1151 Old Kings Bridge Rd · Nicholson, GA 30565

$169,900

3 bd · 1.0 ba · 1,440 sqft · SingleFamily public records · 48 Days on market

Built 1969 1.00 ac lot $118/sqft · 42% below area Est $294k · 42% under

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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 +26.0/30.0
• ARV discount +15.0/15.0
• DSCR +8.7/10.0
• 1% rule +6.1/10.0
• Schools +3.3/10.0
• Livability +2.9/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

3 bedroom, 1 bathroom home sitting on a beautiful 1-acre lot with open land and room to spread out. Enjoy the large covered front porch, perfect for relaxing and enjoying the peaceful setting. There is also a storage shed for tools, equipment, or extra storage. Conveniently located to Athens and Banks Crossing for shopping, restaurants, and everyday needs while still offering a more rural feel. Located in a great school district. This home does need a little TLC but has great potential for someone looking to make it their own.

Key facts

• 1 acre lot
• Built 1969
• Listed 48 days

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 $421 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $170k).
• Recommended offer: $165k (3.0% below list) — sets the bar for market timing.
• Cap rate 9.3% vs local median 2.6% in Nicholson — 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 57/100 on livability (#453 in GA) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, crime A, housing B+; Watch: amenities F, commute F, employment F.
• Jackson County (rural): math 38% / reading 37% proficiency, ranked #50 of 174 in GA (top 29%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: East Jackson Middle School (math 38% / reading 36%, grade F, #164 of 470 statewide, top 35%, 544 students, 63% FRL); East Jackson Comprehensive High School (math 28% / reading 28%, grade F, #155 of 424 statewide, top 37%, 1,343 students, 52% FRL).
• Market conditions: 40 active listings in the ZIP; 2,167 units permitted in Jackson County in 2024 (59 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.
• Jackson County population projected at +14% by 2050 — modest demand growth; plan on rents tracking national, not racing it.

Negotiation context

• It's been on market 48 days — a 3% lower offer ($165k) is reasonable based on typical stale-listing flexibility.
• 8 sale attempts since 20y 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 $80k; list at $170k implies a 112% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: extreme-heat days projected 7→17/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $164,803 (3.0% below list)

Questions for the listing agent

1. It's been on market 48 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 1969 — 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. 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.
6. 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.
7. 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: 1.11% ✓
• Cap rate: 9.27%
• Cash-on-cash: 10.62%
• DSCR: 1.47
• GRM: 7.5

CMA / ARV

• ARV (median comp): $293,800
• List price: $169,900
• Delta: -42.17%
• Verdict: UNDERPRICED
• Comps: 4 within 1.0 mi

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1325 Old Kings Bridge Rd	0.18mi	3/2.0	1,248 (-13%)	23mo	$300,000	$240	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: -0.4%
• Equity multiple: 0.98×
• Total profit: $-763
• Equity at exit: $25,333

10-year hold

• IRR: 9.2%
• Equity multiple: 1.71×
• Total profit: $33,700
• 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 30565

• Home prices YoY: -7.2%
• Active inventory: 40
• Price-to-rent: 7.5×

Monthly cashflow live

• Estimated rent: $1,884 medium
• Mortgage (P&I): −$891
• Tax from tax record: −$106 /mo · $1,272/yr
• Insurance: −$71
• HOA: −$0
• Vacancy / Maint / Mgmt: −$396
• Net cashflow: $421

Break-even live

Break-even rent $1,352

Max offer price $169,900

Occupancy floor 73%

Sensitivity live

Price	-10% $517	-5% $469	+0% $421	+5% $373	+10% $325
Rent	-10% $272	-5% $346	+0% $421	+5% $495	+10% $570
Rate	-1.0pp $506	-0.5pp $464	base $421	+0.5pp $377	+1.0pp $332

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 22 events

1. 2026-04-30
   price $169,900 532-char remark

   Show marketing remark (532 chars)

   3 bedroom, 1 bathroom home sitting on a beautiful 1-acre lot with open land and room to spread out. Enjoy the large covered front porch, perfect for relaxing and enjoying the peaceful setting. There is also a storage shed for tools, equipment, or extra storage. Conveniently located to Athens and Banks Crossing for shopping, restaurants, and everyday needs while still offering a more rural feel. Located in a great school district. This home does need a little TLC but has great potential for someone looking to make it their own.

2. 2026-04-30
   price $169,900 532-char remark

   Show marketing remark (532 chars)

   3 bedroom, 1 bathroom home sitting on a beautiful 1-acre lot with open land and room to spread out. Enjoy the large covered front porch, perfect for relaxing and enjoying the peaceful setting. There is also a storage shed for tools, equipment, or extra storage. Conveniently located to Athens and Banks Crossing for shopping, restaurants, and everyday needs while still offering a more rural feel. Located in a great school district. This home does need a little TLC but has great potential for someone looking to make it their own.

