362 S Jefferson St · Statham, GA 30666

$250,000

3 bd · 1.0 ba · 1,682 sqft · SingleFamily public records · 23 Days on market

Built 1902 0.58 ac lot Est $304k · 18% under

---

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 +21.5/30.0
• ARV discount +15.0/15.0
• DSCR +6.9/10.0
• 1% rule +4.3/10.0
• Livability +3.4/5.0
• Schools +2.8/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome to charming Statham! Located just south of downtown Statham, this character filled home offers timeless appeal, inviting outdoor spaces, and plenty of functional living space. From the moment you arrive, you'll appreciate the attractive curb appeal, welcoming front deck, and spacious screened front porch, the perfect spot to relax and enjoy quiet mornings or evenings. Inside, the home features a large living room with a comfortable flow into the dining room and kitchen. The kitchen offers an abundance of cabinetry, ample counter space for meal preparation, and multiple windows that fill the space with natural light. The three bedrooms are situated on the right side of the home, with a full bathroom conveniently located down the hall. Step outside the back door to a covered screened porch overlooking the large backyard, providing additional space for entertaining, relaxing, or enjoying the outdoors year round. Just beside the home is a large detached two car garage complete with a workshop area and an attached lawn equipment shed, offering exceptional storage and workspace options. Built in 1902, this 3 bedroom, 1 bath home blends historic charm with everyday functionality in a convenient location near downtown Statham.

Key facts

• Screened front porch
• Workshop area
• Large backyard

Tags

• SCREENED FRONT PORCH
• LARGE BACKYARD
• DETACHED TWO CAR GARAGE
• WORKSHOP AREA
• LAWN EQUIPMENT SHED

Property features AI

Exterior

• Parking: Detached garage; Garage door opener; Off-street parking; 2 garage spaces
• Utilities: Public water; Public sewer
• Home design: Single-family residence; One-story; No shared/common walls
• Construction: Frame and wood siding construction; Other construction materials; Asphalt/composition roof
• Exterior features: Front porch with screened porch; Patio/porch; Storage structure; Workshop; Has a view

Interior

• Kitchen: Oven; Range; Refrigerator
• Bedrooms: Three main-level bedrooms
• Bathrooms: One full bathroom on the main level
• Heating & cooling: Central heating (electric); Central electric air conditioning; Electric water heater
• Interior features: Pantry; Crawl space basement
• Laundry & utility: Laundry area (other)

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $250k.

Deal economics

• At list price, monthly cash flow is $374 ($4k/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 $232k (7.1% below list).
• Recommended offer: $232k (7.1% below list) — sets the bar for 1% rule.
• Cap rate 8.1% vs local median 3.1% in Statham — 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 68/100 on livability (#132 in GA) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A+; Watch: employment C-, schools D, amenities F.
• Barrow County (rural): math 29% / reading 34% proficiency, ranked #77 of 174 in GA (top 44%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 261 active listings in the ZIP; 3 comparable units currently listed for rent nearby; rentals leasing fast (median 5d on market — plan ~1-2 weeks tenant-placement turnaround); 1,427 units permitted in Barrow County in 2024 (311 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $2k of loan paydown is wiped out by about $8k of value loss. Plan a longer hold.
• Barrow County population projected at +27% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.

Negotiation context

• It's been on market 23 days — a 2% lower offer ($246k) 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.
• Current owner paid $61k; list at $250k implies a 308% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1902 — expect roof / HVAC / electrical / plumbing capex.
• 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 $232,153 (7.1% below list)

Questions for the listing agent

1. Built in 1902 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. Schools are D-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
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: 0.93% ✗
• Cap rate: 8.09%
• Cash-on-cash: 6.41%
• DSCR: 1.29
• GRM: 9.0

