139 Old South River Rd · Jackson, GA 30233

$135,000

3 bd · 2.0 ba · 1,466 sqft · SingleFamily public records · 98 Days on market

Built 1950 3.00 ac lot

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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 +28.2/30.0
• DSCR +10.0/10.0
• 1% rule +7.5/10.0
• ARV discount +7.5/15.0
• Livability +2.8/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.4/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Endless Potential on 3 Acres in Jackson, GA! Discover the opportunity to make this 3-bedroom, 2-bath home your own, nestled on a sprawling 3-acre lot in peaceful Jackson, Georgia. Whether you're an investor or a buyer with vision, this fixer-upper offers the perfect canvas to create your dream property. Enjoy the tranquility of rural living while still being just a short drive to town, schools, and I-75 access. With a little TLC, this property can shine again - don't miss your chance to unlock its full potential!

Key facts

• Rural living
• I-75 access
• Short drive to town

Tags

• 3 ACRES
• FIXER-UPPER
• RURAL LIVING
• SHORT DRIVE TO TOWN
• I-75 ACCESS

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $135k.

Deal economics

• At list price, monthly cash flow is $427 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $135k).
• Recommended offer: $123k (9.0% below list) — sets the bar for market timing.
• Cap rate 10.1% vs local median 3.7% 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); 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: 321 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 $933 of loan paydown is wiped out by about $4k 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.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $38k cash investment doubles in ~9 years — after that, you're playing with house money.

Negotiation context

• It's been on market 98 days — a 9% lower offer ($123k) is reasonable based on typical stale-listing flexibility.
• 9 sale attempts since 8y 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.

Risks & watch-outs

• Watch-outs: built in 1950 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major wind risk, 27% 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 $122,850 (9.0% below list)

Questions for the listing agent

1. It's been on market 98 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Built in 1950 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
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: 1.25% ✓
• Cap rate: 10.09%
• Cash-on-cash: 13.56%
• DSCR: 1.60
• GRM: 6.7

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: 3.7%
• Equity multiple: 1.14×
• Total profit: $5,336
• Equity at exit: $20,129

10-year hold

• IRR: 13.2%
• Equity multiple: 2.05×
• Total profit: $39,712
• Equity at exit: $11,672

Cash invested: $37,800 (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: 321
• Price-to-rent: 6.7×

Monthly cashflow live

• Estimated rent: $1,689 medium
• Mortgage (P&I): −$708
• Tax from tax record: −$143 /mo · $1,713/yr
• Insurance: −$56
• HOA: −$0
• Vacancy / Maint / Mgmt: −$355
• Net cashflow: $427

Break-even live

Break-even rent $1,148

Max offer price $135,000

Occupancy floor 70%

Sensitivity live

Price	-10% $504	-5% $465	+0% $427	+5% $389	+10% $351
Rent	-10% $294	-5% $360	+0% $427	+5% $494	+10% $561
Rate	-1.0pp $495	-0.5pp $461	base $427	+0.5pp $392	+1.0pp $357

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: $33,750
• Closing costs: $4,050
• Reserves months: —
• Total cash needed: —

Listing history 29 events

1. 2025-12-30
   status Pending
2. 2025-11-21
   status Under Contract 520-char remark

   Show marketing remark (520 chars)

   Endless Potential on 3 Acres in Jackson, GA! Discover the opportunity to make this 3-bedroom, 2-bath home your own, nestled on a sprawling 3-acre lot in peaceful Jackson, Georgia. Whether you're an investor or a buyer with vision, this fixer-upper offers the perfect canvas to create your dream property. Enjoy the tranquility of rural living while still being just a short drive to town, schools, and I-75 access. With a little TLC, this property can shine again - don't miss your chance to unlock its full potential!

3. 2025-11-21
   historical Active Under Contract

   Show marketing remark (520 chars)

   Endless Potential on 3 Acres in Jackson, GA! Discover the opportunity to make this 3-bedroom, 2-bath home your own, nestled on a sprawling 3-acre lot in peaceful Jackson, Georgia. Whether you're an investor or a buyer with vision, this fixer-upper offers the perfect canvas to create your dream property. Enjoy the tranquility of rural living while still being just a short drive to town, schools, and I-75 access. With a little TLC, this property can shine again - don't miss your chance to unlock its full potential!

4. 2025-11-14
   status Back On Market 520-char remark

   Show marketing remark (520 chars)

   Endless Potential on 3 Acres in Jackson, GA! Discover the opportunity to make this 3-bedroom, 2-bath home your own, nestled on a sprawling 3-acre lot in peaceful Jackson, Georgia. Whether you're an investor or a buyer with vision, this fixer-upper offers the perfect canvas to create your dream property. Enjoy the tranquility of rural living while still being just a short drive to town, schools, and I-75 access. With a little TLC, this property can shine again - don't miss your chance to unlock its full potential!

5. 2025-11-14
   status Active

   Show marketing remark (520 chars)

   Endless Potential on 3 Acres in Jackson, GA! Discover the opportunity to make this 3-bedroom, 2-bath home your own, nestled on a sprawling 3-acre lot in peaceful Jackson, Georgia. Whether you're an investor or a buyer with vision, this fixer-upper offers the perfect canvas to create your dream property. Enjoy the tranquility of rural living while still being just a short drive to town, schools, and I-75 access. With a little TLC, this property can shine again - don't miss your chance to unlock its full potential!