3. 2026-04-30
   price $169,900

   Show marketing remark (532 chars)

   3 bedroom, 1 bathroom home sitting on a beautiful 1-acre lot with open land and room to spread out. Enjoy the large covered front porch, perfect for relaxing and enjoying the peaceful setting. There is also a storage shed for tools, equipment, or extra storage. Conveniently located to Athens and Banks Crossing for shopping, restaurants, and everyday needs while still offering a more rural feel. Located in a great school district. This home does need a little TLC but has great potential for someone looking to make it their own.

4. 2026-04-24
   status Active 532-char remark

   Show marketing remark (532 chars)

   3 bedroom, 1 bathroom home sitting on a beautiful 1-acre lot with open land and room to spread out. Enjoy the large covered front porch, perfect for relaxing and enjoying the peaceful setting. There is also a storage shed for tools, equipment, or extra storage. Conveniently located to Athens and Banks Crossing for shopping, restaurants, and everyday needs while still offering a more rural feel. Located in a great school district. This home does need a little TLC but has great potential for someone looking to make it their own.

5. 2026-04-21
   status Active 532-char remark

   Show marketing remark (532 chars)

   3 bedroom, 1 bathroom home sitting on a beautiful 1-acre lot with open land and room to spread out. Enjoy the large covered front porch, perfect for relaxing and enjoying the peaceful setting. There is also a storage shed for tools, equipment, or extra storage. Conveniently located to Athens and Banks Crossing for shopping, restaurants, and everyday needs while still offering a more rural feel. Located in a great school district. This home does need a little TLC but has great potential for someone looking to make it their own.

6. 2026-04-21
   status Back On Market

   Show marketing remark (532 chars)

   3 bedroom, 1 bathroom home sitting on a beautiful 1-acre lot with open land and room to spread out. Enjoy the large covered front porch, perfect for relaxing and enjoying the peaceful setting. There is also a storage shed for tools, equipment, or extra storage. Conveniently located to Athens and Banks Crossing for shopping, restaurants, and everyday needs while still offering a more rural feel. Located in a great school district. This home does need a little TLC but has great potential for someone looking to make it their own.

7. 2026-04-16
   historical Active Under Contract 532-char remark

   Show marketing remark (532 chars)

   3 bedroom, 1 bathroom home sitting on a beautiful 1-acre lot with open land and room to spread out. Enjoy the large covered front porch, perfect for relaxing and enjoying the peaceful setting. There is also a storage shed for tools, equipment, or extra storage. Conveniently located to Athens and Banks Crossing for shopping, restaurants, and everyday needs while still offering a more rural feel. Located in a great school district. This home does need a little TLC but has great potential for someone looking to make it their own.

8. 2026-04-16
   historical Active Under Contract

   Show marketing remark (532 chars)

   3 bedroom, 1 bathroom home sitting on a beautiful 1-acre lot with open land and room to spread out. Enjoy the large covered front porch, perfect for relaxing and enjoying the peaceful setting. There is also a storage shed for tools, equipment, or extra storage. Conveniently located to Athens and Banks Crossing for shopping, restaurants, and everyday needs while still offering a more rural feel. Located in a great school district. This home does need a little TLC but has great potential for someone looking to make it their own.

9. 2026-04-16
   historical Active Under Contract 532-char remark

   Show marketing remark (532 chars)

   3 bedroom, 1 bathroom home sitting on a beautiful 1-acre lot with open land and room to spread out. Enjoy the large covered front porch, perfect for relaxing and enjoying the peaceful setting. There is also a storage shed for tools, equipment, or extra storage. Conveniently located to Athens and Banks Crossing for shopping, restaurants, and everyday needs while still offering a more rural feel. Located in a great school district. This home does need a little TLC but has great potential for someone looking to make it their own.

10. 2026-04-04
    listed $175,000 Active 532-char remark

    Show marketing remark (532 chars)

    3 bedroom, 1 bathroom home sitting on a beautiful 1-acre lot with open land and room to spread out. Enjoy the large covered front porch, perfect for relaxing and enjoying the peaceful setting. There is also a storage shed for tools, equipment, or extra storage. Conveniently located to Athens and Banks Crossing for shopping, restaurants, and everyday needs while still offering a more rural feel. Located in a great school district. This home does need a little TLC but has great potential for someone looking to make it their own.

11. 2026-04-04
    listed $175,000 Active 532-char remark

    Show marketing remark (532 chars)

    3 bedroom, 1 bathroom home sitting on a beautiful 1-acre lot with open land and room to spread out. Enjoy the large covered front porch, perfect for relaxing and enjoying the peaceful setting. There is also a storage shed for tools, equipment, or extra storage. Conveniently located to Athens and Banks Crossing for shopping, restaurants, and everyday needs while still offering a more rural feel. Located in a great school district. This home does need a little TLC but has great potential for someone looking to make it their own.

