499 Grand Magnolia St · Jackson, GA 30233

$270,000

4 bd · 2.5 ba · 2,057 sqft · SingleFamily · 94 Days on market

Built 2024 4,791 sqft lot $131/sqft · 16% below area Est $322k · 16% under $32/mo HOA · 1% of rent ↓ 7% since listing

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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).

• ARV discount +14.8/15.0
• Cash flow +9.2/30.0
• 1% rule +3.0/10.0
• Livability +2.8/5.0
• DSCR +2.6/10.0
• 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

MOVE IN READY! NEW FRIDGE TO BE INSTALLED plus 5000 towards BUYER'S CLOSING COSTS with an acceptable offer. Open concept- large family room with FIREPLACE, dining room, and kitchen with tons of cabinets, pantry, and island. 1/2 Bath and laundry room on main. FOUR bedrooms and 2 bathrooms upstairs. Spacious master suite, walk in closet, separate shower and tub, and double vanity. USDA no down payment area for qualified buyers! Ask us about a possible One Year Buyer's Home Warranty from 2/10 HW. SUBJECT TO 90 DAY FLIP RULE FOR FHA UNTIL 6/8.

Key facts

• 4,791 sq ft lot
• Garage
• Built 2024

What this means for you Summary

Snapshot

• This is a 4-bed/2.5-bath single-family listed at $270k.

Deal economics

• At list price, monthly cash flow is $-201 ($-2k/yr) — negative.
• To cash-flow at today's rent, offer at most $241k (10.8% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $215k (20.4% below list).
• Recommended offer: $215k (20.4% below list) — sets the bar for 1% rule.
• Cap rate 5.4% vs local median 3.6% 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: Jackson Elementary School (math 32% / reading 25%, grade F, #668 of 1,228 statewide, top 55%, 534 students, 83% FRL); Henderson Middle School (math 20% / reading 32%, grade F, #286 of 470 statewide, top 61%, 767 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: 325 active listings in the ZIP; 2 comparable units currently listed for rent nearby; 60 units permitted in Butts County in 2024 (0 in 5+ unit buildings).
• This rent runs 35% of the median local income ($74k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

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.
• Butts County population projected at -17% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.

Negotiation context

• It's been on market 94 days — a 9% lower offer ($246k) is reasonable based on typical stale-listing flexibility.
• 9 sale attempts since 2y 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

• Climate carrying-cost: major wind risk, 42% 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 $214,801 (20.4% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. It's been on market 94 days. Have you received any prior offers? Is the seller open to a 20% concession, seller financing, or rate buy-down credit?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. 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?
8. 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.
9. 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.
10. 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: 0.80% ✗
• Cap rate: 5.40%
• Cash-on-cash: -3.19%
• DSCR: 0.86
• GRM: 10.5

CMA / ARV

• ARV (median comp): $322,034
• List price: $270,000
• Delta: -16.16%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
464 Grand Magnolia St	0.08mi	4/2.5	2,014 (-2%)	2mo	$258,888	$129	91
478 Grand Magnolia St	0.13mi	4/2.5	2,014 (-2%)	2mo	$254,888	$127	89
102 Douglas Fir Dr Lot 110	0.21mi	4/2.5	2,030 (-1%)	2mo	$299,990	$148	86
466 Grand Magnolia St	0.10mi	5/3.0 (+1)	2,180 (+6%)	2mo	$290,990	$133	77
133 Flowering Cherry St	0.11mi	5/3.0 (+1)	2,180 (+6%)	3mo	$269,888	$124	76
453 Grand Magnolia St	0.01mi	4/3.0	1,774 (-14%)	1mo	$258,990	$146	74
458 Grand Magnolia St	0.04mi	4/3.0	1,774 (-14%)	2mo	$262,990	$148	71
462 Grand Magnolia St	0.08mi	4/3.0	1,774 (-14%)	1mo	$267,990	$151	71
475 Grand Magnolia St	0.13mi	4/3.0	1,774 (-14%)	3mo	$250,888	$141	67
473 Grand Magnolia St	0.12mi	4/3.0	1,774 (-14%)	3mo	$246,888	$139	67
504 Grand Magnolia St	0.24mi	4/3.0	1,774 (-14%)	4mo	$255,990	$144	61
156 Grand Magnolia St	0.26mi	3/2.5 (-1)	1,798 (-13%)	2mo	$217,000	$121	60

