136 Silverstone Cir · Jefferson, GA 30549

$375,000

4 bd · 3.0 ba · 2,081 sqft · SingleFamily public records · 5 Days on market

Built 2003 0.83 ac lot $180/sqft · 16% below area Est $448k · 16% under ↓ 1% since listing

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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 +14.8/15.0
• Cash flow +7.7/30.0
• Schools +5.9/10.0
• Rent growth +4.4/5.0
• Livability +3.7/5.0
• Condition / age +2.5/5.0
• DSCR +1.8/10.0
• 1% rule +1.5/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome to this desirable 4-bedroom, 3-bath split-level home located in the Greystone community of Jefferson, Ga. Situated on nearly 1 acre, this property offers space, flexibility, and future potential. Inside, you'll find a functional layout with room for everyone, including a versatile flex space ideal for a home office, gym, or additional living area. Brand-new carpet was installed in April, and all major systems have been regularly serviced and remain well within their operating life, giving added peace of mind. Step outside to enjoy a double rear deck-perfect for entertaining or relaxing while overlooking the expansive backyard. The property also features the unique potential for a rear driveway with direct road access, offering added convenience and value.This home combines comfort, upkeep, and opportunity in a growing area-ready for its next owner to make it their own.

Key facts

• 0.83 acre lot
• 2 garage spots
• Built 2003

Property features AI

Finance

• Other: Road frontage on county road with asphalt surface; Directions: Please use GPS
• HOA & community: Community sidewalks

Exterior

• Parking: 2-car garage; Garage with door opener; Garage faces side
• Utilities: Public water; Septic tank sewer; 110V and 220V electric service; Cable available; Phone available; Underground utilities
• Home design: Two levels; Resale property; Slab foundation
• Construction: Vinyl siding; Composition roof; Slab foundation; Built as resale (existing home)
• Exterior features: Private yard; Back yard fencing; Rain gutters; Rear stairs; Covered patio/porch, deck and rear porch

Interior

• Kitchen: Eat-in kitchen; Dishwasher; Electric cooktop; Electric oven; Microwave; Electric water heater
• Bedrooms: Three main-level bedrooms; One lower-level bedroom; Bedroom features: Other
• Flooring: Carpet; Luxury vinyl
• Bathrooms: Three full bathrooms; Two main-level bathrooms; One lower-level full bathroom; Master bath with double vanity and soaking tub
• Heating & cooling: Central heating; Central air conditioning
• Interior features: One factory-built fireplace; Insulated windows; No shared/common walls; Other interior features
• Laundry & utility: Laundry located in hall

What this means for you Summary

Snapshot

• This is a 4-bed/3.0-bath single-family listed at $375k.

Deal economics

• At list price, monthly cash flow is $-434 ($-5k/yr) — negative.
• To cash-flow at today's rent, offer at most $298k (20.5% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $242k (35.4% below list).
• Recommended offer: $242k (35.4% below list) — sets the bar for 1% rule.
• Cap rate 4.9% vs local median 2.8% 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.
• Jefferson City (town): math 73% / reading 65% proficiency, ranked #4 of 174 in GA (top 2%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Zoned schools: Jefferson Academy (math 81% / reading 64%, grade A, #44 of 1,228 statewide, top 4%, 931 students, 20% FRL); Jefferson Middle School (math 68% / reading 66%, grade A-, #22 of 470 statewide, top 5%, 1,014 students, 20% FRL); Jefferson High School (math 67% / reading 64%, grade B, #6 of 424 statewide, top 1%, 1,214 students, 17% FRL).
• Market conditions: Rents rising fast (+7.5%/yr); 579 active listings in the ZIP; 6 comparable units currently listed for rent nearby; rentals lingering (median 46d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 67% of comp listings sitting > 30 days — soft ceiling on asking rent; solid renter incomes; 2,167 units permitted in Jackson County in 2024 (59 in 5+ unit buildings).
• This rent runs 30% of the median local income ($96k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $3k of loan paydown is wiped out by about $11k of value loss. Plan a longer hold.
• Jackson County population projected at +14% by 2050 — modest demand growth; plan on rents tracking national, not racing it.

Negotiation context

• Only 5 days on market — expect competitive offers; lowballing is unlikely to land.
• 7 sale attempts since 23y 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.
• Current owner paid $110k; list at $375k implies a 241% gain — meaningful room to come down on a strong offer.