12. 2026-04-04
    listed $175,000 New

    Show marketing remark (532 chars)

    3 bedroom, 1 bathroom home sitting on a beautiful 1-acre lot with open land and room to spread out. Enjoy the large covered front porch, perfect for relaxing and enjoying the peaceful setting. There is also a storage shed for tools, equipment, or extra storage. Conveniently located to Athens and Banks Crossing for shopping, restaurants, and everyday needs while still offering a more rural feel. Located in a great school district. This home does need a little TLC but has great potential for someone looking to make it their own.

13. 2026-03-29
    historical $175,000 532-char remark

    Show marketing remark (532 chars)

    3 bedroom, 1 bathroom home sitting on a beautiful 1-acre lot with open land and room to spread out. Enjoy the large covered front porch, perfect for relaxing and enjoying the peaceful setting. There is also a storage shed for tools, equipment, or extra storage. Conveniently located to Athens and Banks Crossing for shopping, restaurants, and everyday needs while still offering a more rural feel. Located in a great school district. This home does need a little TLC but has great potential for someone looking to make it their own.

14. 2026-03-28
    historical $175,000
15. 2016-07-11
    historical
16. 2016-06-24
    price $59,900
17. 2016-05-25
    price $68,900
18. 2016-05-17
    listed $75,900 New
19. 2007-12-31
    historical
20. 2006-09-20
    listed $84,900
21. 2002-09-27
    soldstatus $80,000
22. 2002-02-19
    soldstatus $43,000

ⓘ 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: $1,272 · $106/mo
• Projected year-2 tax: $1,563 · $130/mo
• Expected delta: +$291/yr (+$24/mo · 22.9%)

ⓘ 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 4/10 Moderate
• 🌡 Heat 5/10 Major 7 d/yr ≥106°F today · 17 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 20% 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: $22,612
• − Mortgage interest: −$9,517
• − Property taxes: −$1,272
• − Insurance: −$850
• − Repairs & maintenance: −$1,809
• − Management: −$1,809
• − Depreciation: −$4,943
• Taxable income: $2,413
• Est. tax owed @ 24.0%: −$579
• After-tax cash flow: $4,471/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: Jackson County
• NCES district ID: 1302940
• Math proficiency: 38% ▼ -14.00%
• Reading proficiency: 37% ▼ -10.00%
• Median HH income: $56,773
• Composite: 33.08/100
• National rank: #5566
• State rank: #50 of 174 in GA

Livability — Nicholson

• Score: 57/100
• State rank: #453
• US rank: #21651

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 4,703

Population outlook (Jackson County) Hauer SSP2

• Today (2025): 68,403 people
• By 2030: 70,771 · +3.5%
• By 2040: 75,050 · +9.7%
• By 2050: 78,022 · +14.1%
• By 2075: 82,646 · +20.8%
• By 2100: 80,701 · +18.0%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (77%)
• Race & ethnicity: White 77% Black 9% Two or more races 7% Hispanic / Latino 5% Asian 4%
• Hispanic origin (detail): Mexican 3%
• Common ancestry: Lithuanian 3% Romanian 1% Italian 1%
• Foreign-born: 6% · Canada
• Languages at home: 92% English-only · Tagalog/Filipino 4% Spanish 3%

Political lean MEDSL · Jackson

• 2024 margin: Solid R (+55.1) · D 22.2% · R 77.2%
• 2008→2024 swing: +0.8pp no change · 2008: -55.9pp · 2024: -55.1pp
• All cycles: 2024: R+55.1 2020: R+58.0 2016: R+63.9 2012: R+62.9 2008: R+55.9

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -22.72%
• Current HPI: 293.3725
• 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

+295.1% since first listed

22 events — show timeline

• 2026-04-30 Price Changed $169,900 Hive MLS
• 2026-04-30 Price Changed $169,900 FMLS
• 2026-04-30 Price Changed $169,900 GAMLS
• 2026-04-24 Relisted — Hive MLS
• 2026-04-21 Relisted — FMLS
• 2026-04-21 Relisted — GAMLS
• 2026-04-16 Contingent — Hive MLS
• 2026-04-16 Contingent — GAMLS
• 2026-04-16 Contingent — FMLS
• 2026-04-04 Listed $175,000 Hive MLS
• 2026-04-04 Listed $175,000 FMLS
• 2026-04-04 Listed $175,000 GAMLS
• 2026-03-29 Coming Soon $175,000 FMLS
• 2026-03-28 Coming Soon $175,000 GAMLS
• 2016-07-11 Listing Removed — GAMLS
• 2016-06-24 Price Changed $59,900 GAMLS
• 2016-05-25 Price Changed $68,900 GAMLS
• 2016-05-17 Listed $75,900 GAMLS
• 2007-12-31 Listing Removed — Hive MLS
• 2006-09-20 Listed $84,900 Hive MLS
• 2002-09-27 Sold (Public Records) $80,000 Public Records
• 2002-02-19 Sold (Public Records) $43,000 Public Records

Property tax history

+5.8%/yr

Latest (2025): $1,272 · -1.1% YoY. Source: county tax records.