17 Gober Dr · Commerce, GA 30530

$334,900

3 bd · 2.0 ba · 1,643 sqft · SingleFamily public records · 43 Days on market

Built 2000 0.55 ac lot $204/sqft · at area comps Est $351k · 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
• ARV discount +9.6/15.0
• Cash flow +7.6/30.0
• Schools +3.3/10.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• DSCR +1.7/10.0
• 1% rule +1.4/10.0

Listing remarks MLS

Move-in ready 3BR/2BA ranch with a split bedroom floor plan and updates that make everyday living easy. The Family Room offers hardwood flooring and a wood-burning fireplace, opening to an eat-in Kitchen with new countertops, cabinetry, and appliances. Fresh interior paint and new carpet in the bedrooms. Situated on a corner lot, the rocking chair front porch is a welcoming spot to start or end the day. Recent improvements include a new HVAC system and an encapsulated crawl space. Well cared for and easy to maintain, this home is a great fit for buyers looking for a comfortable, updated space in the East Jackson school district.

Key facts

• Hardwood flooring
• Eat in kitchen
• New cabinetry

Tags

• SPLIT BEDROOM FLOOR PLAN
• HARDWOOD FLOORING
• WOOD BURNING FIREPLACE
• EAT IN KITCHEN
• NEW COUNTERTOPS
• NEW CABINETRY

Property features AI

Finance

• Other: Concrete road frontage on a county road; Directions available; Located in Jackson County, GA

Exterior

• Parking: Attached garage with 2 garage spaces; Garage door opener; Kitchen-level entry; Two total parking spaces
• Utilities: Public water; Septic tank; Electric service available; Cable available; Electricity available; Water available
• Home design: Single-story (one level); Vinyl siding; Composition (shingle) roof; Fee simple ownership
• Construction: Vinyl siding construction; Composition roof; Raised foundation
• Exterior features: Covered front porch; Deck; Privacy fencing; Other exterior features; Raised foundation (crawl space)

Interior

• Kitchen: Eat-in kitchen with breakfast bar; Solid surface countertops; Open view to the family room; Electric range; Microwave; Dishwasher; Refrigerator
• Bedrooms: Master suite on the main level; Split bedroom floor plan; Three main-level bedrooms
• Flooring: Hardwood; Carpet; Vinyl
• Bathrooms: Two full bathrooms; Master bath with double vanity, separate tub and shower, and soaking tub; Two main-level bathrooms
• Heating & cooling: Central heating and central air; Electric heat and electric cooling components; Heat pump; Ceiling fans
• Interior features: High ceilings and vaulted ceilings; Double vanity in bathrooms; Walk-in closets; High speed internet available; Disappearing attic stairs; Insulated windows; No shared/common walls; Factory-built fireplace in the family room
• Laundry & utility: Main-level laundry room

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $335k.

Deal economics

• At list price, monthly cash flow is $-395 ($-5k/yr) — negative.
• To cash-flow at today's rent, offer at most $265k (20.9% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $214k (36.0% below list).
• Recommended offer: $214k (36.0% below list) — sets the bar for 1% rule.
• Cap rate 4.9% vs local median 3.3% in Commerce — 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 64/100 on livability (#271 in GA) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+; Watch: employment D, 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: East Jackson Elementary School (math 58% / reading 43%, grade D+, #249 of 1,228 statewide, top 21%, 594 students, 53% 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).
• Market conditions: 73 active listings in the ZIP; 2 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 $36k of equity ($2k loan paydown + $33k 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 ~$58k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 43 days — a 3% lower offer ($325k) is reasonable based on typical stale-listing flexibility.
• 9 sale attempts since 22y 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→17/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $214,190 (36.0% 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. It's been on market 43 days. Have you received any prior offers? Is the seller open to a 36% concession, seller financing, or rate buy-down credit?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. Schools are D-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
5. 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?
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: 0.64% ✗
• Cap rate: 4.88%
• Cash-on-cash: -5.06%
• DSCR: 0.77
• GRM: 13.0