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: -21.6%
• Equity multiple: 0.25×
• Total profit: $-56,500
• Equity at exit: $40,258

10-year hold

• IRR: -15.3%
• Equity multiple: 0.13×
• Total profit: $-65,471
• Equity at exit: $23,345

Cash invested: $75,600 (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: 325
• Price-to-rent: 10.5×

Monthly cashflow live

• Estimated rent: $2,148 medium
• Mortgage (P&I): −$1,416
• Tax est. 1.5%: −$338 /mo · $4,050/yr
• Insurance: −$112
• HOA: −$32
• Vacancy / Maint / Mgmt: −$451
• Net cashflow: $-201

Break-even live

Break-even rent $2,402

Max offer price $240,918

Occupancy floor —

Sensitivity live

Price	-10% $-14	-5% $-108	+0% $-201	+5% $-294	+10% $-388
Rent	-10% $-371	-5% $-286	+0% $-201	+5% $-116	+10% $-31
Rate	-1.0pp $-65	-0.5pp $-132	base $-201	+0.5pp $-271	+1.0pp $-342

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: $67,500
• Closing costs: $8,100
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
489 Grand Magnolia St Jackson, GA	4.0	3.0	1774	$1,975	$1.11	45d	1	0.17mi
191 Blake Ave Jackson, GA	4.0	2.5	1588	$1,350	$0.85	4d	1	0.46mi

HOA detail

• Monthly dues: $32 · $384/yr

Listing history 50 events

1. 2026-06-21
   statusdays on market $270,000 Active 94 DOM
2. 2026-06-18
   pricestatus $270,000 Price Change 91 DOM
3. 2026-06-18
   days on market $275,000 Active 91 DOM
4. 2026-06-17
   days on market $275,000 Active 90 DOM
5. 2026-06-16
   days on market $275,000 Active 89 DOM
6. 2026-06-15
   days on market $275,000 Active 88 DOM
7. 2026-06-13
   days on market $275,000 Active 86 DOM
8. 2026-06-09
   days on market $275,000 Active 82 DOM
9. 2026-06-08
   days on market $275,000 Active 81 DOM
10. 2026-06-07
    days on market $275,000 Active 80 DOM
11. 2026-06-04
    days on market $275,000 Active 77 DOM
12. 2026-06-03
    days on market $275,000 Active 76 DOM
13. 2026-06-02
    days on market $275,000 Active 75 DOM
14. 2026-06-01
    days on market $275,000 Active 74 DOM
15. 2026-05-31
    days on market $275,000 Active 73 DOM
16. 2026-05-19
    price $274,997 545-char remark

    Show marketing remark (545 chars)

    MOVE IN READY! NEW FRIDGE TO BE INSTALLED plus 5000 towards BUYER'S CLOSING COSTS with an acceptable offer. Open concept- large family room with FIREPLACE, dining room, and kitchen with tons of cabinets, pantry, and island. 1/2 Bath and laundry room on main. FOUR bedrooms and 2 bathrooms upstairs. Spacious master suite, walk in closet, separate shower and tub, and double vanity. USDA no down payment area for qualified buyers! Ask us about a possible One Year Buyer's Home Warranty from 2/10 HW. SUBJECT TO 90 DAY FLIP RULE FOR FHA UNTIL 6/8.

17. 2026-03-20
    listed $275,000 New 545-char remark

    Show marketing remark (545 chars)

    MOVE IN READY! NEW FRIDGE TO BE INSTALLED plus 5000 towards BUYER'S CLOSING COSTS with an acceptable offer. Open concept- large family room with FIREPLACE, dining room, and kitchen with tons of cabinets, pantry, and island. 1/2 Bath and laundry room on main. FOUR bedrooms and 2 bathrooms upstairs. Spacious master suite, walk in closet, separate shower and tub, and double vanity. USDA no down payment area for qualified buyers! Ask us about a possible One Year Buyer's Home Warranty from 2/10 HW. SUBJECT TO 90 DAY FLIP RULE FOR FHA UNTIL 6/8.

18. 2026-03-18
    historical $275,000 545-char remark

    Show marketing remark (545 chars)

    MOVE IN READY! NEW FRIDGE TO BE INSTALLED plus 5000 towards BUYER'S CLOSING COSTS with an acceptable offer. Open concept- large family room with FIREPLACE, dining room, and kitchen with tons of cabinets, pantry, and island. 1/2 Bath and laundry room on main. FOUR bedrooms and 2 bathrooms upstairs. Spacious master suite, walk in closet, separate shower and tub, and double vanity. USDA no down payment area for qualified buyers! Ask us about a possible One Year Buyer's Home Warranty from 2/10 HW. SUBJECT TO 90 DAY FLIP RULE FOR FHA UNTIL 6/8.

