122 Dolly Dr · Jeffersonville, GA 31044

$88,000

1 bd · 1.0 ba · 819 sqft · SingleFamily public records · 54 Days on market

Built 1970 0.89 ac lot

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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 +17.3/30.0
• ARV discount +7.5/15.0
• DSCR +5.4/10.0
• 1% rule +4.7/10.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +1.7/10.0
• Schools +1.0/10.0

Listing remarks MLS

Escape to peaceful country living with this move-in ready gem in Jeffersonville! Nestled on a private, level 0.89-acre lot, this charming home offers the space, updates, and value buyers are searching for. This 3-bedroom, 1-bath home features 819 sq ft of thoughtfully refreshed living space, complete with brand new flooring and fresh interior paint throughout, giving it a bright, clean, and modern feel. The kitchen has been tastefully updated with new countertops and abundant cabinet space, making it both stylish and functional. Step outside and fall in love with the spacious yard-perfect for entertaining, gardening, pets, or simply enjoying the quiet surroundings. Enjoy your mornings on the cozy front porch, then unwind or host gatherings on the large back deck overlooking the private backyard-a perfect setup for outdoor living. Whether you're a first-time homebuyer, downsizing, or looking for a solid investment opportunity, this property delivers affordability, privacy, and potential-all in one. Homes like this don't last long-schedule your showing today!

Key facts

• Spacious yard
• New flooring
• Private level lot

Tags

• PRIVATE LEVEL LOT
• NEW FLOORING
• FRESH INTERIOR PAINT
• UPDATED KITCHEN
• ABUNDANT CABINET SPACE
• SPACIOUS YARD

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath single-family listed at $88k.

Deal economics

• At list price, monthly cash flow is $64 ($765/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 $85k (3.4% below list).
• Recommended offer: $85k (3.4% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 64/100 on livability (#248 in GA) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety A+; Watch: employment C-, schools F, crime D-.
• Twiggs County (rural): math 5% / reading 21% proficiency, ranked #164 of 174 in GA (top 94%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 79% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: 16 active listings in the ZIP; 7 units permitted in Twiggs County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $608 of loan paydown is wiped out by about $3k of value loss. Plan a longer hold.
• Twiggs County population projected at -41% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.

Negotiation context

• It's been on market 54 days — a 3% lower offer ($85k) is reasonable based on typical stale-listing flexibility.
• 2 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 flood risk; severe wind risk, 80% chance of damaging wind over 30y; moderate wildfire risk; extreme-heat days projected 7→18/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $85,051 (3.4% below list)

Questions for the listing agent

1. It's been on market 54 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1970 — 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. 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?
6. 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?
7. 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.
8. 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.
9. 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: 0.97% ✗
• Cap rate: 7.16%
• Cash-on-cash: 3.10%
• DSCR: 1.14
• GRM: 8.6

CMA / ARV

No comps found within radius.

Projected returns pro-forma

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

5-year hold

• IRR: -11.4%
• Equity multiple: 0.59×
• Total profit: $-10,186
• Equity at exit: $13,121

10-year hold

• IRR: -2.1%
• Equity multiple: 0.85×
• Total profit: $-3,589
• Equity at exit: $7,609

Cash invested: $24,640 (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 31044

• Home prices YoY: -3.1%
• Active inventory: 16
• Price-to-rent: 8.6×

Monthly cashflow live

• Estimated rent: $851 medium
• Mortgage (P&I): −$461
• Tax est. 1.5%: −$110 /mo · $1,320/yr
• Insurance: −$37
• HOA: −$0
• Vacancy / Maint / Mgmt: −$179
• Net cashflow: $64

Break-even live

Break-even rent $770

Max offer price $88,000

Occupancy floor 88%

Sensitivity live

Price	-10% $125	-5% $94	+0% $64	+5% $33	+10% $3
Rent	-10% $-3	-5% $30	+0% $64	+5% $97	+10% $131
Rate	-1.0pp $108	-0.5pp $86	base $64	+0.5pp $41	+1.0pp $18

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: $22,000
• Closing costs: $2,640
• Reserves months: —
• Total cash needed: —

Listing history 13 events

1. 2026-06-13
   statusdays on market $88,000 Under Contract 54 DOM
2. 2026-06-10
   days on market $88,000 Active Under Contract 52 DOM
3. 2026-06-09
   days on market $88,000 Active Under Contract 51 DOM
4. 2026-06-08
   days on market $88,000 Active Under Contract 50 DOM
5. 2026-06-07
   days on market $88,000 Active Under Contract 49 DOM
6. 2026-06-03
   days on market $88,000 Active Under Contract 45 DOM
7. 2026-06-02
   days on market $88,000 Active Under Contract 44 DOM
8. 2026-06-01
   days on market $88,000 Active Under Contract 43 DOM
9. 2026-05-31
   days on market $88,000 Active Under Contract 42 DOM
10. 2026-05-30
    days on market $88,000 Active Under Contract 41 DOM
11. 2026-05-16
    historical Active Under Contract 1085-char remark

    Show marketing remark (1085 chars)

