176 Crimson Feather Dr · Jefferson, GA 30549

$399,900

4 bd · 3.0 ba · 2,656 sqft · SingleFamily · 10 Days on market

Built 2025 Good condition 7,318 sqft lot $42/mo HOA · 1% of rent ↓ 24% since listing

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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 +17.6/30.0
• ARV discount +7.5/15.0
• Schools +5.9/10.0
• DSCR +5.5/10.0
• 1% rule +4.9/10.0
• Rent growth +4.4/5.0
• Condition / age +4.0/5.0
• Livability +3.7/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

The Stafford plan built by Crawford Creek Communities. Quick Move-In! Take Quick Advantage of Seller's $10,000 'Any Way You Want It!' Incentive with Use of Preferred Lender. This Could Mean No Closing Costs, a Rate Buydown, or Additional Upgrades! This 2656 Square Foot Home is Recently Completed and Move In-Ready! 4 Beds and 3 Baths, this Spacious and Thoughtfully Designed home, Places You Just 1 Mile Outside of Downtown Jefferson. With Hand Picked Selections and Finishes, Enjoy a Well Designed, Low Maintenance and Energy Efficient Home. With Highly Sought After Jefferson City Schools, Shopping, Parks and Restaurants All Close by, Now is the Time to Take Full Advantage of This Opportunity. 10 Foot Ceilings and Grand, 8 Foot Doorways Throughout the Main Level, This Build is a Must See! Agents and Buyers are Welcome to Tour Our Beautifully Decorated Model Home. *Photos are of actual home. Area stock photos used*

Key facts

• Quick move-in
• Low maintenance
• Energy efficient

Tags

• QUICK MOVE-IN
• LOW MAINTENANCE
• ENERGY EFFICIENT

🏗️ New construction. The $399,900 list price is a builder figure, so every metric below is computed on the value from comparable previous sales — $430,272.

What this means for you Summary

Snapshot

• This is a 4-bed/3.0-bath single-family listed at $400k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $340 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($4k rent vs $400k).
• Cap rate 7.2% 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; 3 comparable units currently listed for rent nearby; rentals lingering (median 46d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 100% 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).
• At $4,248/mo this rent would consume 53% of the median local household income ($96k/yr) (locally 354% 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 $3k of loan paydown is wiped out by about $13k 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.
• At projected returns (-3.0% appreciation + 7.5% rent growth), your $120k cash investment doubles in ~10 years — after that, you're playing with house money.

Negotiation context

• Only 10 days on market — expect competitive offers; lowballing is unlikely to land.
• 6 sale attempts; this cycle's ask has dropped $60k (13%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Recommended offer $399,900

Questions for the listing agent

1. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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.
4. 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.
5. 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: 0.99% ✗
• Cap rate: 7.24%
• Cash-on-cash: 3.39%
• DSCR: 1.15
• GRM: 8.4

CMA / ARV

• ARV (on-the-fly): $430,272
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
176 Crimson Feather Dr	0.00mi	4/3.0	2,656 (0%)	1mo	$399,900	$151	99
139 Crimson Feather Dr	0.03mi	4/3.0	2,656 (0%)	3mo	$399,900	$151	96
127 Crimson Feather Dr	0.03mi	4/3.0	2,468 (-7%)	1mo	$399,900	$162	86
120 Crimson Feather Dr	0.05mi	4/3.0	2,336 (-12%)	1mo	$410,000	$176	77
39 Ruby Robin Rd	0.03mi	4/3.0	2,336 (-12%)	2mo	$399,900	$171	77
783 Lakeview Bend Cir	0.26mi	3/2.5 (-1)	2,652 (-0%)	8mo	$430,000	$162	74
585 Lillian Way	0.24mi	4/3.0	2,714 (+2%)	18mo	$420,000	$155	71
124 Ruby Robin Road Rd	0.10mi	4/3.0	2,336 (-12%)	7mo	$439,000	$188	69
164 Crimson Feather Dr	0.07mi	4/3.0	2,336 (-12%)	12mo	$419,900	$180	67
47 Watersedge Ct	0.39mi	3/2.0 (-1)	2,540 (-4%)	15mo	$375,000	$148	53
992 Forsythia Ct	0.31mi	3/3.0 (-1)	2,279 (-14%)	9mo	$398,000	$175	49
55 Crooked Bend Trl	0.46mi	3/2.0 (-1)	2,259 (-15%)	11mo	$350,000	$155	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 · 7.48% rent growth · sell at horizon

5-year hold

• IRR: -6.0%
• Equity multiple: 0.77×
• Total profit: $-27,959
• Equity at exit: $64,155

10-year hold

• IRR: 8.5%
• Equity multiple: 1.78×
• Total profit: $93,996
• Equity at exit: $37,202

Cash invested: $120,476 (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: 7.8×

Monthly cashflow live

• Estimated rent: $4,248 medium
• Mortgage (P&I): −$2,256
• Tax est. 1.5%: −$538 /mo · $6,454/yr
• Insurance: −$179
• HOA: −$42
• Vacancy / Maint / Mgmt: −$892
• Net cashflow: $340

