466 West Ave · Jackson, GA 30233

$259,900

None bd · None ba · — sqft · MultiFamily · 172 Days on market

Built 1975 Excellent condition 0.63 ac lot

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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
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Condition / age +5.0/5.0
• Livability +2.8/5.0
• Rent growth +2.5/5.0
• Schools +2.4/10.0
• Appreciation +0.0/10.0

Multi-family units

County records classify this as Multi-Family (2-4 Unit). Listing-text estimate: 3 units. confirmed

Listing remarks MLS

Great opportunity for a 3 unit rental income property. All units are under renovation and being sold as-is. New subflooring, framing, and rough in electrical & plumbing. All new decks and roof. Cabinets and water heaters have been brought in but not installed. 3 separate electric meters to the house and 1 water meter. The renovations will need to be finished by the new buyer. Call to see this one today

Key facts

• Water meter
• New decks
• New subflooring

Tags

• RENTAL INCOME PROPERTY
• NEW SUBFLOORING
• NEW DECKS
• NEW ROOF
• SEPARATE ELECTRIC METERS
• WATER METER

What this means for you Summary

Snapshot

• This is a 3 × 3-bed/1-bath units multifamily listed at $260k. Condition is rated excellent.

Deal economics

• At list price, monthly cash flow is $2k ($26k/yr) — positive. Per door: $716/mo.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($5k rent vs $260k).
• Recommended offer: $229k (12.0% below list) — sets the bar for market timing.
• Cap rate 16.2% vs local median 3.6% in Jackson — 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 56/100 on livability (#482 in GA) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, housing A+; Watch: amenities F, commute F, employment F.
• Butts County (rural): math 24% / reading 31% proficiency, ranked #103 of 174 in GA (top 59%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 61% free/reduced lunch — lower-income household profile, screen leases tightly.
• Zoned schools: Stark Elementary School (math 23% / reading 25%, grade F, #784 of 1,228 statewide, top 64%, 656 students, 83% FRL); Henderson Middle School (math 20% / reading 32%, grade F, #286 of 470 statewide, top 61%, 767 students, 83% FRL); Jackson High School (math 12% / reading 37%, grade F, #184 of 424 statewide, top 48%, 1,070 students, 83% FRL) — zoned schools average 83% FRL vs 61% district-wide (22 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 325 active listings in the ZIP; 2 comparable units currently listed for rent nearby; 60 units permitted in Butts County in 2024 (0 in 5+ unit buildings).
• At $4,992/mo this rent would consume 81% of the median local household income ($74k/yr) (locally 88% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $2k of loan paydown is wiped out by about $8k of value loss. Plan a longer hold.
• Butts County population projected at -17% 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 $73k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• It's been on market 172 days — a 12% lower offer ($229k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 3y 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 $100k; list at $260k implies a 160% gain — meaningful room to come down on a strong offer.

Recommended offer $228,712 (12.0% below list)

Questions for the listing agent

1. It's been on market 172 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Can we see the unit-by-unit rent roll, current vacancy, and any below-market leases? What's the average tenancy length?
3. What capital expenditures (roof, boiler, parking lot, exteriors) have been made in the last 5 years, and what's planned in the next 2?
4. Built in 1975 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
5. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
6. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
7. 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?
8. 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.
9. 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.
10. How much new apartment / multifamily construction is in the pipeline within 1–3 miles? Heavy new supply (>2% of stock underway) typically softens rents 12–24 months out; light construction supports rent growth.

Investment metrics

• 1% rule: 1.92% ✓
• Cap rate: 16.21%
• Cash-on-cash: 35.41%
• DSCR: 2.58
• GRM: 4.3

CMA / ARV

No comps found within radius.

Projected returns pro-forma

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

5-year hold

• IRR: 31.0%
• Equity multiple: 2.30×
• Total profit: $94,740
• Equity at exit: $38,752

10-year hold

• IRR: 38.2%
• Equity multiple: 4.56×
• Total profit: $258,930
• Equity at exit: $22,471

Cash invested: $72,772 (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 30233

• Home prices YoY: -3.9%
• Active inventory: 325
• Price-to-rent: 13.0×

Monthly cashflow live

• Estimated rent: $4,992 medium
• Mortgage (P&I): −$1,363
• Tax est. 1.5%: −$325 /mo · $3,898/yr
• Insurance: −$108
• HOA: −$0
• Vacancy / Maint / Mgmt: −$1,048
• Net cashflow: $2,148

