59 Goldfinch Cir · Jackson, GA 31064

$269,000

3 bd · 2.0 ba · 1,169 sqft · SingleFamily public records · 12 Days on market

Built 2004 Est $231k · 16% over $35/mo HOA · 2% of rent

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Why this score? — see what drove the F 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
• Cash flow +9.4/30.0
• Livability +2.8/5.0
• DSCR +2.7/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.3/10.0
• 1% rule +2.2/10.0
• ARV discount +0.2/15.0

Listing remarks MLS

Grab your fishing pole and let's go fishing! This adorable 3 bedroom / 2 bath home is just steps from Lake Jackson. You will be welcomed by the country front porch and enter into the cozy living room. This home offers a split bedroom plan with the perfect dinning area in the middle right off the kitchen. Dinning and living area are open to each other, great for entertaining for Summer cookouts and lake gatherings. The view of Lake Jackson from your back deck will never get old. This house will move fast! Don't miss out and schedule your viewing today!!

Key facts

• Tennis
• Clubhouse
• Golf

Tags

• PRIVATE BACKYARD
• ACCESS TO JACKSON LAKE
• MULTIPLE BEACHES
• CLUBHOUSE
• GOLF
• TENNIS

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $269k.

Deal economics

• At list price, monthly cash flow is $-190 ($-2k/yr) — negative.
• To cash-flow at today's rent, offer at most $235k (12.5% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $195k (27.6% below list).
• Recommended offer: $195k (27.6% below list) — sets the bar for 1% rule.
• Cap rate 5.4% 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.
• Jasper County (rural): math 24% / reading 30% proficiency, ranked #113 of 174 in GA (top 65%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 60% free/reduced lunch — lower-income household profile, screen leases tightly.
• Zoned schools: Washington Park Elementary School (math 27% / reading 29%, grade F, #673 of 1,228 statewide, top 55%, 564 students, 60% FRL); Jasper County Middle School (math 20% / reading 28%, grade F, #311 of 470 statewide, top 68%, 630 students, 58% FRL); Jasper County High School (math 32% / reading 42%, grade F, #68 of 424 statewide, top 17%, 725 students, 50% FRL) — zoned schools at 56% FRL track the district average.
• Market conditions: 179 active listings in the ZIP; 183 units permitted in Jasper County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $29k of equity ($2k loan paydown + $27k appreciation (10.0% local appreciation)).
• Jasper County population projected at -24% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• By year 2, paydown + projected appreciation supports a ~$46k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• Only 12 days on market — expect competitive offers; lowballing is unlikely to land.
• 4 sale attempts since 5y 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 $220k; 22% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Climate carrying-cost: major wind risk, 35% chance of damaging wind over 30y; extreme-heat days projected 7→17/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $194,765 (27.6% 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. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
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: 0.72% ✗
• Cap rate: 5.45%
• Cash-on-cash: -3.02%
• DSCR: 0.87
• GRM: 11.5

CMA / ARV

• ARV (on-the-fly): $231,462
• Comps found: 11

Show comp detail 11 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
59 Goldfinch Cir	0.00mi	3/2.0	1,169 (0%)	0mo	$265,000	$227	100
42 Crow Ct	0.42mi	3/2.0	1,200 (+3%)	2mo	$232,000	$193	74
25 Swallow Ct	0.42mi	3/2.0	1,120 (-4%)	0mo	$260,000	$232	73
116 Woodcock Ct	0.51mi	2/1.5 (-1)	1,196 (+2%)	8mo	$255,000	$213	58
2144 Turtle Cv	0.56mi	3/1.5	1,154 (-1%)	15mo	$190,000	$165	57
197 Pheasant Dr	0.71mi	3/2.0	1,204 (+3%)	8mo	$245,000	$203	55
74 Blackbird Cir	0.52mi	3/2.0	1,196 (+2%)	23mo	$250,400	$209	52
329 Chick-a-dee Ct	0.35mi	2/1.5 (-1)	1,344 (+15%)	1mo	$266,000	$198	51
2202 Turtle Cove Trwy	0.57mi	2/2.0 (-1)	1,055 (-10%)	2mo	$190,000	$180	50
225 Partridge Dr	0.45mi	3/2.0	1,305 (+12%)	13mo	$240,000	$184	49
639 Pelican Cir	0.74mi	3/2.0	1,320 (+13%)	17mo	$255,000	$193	30

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: 22.1%
• Equity multiple: 2.78×
• Total profit: $134,373
• Equity at exit: $242,337

10-year hold

• IRR: 19.9%
• Equity multiple: 6.38×
• Total profit: $405,105
• Equity at exit: $522,608

Cash invested: $75,320 (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 31064

• Home prices YoY: 16.0%
• Active inventory: 179
• Price-to-rent: 11.5×

Monthly cashflow live

• Estimated rent: $1,948 medium
• Mortgage (P&I): −$1,411
• Tax from tax record: −$171 /mo · $2,047/yr
• Insurance: −$112
• HOA: −$35
• Vacancy / Maint / Mgmt: −$409
• Net cashflow: $-190

