137 Taylor Rd · Jackson, GA 30233

$169,900

3 bd · 1.0 ba · 924 sqft · SingleFamily public records · 52 Days on market

Built 1960 1.16 ac lot $184/sqft · 33% above area Est $128k · 33% over

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Why this score? — see what drove the D 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 +21.5/30.0
• DSCR +6.9/10.0
• 1% rule +4.5/10.0
• Livability +2.8/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.4/10.0
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Listing remarks MLS

Charming investment opportunity in the heart of Jackson! This 3-Bedroom, 1-bath home offers potential and is perfect for buyers looking to add their personal touch. Featuring an open kitchen lay out and a spacious laundry room, the home provides a functional floor plan ready for customization. While the property does need some TLC, it boasts solid bones and presents a fantastic opportunity for renovation or rental income. Nestled in an established neighborhood surrounded by higher-priced homes, this location adds significant upside value for the savvy buyer. Whether you're an investor, first time buyer, or someone looking for a project, this home is full of possibilities. Don't miss your chance to transform this diamond i the rough into something special!

Key facts

• Open kitchen lay out
• Rental income
• 1.16 acre lot

Tags

• OPEN KITCHEN LAY OUT
• SPACIOUS LAUNDRY ROOM
• ESTABLISHED NEIGHBORHOOD
• RENTAL INCOME

Property features AI

Finance

• Other: Private paved road frontage; Property located on Taylor Rd

Exterior

• Parking: Parking pad
• Utilities: Public water; Public sewer; 110V and 220V electric service; Cable available; Natural gas available; Phone available
• Home design: One level (single-story); Resale property
• Construction: Vinyl siding; Shingle roof; Block foundation; Built with standard construction materials
• Exterior features: Rain gutters; Covered front and rear porches

Interior

• Kitchen: Laminate counters; Electric range
• Bedrooms: Three bedrooms on the main level; Split bedroom plan
• Flooring: Luxury vinyl flooring
• Bathrooms: One full bathroom (main level)
• Heating & cooling: Central heating (natural gas); Central air (electric)
• Interior features: Recessed lighting; Aluminum and wood window frames; No shared/common walls
• Laundry & utility: Laundry room; Electric dryer hookup

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $170k.

Deal economics

• At list price, monthly cash flow is $256 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $161k (5.4% below list).
• Recommended offer: $161k (5.4% below list) — sets the bar for 1% rule.
• Cap rate 8.1% 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; 60 units permitted in Butts County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $1k of loan paydown is wiped out by about $5k 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.

Negotiation context

• It's been on market 52 days — a 3% lower offer ($165k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts 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.

Risks & watch-outs

• Climate carrying-cost: major wind risk, 39% 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 $160,711 (5.4% below list)

Questions for the listing agent

1. It's been on market 52 days. Have you received any prior offers? Is the seller open to a 5% concession, seller financing, or rate buy-down credit?
2. Built in 1960 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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: 0.95% ✗
• Cap rate: 8.10%
• Cash-on-cash: 6.45%
• DSCR: 1.29
• GRM: 8.8

CMA / ARV

• ARV (median comp): $128,138
• List price: $169,900
• Delta: 32.59%
• Verdict: OVERPRICED
• Comps: 9 within 1.0 mi

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
237 Pulliam Dr	0.59mi	2/1.0 (-1)	930 (+1%)	13mo	$115,000	$124	55
1146 Nelson St	0.74mi	2/1.0 (-1)	896 (-3%)	11mo	$180,000	$201	46

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: -6.4%
• Equity multiple: 0.76×
• Total profit: $-11,327
• Equity at exit: $25,333

10-year hold

• IRR: 3.2%
• Equity multiple: 1.23×
• Total profit: $10,795
• Equity at exit: $14,690

Cash invested: $47,572 (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: 8.8×

Monthly cashflow live

• Estimated rent: $1,607 medium
• Mortgage (P&I): −$891
• Tax from tax record: −$52 /mo · $627/yr
• Insurance: −$71
• HOA: −$0
• Vacancy / Maint / Mgmt: −$337
• Net cashflow: $256

Break-even live

Break-even rent $1,284

Max offer price $169,900

Occupancy floor 79%

Sensitivity live

Price	-10% $352	-5% $304	+0% $256	+5% $207	+10% $159
Rent	-10% $129	-5% $192	+0% $256	+5% $319	+10% $383
Rate	-1.0pp $341	-0.5pp $299	base $256	+0.5pp $212	+1.0pp $167

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: $42,475
• Closing costs: $5,097
• Reserves months: —
• Total cash needed: —

Listing history 25 events

1. 2026-06-21
   days on market $169,900 Active 52 DOM
2. 2026-06-18
   days on market $169,900 Active 49 DOM
3. 2026-06-17
   days on market $169,900 Active 48 DOM
4. 2026-06-16
   days on market $169,900 Active 47 DOM
5. 2026-06-15
   days on market $169,900 Active 46 DOM
6. 2026-06-13
   days on market $169,900 Active 44 DOM
7. 2026-06-09
   days on market $169,900 Active 40 DOM
8. 2026-06-08
   days on market $169,900 Active 39 DOM
9. 2026-06-07
   days on market $169,900 Active 38 DOM
10. 2026-06-04
    days on market $169,900 Active 35 DOM
11. 2026-06-03
    days on market $169,900 Active 34 DOM
12. 2026-06-02
    days on market $169,900 Active 33 DOM
13. 2026-06-01
    days on market $169,900 Active 32 DOM
14. 2026-05-31
    days on market $169,900 Active 31 DOM
15. 2026-04-30
    listed $169,900 New 765-char remark