19. 2025-12-31
    historical
20. 2025-08-12
    historical
21. 2025-07-08
    price $284,900
22. 2025-06-09
    price $294,900
23. 2025-05-05
    historical
24. 2025-04-10
    price $300,000
25. 2025-04-10
    price $300,000
26. 2025-02-26
    listed $315,000 Active
27. 2025-02-25
    historical
28. 2025-02-11
    listed $300,000 New
29. 2025-02-11
    listed $315,000 New
30. 2024-12-20
    soldstatus $293,510 Closed
31. 2024-12-20
    soldstatus $293,510 Closed
32. 2024-12-20
    soldstatus $293,510 Sold
33. 2024-10-15
    status Under Contract
34. 2024-10-15
    status Pending
35. 2024-10-15
    historical Active Under Contract
36. 2024-09-23
    listed $292,990 Active
37. 2024-09-23
    listed $292,990 Active
38. 2024-09-23
    listed $292,990 New
39. 2024-09-21
    historical
40. 2024-09-21
    historical
41. 2024-09-18
    price $292,990
42. 2024-09-18
    price $292,990
43. 2024-09-18
    price $292,990
44. 2024-07-29
    price $287,490
45. 2024-07-29
    price $287,490
46. 2024-07-29
    price $287,490
47. 2024-06-28
    price $297,490
48. 2024-06-28
    price $297,490
49. 2024-06-24
    listed $294,490 New
50. 2024-06-24
    listed $294,490 Active

ⓘ 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 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 42% 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: $25,776
• − Mortgage interest: −$15,124
• − Property taxes: −$4,050
• − Insurance: −$1,350
• − Repairs & maintenance: −$2,062
• − Management: −$2,062
• − HOA: −$384
• − Depreciation: −$7,855
• Taxable loss: −$7,111
• Est. tax savings @ 24.0%: +$1,707
• After-tax cash flow: $-705/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

• Census place: Jackson, GA
• 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

-6.6% since first listed

35 events — show timeline

• 2026-05-19 Price Changed $274,997 GAMLS
• 2026-03-20 Listed $275,000 GAMLS
• 2026-03-18 Coming Soon $275,000 GAMLS
• 2025-12-31 Listing Removed — GAMLS
• 2025-08-12 Listing Removed — FMLS
• 2025-07-08 Price Changed $284,900 FMLS
• 2025-06-09 Price Changed $294,900 FMLS
• 2025-05-05 Listing Removed — GAMLS
• 2025-04-10 Price Changed $300,000 FMLS
• 2025-04-10 Price Changed $300,000 GAMLS
• 2025-02-26 Listed $315,000 FMLS
• 2025-02-25 Coming Soon — FMLS
• 2025-02-11 Listed $315,000 GAMLS
• 2025-02-11 Listed $300,000 GAMLS
• 2024-12-20 Sold (MLS) $293,510 GAMLS
• 2024-12-20 Sold (MLS) $293,510 MGMLS
• 2024-12-20 Sold (MLS) $293,510 FMLS
• 2024-10-15 Pending — GAMLS
• 2024-10-15 Pending — FMLS
• 2024-10-15 Contingent — MGMLS
• 2024-09-23 Listed $292,990 MGMLS
• 2024-09-23 Listed $292,990 GAMLS
• 2024-09-23 Listed $292,990 FMLS
• 2024-09-21 Listing Removed — FMLS
• 2024-09-21 Listing Removed — GAMLS
• 2024-09-18 Price Changed $292,990 MGMLS
• 2024-09-18 Price Changed $292,990 GAMLS
• 2024-09-18 Price Changed $292,990 FMLS
• 2024-07-29 Price Changed $287,490 MGMLS
• 2024-07-29 Price Changed $287,490 GAMLS
• 2024-07-29 Price Changed $287,490 FMLS
• 2024-06-28 Price Changed $297,490 GAMLS
• 2024-06-28 Price Changed $297,490 FMLS
• 2024-06-24 Listed $294,490 FMLS
• 2024-06-24 Listed $294,490 GAMLS