CMA / ARV

• ARV (on-the-fly): $304,442
• Comps found: 10

Show comp detail 10 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1892 Broad St	0.25mi	4/1.0 (+1)	1,800 (+7%)	14mo	$125,000	$69	60
1975 Broad St	0.28mi	4/2.5 (+1)	1,854 (+10%)	3mo	$317,500	$171	56
1923 Noah Ln	0.49mi	3/2.5	1,624 (-3%)	16mo	$330,000	$203	52
282 Third St	0.36mi	3/1.0	1,496 (-11%)	24mo	$245,000	$164	45
107 Charlotte Pl	0.71mi	4/3.0 (+1)	1,756 (+4%)	4mo	$318,000	$181	43
264 Charlotte Cir	0.74mi	4/2.5 (+1)	1,665 (-1%)	12mo	$329,990	$198	42
412 Ellerbe Dr	0.66mi	4/2.0 (+1)	1,808 (+8%)	8mo	$308,900	$171	41
467 Mccarty Rd	0.74mi	4/2.0 (+1)	1,820 (+8%)	3mo	$299,999	$165	40
213 Baker St	0.72mi	3/2.0	1,728 (+3%)	22mo	$330,000	$191	40
1816 Oak Spring St	0.74mi	4/3.0 (+1)	1,889 (+12%)	4mo	$356,000	$188	28

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: -6.5%
• Equity multiple: 0.76×
• Total profit: $-16,839
• Equity at exit: $37,276

10-year hold

• IRR: 3.1%
• Equity multiple: 1.22×
• Total profit: $15,460
• Equity at exit: $21,615

Cash invested: $70,000 (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 30666

• Home prices YoY: -34.0%
• Active inventory: 261
• Price-to-rent: 9.0×

Monthly cashflow live

• Estimated rent: $2,322 medium
• Mortgage (P&I): −$1,311
• Tax from tax record: −$45 /mo · $541/yr
• Insurance: −$104
• HOA: −$0
• Vacancy / Maint / Mgmt: −$488
• Net cashflow: $374

Break-even live

Break-even rent $1,848

Max offer price $250,000

Occupancy floor 79%

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: $62,500
• Closing costs: $7,500
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1934 Elizabeth St Statham, GA	3.0	2.0	1900	$2,500	$1.32	5d	1	0.27mi
17 Coastal Dr Statham, GA	3.0–5.0	2.5–3.0	2072	$1,975	$0.95	3d	8	0.83mi
1407 Princeton Dr Statham, GA	3.0	2.0	1580	$1,975	$1.25	24d	1	1.31mi

Listing history 16 events

1. 2026-06-18
   days on market $250,000 Active 23 DOM
2. 2026-06-17
   days on market $250,000 Active 22 DOM
3. 2026-06-16
   days on market $250,000 Active 21 DOM
4. 2026-06-15
   days on market $250,000 Active 20 DOM
5. 2026-06-13
   days on market $250,000 Active 18 DOM
6. 2026-06-09
   days on market $250,000 Active 14 DOM
7. 2026-06-08
   days on market $250,000 Active 13 DOM
8. 2026-06-07
   days on market $250,000 Active 12 DOM
9. 2026-06-04
   days on market $250,000 Active 9 DOM
10. 2026-06-03
    days on market $250,000 Active 8 DOM
11. 2026-06-02
    days on market $250,000 Active 7 DOM
12. 2026-06-01
    days on market $250,000 Active 6 DOM
13. 2026-05-31
    days on market $250,000 Active 5 DOM
14. 2026-05-19
    listed $250,000 Active

    Show marketing remark (1246 chars)

    Welcome to charming Statham! Located just south of downtown Statham, this character filled home offers timeless appeal, inviting outdoor spaces, and plenty of functional living space. From the moment you arrive, you'll appreciate the attractive curb appeal, welcoming front deck, and spacious screened front porch, the perfect spot to relax and enjoy quiet mornings or evenings. Inside, the home features a large living room with a comfortable flow into the dining room and kitchen. The kitchen offers an abundance of cabinetry, ample counter space for meal preparation, and multiple windows that fill the space with natural light. The three bedrooms are situated on the right side of the home, with a full bathroom conveniently located down the hall. Step outside the back door to a covered screened porch overlooking the large backyard, providing additional space for entertaining, relaxing, or enjoying the outdoors year round. Just beside the home is a large detached two car garage complete with a workshop area and an attached lawn equipment shed, offering exceptional storage and workspace options. Built in 1902, this 3 bedroom, 1 bath home blends historic charm with everyday functionality in a convenient location near downtown Statham.

