1074 East Cherry St · Jesup, GA 31546

$135,250

3 bd · 1.0 ba · 1,352 sqft · SingleFamily public records · 107 Days on market

Built 1949 0.46 ac lot $100/sqft · 28% above area Est $106k · 28% over

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Why this score? — see what drove the C- 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 +26.1/30.0
• DSCR +8.8/10.0
• 1% rule +6.1/10.0
• Livability +3.5/5.0
• Schools +2.9/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Listing remarks MLS

Prime Commercial Potential at Major Highway Intersection, E Cherry and the Hwy 301/341 Bypass. Unlock the value of this high-visibility lot situated directly facing the traffic light at the intersection of E Cherry and the Hwy 301/341 Bypass. While currently zoned R3-Residential, this property is surrounded by established commercial developments, making it a premier candidate for rezoning. The existing structure has been vacant and requires significant renovation; however, the true value lies in the land and its strategic location. Sold As-Is, this is a "lot-value" play perfectly positioned for your next business venture. Bring your Offers.

Key facts

• Commercial potential
• High-visibility lot
• Strategic location

Tags

• COMMERCIAL POTENTIAL
• MAJOR HIGHWAY INTERSECTION
• HIGH-VISIBILITY LOT
• STRATEGIC LOCATION

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $135k.

Deal economics

• At list price, monthly cash flow is $342 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $135k).
• Recommended offer: $123k (9.0% below list) — sets the bar for market timing.
• Cap rate 9.3% vs local median 4.5% in Jesup — 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 69/100 on livability (#112 in GA) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety A+; Watch: amenities F, commute F, employment D-.
• Wayne County (rural): math 35% / reading 35% proficiency, ranked #68 of 174 in GA (top 39%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases; 60% free/reduced lunch — lower-income household profile, screen leases tightly.
• Zoned schools: Jesup Elementary School (math 32% / reading 22%, grade F, #689 of 1,228 statewide, top 58%, 680 students, 75% FRL); Arthur Williams Middle School (math 33% / reading 39%, grade F, #178 of 470 statewide, top 39%, 650 students, 75% FRL); Wayne County High School (math 32% / reading 40%, grade F, #74 of 424 statewide, top 18%, 1,467 students, 75% FRL) — zoned schools average 75% FRL vs 60% district-wide (15 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 84 active listings in the ZIP; 2 comparable units currently listed for rent nearby; 163 units permitted in Wayne County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $936 of loan paydown is wiped out by about $4k of value loss. Plan a longer hold.
• Wayne County population projected to shrink 10% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.

Negotiation context

• It's been on market 107 days — a 9% lower offer ($123k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $116k; 17% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: built in 1949 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; moderate wildfire risk; extreme-heat days projected 7→19/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $123,077 (9.0% below list)

Questions for the listing agent

1. It's been on market 107 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 1949 — 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. 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: 1.11% ✓
• Cap rate: 9.33%
• Cash-on-cash: 10.83%
• DSCR: 1.48
• GRM: 7.5

CMA / ARV

• ARV (median comp): $105,706
• List price: $135,250
• Delta: 27.95%
• Verdict: OVERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 7 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1312 E Plum St	0.26mi	2/2.0 (-1)	1,253 (-7%)	4mo	$149,000	$119	63
242 South Wayne St	0.72mi	3/2.0	1,336 (-1%)	13mo	$240,000	$180	49
484 Austin Ave	0.68mi	3/2.0	1,335 (-1%)	20mo	$225,000	$169	46
113 Mayfair Rd	0.75mi	3/1.5	1,200 (-11%)	1mo	$162,000	$135	44
294 Pine Ridge Rd	0.74mi	3/2.0	1,204 (-11%)	8mo	$204,900	$170	37
102 Tanglewood Dr	0.61mi	3/2.0	1,448 (+7%)	23mo	$145,000	$100	36
342 E Orange St	0.68mi	3/2.0	1,461 (+8%)	17mo	$119,000	$81	36

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 · 3.0% rent growth · sell at horizon

5-year hold

• IRR: -0.1%
• Equity multiple: 1.00×
• Total profit: $-177
• Equity at exit: $20,166

10-year hold

• IRR: 9.5%
• Equity multiple: 1.73×
• Total profit: $27,739
• Equity at exit: $11,694

Cash invested: $37,870 (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 31546

• Home prices YoY: -5.2%
• Active inventory: 84
• Price-to-rent: 7.5×

Monthly cashflow live

• Estimated rent: $1,495 medium
• Mortgage (P&I): −$709
• Tax from tax record: −$74 /mo · $882/yr
• Insurance: −$56
• HOA: −$0
• Vacancy / Maint / Mgmt: −$314
• Net cashflow: $342

Break-even live

Break-even rent $1,062

Max offer price $135,250

Occupancy floor 72%

Sensitivity live

Price	-10% $418	-5% $380	+0% $342	+5% $304	+10% $265
Rent	-10% $224	-5% $283	+0% $342	+5% $401	+10% $460
Rate	-1.0pp $410	-0.5pp $376	base $342	+0.5pp $307	+1.0pp $271