Break-even live

Break-even rent $2,274

Max offer price $259,900

Occupancy floor 52%

Sensitivity live

Price	-10% $2,327	-5% $2,237	+0% $2,148	+5% $2,058	+10% $1,968
Rent	-10% $1,753	-5% $1,950	+0% $2,148	+5% $2,345	+10% $2,542
Rate	-1.0pp $2,278	-0.5pp $2,214	base $2,148	+0.5pp $2,080	+1.0pp $2,012

3-unit breakdown (identical units grouped — click to expand)

Units	Beds	Baths	Est. rent
▸ 3× units	3	1	$4,992
Total (3 units)			$4,992

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: $64,975
• Closing costs: $7,797
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
216 E Martin Luther King Jr Dr Jackson, GA	3.0	2.0	1170	$1,595	$1.36	26d	1	1.03mi
872 Brownlee Rd Jackson, GA	2.0	1.0	800	$770	$0.96	0d	1	1.40mi

Listing history 20 events

1. 2026-06-21
   days on market $259,900 Active 172 DOM
2. 2026-06-18
   days on market $259,900 Active 169 DOM
3. 2026-06-17
   days on market $259,900 Active 168 DOM
4. 2026-06-16
   days on market $259,900 Active 167 DOM
5. 2026-06-15
   days on market $259,900 Active 166 DOM
6. 2026-06-13
   days on market $259,900 Active 164 DOM
7. 2026-06-09
   days on market $259,900 Active 160 DOM
8. 2026-06-08
   days on market $259,900 Active 159 DOM
9. 2026-06-07
   days on market $259,900 Active 158 DOM
10. 2026-06-04
    days on market $259,900 Active 155 DOM
11. 2026-06-03
    days on market $259,900 Active 154 DOM
12. 2026-06-02
    days on market $259,900 Active 153 DOM
13. 2026-06-01
    days on market $259,900 Active 152 DOM
14. 2026-05-31
    days on market $259,900 Active 151 DOM
15. 2025-12-28
    listed $259,900 New 409-char remark

    Show marketing remark (409 chars)

    Great opportunity for a 3 unit rental income property. All units are under renovation and being sold as-is. New subflooring, framing, and rough in electrical & plumbing. All new decks and roof. Cabinets and water heaters have been brought in but not installed. 3 separate electric meters to the house and 1 water meter. The renovations will need to be finished by the new buyer. Call to see this one today

16. 2024-01-31
    soldstatus $100,000 Sold 572-char remark

    Show marketing remark (572 chars)

    If you are interested in a fixer upper that has great income potential, this is the place for you. This 2 story triplex is located in the city of Jackson on a quiet street. The units are vacant and ready for your contractor to come in and do some updates and renovations. There are 2 downstairs units, each with 3 bedrooms and 2 bathrooms. The upstairs unit is 2 bedrooms, and 2 bathrooms with an extra room that could be another bedroom. In this market, each unit could easily rent for $1000-$1400 based on the level of renovations. Parking on both sides of the building.

17. 2024-01-18
    status Under Contract 572-char remark

    Show marketing remark (572 chars)

    If you are interested in a fixer upper that has great income potential, this is the place for you. This 2 story triplex is located in the city of Jackson on a quiet street. The units are vacant and ready for your contractor to come in and do some updates and renovations. There are 2 downstairs units, each with 3 bedrooms and 2 bathrooms. The upstairs unit is 2 bedrooms, and 2 bathrooms with an extra room that could be another bedroom. In this market, each unit could easily rent for $1000-$1400 based on the level of renovations. Parking on both sides of the building.

18. 2023-11-24
    status Back On Market 572-char remark

    Show marketing remark (572 chars)

    If you are interested in a fixer upper that has great income potential, this is the place for you. This 2 story triplex is located in the city of Jackson on a quiet street. The units are vacant and ready for your contractor to come in and do some updates and renovations. There are 2 downstairs units, each with 3 bedrooms and 2 bathrooms. The upstairs unit is 2 bedrooms, and 2 bathrooms with an extra room that could be another bedroom. In this market, each unit could easily rent for $1000-$1400 based on the level of renovations. Parking on both sides of the building.

19. 2023-10-03
    status Under Contract 572-char remark

    Show marketing remark (572 chars)

    If you are interested in a fixer upper that has great income potential, this is the place for you. This 2 story triplex is located in the city of Jackson on a quiet street. The units are vacant and ready for your contractor to come in and do some updates and renovations. There are 2 downstairs units, each with 3 bedrooms and 2 bathrooms. The upstairs unit is 2 bedrooms, and 2 bathrooms with an extra room that could be another bedroom. In this market, each unit could easily rent for $1000-$1400 based on the level of renovations. Parking on both sides of the building.

