225 Kingfisher Ct · Jackson, GA 31064

$175,000

3 bd · 2.0 ba · 1,680 sqft · SingleFamily public records · 6 Days on market

Built 1973 0.93 ac lot Est $279k · 37% under $69/mo HOA · 4% of rent

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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 +24.5/30.0
• ARV discount +15.0/15.0
• Appreciation +10.0/10.0
• DSCR +7.9/10.0
• 1% rule +6.2/10.0
• Livability +2.8/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.3/10.0

Listing remarks MLS

AFRAME HOME LOCATED IN TURTLE COVE SUBD. THIS IS A FANNIE MAE HOMEPATH PROPERTY

Key facts

• Nearly an acre
• Additional lot
• Recessed lighting

Tags

• NEARLY AN ACRE
• ADDITIONAL LOT
• PARTIALLY RENOVATED
• OPEN-CONCEPT FLOOR PLAN
• CUSTOM WOOD-BURNING FIREPLACE
• RECESSED LIGHTING

Property features AI

Finance

• Other: Property has lake privileges and access to Jackson Lake
• HOA & community: Community amenities include clubhouse, golf, lake, park, playground, pool, and shared dock; Association fee $830 (includes other items); Initiation fee $100

Exterior

• Parking: Off-street parking with parking pad; 2 parking spaces; Parking at kitchen level
• Utilities: Private water; Septic tank; Electricity available; High-speed internet available; Underground utilities; Water available
• Home design: Single-family residence (house); Residential property; Built in 1973; Fixer condition; Two stories
• Construction: Wood siding; Composition roof; Built 1973
• Exterior features: Deck; Lake privileges to Jackson Lake; Shed(s); Cul-de-sac lot; Greenbelt; Level and private lot

Interior

• Kitchen: Dishwasher; Solid surface counters
• Bedrooms: 3 bedrooms (1 on the main level)
• Flooring: Tile; Vinyl
• Bathrooms: 2 full bathrooms (1 on the main level)
• Heating & cooling: Central heating; Central air; Ceiling fans; Other cooling
• Interior features: Two-level home; Living room with wood-burning stove fireplace; Family room; Dining room and living room combo; Solid surface kitchen counters; Crawl space basement; Public-record living area 1,680
• Laundry & utility: Laundry features listed as other

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $175k.

Deal economics

• At list price, monthly cash flow is $358 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $175k).
• Cap rate 8.7% 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.
• Jasper County (rural): math 24% / reading 30% proficiency, ranked #113 of 174 in GA (top 65%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 60% free/reduced lunch — lower-income household profile, screen leases tightly.
• Zoned schools: Washington Park Elementary School (math 27% / reading 29%, grade F, #673 of 1,228 statewide, top 55%, 564 students, 60% FRL); Jasper County Middle School (math 20% / reading 28%, grade F, #311 of 470 statewide, top 68%, 630 students, 58% FRL) — zoned schools at 59% FRL track the district average.
• Market conditions: 174 active listings in the ZIP; 183 units permitted in Jasper County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $19k of equity ($1k loan paydown + $18k appreciation (10.0% local appreciation)).
• Jasper County population projected at -24% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (10.0% appreciation + 3.0% rent growth), your $49k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 2, paydown + projected appreciation supports a ~$30k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• Only 6 days on market — expect competitive offers; lowballing is unlikely to land.
• 3 sale attempts since 15y 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 $15k; list at $175k implies a 1067% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• 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 $175,000

Questions for the listing agent

1. Built in 1973 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
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: 1.12% ✓
• Cap rate: 8.75%
• Cash-on-cash: 8.77%
• DSCR: 1.39
• GRM: 7.5

CMA / ARV

• ARV (on-the-fly): $278,880
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
765 Whip-poor-will Rd	0.31mi	3/2.0	1,549 (-8%)	3mo	$275,000	$178	70
35 Dove Ct	0.40mi	3/2.0	1,785 (+6%)	4mo	$260,000	$146	68
170 Loon Trl	0.58mi	3/2.0	1,684 (+0%)	6mo	$240,000	$143	67
1009 Whip-poor-will Rd	0.15mi	3/2.0	1,504 (-10%)	12mo	$250,000	$166	65
275 E Mourning Dove Ct	0.27mi	4/3.0 (+1)	1,776 (+6%)	4mo	$225,000	$127	65
164 Hummingbird Dr	0.45mi	3/2.0	1,632 (-3%)	14mo	$175,000	$107	62
281 Mockingbird Dr	0.66mi	3/2.0	1,624 (-3%)	3mo	$185,000	$114	62
123 Oriole Cir	0.64mi	3/2.0	1,754 (+4%)	3mo	$315,000	$180	60
68 E Mourning Dove Ct	0.35mi	3/2.5	1,800 (+7%)	16mo	$326,000	$181	57
254 W Mourning Dove Ct	0.46mi	4/2.0 (+1)	1,820 (+8%)	14mo	$274,000	$151	47
34 Pauline St	0.70mi	3/2.0	1,798 (+7%)	10mo	$315,111	$175	47
89 Miss Sarah Rd	0.73mi	3/2.5	1,479 (-12%)	2mo	$465,000	$314	43

