147 Pocahontas St · Jackson, GA 30233

$190,000

3 bd · 2.0 ba · 1,620 sqft · SingleFamily public records · 67 Days on market

Built 2001 10,018 sqft lot $117/sqft · 12% below area Est $215k · 12% under

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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).

• Cash flow +17.6/30.0
• ARV discount +12.7/15.0
• DSCR +5.5/10.0
• 1% rule +3.8/10.0
• 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

USDA, FHA and VA eligible! Enjoy living near the water in this beautifully updated mobile home on a permanent foundation near Lake Jackson! Located just a short walk from the river down the road, this property offers the perfect blend of relaxation and convenience.The heart of the home is the dreamy chef-style kitchen, featuring a hooded stove top island that is truly a showstopper, offering both elegance and functionality for cooking and entertaining. Outside, the brand-new fence provides privacy and a great space for pets, gardening, or simply enjoying the outdoors.

Key facts

• 0.23 acre lot
• 2 parking spots
• Built 2001

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $190k.

Deal economics

• At list price, monthly cash flow is $150 ($2k/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 $168k (11.7% below list).
• Recommended offer: $168k (11.7% below list) — sets the bar for 1% rule.
• Cap rate 7.2% 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: schools F, amenities F, commute 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.
• 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 $1k of loan paydown is wiped out by about $6k 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 67 days — a 6% lower offer ($179k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts since 4y ago; this cycle's ask has dropped $25k (12%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $135k; 41% above their basis — modest negotiation headroom, anchor on the comps not their cost.

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 $167,706 (11.7% below list)

Questions for the listing agent

1. It's been on market 67 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
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. 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?
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: 0.88% ✗
• Cap rate: 7.24%
• Cash-on-cash: 3.39%
• DSCR: 1.15
• GRM: 9.4

CMA / ARV

• ARV (median comp): $215,009
• List price: $190,000
• Delta: -11.63%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 10 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
532 Henry Higgins Rd	0.58mi	3/2.0	1,624 (+0%)	2mo	$296,572	$183	71
180 Cove Rd	0.53mi	3/2.0	1,560 (-4%)	8mo	$250,000	$160	62
125 Cherokee Dr	0.29mi	3/2.0	1,512 (-7%)	16mo	$185,000	$122	62
155 Haley Rd	0.38mi	4/2.0 (+1)	1,554 (-4%)	13mo	$274,900	$177	59
261 Henry Higgins Rd	0.67mi	3/2.0	1,528 (-6%)	3mo	$270,000	$177	57
151 Elizabeth Cir	0.34mi	3/2.0	1,417 (-12%)	11mo	$205,000	$145	54
259 Henry Higgins Rd	0.69mi	3/1.5	1,533 (-5%)	6mo	$290,000	$189	52
394 Old South River Rd	0.74mi	4/2.0 (+1)	1,620 (0%)	18mo	$208,000	$128	45
258 Henry Higgins Rd	0.72mi	3/2.0	1,500 (-7%)	12mo	$279,900	$187	44
194 Southern Shores Rd	0.50mi	4/3.5 (+1)	1,752 (+8%)	18mo	$274,900	$157	38

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: -11.0%
• Equity multiple: 0.60×
• Total profit: $-21,266
• Equity at exit: $28,330

10-year hold

• IRR: -1.8%
• Equity multiple: 0.88×
• Total profit: $-6,422
• Equity at exit: $16,428

Cash invested: $53,200 (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: 9.4×

Monthly cashflow live

• Estimated rent: $1,677 medium
• Mortgage (P&I): −$996
• Tax from tax record: −$99 /mo · $1,187/yr
• Insurance: −$79
• HOA: −$0
• Vacancy / Maint / Mgmt: −$352
• Net cashflow: $150

Break-even live

Break-even rent $1,487

Max offer price $190,000

Occupancy floor 86%

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: $47,500
• Closing costs: $5,700
• Reserves months: —
• Total cash needed: —

Listing history 30 events

1. 2026-05-04
   price $190,000 574-char remark

   Show marketing remark (1006 chars)

   USDA, VA, and FHA eligible! Enjoy peaceful living near the water in this beautifully updated mobile home on a permanent foundation near Lake Jackson! Located just a short walk from the river down the road, this property offers the perfect blend of relaxation and convenience for nature lovers and outdoor enthusiasts. Step inside to discover thoughtful updates throughout, creating a fresh and welcoming feel. The heart of the home is the dreamy chef-style kitchen, featuring a hooded stovetop island is truly a showstopper, offering both elegance and functionality for cooking and entertaining. Outside, the brand-new fence provides privacy and a great space for pets, gardening, or simply enjoying the outdoors. Whether you're looking for a full-time residence, weekend getaway, or investment opportunity, this home offers affordable living near Lake Jackson with easy access to the river and outdoor recreation. Don't miss this chance to own a move-in ready home in a scenic location near the water!