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: $33,812
• Closing costs: $4,058
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
275 Myrtle Ave Jesup, GA	2.0	2.0	1130	$1,495	$1.32	45d	1	0.31mi
277 Myrtle Ave Jesup, GA	2.0	2.0	1130	$1,495	$1.32	45d	1	0.31mi

Listing history 20 events

1. 2026-06-19
   days on market $135,250 Active 107 DOM
2. 2026-06-18
   days on market $135,250 Active 106 DOM
3. 2026-06-17
   days on market $135,250 Active 105 DOM
4. 2026-06-16
   days on market $135,250 Active 104 DOM
5. 2026-06-15
   days on market $135,250 Active 103 DOM
6. 2026-06-14
   days on market $135,250 Active 101 DOM
7. 2026-06-13
   days on market $135,250 Active 100 DOM
8. 2026-06-10
   days on market $135,250 Active 98 DOM
9. 2026-06-09
   days on market $135,250 Active 97 DOM
10. 2026-06-08
    days on market $135,250 Active 96 DOM
11. 2026-06-07
    days on market $135,250 Active 95 DOM
12. 2026-06-05
    days on market $135,250 Active 92 DOM
13. 2026-06-02
    days on market $135,250 Active 90 DOM
14. 2026-06-01
    days on market $135,250 Active 89 DOM
15. 2026-05-31
    days on market $135,250 Active 88 DOM
16. 2026-05-30
    days on market $135,250 Active 87 DOM
17. 2026-02-26
    listed $135,250 Active 658-char remark

    Show marketing remark (658 chars)

    Prime Commercial Potential at Major Highway Intersection, E Cherry and the Hwy 301/341 Bypass. Unlock the value of this high-visibility lot situated directly facing the traffic light at the intersection of E Cherry and the Hwy 301/341 Bypass. While currently zoned R3-Residential, this property is surrounded by established commercial developments, making it a premier candidate for rezoning. The existing structure has been vacant and requires significant renovation; however, the true value lies in the land and its strategic location. Sold As-Is, this is a "lot-value" play perfectly positioned for your next business venture. Bring your Offers.

18. 2024-01-08
    soldstatus $116,000
19. 2023-04-03
    soldstatus $125,000
20. 2022-12-29
    soldstatus $750,000

ⓘ 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: $882 · $74/mo
• Projected year-2 tax: $1,244 · $104/mo
• Expected delta: +$362/yr (+$30/mo · 41.0%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 3/10 Moderate FEMA zone X (unshaded) · 20% chance over 30 yrs
• 🔥 Wildfire 5/10 Major
• 🌡 Heat 9/10 Extreme 7 d/yr ≥109°F today · 19 d/yr by 30 yrs out
• 💨 Wind 8/10 Severe 99% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 2 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $17,940
• − Mortgage interest: −$7,576
• − Property taxes: −$882
• − Insurance: −$676
• − Repairs & maintenance: −$1,435
• − Management: −$1,435
• − Depreciation: −$3,935
• Taxable income: $2,000
• Est. tax owed @ 24.0%: −$480
• After-tax cash flow: $3,623/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: Wayne County
• NCES district ID: 1305550
• Math proficiency: 35% ▼ -4.00%
• Reading proficiency: 35% ▼ -3.00%
• Median HH income: $38,918
• Composite: 29.3/100
• National rank: #6554
• State rank: #68 of 174 in GA

Livability — Jesup

• Score: 69/100
• State rank: #112
• US rank: #8442

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Jesup, GA
• City population: 1,050
• Population (ZIP): 6,931

Population outlook (Wayne County) Hauer SSP2

• Today (2025): 28,891 people
• By 2030: 28,388 · -1.7%
• By 2040: 27,396 · -5.2%
• By 2050: 26,135 · -9.5%
• By 2075: 23,253 · -19.5%
• By 2100: 19,481 · -32.6%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (73%)
• Race & ethnicity: White 73% Black 20% Hispanic / Latino 5% Two or more races 5%
• Common ancestry: Serbian 2% Portuguese 2% Slovak 1%
• Foreign-born: 1% · Canada
• Languages at home: 98% English-only · Spanish 1%

Political lean MEDSL · Wayne

• 2024 margin: Solid R (+59.8) · D 20.0% · R 79.7%
• 2008→2024 swing: -14.8pp toward R · 2008: -44.9pp · 2024: -59.8pp
• All cycles: 2024: R+59.8 2020: R+57.1 2016: R+58.9 2012: R+48.3 2008: R+44.9

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -12.73%
• Current HPI: 229.8473
• 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

-82.0% since first listed

4 events — show timeline

• 2026-02-26 Listed $135,250 HABR
• 2024-01-08 Sold (Public Records) $116,000 Public Records
• 2023-04-03 Sold (Public Records) $125,000 Public Records
• 2022-12-29 Sold (Public Records) $750,000 Public Records

Property tax history

+7.4%/yr

Latest (2025): $882 · +38.8% YoY. Source: county tax records.