20. 2023-09-25
    listed $158,500 New 572-char remark

    Show marketing remark (572 chars)

    If you are interested in a fixer upper that has great income potential, this is the place for you. This 2 story triplex is located in the city of Jackson on a quiet street. The units are vacant and ready for your contractor to come in and do some updates and renovations. There are 2 downstairs units, each with 3 bedrooms and 2 bathrooms. The upstairs unit is 2 bedrooms, and 2 bathrooms with an extra room that could be another bedroom. In this market, each unit could easily rent for $1000-$1400 based on the level of renovations. Parking on both sides of the building.

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Taxation est. · year 1

• Rental income: $59,904
• − Mortgage interest: −$14,558
• − Property taxes: −$3,898
• − Insurance: −$1,300
• − Repairs & maintenance: −$4,792
• − Management: −$4,792
• − Depreciation: −$7,561
• Taxable income: $23,002
• Est. tax owed @ 24.0%: −$5,521
• After-tax cash flow: $20,250/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.

Condition & rehab AI · 12 photos

Excellent 100/100 None rehab

This 3-unit multi-family property is under renovation and ready for completion. The units are in excellent condition with new construction and will be move-in ready upon completion.

Value-add opportunities

• Both Paint interior walls and trim — Fresh paint enhances curb appeal and interior aesthetics
• Both Install kitchen cabinets and appliances — Completed kitchen will attract renters and buyers
• Both Install bathroom fixtures and finishes — Completed bathrooms will attract renters and buyers
• Both Install flooring in kitchen and bathrooms — Completed flooring will enhance the living experience and attract renters and buyers
• Both Install HVAC system and finishes — Completed HVAC system will ensure comfort and attract renters and buyers
• Both Landscaping and curb appeal — Completed landscaping will enhance curb appeal and attract renters and buyers

Renovation cost estimate screening

Value-add ROI direction

• Both Paint interior walls and trim — Fresh paint enhances curb appeal and interior aesthetics ↑
• Both Install kitchen cabinets and appliances — Completed kitchen will attract renters and buyers ↑
• Both Install bathroom fixtures and finishes — Completed bathrooms will attract renters and buyers ↑
• Both Install flooring in kitchen and bathrooms — Completed flooring will enhance the living experience and attract renters and buyers ↑
• Both Install HVAC system and finishes — Completed HVAC system will ensure comfort and attract renters and buyers ↑
• Both Landscaping and curb appeal — Completed landscaping will enhance curb appeal and attract renters and buyers ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

Schools (NCES district)

• District: Butts County
• NCES district ID: 1300690
• Math proficiency: 24% ▼ -4.00%
• Reading proficiency: 31% ▼ -1.00%
• Median HH income: $45,248
• Composite: 23.65/100
• National rank: #7842
• State rank: #103 of 174 in GA

Livability — Jackson

• Score: 56/100
• State rank: #482
• US rank: #22448

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Jackson, GA
• County: Butts County · 24,730 people
• City population: 24,730
• Metro: Atlanta-Sandy Springs-Alpharetta, GA
• Population (ZIP): 24,730
• Household income: $74,222
• Rent vs Own: 23.3% rent · 76.7% own
• Severe rent burden: 88.0

Population outlook (Butts County) Hauer SSP2

• Today (2025): 22,763 people
• By 2030: 22,127 · -2.8%
• By 2040: 20,591 · -9.5%
• By 2050: 18,978 · -16.6%
• By 2075: 15,292 · -32.8%
• By 2100: 11,404 · -49.9%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (73%)
• Race & ethnicity: White 73% Black 19% Two or more races 6% Hispanic / Latino 4%
• Common ancestry: Slovak 1% Serbian 1% Romanian 1%
• Foreign-born: 2% · Canada
• Languages at home: 96% English-only · Spanish 4%

Political lean MEDSL · Butts

• 2024 margin: Solid R (+45.2) · D 27.2% · R 72.4%
• 2008→2024 swing: -13.5pp toward R · 2008: -31.7pp · 2024: -45.2pp
• All cycles: 2024: R+45.2 2020: R+43.6 2016: R+43.8 2012: R+35.6 2008: R+31.7

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -12.98%
• Current HPI: 316.5436
• Rent YoY: —
• Metro: Atlanta-Sandy Springs-Alpharetta, 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

+64.0% since first listed

6 events — show timeline

• 2025-12-28 Listed $259,900 GAMLS
• 2024-01-31 Sold (MLS) $100,000 GAMLS
• 2024-01-18 Pending — GAMLS
• 2023-11-24 Relisted — GAMLS
• 2023-10-03 Pending — GAMLS
• 2023-09-25 Listed $158,500 GAMLS