Break-even live

Break-even rent $2,188

Max offer price $235,492

Occupancy floor —

Sensitivity live

Price	-10% $-37	-5% $-114	+0% $-190	+5% $-266	+10% $-342
Rent	-10% $-344	-5% $-267	+0% $-190	+5% $-113	+10% $-36
Rate	-1.0pp $-54	-0.5pp $-121	base $-190	+0.5pp $-259	+1.0pp $-330

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: $67,250
• Closing costs: $8,070
• Reserves months: —
• Total cash needed: —

HOA detail

• Monthly dues: $35 · $420/yr

Listing history 19 events

1. 2026-04-28
   status Under Contract
2. 2026-04-15
   listed $269,000 New
3. 2023-05-17
   soldstatus $220,000
4. 2023-05-16
   soldstatus $220,000 Sold 558-char remark

   Show marketing remark (566 chars)

   Grab your fishing pole and let's go fishing! This adorable 3 bedroom / 2 bath home is just steps from Lake Jackson. You will be welcomed by the country front porch and enter into the cozy living room. This home offers a split bedroom plan with the perfect dinning area in the middle right off the kitchen. Dinning and living area are open to each other, great for entertaining for Summer cookouts and lake gatherings. The view of Lake Jackson from your back deck will never get old. This house will move fast! Don't miss out and schedule your viewing today!!

5. 2023-05-16
   soldstatus $220,000 Closed 566-char remark

   Show marketing remark (566 chars)

   Grab your fishing pole and let's go fishing! This adorable 3 bedroom / 2 bath home is just steps from Lake Jackson. You will be welcomed by the country front porch and enter into the cozy living room. This home offers a split bedroom plan with the perfect dinning area in the middle right off the kitchen. Dinning and living area are open to each other, great for entertaining for Summer cookouts and lake gatherings. The view of Lake Jackson from your back deck will never get old. This house will move fast! Don't miss out and schedule your viewing today!!

6. 2023-04-27
   status Pending 566-char remark

   Show marketing remark (566 chars)

   Grab your fishing pole and let's go fishing! This adorable 3 bedroom / 2 bath home is just steps from Lake Jackson. You will be welcomed by the country front porch and enter into the cozy living room. This home offers a split bedroom plan with the perfect dinning area in the middle right off the kitchen. Dinning and living area are open to each other, great for entertaining for Summer cookouts and lake gatherings. The view of Lake Jackson from your back deck will never get old. This house will move fast! Don't miss out and schedule your viewing today!!

7. 2023-04-26
   status Under Contract 558-char remark

   Show marketing remark (566 chars)

   Grab your fishing pole and let's go fishing! This adorable 3 bedroom / 2 bath home is just steps from Lake Jackson. You will be welcomed by the country front porch and enter into the cozy living room. This home offers a split bedroom plan with the perfect dinning area in the middle right off the kitchen. Dinning and living area are open to each other, great for entertaining for Summer cookouts and lake gatherings. The view of Lake Jackson from your back deck will never get old. This house will move fast! Don't miss out and schedule your viewing today!!

8. 2023-04-26
   historical Active Under Contract 566-char remark

   Show marketing remark (566 chars)

   Grab your fishing pole and let's go fishing! This adorable 3 bedroom / 2 bath home is just steps from Lake Jackson. You will be welcomed by the country front porch and enter into the cozy living room. This home offers a split bedroom plan with the perfect dinning area in the middle right off the kitchen. Dinning and living area are open to each other, great for entertaining for Summer cookouts and lake gatherings. The view of Lake Jackson from your back deck will never get old. This house will move fast! Don't miss out and schedule your viewing today!!

9. 2023-04-02
   price $239,900 558-char remark

   Show marketing remark (566 chars)

   Grab your fishing pole and let's go fishing! This adorable 3 bedroom / 2 bath home is just steps from Lake Jackson. You will be welcomed by the country front porch and enter into the cozy living room. This home offers a split bedroom plan with the perfect dinning area in the middle right off the kitchen. Dinning and living area are open to each other, great for entertaining for Summer cookouts and lake gatherings. The view of Lake Jackson from your back deck will never get old. This house will move fast! Don't miss out and schedule your viewing today!!

10. 2023-04-02
    price $239,900 566-char remark

    Show marketing remark (566 chars)

    Grab your fishing pole and let's go fishing! This adorable 3 bedroom / 2 bath home is just steps from Lake Jackson. You will be welcomed by the country front porch and enter into the cozy living room. This home offers a split bedroom plan with the perfect dinning area in the middle right off the kitchen. Dinning and living area are open to each other, great for entertaining for Summer cookouts and lake gatherings. The view of Lake Jackson from your back deck will never get old. This house will move fast! Don't miss out and schedule your viewing today!!

