96 Jesse Johnson Dr · Blakely, GA 39823

$80,000

2 bd · 1.0 ba · 1,479 sqft · SingleFamily public records · 120 Days on market

Built 1950 0.29 ac lot $54/sqft · 10% below area Est $89k · 10% under

---

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 +11.8/15.0
• DSCR +10.0/10.0
• 1% rule +8.7/10.0
• Appreciation +4.9/10.0
• Livability +2.9/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.4/10.0

Listing remarks MLS

-FIXER UPPER WITH STRONG POTENTIAL! IDEAL FOR INVESTORS OR BUYERS LOOKING TO RENOVATE. SOLD-AS-IS.GREAT OPPORTUNITY TO ADD VLUE.OWNER OCCUPIED.PLEASE CALL FOR SHOWINGS!!!

Key facts

• 0.29 acre lot
• Built 1950
• Listed 120 days

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $80k.

Deal economics

• At list price, monthly cash flow is $352 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $80k).
• Recommended offer: $73k (9.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 57/100 on livability (#476 in GA) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, housing B+; Watch: health & safety D, schools F, crime F.
• Early County (town): math 16% / reading 19% proficiency, ranked #150 of 174 in GA (top 86%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 70% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: 29 active listings in the ZIP; 11 units permitted in Early County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $393 of equity ($553 loan paydown + $-160 appreciation (-0.2% local appreciation)).
• Early County population projected at -28% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (-0.2% appreciation + 3.0% rent growth), your $22k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• It's been on market 120 days — a 9% lower offer ($73k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $10k (11%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $24k; list at $80k implies a 233% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1950 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: severe wind risk, 98% chance of damaging wind over 30y; extreme-heat days projected 7→19/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $72,800 (9.0% below list)

Questions for the listing agent

1. It's been on market 120 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Built in 1950 — 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. Crime grade is F in this area — have there been break-ins, vandalism, or insurance claims at this property in the last 3 years? What carrier currently insures it and at what premium?
7. 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.
8. 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.
9. 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: 1.37% ✓
• Cap rate: 11.57%
• Cash-on-cash: 18.85%
• DSCR: 1.84
• GRM: 6.1

CMA / ARV

• ARV (median comp): $88,536
• List price: $80,000
• Delta: -9.64%
• Verdict: FAIR
• Comps: 12 within 1.0 mi

Show comp detail 3 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
600 Chattahoochee Ave	0.39mi	2/1.0	1,611 (+9%)	3mo	$115,000	$71	65
93 Arnall Blvd	0.20mi	3/2.0 (+1)	1,324 (-10%)	2mo	$99,000	$75	63
710 Liberty St	0.58mi	3/1.0 (+1)	1,325 (-10%)	20mo	$56,544	$43	34

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

-0.2% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 18.1%
• Equity multiple: 1.86×
• Total profit: $19,313
• Equity at exit: $22,432

10-year hold

• IRR: 22.7%
• Equity multiple: 3.47×
• Total profit: $55,306
• Equity at exit: $26,337

Cash invested: $22,400 (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 39823

• Home prices YoY: -0.1%
• Active inventory: 29
• Price-to-rent: 6.1×

Monthly cashflow live

• Estimated rent: $1,100 medium
• Mortgage (P&I): −$420
• Tax from tax record: −$64 /mo · $771/yr
• Insurance: −$33
• HOA: −$0
• Vacancy / Maint / Mgmt: −$231
• Net cashflow: $352

Break-even live

Break-even rent $655

Max offer price $80,000

Occupancy floor 63%

Sensitivity live

Price	-10% $397	-5% $374	+0% $352	+5% $329	+10% $307
Rent	-10% $265	-5% $308	+0% $352	+5% $395	+10% $439
Rate	-1.0pp $392	-0.5pp $372	base $352	+0.5pp $331	+1.0pp $310

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: $20,000
• Closing costs: $2,400
• Reserves months: —
• Total cash needed: —

Listing history 23 events

1. 2026-06-21
   days on market $80,000 Active 120 DOM
2. 2026-06-18
   days on market $80,000 Active 118 DOM
3. 2026-06-17
   days on market $80,000 Active 117 DOM
4. 2026-06-16
   days on market $80,000 Active 116 DOM
5. 2026-06-15
   days on market $80,000 Active 115 DOM
6. 2026-06-13
   days on market $80,000 Active 113 DOM
7. 2026-06-12
   days on market $80,000 Active 112 DOM
8. 2026-06-09
   days on market $80,000 Active 109 DOM
9. 2026-06-08
   days on market $80,000 Active 108 DOM
10. 2026-06-07
    days on market $80,000 Active 107 DOM
11. 2026-06-05
    days on market $80,000 Active 105 DOM
12. 2026-06-04
    days on market $80,000 Active 103 DOM
13. 2026-06-02
    days on market $80,000 Active 102 DOM
14. 2026-06-01
    days on market $80,000 Active 101 DOM
15. 2026-05-31
    days on market $80,000 Active 100 DOM
16. 2026-05-31
    days on market $80,000 Active 99 DOM
17. 2026-04-15
    price $80,000 170-char remark

    Show marketing remark (170 chars)

    -FIXER UPPER WITH STRONG POTENTIAL! IDEAL FOR INVESTORS OR BUYERS LOOKING TO RENOVATE. SOLD-AS-IS.GREAT OPPORTUNITY TO ADD VLUE.OWNER OCCUPIED.PLEASE CALL FOR SHOWINGS!!!