CMA / ARV

• ARV (median comp): $351,459
• List price: $334,900
• Delta: -4.71%
• Verdict: FAIR
• Comps: 16 within 1.0 mi

Show comp detail 3 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
17 Gober Dr	0.00mi	3/2.0	1,643 (0%)	0mo	$329,500	$201	100
181 Old Airport Rd	0.10mi	3/2.0	1,489 (-9%)	1mo	$289,000	$194	79
248 Ruby Ln	0.09mi	3/2.5	1,711 (+4%)	12mo	$320,000	$187	77

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: 20.7%
• Equity multiple: 2.68×
• Total profit: $157,104
• Equity at exit: $301,704

10-year hold

• IRR: 18.8%
• Equity multiple: 6.14×
• Total profit: $482,238
• Equity at exit: $650,637

Cash invested: $93,772 (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 30530

• Home prices YoY: 12.5%
• Active inventory: 73
• Price-to-rent: 13.0×

Monthly cashflow live

• Estimated rent: $2,142 medium
• Mortgage (P&I): −$1,756
• Tax from tax record: −$192 /mo · $2,301/yr
• Insurance: −$140
• HOA: −$0
• Vacancy / Maint / Mgmt: −$450
• Net cashflow: $-395

Break-even live

Break-even rent $2,642

Max offer price $265,049

Occupancy floor —

Sensitivity live

Price	-10% $-206	-5% $-301	+0% $-395	+5% $-490	+10% $-585
Rent	-10% $-565	-5% $-480	+0% $-395	+5% $-311	+10% $-226
Rate	-1.0pp $-227	-0.5pp $-310	base $-395	+0.5pp $-482	+1.0pp $-570

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: $83,725
• Closing costs: $10,047
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
548 Madison St Commerce, GA	3.0	2.5	1850	$2,100	$1.14	15d	1	0.67mi
173 Madison St Commerce, GA	4.0	2.0	1727	$2,200	$1.27	15d	1	0.99mi

Listing history 26 events

1. 2026-06-07
   statusdays on market $334,900 Pending 43 DOM
2. 2026-06-02
   days on market $334,900 Active 39 DOM
3. 2026-06-01
   days on market $334,900 Active 38 DOM
4. 2026-05-31
   days on market $334,900 Active 37 DOM
5. 2026-05-30
   days on market $334,900 Active 36 DOM
6. 2026-04-24
   listed $339,900 New 642-char remark

   Show marketing remark (642 chars)

   Move-in ready 3BR/2BA ranch with a split bedroom floor plan and updates that make everyday living easy. The Family Room offers hardwood flooring and a wood-burning fireplace, opening to an eat-in Kitchen with new countertops, cabinetry, and appliances. Fresh interior paint and new carpet in the bedrooms. Situated on a corner lot, the rocking chair front porch is a welcoming spot to start or end the day. Recent improvements include a new HVAC system and an encapsulated crawl space. Well cared for and easy to maintain, this home is a great fit for buyers looking for a comfortable, updated space in the East Jackson school district.

7. 2026-04-23
   historical $339,900 642-char remark

   Show marketing remark (642 chars)

   Move-in ready 3BR/2BA ranch with a split bedroom floor plan and updates that make everyday living easy. The Family Room offers hardwood flooring and a wood-burning fireplace, opening to an eat-in Kitchen with new countertops, cabinetry, and appliances. Fresh interior paint and new carpet in the bedrooms. Situated on a corner lot, the rocking chair front porch is a welcoming spot to start or end the day. Recent improvements include a new HVAC system and an encapsulated crawl space. Well cared for and easy to maintain, this home is a great fit for buyers looking for a comfortable, updated space in the East Jackson school district.