11. 2023-03-21
    listed $249,900 New 558-char remark

    Show marketing remark (566 chars)

    Grab your fishing pole and let's go fishing! This adorable 3 bedroom / 2 bath home is just steps from Lake Jackson. You will be welcomed by the country front porch and enter into the cozy living room. This home offers a split bedroom plan with the perfect dinning area in the middle right off the kitchen. Dinning and living area are open to each other, great for entertaining for Summer cookouts and lake gatherings. The view of Lake Jackson from your back deck will never get old. This house will move fast! Don't miss out and schedule your viewing today!!

12. 2023-03-21
    listed $249,900 Active 566-char remark

    Show marketing remark (566 chars)

    Grab your fishing pole and let's go fishing! This adorable 3 bedroom / 2 bath home is just steps from Lake Jackson. You will be welcomed by the country front porch and enter into the cozy living room. This home offers a split bedroom plan with the perfect dinning area in the middle right off the kitchen. Dinning and living area are open to each other, great for entertaining for Summer cookouts and lake gatherings. The view of Lake Jackson from your back deck will never get old. This house will move fast! Don't miss out and schedule your viewing today!!

13. 2021-12-22
    soldstatus $198,500
14. 2021-12-21
    soldstatus $198,500 Sold
15. 2021-12-01
    status Under Contract
16. 2021-11-12
    price $198,500
17. 2021-10-20
    listed $194,500 New
18. 2004-12-29
    soldstatus $106,000
19. 2004-03-11
    soldstatus $17,500

ⓘ 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: $2,047 · $171/mo
• Projected year-2 tax: $2,475 · $206/mo
• Expected delta: +$428/yr (+$36/mo · 20.9%)

ⓘ 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 6/10 Major 7 d/yr ≥107°F today · 17 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 35% chance of damaging wind over 30 yrs
• 🫁 Air quality 3/10 Moderate 4 unhealthy d/yr today · 4 by 30 yrs out

Taxation est. · year 1

• Rental income: $23,372
• − Mortgage interest: −$15,068
• − Property taxes: −$2,047
• − Insurance: −$1,345
• − Repairs & maintenance: −$1,870
• − Management: −$1,870
• − HOA: −$420
• − Depreciation: −$7,825
• Taxable loss: −$7,073
• Est. tax savings @ 24.0%: +$1,698
• After-tax cash flow: $-579/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: Jasper County
• NCES district ID: 1302970
• Math proficiency: 24% ▼ -12.00%
• Reading proficiency: 30% ▼ -6.00%
• Median HH income: $42,606
• Composite: 22.99/100
• National rank: #7980
• State rank: #113 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

• City population: 24,730
• Population (ZIP): 9,859

Population outlook (Jasper County) Hauer SSP2

• Today (2025): 13,020 people
• By 2030: 12,538 · -3.7%
• By 2040: 11,355 · -12.8%
• By 2050: 9,955 · -23.5%
• By 2075: 6,646 · -49.0%
• By 2100: 4,022 · -69.1%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (71%)
• Race & ethnicity: White 71% Black 21% Hispanic / Latino 5% Two or more races 4%
• Common ancestry: Slovak 3% Serbian 2% Italian 1%
• Foreign-born: 2% · Canada
• Languages at home: 97% English-only · Spanish 3%

Political lean MEDSL · Jasper

• 2024 margin: Solid R (+58.4) · D 20.6% · R 79.0%
• 2008→2024 swing: -24.8pp toward R · 2008: -33.6pp · 2024: -58.4pp
• All cycles: 2024: R+58.4 2020: R+53.1 2016: R+46.7 2012: R+38.0 2008: R+33.6

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 58.00%
• Current HPI: 420.9288
• 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

+1437.1% since first listed

19 events — show timeline

• 2026-04-28 Pending — GAMLS
• 2026-04-15 Listed $269,000 GAMLS
• 2023-05-17 Sold (Public Records) $220,000 Public Records
• 2023-05-16 Sold (MLS) $220,000 FMLS
• 2023-05-16 Sold (MLS) $220,000 GAMLS
• 2023-04-27 Pending — FMLS
• 2023-04-26 Pending — GAMLS
• 2023-04-26 Contingent — FMLS
• 2023-04-02 Price Changed $239,900 GAMLS
• 2023-04-02 Price Changed $239,900 FMLS
• 2023-03-21 Listed $249,900 FMLS
• 2023-03-21 Listed $249,900 GAMLS
• 2021-12-22 Sold (Public Records) $198,500 Public Records
• 2021-12-21 Sold (MLS) $198,500 GAMLS
• 2021-12-01 Pending — GAMLS
• 2021-11-12 Price Changed $198,500 GAMLS
• 2021-10-20 Listed $194,500 GAMLS
• 2004-12-29 Sold (Public Records) $106,000 Public Records
• 2004-03-11 Sold (Public Records) $17,500 Public Records

Property tax history

+1.8%/yr

Latest (2025): $2,047 · +3.6% YoY. Source: county tax records.