3577 Gant Jackson Rd · Dearing, GA 30808

$150,000

4 bd · 2.0 ba · 2,432 sqft · Other public records · 1 Days on market

Built 2003 1.10 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 +25.6/30.0
• Appreciation +8.7/10.0
• DSCR +8.5/10.0
• ARV discount +7.5/15.0
• 1% rule +5.6/10.0
• Livability +2.9/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.3/10.0

Listing remarks MLS

Welcome to peaceful country living on over an acre in McDuffie County! This spacious 4-bedroom, 2-bath home offers over 2,200 square feet of living space, perfectly situated on a 1.1-acre lot with no HOA-giving you the freedom and room to truly enjoy the outdoors. Inside, you'll find a functional and inviting layout designed for everyday living. The large living room features a cozy fireplace, creating the perfect gathering space, while the expansive kitchen and dining area offer ample cabinet and counter space-ideal for entertaining or family meals. All four bedrooms are generously sized, providing flexibility for family, guests, or a home office. A secondary living area with built-in cabinetry and a sink adds even more versatility-perfect for a den, game room, or hobby space. Enjoy the outdoors from the covered front porch or relax on the rear deck overlooking your private acreage. With plenty of room for gardening, recreation, or simply enjoying the quiet setting, this property offers the space and lifestyle many buyers are searching for. Conveniently located just a short drive to Thomson and Augusta, this home combines rural charm with accessibility. Don't miss your opportunity to own a slice of country living with room to grow!

Key facts

• Room for hobbies
• 4 spacious acres
• Room for animals

Tags

• 4 SPACIOUS ACRES
• OUTDOOR LIVING
• ROOM FOR HOBBIES
• ROOM FOR ANIMALS
• ROOM FOR GARDENING

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath other listed at $150k.

Deal economics

• At list price, monthly cash flow is $355 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $150k).

Location & tenants

• Location reads 58/100 on livability (#448 in GA) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, housing B+; Watch: employment C-, schools F, crime D-.
• Mcduffie County (rural): math 12% / reading 19% proficiency, ranked #156 of 174 in GA (top 90%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 65% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: 23 active listings in the ZIP; 64 units permitted in McDuffie County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $12k of equity ($1k loan paydown + $11k appreciation (7.5% local appreciation)).
• McDuffie County population projected at -18% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (7.5% appreciation + 3.0% rent growth), your $42k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 3, paydown + projected appreciation supports a ~$31k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• Only 1 days on market — expect competitive offers; lowballing is unlikely to land.
• 4 sale attempts since 6y ago; this cycle's ask has dropped $29k (16%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $97k; list at $150k implies a 55% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: major wind risk, 60% chance of damaging wind over 30y; major wildfire risk; extreme-heat days projected 7→17/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $150,000

Questions for the listing agent

1. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
2. 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?
3. Crime grade is D 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?
4. 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.
5. 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.
6. 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: 1.06% ✓
• Cap rate: 9.14%
• Cash-on-cash: 10.16%
• DSCR: 1.45
• GRM: 7.9

CMA / ARV

No comps found within radius.

Projected returns pro-forma

7.5% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 26.8%
• Equity multiple: 2.90×
• Total profit: $79,596
• Equity at exit: $108,879

10-year hold

• IRR: 24.3%
• Equity multiple: 6.09×
• Total profit: $213,971
• Equity at exit: $211,450

Cash invested: $42,000 (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 30808

• Home prices YoY: 2.8%
• Active inventory: 23
• Price-to-rent: 7.9×

Monthly cashflow live

• Estimated rent: $1,585 medium
• Mortgage (P&I): −$787
• Tax from tax record: −$48 /mo · $572/yr
• Insurance: −$62
• HOA: −$0
• Vacancy / Maint / Mgmt: −$333
• Net cashflow: $355

Break-even live

Break-even rent $1,135

Max offer price $150,000

Occupancy floor 73%

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: $37,500
• Closing costs: $4,500
• Reserves months: —
• Total cash needed: —

Listing history 12 events

1. 2026-06-17
   pricedays on marketlisting id $150,000 Active 1 DOM
2. 2026-05-18
   price $174,000 1264-char remark

   Show marketing remark (1264 chars)

   Welcome to peaceful country living on over an acre in McDuffie County! This spacious 4-bedroom, 2-bath home offers over 2,200 square feet of living space, perfectly situated on a 1.1-acre lot with no HOA-giving you the freedom and room to truly enjoy the outdoors. Inside, you'll find a functional and inviting layout designed for everyday living. The large living room features a cozy fireplace, creating the perfect gathering space, while the expansive kitchen and dining area offer ample cabinet and counter space-ideal for entertaining or family meals. All four bedrooms are generously sized, providing flexibility for family, guests, or a home office. A secondary living area with built-in cabinetry and a sink adds even more versatility-perfect for a den, game room, or hobby space. Enjoy the outdoors from the covered front porch or relax on the rear deck overlooking your private acreage. With plenty of room for gardening, recreation, or simply enjoying the quiet setting, this property offers the space and lifestyle many buyers are searching for. Conveniently located just a short drive to Thomson and Augusta, this home combines rural charm with accessibility. Don't miss your opportunity to own a slice of country living with room to grow!