Break-even live

Break-even rent $3,817

Max offer price $430,272

Occupancy floor 87%

Sensitivity live

Price	-10% $637	-5% $489	+0% $340	+5% $191	+10% $43
Rent	-10% $5	-5% $172	+0% $340	+5% $508	+10% $676
Rate	-1.0pp $557	-0.5pp $450	base $340	+0.5pp $229	+1.0pp $115

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: $107,568
• Closing costs: $12,908
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
66 Woodmont Ln Unit 1302817P Jefferson, GA	3.0	2.0	2292	$7,358	$3.21	46d	1	0.63mi
63 Righteous Path Jefferson, GA	3.0	2.0	1962	$2,041	$1.04	46d	1	1.26mi
132 Cypress Pl Jefferson, GA	4.0	2.5	2763	$2,541	$0.92	46d	1	1.44mi

HOA detail

• Monthly dues: $42 · $504/yr

Listing history 16 events

1. 2026-04-24
   status Under Contract 923-char remark

   Show marketing remark (923 chars)

   The Stafford plan built by Crawford Creek Communities. Quick Move-In! Take Quick Advantage of Seller's $10,000 'Any Way You Want It!' Incentive with Use of Preferred Lender. This Could Mean No Closing Costs, a Rate Buydown, or Additional Upgrades! This 2656 Square Foot Home is Recently Completed and Move In-Ready! 4 Beds and 3 Baths, this Spacious and Thoughtfully Designed home, Places You Just 1 Mile Outside of Downtown Jefferson. With Hand Picked Selections and Finishes, Enjoy a Well Designed, Low Maintenance and Energy Efficient Home. With Highly Sought After Jefferson City Schools, Shopping, Parks and Restaurants All Close by, Now is the Time to Take Full Advantage of This Opportunity. 10 Foot Ceilings and Grand, 8 Foot Doorways Throughout the Main Level, This Build is a Must See! Agents and Buyers are Welcome to Tour Our Beautifully Decorated Model Home. *Photos are of actual home. Area stock photos used*

2. 2026-04-24
   status Pending

   Show marketing remark (923 chars)

   The Stafford plan built by Crawford Creek Communities. Quick Move-In! Take Quick Advantage of Seller's $10,000 'Any Way You Want It!' Incentive with Use of Preferred Lender. This Could Mean No Closing Costs, a Rate Buydown, or Additional Upgrades! This 2656 Square Foot Home is Recently Completed and Move In-Ready! 4 Beds and 3 Baths, this Spacious and Thoughtfully Designed home, Places You Just 1 Mile Outside of Downtown Jefferson. With Hand Picked Selections and Finishes, Enjoy a Well Designed, Low Maintenance and Energy Efficient Home. With Highly Sought After Jefferson City Schools, Shopping, Parks and Restaurants All Close by, Now is the Time to Take Full Advantage of This Opportunity. 10 Foot Ceilings and Grand, 8 Foot Doorways Throughout the Main Level, This Build is a Must See! Agents and Buyers are Welcome to Tour Our Beautifully Decorated Model Home. *Photos are of actual home. Area stock photos used*

3. 2026-04-17
   price $399,900 923-char remark

   Show marketing remark (923 chars)

   The Stafford plan built by Crawford Creek Communities. Quick Move-In! Take Quick Advantage of Seller's $10,000 'Any Way You Want It!' Incentive with Use of Preferred Lender. This Could Mean No Closing Costs, a Rate Buydown, or Additional Upgrades! This 2656 Square Foot Home is Recently Completed and Move In-Ready! 4 Beds and 3 Baths, this Spacious and Thoughtfully Designed home, Places You Just 1 Mile Outside of Downtown Jefferson. With Hand Picked Selections and Finishes, Enjoy a Well Designed, Low Maintenance and Energy Efficient Home. With Highly Sought After Jefferson City Schools, Shopping, Parks and Restaurants All Close by, Now is the Time to Take Full Advantage of This Opportunity. 10 Foot Ceilings and Grand, 8 Foot Doorways Throughout the Main Level, This Build is a Must See! Agents and Buyers are Welcome to Tour Our Beautifully Decorated Model Home. *Photos are of actual home. Area stock photos used*

4. 2026-04-17
   price $399,900

   Show marketing remark (923 chars)

   The Stafford plan built by Crawford Creek Communities. Quick Move-In! Take Quick Advantage of Seller's $10,000 'Any Way You Want It!' Incentive with Use of Preferred Lender. This Could Mean No Closing Costs, a Rate Buydown, or Additional Upgrades! This 2656 Square Foot Home is Recently Completed and Move In-Ready! 4 Beds and 3 Baths, this Spacious and Thoughtfully Designed home, Places You Just 1 Mile Outside of Downtown Jefferson. With Hand Picked Selections and Finishes, Enjoy a Well Designed, Low Maintenance and Energy Efficient Home. With Highly Sought After Jefferson City Schools, Shopping, Parks and Restaurants All Close by, Now is the Time to Take Full Advantage of This Opportunity. 10 Foot Ceilings and Grand, 8 Foot Doorways Throughout the Main Level, This Build is a Must See! Agents and Buyers are Welcome to Tour Our Beautifully Decorated Model Home. *Photos are of actual home. Area stock photos used*