2. 2026-05-04
   price $190,000 1006-char remark

   Show marketing remark (1006 chars)

   USDA, VA, and FHA eligible! Enjoy peaceful living near the water in this beautifully updated mobile home on a permanent foundation near Lake Jackson! Located just a short walk from the river down the road, this property offers the perfect blend of relaxation and convenience for nature lovers and outdoor enthusiasts. Step inside to discover thoughtful updates throughout, creating a fresh and welcoming feel. The heart of the home is the dreamy chef-style kitchen, featuring a hooded stovetop island is truly a showstopper, offering both elegance and functionality for cooking and entertaining. Outside, the brand-new fence provides privacy and a great space for pets, gardening, or simply enjoying the outdoors. Whether you're looking for a full-time residence, weekend getaway, or investment opportunity, this home offers affordable living near Lake Jackson with easy access to the river and outdoor recreation. Don't miss this chance to own a move-in ready home in a scenic location near the water!

3. 2026-04-23
   price $199,000 574-char remark

   Show marketing remark (1006 chars)

   USDA, VA, and FHA eligible! Enjoy peaceful living near the water in this beautifully updated mobile home on a permanent foundation near Lake Jackson! Located just a short walk from the river down the road, this property offers the perfect blend of relaxation and convenience for nature lovers and outdoor enthusiasts. Step inside to discover thoughtful updates throughout, creating a fresh and welcoming feel. The heart of the home is the dreamy chef-style kitchen, featuring a hooded stovetop island is truly a showstopper, offering both elegance and functionality for cooking and entertaining. Outside, the brand-new fence provides privacy and a great space for pets, gardening, or simply enjoying the outdoors. Whether you're looking for a full-time residence, weekend getaway, or investment opportunity, this home offers affordable living near Lake Jackson with easy access to the river and outdoor recreation. Don't miss this chance to own a move-in ready home in a scenic location near the water!

4. 2026-04-23
   price $199,000 1006-char remark

   Show marketing remark (1006 chars)

   USDA, VA, and FHA eligible! Enjoy peaceful living near the water in this beautifully updated mobile home on a permanent foundation near Lake Jackson! Located just a short walk from the river down the road, this property offers the perfect blend of relaxation and convenience for nature lovers and outdoor enthusiasts. Step inside to discover thoughtful updates throughout, creating a fresh and welcoming feel. The heart of the home is the dreamy chef-style kitchen, featuring a hooded stovetop island is truly a showstopper, offering both elegance and functionality for cooking and entertaining. Outside, the brand-new fence provides privacy and a great space for pets, gardening, or simply enjoying the outdoors. Whether you're looking for a full-time residence, weekend getaway, or investment opportunity, this home offers affordable living near Lake Jackson with easy access to the river and outdoor recreation. Don't miss this chance to own a move-in ready home in a scenic location near the water!

5. 2026-04-17
   price $200,000 1006-char remark

   Show marketing remark (574 chars)

   USDA, FHA and VA eligible! Enjoy living near the water in this beautifully updated mobile home on a permanent foundation near Lake Jackson! Located just a short walk from the river down the road, this property offers the perfect blend of relaxation and convenience.The heart of the home is the dreamy chef-style kitchen, featuring a hooded stove top island that is truly a showstopper, offering both elegance and functionality for cooking and entertaining. Outside, the brand-new fence provides privacy and a great space for pets, gardening, or simply enjoying the outdoors.

6. 2026-04-17
   price $200,000 574-char remark

   Show marketing remark (574 chars)

   USDA, FHA and VA eligible! Enjoy living near the water in this beautifully updated mobile home on a permanent foundation near Lake Jackson! Located just a short walk from the river down the road, this property offers the perfect blend of relaxation and convenience.The heart of the home is the dreamy chef-style kitchen, featuring a hooded stove top island that is truly a showstopper, offering both elegance and functionality for cooking and entertaining. Outside, the brand-new fence provides privacy and a great space for pets, gardening, or simply enjoying the outdoors.