6. 2025-11-05
   status Pending
7. 2025-10-28
   status Under Contract 520-char remark

   Show marketing remark (520 chars)

   Endless Potential on 3 Acres in Jackson, GA! Discover the opportunity to make this 3-bedroom, 2-bath home your own, nestled on a sprawling 3-acre lot in peaceful Jackson, Georgia. Whether you're an investor or a buyer with vision, this fixer-upper offers the perfect canvas to create your dream property. Enjoy the tranquility of rural living while still being just a short drive to town, schools, and I-75 access. With a little TLC, this property can shine again - don't miss your chance to unlock its full potential!

8. 2025-10-28
   historical Active Under Contract

   Show marketing remark (520 chars)

   Endless Potential on 3 Acres in Jackson, GA! Discover the opportunity to make this 3-bedroom, 2-bath home your own, nestled on a sprawling 3-acre lot in peaceful Jackson, Georgia. Whether you're an investor or a buyer with vision, this fixer-upper offers the perfect canvas to create your dream property. Enjoy the tranquility of rural living while still being just a short drive to town, schools, and I-75 access. With a little TLC, this property can shine again - don't miss your chance to unlock its full potential!

9. 2025-09-12
   listed $135,000 Active

   Show marketing remark (520 chars)

   Endless Potential on 3 Acres in Jackson, GA! Discover the opportunity to make this 3-bedroom, 2-bath home your own, nestled on a sprawling 3-acre lot in peaceful Jackson, Georgia. Whether you're an investor or a buyer with vision, this fixer-upper offers the perfect canvas to create your dream property. Enjoy the tranquility of rural living while still being just a short drive to town, schools, and I-75 access. With a little TLC, this property can shine again - don't miss your chance to unlock its full potential!

10. 2025-09-12
    listed $135,000 New 520-char remark

    Show marketing remark (520 chars)

    Endless Potential on 3 Acres in Jackson, GA! Discover the opportunity to make this 3-bedroom, 2-bath home your own, nestled on a sprawling 3-acre lot in peaceful Jackson, Georgia. Whether you're an investor or a buyer with vision, this fixer-upper offers the perfect canvas to create your dream property. Enjoy the tranquility of rural living while still being just a short drive to town, schools, and I-75 access. With a little TLC, this property can shine again - don't miss your chance to unlock its full potential!

11. 2025-07-28
    historical
12. 2025-07-28
    historical
13. 2025-07-07
    price $155,000
14. 2025-07-07
    price $155,000
15. 2025-06-12
    listed $165,000 Active
16. 2025-06-12
    listed $165,000 New
17. 2019-06-10
    soldstatus $125,000
18. 2019-05-31
    soldstatus $125,000 Sold
19. 2019-05-11
    status Under Contract
20. 2019-04-27
    status Back on Market
21. 2019-04-12
    status Under Contract
22. 2019-04-07
    listed $119,000 New
23. 2018-09-24
    historical
24. 2018-05-30
    listed $129,000 New
25. 2010-09-18
    price $40,000 Reduced
26. 2010-08-14
    price $45,000 Reduced
27. 2006-09-14
    soldstatus $108,600
28. 2006-03-07
    soldstatus $149,900
29. 2000-11-01
    soldstatus $103,500

ⓘ 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: $1,713 · $143/mo
• Projected year-2 tax: $1,713 · $143/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ 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 4/10 Moderate
• 🌡 Heat 6/10 Major 7 d/yr ≥107°F today · 17 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 27% 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: $20,264
• − Mortgage interest: −$7,562
• − Property taxes: −$1,713
• − Insurance: −$675
• − Repairs & maintenance: −$1,621
• − Management: −$1,621
• − Depreciation: −$3,927
• Taxable income: $3,144
• Est. tax owed @ 24.0%: −$755
• After-tax cash flow: $4,371/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

+30.4% since first listed

29 events — show timeline

• 2025-12-30 Pending — FMLS
• 2025-11-21 Pending — GAMLS
• 2025-11-21 Contingent — FMLS
• 2025-11-14 Relisted — GAMLS
• 2025-11-14 Relisted — FMLS
• 2025-11-05 Pending — FMLS
• 2025-10-28 Pending — GAMLS
• 2025-10-28 Contingent — FMLS
• 2025-09-12 Listed $135,000 GAMLS
• 2025-09-12 Listed $135,000 FMLS
• 2025-07-28 Listing Removed — GAMLS
• 2025-07-28 Listing Removed — FMLS
• 2025-07-07 Price Changed $155,000 FMLS
• 2025-07-07 Price Changed $155,000 GAMLS
• 2025-06-12 Listed $165,000 GAMLS
• 2025-06-12 Listed $165,000 FMLS
• 2019-06-10 Sold (Public Records) $125,000 Public Records
• 2019-05-31 Sold (MLS) $125,000 GAMLS
• 2019-05-11 Pending — GAMLS
• 2019-04-27 Relisted — GAMLS
• 2019-04-12 Pending — GAMLS
• 2019-04-07 Listed $119,000 GAMLS
• 2018-09-24 Listing Removed — GAMLS
• 2018-05-30 Listed $129,000 GAMLS
• 2010-09-18 Price Changed $40,000 GAMLS
• 2010-08-14 Price Changed $45,000 GAMLS
• 2006-09-14 Sold (Public Records) $108,600 Public Records
• 2006-03-07 Sold (Public Records) $149,900 Public Records
• 2000-11-01 Sold (Public Records) $103,500 Public Records

Property tax history

+1.4%/yr

Latest (2025): $1,713 · -4.9% YoY. Source: county tax records.