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 $242,223 (35.4% 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. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
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: 0.65% ✗
• Cap rate: 4.90%
• Cash-on-cash: -4.96%
• DSCR: 0.78
• GRM: 12.9

CMA / ARV

• ARV (median comp): $447,570
• List price: $375,000
• Delta: -16.21%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 5 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1210 Jefferson Walk Cir	0.64mi	4/3.0	2,026 (-3%)	3mo	$350,000	$173	63
2028 Lantern Dr	0.70mi	4/2.0	1,982 (-5%)	1mo	$385,000	$194	55
1000 Jefferson Walk	0.65mi	3/2.0 (-1)	1,952 (-6%)	7mo	$325,000	$166	44
1300 Jefferson Walk Cir	0.67mi	4/2.5	2,293 (+10%)	9mo	$409,000	$178	42
399 Laurel Oaks Ln	0.64mi	4/2.0	2,214 (+6%)	16mo	$409,000	$185	42

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 · 7.48% rent growth · sell at horizon

5-year hold

• IRR: -20.4%
• Equity multiple: 0.27×
• Total profit: $-77,117
• Equity at exit: $55,914

10-year hold

• IRR: -6.6%
• Equity multiple: 0.51×
• Total profit: $-51,845
• Equity at exit: $32,423

Cash invested: $105,000 (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 30549

• Home prices YoY: -13.1%
• Rents YoY: 7.5%
• Active inventory: 579
• Price-to-rent: 12.9×

Monthly cashflow live

• Estimated rent: $2,422 high
• Mortgage (P&I): −$1,967
• Tax from tax record: −$225 /mo · $2,699/yr
• Insurance: −$156
• HOA: −$0
• Vacancy / Maint / Mgmt: −$509
• Net cashflow: $-434

Break-even live

Break-even rent $2,972

Max offer price $298,312

Occupancy floor —

Sensitivity live

Price	-10% $-222	-5% $-328	+0% $-434	+5% $-540	+10% $-646
Rent	-10% $-625	-5% $-530	+0% $-434	+5% $-338	+10% $-243
Rate	-1.0pp $-245	-0.5pp $-339	base $-434	+0.5pp $-531	+1.0pp $-630

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: $93,750
• Closing costs: $11,250
• Reserves months: —
• Total cash needed: —

Rent comps 6 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2199 Savannah Dr Jefferson, GA	4.0	2.5	2300	$2,300	$1.00	45d	1	1.05mi
488 Amherst Way Jefferson, GA	4.0–5.0	2.5–4.0	2343	$2,344	$1.00	1d	1	1.10mi
2125 Savannah Dr Jefferson, GA	4.0	2.5	2504	$1,995	$0.80	23d	1	1.13mi
488 Amherst Way Unit Southport Jefferson, GA	5.0	3.0	2487	$2,650	$1.07	45d	1	1.47mi
488 Amherst Way Unit Oakmont Jefferson, GA	4.0	2.5	2108	$2,495	$1.18	45d	1	1.47mi
488 Amherst Way Unit Reno Jefferson, GA	4.0	2.5	1976	$2,395	$1.21	45d	1	1.47mi

Listing history 19 events

1. 2026-05-04
   status Under Contract 889-char remark

   Show marketing remark (889 chars)

   Welcome to this desirable 4-bedroom, 3-bath split-level home located in the Greystone community of Jefferson, Ga. Situated on nearly 1 acre, this property offers space, flexibility, and future potential. Inside, you'll find a functional layout with room for everyone, including a versatile flex space ideal for a home office, gym, or additional living area. Brand-new carpet was installed in April, and all major systems have been regularly serviced and remain well within their operating life, giving added peace of mind. Step outside to enjoy a double rear deck-perfect for entertaining or relaxing while overlooking the expansive backyard. The property also features the unique potential for a rear driveway with direct road access, offering added convenience and value.This home combines comfort, upkeep, and opportunity in a growing area-ready for its next owner to make it their own.

2. 2026-05-04
   status Pending 909-char remark

   Show marketing remark (889 chars)

   Welcome to this desirable 4-bedroom, 3-bath split-level home located in the Greystone community of Jefferson, Ga. Situated on nearly 1 acre, this property offers space, flexibility, and future potential. Inside, you'll find a functional layout with room for everyone, including a versatile flex space ideal for a home office, gym, or additional living area. Brand-new carpet was installed in April, and all major systems have been regularly serviced and remain well within their operating life, giving added peace of mind. Step outside to enjoy a double rear deck-perfect for entertaining or relaxing while overlooking the expansive backyard. The property also features the unique potential for a rear driveway with direct road access, offering added convenience and value.This home combines comfort, upkeep, and opportunity in a growing area-ready for its next owner to make it their own.