5. 2026-04-14
   listed $459,900 New 923-char remark

   Show marketing remark (923 chars)

   The Stafford plan built by Crawford Creek Communities. Quick Move-In! Take Quick Advantage of Seller's $10,000 'Any Way You Want It!' Incentive with Use of Preferred Lender. This Could Mean No Closing Costs, a Rate Buydown, or Additional Upgrades! This 2656 Square Foot Home is Recently Completed and Move In-Ready! 4 Beds and 3 Baths, this Spacious and Thoughtfully Designed home, Places You Just 1 Mile Outside of Downtown Jefferson. With Hand Picked Selections and Finishes, Enjoy a Well Designed, Low Maintenance and Energy Efficient Home. With Highly Sought After Jefferson City Schools, Shopping, Parks and Restaurants All Close by, Now is the Time to Take Full Advantage of This Opportunity. 10 Foot Ceilings and Grand, 8 Foot Doorways Throughout the Main Level, This Build is a Must See! Agents and Buyers are Welcome to Tour Our Beautifully Decorated Model Home. *Photos are of actual home. Area stock photos used*

6. 2026-04-14
   listed $459,900 Active

   Show marketing remark (923 chars)

   The Stafford plan built by Crawford Creek Communities. Quick Move-In! Take Quick Advantage of Seller's $10,000 'Any Way You Want It!' Incentive with Use of Preferred Lender. This Could Mean No Closing Costs, a Rate Buydown, or Additional Upgrades! This 2656 Square Foot Home is Recently Completed and Move In-Ready! 4 Beds and 3 Baths, this Spacious and Thoughtfully Designed home, Places You Just 1 Mile Outside of Downtown Jefferson. With Hand Picked Selections and Finishes, Enjoy a Well Designed, Low Maintenance and Energy Efficient Home. With Highly Sought After Jefferson City Schools, Shopping, Parks and Restaurants All Close by, Now is the Time to Take Full Advantage of This Opportunity. 10 Foot Ceilings and Grand, 8 Foot Doorways Throughout the Main Level, This Build is a Must See! Agents and Buyers are Welcome to Tour Our Beautifully Decorated Model Home. *Photos are of actual home. Area stock photos used*

7. 2026-04-13
   historical
8. 2025-12-12
   listed $459,900 New
9. 2025-11-04
   historical
10. 2025-10-31
    historical
11. 2025-10-31
    historical
12. 2025-08-19
    listed $499,900
13. 2025-06-11
    price $499,900
14. 2025-06-11
    price $499,900
15. 2025-03-14
    listed $525,350 Active
16. 2025-03-14
    listed $525,350 New

ⓘ 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: $50,972
• − Mortgage interest: −$24,102
• − Property taxes: −$6,454
• − Insurance: −$2,151
• − Repairs & maintenance: −$4,078
• − Management: −$4,078
• − HOA: −$504
• − Depreciation: −$12,517
• Taxable loss: −$2,912
• Est. tax savings @ 24.0%: +$699
• After-tax cash flow: $4,780/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

Good 80/100 None rehab

This move-in-ready home is in excellent condition with no visible repairs needed. It offers a good investment opportunity with potential for minor updates to enhance its curb appeal and interior aesthetics.

Value-add opportunities

• Both Painting exterior and interior walls — Enhances curb appeal and interior aesthetics
• Both Landscaping improvements — Enhances curb appeal and adds value
• Resale Kitchen appliances — Modernizes the kitchen and attracts buyers
• Resale Bathroom fixtures — Modernizes the bathrooms and attracts buyers

Renovation cost estimate screening

Value-add ROI direction

• Both Painting exterior and interior walls — Enhances curb appeal and interior aesthetics ↑
• Both Landscaping improvements — Enhances curb appeal and adds value ↑
• Resale Kitchen appliances — Modernizes the kitchen and attracts buyers ↑
• Resale Bathroom fixtures — Modernizes the bathrooms and attracts 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: 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

-23.9% since first listed

16 events — show timeline

• 2026-04-24 Pending — GAMLS
• 2026-04-24 Pending — FMLS
• 2026-04-17 Price Changed $399,900 GAMLS
• 2026-04-17 Price Changed $399,900 FMLS
• 2026-04-14 Listed $459,900 FMLS
• 2026-04-14 Listed $459,900 GAMLS
• 2026-04-13 Listing Removed — GAMLS
• 2025-12-12 Listed $459,900 GAMLS
• 2025-11-04 Listing Removed — Hive MLS
• 2025-10-31 Listing Removed — GAMLS
• 2025-10-31 Listing Removed — FMLS
• 2025-08-19 Listed $499,900 Hive MLS
• 2025-06-11 Price Changed $499,900 GAMLS
• 2025-06-11 Price Changed $499,900 FMLS
• 2025-03-14 Listed $525,350 GAMLS
• 2025-03-14 Listed $525,350 FMLS