8. 2026-04-20
   listed $339,900 Active 642-char remark
9. 2016-07-12
   soldstatus $139,900
10. 2016-07-07
    soldstatus $139,900 Sold

    Show marketing remark (491 chars)

    Beautiful 3 BR/2 BA Ranch in great location! You will notice the amazing features the moment you step into this home: Hardwood floors, vaulted ceiling, spacious family room w/fireplace open to kitchen w/breakfast bar and large dining area. Tons of natural light. Relaxing master suite w/double vanity, garden tub, separate shower and tile bath. 2 ample sized secondary bedrooms. Large deck overlooks fenced yard. Fantastic corner lot. Quiet neighborhood, convenient to Hwy 441, I-85, Athens.

11. 2016-07-07
    soldstatus $139,900 Sold

    Show marketing remark (491 chars)

    Beautiful 3 BR/2 BA Ranch in great location! You will notice the amazing features the moment you step into this home: Hardwood floors, vaulted ceiling, spacious family room w/fireplace open to kitchen w/breakfast bar and large dining area. Tons of natural light. Relaxing master suite w/double vanity, garden tub, separate shower and tile bath. 2 ample sized secondary bedrooms. Large deck overlooks fenced yard. Fantastic corner lot. Quiet neighborhood, convenient to Hwy 441, I-85, Athens.

12. 2016-07-07
    soldstatus $139,900

    Show marketing remark (491 chars)

    Beautiful 3 BR/2 BA Ranch in great location! You will notice the amazing features the moment you step into this home: Hardwood floors, vaulted ceiling, spacious family room w/fireplace open to kitchen w/breakfast bar and large dining area. Tons of natural light. Relaxing master suite w/double vanity, garden tub, separate shower and tile bath. 2 ample sized secondary bedrooms. Large deck overlooks fenced yard. Fantastic corner lot. Quiet neighborhood, convenient to Hwy 441, I-85, Athens.

13. 2016-05-17
    status Under Contract

    Show marketing remark (491 chars)

    Beautiful 3 BR/2 BA Ranch in great location! You will notice the amazing features the moment you step into this home: Hardwood floors, vaulted ceiling, spacious family room w/fireplace open to kitchen w/breakfast bar and large dining area. Tons of natural light. Relaxing master suite w/double vanity, garden tub, separate shower and tile bath. 2 ample sized secondary bedrooms. Large deck overlooks fenced yard. Fantastic corner lot. Quiet neighborhood, convenient to Hwy 441, I-85, Athens.

14. 2016-05-17
    historical Pending

    Show marketing remark (491 chars)

    Beautiful 3 BR/2 BA Ranch in great location! You will notice the amazing features the moment you step into this home: Hardwood floors, vaulted ceiling, spacious family room w/fireplace open to kitchen w/breakfast bar and large dining area. Tons of natural light. Relaxing master suite w/double vanity, garden tub, separate shower and tile bath. 2 ample sized secondary bedrooms. Large deck overlooks fenced yard. Fantastic corner lot. Quiet neighborhood, convenient to Hwy 441, I-85, Athens.

15. 2016-05-11
    listed $139,900 Active

    Show marketing remark (491 chars)

    Beautiful 3 BR/2 BA Ranch in great location! You will notice the amazing features the moment you step into this home: Hardwood floors, vaulted ceiling, spacious family room w/fireplace open to kitchen w/breakfast bar and large dining area. Tons of natural light. Relaxing master suite w/double vanity, garden tub, separate shower and tile bath. 2 ample sized secondary bedrooms. Large deck overlooks fenced yard. Fantastic corner lot. Quiet neighborhood, convenient to Hwy 441, I-85, Athens.

16. 2016-05-11
    listed $139,900 New

    Show marketing remark (491 chars)

    Beautiful 3 BR/2 BA Ranch in great location! You will notice the amazing features the moment you step into this home: Hardwood floors, vaulted ceiling, spacious family room w/fireplace open to kitchen w/breakfast bar and large dining area. Tons of natural light. Relaxing master suite w/double vanity, garden tub, separate shower and tile bath. 2 ample sized secondary bedrooms. Large deck overlooks fenced yard. Fantastic corner lot. Quiet neighborhood, convenient to Hwy 441, I-85, Athens.