15. 2026-05-19
    listed $250,000 New 1246-char remark

    Show marketing remark (1246 chars)

    Welcome to charming Statham! Located just south of downtown Statham, this character filled home offers timeless appeal, inviting outdoor spaces, and plenty of functional living space. From the moment you arrive, you'll appreciate the attractive curb appeal, welcoming front deck, and spacious screened front porch, the perfect spot to relax and enjoy quiet mornings or evenings. Inside, the home features a large living room with a comfortable flow into the dining room and kitchen. The kitchen offers an abundance of cabinetry, ample counter space for meal preparation, and multiple windows that fill the space with natural light. The three bedrooms are situated on the right side of the home, with a full bathroom conveniently located down the hall. Step outside the back door to a covered screened porch overlooking the large backyard, providing additional space for entertaining, relaxing, or enjoying the outdoors year round. Just beside the home is a large detached two car garage complete with a workshop area and an attached lawn equipment shed, offering exceptional storage and workspace options. Built in 1902, this 3 bedroom, 1 bath home blends historic charm with everyday functionality in a convenient location near downtown Statham.

16. 1998-03-03
    soldstatus $61,300

ⓘ 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: $541 · $45/mo
• Projected year-2 tax: $2,300 · $192/mo
• Expected delta: +$1,759/yr (+$147/mo · 324.9%)

ⓘ 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 ≥105°F today · 17 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 20% chance of damaging wind over 30 yrs
• 🫁 Air quality 4/10 Moderate 4 unhealthy d/yr today · 6 by 30 yrs out

Taxation est. · year 1

• Rental income: $27,858
• − Mortgage interest: −$14,004
• − Property taxes: −$541
• − Insurance: −$1,250
• − Repairs & maintenance: −$2,229
• − Management: −$2,229
• − Depreciation: −$7,273
• Taxable income: $333
• Est. tax owed @ 24.0%: −$80
• After-tax cash flow: $4,405/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: Barrow County
• NCES district ID: 1300290
• Math proficiency: 29% ▼ -14.00%
• Reading proficiency: 34% ▼ -10.00%
• Median HH income: $52,082
• Composite: 27.63/100
• National rank: #6921
• State rank: #77 of 174 in GA

Livability — Statham

• Score: 68/100
• State rank: #132
• US rank: #9187

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Statham, GA
• City population: 10,579
• Population (ZIP): 10,579

Population outlook (Barrow County) Hauer SSP2

• Today (2025): 86,670 people
• By 2030: 92,039 · +6.2%
• By 2040: 101,992 · +17.7%
• By 2050: 110,075 · +27.0%
• By 2075: 124,017 · +43.1%
• By 2100: 127,579 · +47.2%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (73%)
• Race & ethnicity: White 73% Black 14% Hispanic / Latino 9% Two or more races 6% Asian 1%
• Hispanic origin (detail): Mexican 5% Dominican 1%
• Common ancestry: Italian 3% Lithuanian 2% Slovak 1%
• Foreign-born: 6% · Canada, Vietnam
• Languages at home: 92% English-only · Spanish 6%

Political lean MEDSL · Barrow

• 2024 margin: Solid R (+40.5) · D 29.5% · R 70.0%
• 2008→2024 swing: +4.1pp toward D · 2008: -44.6pp · 2024: -40.5pp
• All cycles: 2024: R+40.5 2020: R+43.1 2016: R+50.4 2012: R+50.5 2008: R+44.6

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -106.15%
• Current HPI: 206.0437
• 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

+307.8% since first listed

3 events — show timeline

• 2026-05-19 Listed $250,000 GAMLS
• 2026-05-19 Listed $250,000 Hive MLS
• 1998-03-03 Sold (Public Records) $61,300 Public Records

Property tax history

+3.8%/yr

Latest (2025): $541 · -0.5% YoY. Source: county tax records.