7. 2026-04-06
   price $205,000 574-char remark

   Show marketing remark (1006 chars)

   USDA, VA, and FHA eligible! Enjoy peaceful living near the water in this beautifully updated mobile home on a permanent foundation near Lake Jackson! Located just a short walk from the river down the road, this property offers the perfect blend of relaxation and convenience for nature lovers and outdoor enthusiasts. Step inside to discover thoughtful updates throughout, creating a fresh and welcoming feel. The heart of the home is the dreamy chef-style kitchen, featuring a hooded stovetop island is truly a showstopper, offering both elegance and functionality for cooking and entertaining. Outside, the brand-new fence provides privacy and a great space for pets, gardening, or simply enjoying the outdoors. Whether you're looking for a full-time residence, weekend getaway, or investment opportunity, this home offers affordable living near Lake Jackson with easy access to the river and outdoor recreation. Don't miss this chance to own a move-in ready home in a scenic location near the water!

8. 2026-04-06
   price $205,000 1006-char remark

   Show marketing remark (1006 chars)

   USDA, VA, and FHA eligible! Enjoy peaceful living near the water in this beautifully updated mobile home on a permanent foundation near Lake Jackson! Located just a short walk from the river down the road, this property offers the perfect blend of relaxation and convenience for nature lovers and outdoor enthusiasts. Step inside to discover thoughtful updates throughout, creating a fresh and welcoming feel. The heart of the home is the dreamy chef-style kitchen, featuring a hooded stovetop island is truly a showstopper, offering both elegance and functionality for cooking and entertaining. Outside, the brand-new fence provides privacy and a great space for pets, gardening, or simply enjoying the outdoors. Whether you're looking for a full-time residence, weekend getaway, or investment opportunity, this home offers affordable living near Lake Jackson with easy access to the river and outdoor recreation. Don't miss this chance to own a move-in ready home in a scenic location near the water!

9. 2026-03-22
   listed $215,000 Active 574-char remark

   Show marketing remark (1006 chars)

   USDA, VA, and FHA eligible! Enjoy peaceful living near the water in this beautifully updated mobile home on a permanent foundation near Lake Jackson! Located just a short walk from the river down the road, this property offers the perfect blend of relaxation and convenience for nature lovers and outdoor enthusiasts. Step inside to discover thoughtful updates throughout, creating a fresh and welcoming feel. The heart of the home is the dreamy chef-style kitchen, featuring a hooded stovetop island is truly a showstopper, offering both elegance and functionality for cooking and entertaining. Outside, the brand-new fence provides privacy and a great space for pets, gardening, or simply enjoying the outdoors. Whether you're looking for a full-time residence, weekend getaway, or investment opportunity, this home offers affordable living near Lake Jackson with easy access to the river and outdoor recreation. Don't miss this chance to own a move-in ready home in a scenic location near the water!

10. 2026-03-22
    listed $215,000 New 1006-char remark

    Show marketing remark (1006 chars)

    USDA, VA, and FHA eligible! Enjoy peaceful living near the water in this beautifully updated mobile home on a permanent foundation near Lake Jackson! Located just a short walk from the river down the road, this property offers the perfect blend of relaxation and convenience for nature lovers and outdoor enthusiasts. Step inside to discover thoughtful updates throughout, creating a fresh and welcoming feel. The heart of the home is the dreamy chef-style kitchen, featuring a hooded stovetop island is truly a showstopper, offering both elegance and functionality for cooking and entertaining. Outside, the brand-new fence provides privacy and a great space for pets, gardening, or simply enjoying the outdoors. Whether you're looking for a full-time residence, weekend getaway, or investment opportunity, this home offers affordable living near Lake Jackson with easy access to the river and outdoor recreation. Don't miss this chance to own a move-in ready home in a scenic location near the water!

11. 2026-03-20
    historical $215,000 1006-char remark

    Show marketing remark (1006 chars)

    USDA, VA, and FHA eligible! Enjoy peaceful living near the water in this beautifully updated mobile home on a permanent foundation near Lake Jackson! Located just a short walk from the river down the road, this property offers the perfect blend of relaxation and convenience for nature lovers and outdoor enthusiasts. Step inside to discover thoughtful updates throughout, creating a fresh and welcoming feel. The heart of the home is the dreamy chef-style kitchen, featuring a hooded stovetop island is truly a showstopper, offering both elegance and functionality for cooking and entertaining. Outside, the brand-new fence provides privacy and a great space for pets, gardening, or simply enjoying the outdoors. Whether you're looking for a full-time residence, weekend getaway, or investment opportunity, this home offers affordable living near Lake Jackson with easy access to the river and outdoor recreation. Don't miss this chance to own a move-in ready home in a scenic location near the water!