3. 2026-04-29
   listed $375,000 Active 909-char remark
4. 2026-04-27
   listed $375,000 New 889-char remark

   Show marketing remark (889 chars)

   Welcome to this desirable 4-bedroom, 3-bath split-level home located in the Greystone community of Jefferson, Ga. Situated on nearly 1 acre, this property offers space, flexibility, and future potential. Inside, you'll find a functional layout with room for everyone, including a versatile flex space ideal for a home office, gym, or additional living area. Brand-new carpet was installed in April, and all major systems have been regularly serviced and remain well within their operating life, giving added peace of mind. Step outside to enjoy a double rear deck-perfect for entertaining or relaxing while overlooking the expansive backyard. The property also features the unique potential for a rear driveway with direct road access, offering added convenience and value.This home combines comfort, upkeep, and opportunity in a growing area-ready for its next owner to make it their own.

5. 2012-05-02
   soldstatus $109,900
6. 2012-05-01
   soldstatus $109,900
7. 2012-01-03
   historical
8. 2011-11-11
   price $116,900 Back On Market
9. 2011-11-11
   status Back On Market
10. 2011-07-02
    historical
11. 2011-05-09
    listed $139,500 New
12. 2010-11-30
    listed $109,900
13. 2010-09-30
    price $94,900 Reduced
14. 2010-09-15
    historical
15. 2010-07-26
    price $108,900 Extended
16. 2010-04-25
    listed $108,900
17. 2004-01-28
    soldstatus $129,000
18. 2003-07-15
    listed $132,900
19. 2003-05-09
    soldstatus $379,500

ⓘ 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: $2,699 · $225/mo
• Projected year-2 tax: $3,450 · $288/mo
• Expected delta: +$751/yr (+$63/mo · 27.8%)

ⓘ 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 3/10 Moderate
• 🌡 Heat 6/10 Major 7 d/yr ≥105°F today · 18 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 17% chance of damaging wind over 30 yrs
• 🫁 Air quality 4/10 Moderate 4 unhealthy d/yr today · 5 by 30 yrs out

Taxation est. · year 1

• Rental income: $29,067
• − Mortgage interest: −$21,006
• − Property taxes: −$2,699
• − Insurance: −$1,875
• − Repairs & maintenance: −$2,325
• − Management: −$2,325
• − Depreciation: −$10,909
• Taxable loss: −$12,072
• Est. tax savings @ 24.0%: +$2,897
• After-tax cash flow: $-2,312/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: Jefferson City
• NCES district ID: 1303030
• Math proficiency: 73% ▲ 2.00%
• Reading proficiency: 65% ▼ -3.00%
• Median HH income: $51,957
• Composite: 58.77/100
• National rank: #976
• State rank: #4 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

• Census place: Jefferson, GA
• County: Jackson County · 50,436 people
• City population: 32,075
• Metro: Jefferson, GA
• Population (ZIP): 32,075
• Household income: $96,195
• Rent vs Own: 16.5% rent · 83.5% own
• Severe rent burden: 354.0

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 (79%)
• Race & ethnicity: White 79% Black 9% Hispanic / Latino 6% Two or more races 5% Asian 2%
• Hispanic origin (detail): Mexican 2%
• Common ancestry: Italian 3% Slovak 3% Serbian 1%
• Foreign-born: 5% · Canada, Jamaica
• Languages at home: 93% English-only · Spanish 4% Russian/Polish/Slavic 1% Other Asian/Pacific 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: ▼ -49.79%
• Current HPI: 330.992
• Rent YoY: ▲ 7.48%
• 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

-1.2% since first listed

19 events — show timeline

• 2026-05-04 Pending — GAMLS
• 2026-05-04 Pending — FMLS
• 2026-04-29 Listed $375,000 FMLS
• 2026-04-27 Listed $375,000 GAMLS
• 2012-05-02 Sold (Public Records) $109,900 Public Records
• 2012-05-01 Sold (MLS) $109,900 Hive MLS
• 2012-01-03 Listing Removed — GAMLS
• 2011-11-11 Relisted — GAMLS
• 2011-11-11 Price Changed $116,900 GAMLS
• 2011-07-02 Listing Removed — GAMLS
• 2011-05-09 Listed $139,500 GAMLS
• 2010-11-30 Listed $109,900 Hive MLS
• 2010-09-30 Price Changed $94,900 GAMLS
• 2010-09-15 Listing Removed — Hive MLS
• 2010-07-26 Price Changed $108,900 GAMLS
• 2010-04-25 Listed $108,900 Hive MLS
• 2004-01-28 Sold (MLS) $129,000 Hive MLS
• 2003-07-15 Listed $132,900 Hive MLS
• 2003-05-09 Sold (Public Records) $379,500 Public Records

Property tax history

+4.4%/yr

Latest (2025): $2,699 · -0.4% YoY. Source: county tax records.