3. 2026-04-08
   listed $179,000 New 1264-char remark

   Show marketing remark (1264 chars)

   Welcome to peaceful country living on over an acre in McDuffie County! This spacious 4-bedroom, 2-bath home offers over 2,200 square feet of living space, perfectly situated on a 1.1-acre lot with no HOA-giving you the freedom and room to truly enjoy the outdoors. Inside, you'll find a functional and inviting layout designed for everyday living. The large living room features a cozy fireplace, creating the perfect gathering space, while the expansive kitchen and dining area offer ample cabinet and counter space-ideal for entertaining or family meals. All four bedrooms are generously sized, providing flexibility for family, guests, or a home office. A secondary living area with built-in cabinetry and a sink adds even more versatility-perfect for a den, game room, or hobby space. Enjoy the outdoors from the covered front porch or relax on the rear deck overlooking your private acreage. With plenty of room for gardening, recreation, or simply enjoying the quiet setting, this property offers the space and lifestyle many buyers are searching for. Conveniently located just a short drive to Thomson and Augusta, this home combines rural charm with accessibility. Don't miss your opportunity to own a slice of country living with room to grow!

4. 2022-04-10
   price $1,150
5. 2021-08-26
   soldstatus $97,000
6. 2020-11-06
   soldstatus $42,000 400-char remark

   Show marketing remark (400 chars)

   HUGE DOUBLE WIDE SITTING ON 1.10 ACRES OF LAND WITH NO HOA THERE IS ROOM TO ENJOY THE OUTDOORS, THIS HOME HAS 4 NICE SIZED BEDROOMS 2 FULL BATHS , LIVING ROOM WITH A FIREPLACE , HUGE DINING ROOM AND KITCHEN WITH LOTS OF CABINETS AND COUNTER SPACE, THE HOME ALSO HAS A HUGE FAMILY ROOM WITH CABINETS AND A SINK FOR , THERE IS A DECK AND A HUGE PORCH ON THE FRONT OF THE HOME FOR YOUR FAMILY TO ENJOY.

7. 2020-11-06
   soldstatus $42,000

   Show marketing remark (400 chars)

   HUGE DOUBLE WIDE SITTING ON 1.10 ACRES OF LAND WITH NO HOA THERE IS ROOM TO ENJOY THE OUTDOORS, THIS HOME HAS 4 NICE SIZED BEDROOMS 2 FULL BATHS , LIVING ROOM WITH A FIREPLACE , HUGE DINING ROOM AND KITCHEN WITH LOTS OF CABINETS AND COUNTER SPACE, THE HOME ALSO HAS A HUGE FAMILY ROOM WITH CABINETS AND A SINK FOR , THERE IS A DECK AND A HUGE PORCH ON THE FRONT OF THE HOME FOR YOUR FAMILY TO ENJOY.

8. 2020-11-06
   soldstatus $42,000

   Show marketing remark (400 chars)

   HUGE DOUBLE WIDE SITTING ON 1.10 ACRES OF LAND WITH NO HOA THERE IS ROOM TO ENJOY THE OUTDOORS, THIS HOME HAS 4 NICE SIZED BEDROOMS 2 FULL BATHS , LIVING ROOM WITH A FIREPLACE , HUGE DINING ROOM AND KITCHEN WITH LOTS OF CABINETS AND COUNTER SPACE, THE HOME ALSO HAS A HUGE FAMILY ROOM WITH CABINETS AND A SINK FOR , THERE IS A DECK AND A HUGE PORCH ON THE FRONT OF THE HOME FOR YOUR FAMILY TO ENJOY.

9. 2020-11-06
   listed $70,000

   Show marketing remark (400 chars)

   HUGE DOUBLE WIDE SITTING ON 1.10 ACRES OF LAND WITH NO HOA THERE IS ROOM TO ENJOY THE OUTDOORS, THIS HOME HAS 4 NICE SIZED BEDROOMS 2 FULL BATHS , LIVING ROOM WITH A FIREPLACE , HUGE DINING ROOM AND KITCHEN WITH LOTS OF CABINETS AND COUNTER SPACE, THE HOME ALSO HAS A HUGE FAMILY ROOM WITH CABINETS AND A SINK FOR , THERE IS A DECK AND A HUGE PORCH ON THE FRONT OF THE HOME FOR YOUR FAMILY TO ENJOY.