12. 2026-03-17
    historical $215,000 574-char remark

    Show marketing remark (574 chars)

    USDA, FHA and VA eligible! Enjoy living near the water in this beautifully updated mobile home on a permanent foundation near Lake Jackson! Located just a short walk from the river down the road, this property offers the perfect blend of relaxation and convenience.The heart of the home is the dreamy chef-style kitchen, featuring a hooded stove top island that is truly a showstopper, offering both elegance and functionality for cooking and entertaining. Outside, the brand-new fence provides privacy and a great space for pets, gardening, or simply enjoying the outdoors.

13. 2023-03-15
    soldstatus $135,000 Closed
14. 2023-03-15
    soldstatus $135,000 Sold
15. 2023-01-26
    status Pending
16. 2023-01-26
    status Under Contract
17. 2022-12-19
    price $145,000
18. 2022-12-19
    price $145,000
19. 2022-12-12
    status Back On Market
20. 2022-12-10
    status Active
21. 2022-10-17
    status Under Contract
22. 2022-10-17
    historical Active Under Contract
23. 2022-10-10
    price $150,000
24. 2022-10-10
    price $150,000
25. 2022-09-08
    listed $160,000 Active
26. 2022-09-08
    listed $160,000 New
27. 2010-06-08
    price $19,900 Reduced
28. 2004-11-19
    soldstatus $62,000
29. 2003-12-17
    soldstatus $42,500
30. 2003-11-13
    soldstatus $10,000

ⓘ 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: $1,187 · $99/mo
• Projected year-2 tax: $1,748 · $146/mo
• Expected delta: +$561/yr (+$47/mo · 47.3%)

ⓘ 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 7/10 Severe 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: $20,125
• − Mortgage interest: −$10,643
• − Property taxes: −$1,187
• − Insurance: −$950
• − Repairs & maintenance: −$1,610
• − Management: −$1,610
• − Depreciation: −$5,527
• Taxable loss: −$1,402
• Est. tax savings @ 24.0%: +$336
• After-tax cash flow: $2,142/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

+1800.0% since first listed

30 events — show timeline

• 2026-05-04 Price Changed $190,000 FMLS
• 2026-05-04 Price Changed $190,000 GAMLS
• 2026-04-23 Price Changed $199,000 FMLS
• 2026-04-23 Price Changed $199,000 GAMLS
• 2026-04-17 Price Changed $200,000 GAMLS
• 2026-04-17 Price Changed $200,000 FMLS
• 2026-04-06 Price Changed $205,000 FMLS
• 2026-04-06 Price Changed $205,000 GAMLS
• 2026-03-22 Listed $215,000 FMLS
• 2026-03-22 Listed $215,000 GAMLS
• 2026-03-20 Coming Soon $215,000 GAMLS
• 2026-03-17 Coming Soon $215,000 FMLS
• 2023-03-15 Sold (MLS) $135,000 GAMLS
• 2023-03-15 Sold (MLS) $135,000 FMLS
• 2023-01-26 Pending — FMLS
• 2023-01-26 Pending — GAMLS
• 2022-12-19 Price Changed $145,000 GAMLS
• 2022-12-19 Price Changed $145,000 FMLS
• 2022-12-12 Relisted — GAMLS
• 2022-12-10 Relisted — FMLS
• 2022-10-17 Pending — GAMLS
• 2022-10-17 Contingent — FMLS
• 2022-10-10 Price Changed $150,000 GAMLS
• 2022-10-10 Price Changed $150,000 FMLS
• 2022-09-08 Listed $160,000 GAMLS
• 2022-09-08 Listed $160,000 FMLS
• 2010-06-08 Price Changed $19,900 GAMLS
• 2004-11-19 Sold (Public Records) $62,000 Public Records
• 2003-12-17 Sold (Public Records) $42,500 Public Records
• 2003-11-13 Sold (Public Records) $10,000 Public Records

Property tax history

+2.8%/yr

Latest (2025): $1,187 · -4.9% YoY. Source: county tax records.