18. 2026-04-13
    price $80,000 171-char remark

    Show marketing remark (171 chars)

    FIXER UPPER WITH STRONG POTENTIAL! IDEAL FOR INVESTORS OR BUYERS LOOKING TO RENOVATE. SOLD AS-IS. GREAT OPPORTUMITY TO ADD VALUE.OWNER OCCUPIED.PLEASE CALL FOR SHOWINGS!!!

19. 2026-02-20
    listed $90,000 Active 170-char remark

    Show marketing remark (170 chars)

    -FIXER UPPER WITH STRONG POTENTIAL! IDEAL FOR INVESTORS OR BUYERS LOOKING TO RENOVATE. SOLD-AS-IS.GREAT OPPORTUNITY TO ADD VLUE.OWNER OCCUPIED.PLEASE CALL FOR SHOWINGS!!!

20. 2026-02-20
    historical $90,000 170-char remark

    Show marketing remark (170 chars)

    -FIXER UPPER WITH STRONG POTENTIAL! IDEAL FOR INVESTORS OR BUYERS LOOKING TO RENOVATE. SOLD-AS-IS.GREAT OPPORTUNITY TO ADD VLUE.OWNER OCCUPIED.PLEASE CALL FOR SHOWINGS!!!

21. 2026-02-17
    listed $90,000 New 171-char remark

    Show marketing remark (171 chars)

    FIXER UPPER WITH STRONG POTENTIAL! IDEAL FOR INVESTORS OR BUYERS LOOKING TO RENOVATE. SOLD AS-IS. GREAT OPPORTUMITY TO ADD VALUE.OWNER OCCUPIED.PLEASE CALL FOR SHOWINGS!!!

22. 2003-01-21
    soldstatus $24,000
23. 1993-11-17
    soldstatus $15,000

ⓘ 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: $771 · $64/mo
• Projected year-2 tax: $771 · $64/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ 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 7/10 Severe 7 d/yr ≥109°F today · 19 d/yr by 30 yrs out
• 💨 Wind 8/10 Severe 98% chance of damaging wind over 30 yrs
• 🫁 Air quality 3/10 Moderate 2 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $13,200
• − Mortgage interest: −$4,481
• − Property taxes: −$771
• − Insurance: −$400
• − Repairs & maintenance: −$1,056
• − Management: −$1,056
• − Depreciation: −$2,327
• Taxable income: $3,108
• Est. tax owed @ 24.0%: −$746
• After-tax cash flow: $3,476/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: Early County
• NCES district ID: 1301920
• Math proficiency: 16% ▼ -13.00%
• Reading proficiency: 19% ▼ -8.00%
• Median HH income: $30,207
• Composite: 13.94/100
• National rank: #9478
• State rank: #150 of 174 in GA

Livability — Blakely

• Score: 57/100
• State rank: #476
• US rank: #22306

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Blakely, GA
• Population (ZIP): 8,635

Population outlook (Early County) Hauer SSP2

• Today (2025): 9,375 people
• By 2030: 8,784 · -6.3%
• By 2040: 7,706 · -17.8%
• By 2050: 6,794 · -27.5%
• By 2075: 5,139 · -45.2%
• By 2100: 3,988 · -57.5%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Majority Black (53%)
• Race & ethnicity: Black 53% White 44% Two or more races 2%
• Common ancestry: Italian 1% Lithuanian 1% Russian 1%
• Foreign-born: 0% · Canada

Political lean MEDSL · Early

• 2024 margin: R (+11.5) · D 44.2% · R 55.7%
• 2008→2024 swing: -9.5pp toward R · 2008: -2.0pp · 2024: -11.5pp
• All cycles: 2024: R+11.5 2020: R+5.0 2016: R+8.1 2012: D+3.9 2008: R+2.0

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -0.20%
• Current HPI: 172.576
• 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

+433.3% since first listed

7 events — show timeline

• 2026-04-15 Price Changed $80,000 FMLS
• 2026-04-13 Price Changed $80,000 GAMLS
• 2026-02-20 Listed $90,000 FMLS
• 2026-02-20 Coming Soon $90,000 FMLS
• 2026-02-17 Listed $90,000 GAMLS
• 2003-01-21 Sold (Public Records) $24,000 Public Records
• 1993-11-17 Sold (Public Records) $15,000 Public Records

Property tax history

+5.2%/yr

Latest (2025): $771 · +54.1% YoY. Source: county tax records.