17. 2016-05-11
    listed $139,900

    Show marketing remark (491 chars)

    Beautiful 3 BR/2 BA Ranch in great location! You will notice the amazing features the moment you step into this home: Hardwood floors, vaulted ceiling, spacious family room w/fireplace open to kitchen w/breakfast bar and large dining area. Tons of natural light. Relaxing master suite w/double vanity, garden tub, separate shower and tile bath. 2 ample sized secondary bedrooms. Large deck overlooks fenced yard. Fantastic corner lot. Quiet neighborhood, convenient to Hwy 441, I-85, Athens.

18. 2015-06-03
    historical
19. 2015-05-22
    historical
20. 2015-05-08
    listed $139,900 New
21. 2015-05-08
    listed $139,900
22. 2012-04-30
    soldstatus $84,900
23. 2012-01-16
    listed $85,800
24. 2005-03-31
    soldstatus $139,000
25. 2004-12-27
    listed $144,900
26. 2001-02-12
    soldstatus $136,300

ⓘ 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: $2,301 · $192/mo
• Projected year-2 tax: $3,081 · $257/mo
• Expected delta: +$780/yr (+$65/mo · 33.9%)

ⓘ 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 5/10 Major 7 d/yr ≥104°F today · 17 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 12% 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: $25,703
• − Mortgage interest: −$18,760
• − Property taxes: −$2,301
• − Insurance: −$1,674
• − Repairs & maintenance: −$2,056
• − Management: −$2,056
• − Depreciation: −$9,743
• Taxable loss: −$10,887
• Est. tax savings @ 24.0%: +$2,613
• After-tax cash flow: $-2,132/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 — Commerce

• Score: 64/100
• State rank: #271
• US rank: #14693

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• City population: 12,874
• Population (ZIP): 7,360

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 (83%)
• Race & ethnicity: White 83% Two or more races 7% Hispanic / Latino 6% Black 4% Asian 2%
• Hispanic origin (detail): Mexican 4%
• Common ancestry: Italian 3% Slovak 3% Romanian 1%
• Foreign-born: 4% · Canada, Vietnam, South Korea
• Languages at home: 91% English-only · Spanish 4% German/W. Germanic 3% Vietnamese 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: ▲ 40.98%
• Current HPI: 367.9851
• 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

+141.7% since first listed

27 events — show timeline

• 2026-06-09 Sold (MLS) $329,500 FMLS
• 2026-06-09 Sold (MLS) $329,500 GAMLS
• 2026-06-06 Pending — FMLS
• 2026-06-06 Pending — GAMLS
• 2026-05-22 Price Changed $334,900 FMLS
• 2026-05-22 Price Changed $334,900 GAMLS
• 2026-04-24 Listed $339,900 GAMLS
• 2026-04-23 Coming Soon $339,900 GAMLS
• 2026-04-20 Listed $339,900 FMLS
• 2016-07-12 Sold (Public Records) $139,900 Public Records
• 2016-07-07 Sold (MLS) $139,900 Hive MLS
• 2016-07-07 Sold (MLS) $139,900 GAMLS
• 2016-07-07 Sold (MLS) $139,900 FMLS
• 2016-05-17 Pending — GAMLS
• 2016-05-17 Contingent — FMLS
• 2016-05-11 Listed $139,900 FMLS
• 2016-05-11 Listed $139,900 GAMLS
• 2016-05-11 Listed $139,900 Hive MLS
• 2015-06-03 Listing Removed — GAMLS
• 2015-05-22 Listing Removed — Hive MLS
• 2015-05-08 Listed $139,900 GAMLS
• 2015-05-08 Listed $139,900 Hive MLS
• 2012-04-30 Sold (MLS) $84,900 Hive MLS
• 2012-01-16 Listed $85,800 Hive MLS
• 2005-03-31 Sold (MLS) $139,000 Hive MLS
• 2004-12-27 Listed $144,900 Hive MLS
• 2001-02-12 Sold (Public Records) $136,300 Public Records

Property tax history

+6.0%/yr

Latest (2025): $2,301 · -1.0% YoY. Source: county tax records.