10. 2020-05-13
    listed $63,000 400-char remark

    Show marketing remark (400 chars)

    HUGE DOUBLE WIDE SITTING ON 1.10 ACRES OF LAND WITH NO HOA THERE IS ROOM TO ENJOY THE OUTDOORS, THIS HOME HAS 4 NICE SIZED BEDROOMS 2 FULL BATHS , LIVING ROOM WITH A FIREPLACE , HUGE DINING ROOM AND KITCHEN WITH LOTS OF CABINETS AND COUNTER SPACE, THE HOME ALSO HAS A HUGE FAMILY ROOM WITH CABINETS AND A SINK FOR , THERE IS A DECK AND A HUGE PORCH ON THE FRONT OF THE HOME FOR YOUR FAMILY TO ENJOY.

11. 2020-05-13
    listed $63,000

    Show marketing remark (400 chars)

    HUGE DOUBLE WIDE SITTING ON 1.10 ACRES OF LAND WITH NO HOA THERE IS ROOM TO ENJOY THE OUTDOORS, THIS HOME HAS 4 NICE SIZED BEDROOMS 2 FULL BATHS , LIVING ROOM WITH A FIREPLACE , HUGE DINING ROOM AND KITCHEN WITH LOTS OF CABINETS AND COUNTER SPACE, THE HOME ALSO HAS A HUGE FAMILY ROOM WITH CABINETS AND A SINK FOR , THERE IS A DECK AND A HUGE PORCH ON THE FRONT OF THE HOME FOR YOUR FAMILY TO ENJOY.

12. 2000-08-14
    soldstatus $8,500

ⓘ 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: $572 · $48/mo
• Projected year-2 tax: $1,380 · $115/mo
• Expected delta: +$808/yr (+$67/mo · 141.2%)

ⓘ 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 6/10 Major
• 🌡 Heat 6/10 Major 7 d/yr ≥106°F today · 17 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 60% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $19,022
• − Mortgage interest: −$8,402
• − Property taxes: −$572
• − Insurance: −$750
• − Repairs & maintenance: −$1,522
• − Management: −$1,522
• − Depreciation: −$4,364
• Taxable income: $1,890
• Est. tax owed @ 24.0%: −$454
• After-tax cash flow: $3,812/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: Mcduffie County
• NCES district ID: 1303570
• Math proficiency: 12% ▼ -15.00%
• Reading proficiency: 19% ▼ -8.00%
• Median HH income: $37,658
• Composite: 12.98/100
• National rank: #9570
• State rank: #156 of 174 in GA

Livability — Dearing

• Score: 58/100
• State rank: #448
• US rank: #21368

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 4,302

Population outlook (McDuffie County) Hauer SSP2

• Today (2025): 20,590 people
• By 2030: 19,922 · -3.2%
• By 2040: 18,451 · -10.4%
• By 2050: 16,898 · -17.9%
• By 2075: 13,647 · -33.7%
• By 2100: 10,421 · -49.4%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (69%)
• Race & ethnicity: White 69% Black 26% Hispanic / Latino 3% Two or more races 3%
• Common ancestry: Slovak 2% Portuguese 2%
• Languages at home: 99% English-only · Spanish 1%

Political lean MEDSL · McDuffie

• 2024 margin: Strong R (+24.9) · D 37.4% · R 62.3%
• 2008→2024 swing: -10.0pp toward R · 2008: -14.9pp · 2024: -24.9pp
• All cycles: 2024: R+24.9 2020: R+19.1 2016: R+18.7 2012: R+15.0 2008: R+14.9

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 7.50%
• Current HPI: 273.7709
• 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

+1947.1% since first listed

11 events — show timeline

• 2026-05-18 Price Changed $174,000 GAMLS
• 2026-04-08 Listed $179,000 GAMLS
• 2022-04-10 Price Changed $1,150 RENT.
• 2021-08-26 Sold (Public Records) $97,000 Public Records
• 2020-11-06 Listed $70,000 TBOR
• 2020-11-06 Sold (MLS) $42,000 Hive MLS
• 2020-11-06 Sold (MLS) $42,000 TBOR
• 2020-11-06 Sold (MLS) $42,000 Hive MLS
• 2020-05-13 Listed $63,000 Hive MLS
• 2020-05-13 Listed $63,000 Hive MLS
• 2000-08-14 Sold (Public Records) $8,500 Public Records

Property tax history

+20.3%/yr

Latest (2025): $572 · -0.0% YoY. Source: county tax records.