    Show marketing remark (765 chars)

    Charming investment opportunity in the heart of Jackson! This 3-Bedroom, 1-bath home offers potential and is perfect for buyers looking to add their personal touch. Featuring an open kitchen lay out and a spacious laundry room, the home provides a functional floor plan ready for customization. While the property does need some TLC, it boasts solid bones and presents a fantastic opportunity for renovation or rental income. Nestled in an established neighborhood surrounded by higher-priced homes, this location adds significant upside value for the savvy buyer. Whether you're an investor, first time buyer, or someone looking for a project, this home is full of possibilities. Don't miss your chance to transform this diamond i the rough into something special!

16. 2026-04-30
    listed $169,900 Active 771-char remark

    Show marketing remark (765 chars)

    Charming investment opportunity in the heart of Jackson! This 3-Bedroom, 1-bath home offers potential and is perfect for buyers looking to add their personal touch. Featuring an open kitchen lay out and a spacious laundry room, the home provides a functional floor plan ready for customization. While the property does need some TLC, it boasts solid bones and presents a fantastic opportunity for renovation or rental income. Nestled in an established neighborhood surrounded by higher-priced homes, this location adds significant upside value for the savvy buyer. Whether you're an investor, first time buyer, or someone looking for a project, this home is full of possibilities. Don't miss your chance to transform this diamond i the rough into something special!

17. 2025-09-18
    soldstatus $160,000
18. 2025-09-17
    soldstatus $160,000 Sold

    Show marketing remark (411 chars)

    Welcome to this adorable bungalow featuring 3 cozy bedrooms and 1 bathroom. This home is ready for its new owner! This lovingly refreshed home boasts brand-new flooring and fresh paint throughout, giving it a warm and inviting feel. Nestled on a full acre just off Jackson Square, you'll enjoy the perfect blend of country charm and everyday convenience. Don't miss your chance to see it, schedule a tour today!

19. 2025-09-02
    status Under Contract

    Show marketing remark (411 chars)

    Welcome to this adorable bungalow featuring 3 cozy bedrooms and 1 bathroom. This home is ready for its new owner! This lovingly refreshed home boasts brand-new flooring and fresh paint throughout, giving it a warm and inviting feel. Nestled on a full acre just off Jackson Square, you'll enjoy the perfect blend of country charm and everyday convenience. Don't miss your chance to see it, schedule a tour today!

20. 2025-08-12
    price $170,000

    Show marketing remark (411 chars)

    Welcome to this adorable bungalow featuring 3 cozy bedrooms and 1 bathroom. This home is ready for its new owner! This lovingly refreshed home boasts brand-new flooring and fresh paint throughout, giving it a warm and inviting feel. Nestled on a full acre just off Jackson Square, you'll enjoy the perfect blend of country charm and everyday convenience. Don't miss your chance to see it, schedule a tour today!

21. 2025-07-28
    listed $175,000 New

    Show marketing remark (411 chars)

    Welcome to this adorable bungalow featuring 3 cozy bedrooms and 1 bathroom. This home is ready for its new owner! This lovingly refreshed home boasts brand-new flooring and fresh paint throughout, giving it a warm and inviting feel. Nestled on a full acre just off Jackson Square, you'll enjoy the perfect blend of country charm and everyday convenience. Don't miss your chance to see it, schedule a tour today!

22. 2025-04-25
    soldstatus $120,001
23. 2025-04-24
    soldstatus $120,001 Sold
24. 2025-03-27
    status Under Contract
25. 2025-03-14
    listed $120,000 New

ⓘ 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: $627 · $52/mo
• Projected year-2 tax: $1,563 · $130/mo
• Expected delta: +$936/yr (+$78/mo · 149.2%)

ⓘ 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 3/10 Moderate
• 🌡 Heat 6/10 Major 7 d/yr ≥107°F today · 17 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 39% chance of damaging wind over 30 yrs
• 🫁 Air quality 3/10 Moderate 3 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $19,285
• − Mortgage interest: −$9,517
• − Property taxes: −$627
• − Insurance: −$850
• − Repairs & maintenance: −$1,543
• − Management: −$1,543
• − Depreciation: −$4,943
• Taxable income: $263
• Est. tax owed @ 24.0%: −$63
• After-tax cash flow: $3,004/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: 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

• 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

+41.6% since first listed

11 events — show timeline

• 2026-04-30 Listed $169,900 FMLS
• 2026-04-30 Listed $169,900 GAMLS
• 2025-09-18 Sold (Public Records) $160,000 Public Records
• 2025-09-17 Sold (MLS) $160,000 GAMLS
• 2025-09-02 Pending — GAMLS
• 2025-08-12 Price Changed $170,000 GAMLS
• 2025-07-28 Listed $175,000 GAMLS
• 2025-04-25 Sold (Public Records) $120,001 Public Records
• 2025-04-24 Sold (MLS) $120,001 GAMLS
• 2025-03-27 Pending — GAMLS
• 2025-03-14 Listed $120,000 GAMLS

Property tax history

+4.1%/yr

Latest (2025): $627 · +0.2% YoY. Source: county tax records.