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

10.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 30.7%
• Equity multiple: 3.41×
• Total profit: $118,128
• Equity at exit: $157,654

10-year hold

• IRR: 26.6%
• Equity multiple: 7.73×
• Total profit: $329,968
• Equity at exit: $339,987

Cash invested: $49,000 (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 31064

• Home prices YoY: 16.0%
• Active inventory: 174
• Price-to-rent: 7.5×

Monthly cashflow live

• Estimated rent: $1,957 medium
• Mortgage (P&I): −$918
• Tax from tax record: −$128 /mo · $1,540/yr
• Insurance: −$73
• HOA: −$69
• Vacancy / Maint / Mgmt: −$411
• Net cashflow: $358

Break-even live

Break-even rent $1,504

Max offer price $175,000

Occupancy floor 77%

Sensitivity live

Price	-10% $457	-5% $408	+0% $358	+5% $308	+10% $259
Rent	-10% $203	-5% $281	+0% $358	+5% $435	+10% $513
Rate	-1.0pp $446	-0.5pp $403	base $358	+0.5pp $313	+1.0pp $267

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: $43,750
• Closing costs: $5,250
• Reserves months: —
• Total cash needed: —

HOA detail

• Monthly dues: $69 · $828/yr

Listing history 7 events

1. 2026-06-18
   status $175,000 Under Contract 6 DOM
2. 2026-06-18
   days on market $175,000 New 6 DOM
3. 2026-06-17
   days on market $175,000 New 5 DOM
4. 2026-06-16
   days on market $175,000 New 4 DOM
5. 2026-06-15
   days on market $175,000 New 3 DOM
6. 2026-06-13
   remarks 699-char remark
7. 2026-06-13
   listed $175,000 New 1 DOM

ⓘ 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: $1,540 · $128/mo
• Projected year-2 tax: $1,610 · $134/mo
• Expected delta: +$70/yr (+$6/mo · 4.5%)

ⓘ 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 27% chance of damaging wind over 30 yrs
• 🫁 Air quality 4/10 Moderate 4 unhealthy d/yr today · 5 by 30 yrs out

Taxation est. · year 1

• Rental income: $23,483
• − Mortgage interest: −$9,803
• − Property taxes: −$1,540
• − Insurance: −$875
• − Repairs & maintenance: −$1,879
• − Management: −$1,879
• − HOA: −$828
• − Depreciation: −$5,091
• Taxable income: $1,589
• Est. tax owed @ 24.0%: −$381
• After-tax cash flow: $3,915/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: Jasper County
• NCES district ID: 1302970
• Math proficiency: 24% ▼ -12.00%
• Reading proficiency: 30% ▼ -6.00%
• Median HH income: $42,606
• Composite: 22.99/100
• National rank: #7980
• State rank: #113 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

• City population: 24,730
• Population (ZIP): 9,859

Population outlook (Jasper County) Hauer SSP2

• Today (2025): 13,020 people
• By 2030: 12,538 · -3.7%
• By 2040: 11,355 · -12.8%
• By 2050: 9,955 · -23.5%
• By 2075: 6,646 · -49.0%
• By 2100: 4,022 · -69.1%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (71%)
• Race & ethnicity: White 71% Black 21% Hispanic / Latino 5% Two or more races 4%
• Common ancestry: Slovak 3% Serbian 2% Italian 1%
• Foreign-born: 2% · Canada
• Languages at home: 97% English-only · Spanish 3%

Political lean MEDSL · Jasper

• 2024 margin: Solid R (+58.4) · D 20.6% · R 79.0%
• 2008→2024 swing: -24.8pp toward R · 2008: -33.6pp · 2024: -58.4pp
• All cycles: 2024: R+58.4 2020: R+53.1 2016: R+46.7 2012: R+38.0 2008: R+33.6

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 58.00%
• Current HPI: 420.9288
• 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

+133.3% since first listed

12 events — show timeline

• 2026-06-08 Listed $175,000 GAMLS
• 2012-04-30 Sold (MLS) $15,000 GAMLS
• 2012-04-13 Sold (Public Records) $63,188 Public Records
• 2012-03-29 Listing Removed — GAMLS
• 2012-03-15 Listed $15,000 GAMLS
• 2012-01-03 Listing Removed — GAMLS
• 2011-10-05 Price Changed $29,900 GAMLS
• 2011-08-27 Price Changed $24,900 GAMLS
• 2011-08-11 Price Changed $19,900 GAMLS
• 2011-03-08 Listed $15,900 GAMLS
• 2001-08-23 Sold (Public Records) $74,900 Public Records
• 1997-08-02 Sold (Public Records) $75,000 Public Records

Property tax history

+2.1%/yr

Latest (2025): $1,540 · +6.8% YoY. Source: county tax records.