    Escape to peaceful country living with this move-in ready gem in Jeffersonville! Nestled on a private, level 0.89-acre lot, this charming home offers the space, updates, and value buyers are searching for. This 3-bedroom, 1-bath home features 819 sq ft of thoughtfully refreshed living space, complete with brand new flooring and fresh interior paint throughout, giving it a bright, clean, and modern feel. The kitchen has been tastefully updated with new countertops and abundant cabinet space, making it both stylish and functional. Step outside and fall in love with the spacious yard-perfect for entertaining, gardening, pets, or simply enjoying the quiet surroundings. Enjoy your mornings on the cozy front porch, then unwind or host gatherings on the large back deck overlooking the private backyard-a perfect setup for outdoor living. Whether you're a first-time homebuyer, downsizing, or looking for a solid investment opportunity, this property delivers affordability, privacy, and potential-all in one. Homes like this don't last long-schedule your showing today!

12. 2026-04-19
    listed $88,000 Active 1103-char remark

    Show marketing remark (1085 chars)

    Escape to peaceful country living with this move-in ready gem in Jeffersonville! Nestled on a private, level 0.89-acre lot, this charming home offers the space, updates, and value buyers are searching for. This 3-bedroom, 1-bath home features 819 sq ft of thoughtfully refreshed living space, complete with brand new flooring and fresh interior paint throughout, giving it a bright, clean, and modern feel. The kitchen has been tastefully updated with new countertops and abundant cabinet space, making it both stylish and functional. Step outside and fall in love with the spacious yard-perfect for entertaining, gardening, pets, or simply enjoying the quiet surroundings. Enjoy your mornings on the cozy front porch, then unwind or host gatherings on the large back deck overlooking the private backyard-a perfect setup for outdoor living. Whether you're a first-time homebuyer, downsizing, or looking for a solid investment opportunity, this property delivers affordability, privacy, and potential-all in one. Homes like this don't last long-schedule your showing today!

13. 2026-04-19
    listed $88,000 New 1085-char remark

    Show marketing remark (1085 chars)

    Escape to peaceful country living with this move-in ready gem in Jeffersonville! Nestled on a private, level 0.89-acre lot, this charming home offers the space, updates, and value buyers are searching for. This 3-bedroom, 1-bath home features 819 sq ft of thoughtfully refreshed living space, complete with brand new flooring and fresh interior paint throughout, giving it a bright, clean, and modern feel. The kitchen has been tastefully updated with new countertops and abundant cabinet space, making it both stylish and functional. Step outside and fall in love with the spacious yard-perfect for entertaining, gardening, pets, or simply enjoying the quiet surroundings. Enjoy your mornings on the cozy front porch, then unwind or host gatherings on the large back deck overlooking the private backyard-a perfect setup for outdoor living. Whether you're a first-time homebuyer, downsizing, or looking for a solid investment opportunity, this property delivers affordability, privacy, and potential-all in one. Homes like this don't last long-schedule your showing today!

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Climate risk First Street

• 🌊 Flood 6/10 Major FEMA zone X (unshaded) · 72% chance over 30 yrs
• 🔥 Wildfire 5/10 Major
• 🌡 Heat 6/10 Major 7 d/yr ≥107°F today · 18 d/yr by 30 yrs out
• 💨 Wind 8/10 Severe 80% 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: $10,206
• − Mortgage interest: −$4,929
• − Property taxes: −$1,320
• − Insurance: −$440
• − Repairs & maintenance: −$816
• − Management: −$816
• − Depreciation: −$2,560
• Taxable loss: −$676
• Est. tax savings @ 24.0%: +$162
• After-tax cash flow: $927/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: Twiggs County
• NCES district ID: 1305220
• Math proficiency: 5% ▼ -15.00%
• Reading proficiency: 21% ▼ -6.00%
• Median HH income: $30,760
• Composite: 10.21/100
• National rank: #9795
• State rank: #164 of 174 in GA

Livability — Jeffersonville

• Score: 64/100
• State rank: #248
• US rank: #13983

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 2,702

Population outlook (Twiggs County) Hauer SSP2

• Today (2025): 7,018 people
• By 2030: 6,369 · -9.2%
• By 2040: 5,162 · -26.4%
• By 2050: 4,168 · -40.6%
• By 2075: 2,964 · -57.8%
• By 2100: 2,624 · -62.6%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Majority Black (63%)
• Race & ethnicity: Black 63% White 33% Asian 2% Two or more races 2%
• Foreign-born: 1% · China
• Languages at home: 98% English-only · Chinese 1% Spanish 1%

Political lean MEDSL · Twiggs

• 2024 margin: R (+14.7) · D 42.5% · R 57.2%
• 2008→2024 swing: -21.6pp toward R · 2008: 7.0pp · 2024: -14.7pp
• All cycles: 2024: R+14.7 2020: R+7.3 2016: R+1.6 2012: D+8.7 2008: D+7.0

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -6.68%
• Current HPI: 210.7366
• 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

+0.0% since first listed

3 events — show timeline

• 2026-05-16 Contingent — GAMLS
• 2026-04-19 Listed $88,000 CGMLS
• 2026-04-19 Listed $88,000 GAMLS