstatus $115,000
20. 2024-03-19
    soldstatus $80,000
21. 2024-02-07
    soldstatus $57,000
22. 2001-01-26
    soldstatus $39,000

ⓘ 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: $686 · $57/mo
• Projected year-2 tax: $1,471 · $123/mo
• Expected delta: +$785/yr (+$65/mo · 114.4%)

ⓘ 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 10% chance of damaging wind over 30 yrs
• 🫁 Air quality 4/10 Moderate 3 unhealthy d/yr today · 6 by 30 yrs out

Taxation est. · year 1

• Rental income: $18,699
• − Mortgage interest: −$8,957
• − Property taxes: −$686
• − Insurance: −$800
• − Repairs & maintenance: −$1,496
• − Management: −$1,496
• − Depreciation: −$4,652
• Taxable income: $613
• Est. tax owed @ 24.0%: −$147
• After-tax cash flow: $3,077/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 — Jefferson

• Score: 74/100
• State rank: #40
• US rank: #4690

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• City population: 32,075
• 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

+310.0% since first listed

6 events — show timeline

• 2026-05-01 Listed $159,900 FMLS
• 2026-05-01 Listed $159,900 GAMLS
• 2024-04-22 Sold (Public Records) $115,000 Public Records
• 2024-03-19 Sold (Public Records) $80,000 Public Records
• 2024-02-07 Sold (Public Records) $57,000 Public Records
• 2001-01-26 Sold (Public Records) $39,000 Public Records

Property tax history

+21.1%/yr

Latest (2025): $686 · +103.7% YoY. Source: county tax records.