3085 Highway 53 E · Jasper, GA 30143

$180,000

2 bd · 1.0 ba · 936 sqft · SingleFamily public records · 158 Days on market

Built 1940 9,147 sqft lot

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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 +16.2/30.0
• ARV discount +7.5/15.0
• DSCR +5.0/10.0
• Livability +3.7/5.0
• 1% rule +3.3/10.0
• Schools +3.1/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

PRICE IMPROVEMENT! 1940 Sears & Roebuck craftsman bungalow home on Hwy. 53 East, in the heart of Jasper, GA. Detached 12x18 garage (also from Sears) as well. This 2 bedroom, 1 bath, one level, well-built home is move in ready. Spacious covered porch on one side. Conveniently located just minutes from downtown Jasper, and close to downtown Ball Ground. Potential commercial. Home is being sold as-is. Buyer to verify all information deemed important. Stick-built home in this price range in Jasper rarely come on the market. Priced for immediate sale - call now!

Key facts

• Covered porch
• Potential commercial
• Craftsman bungalow

Tags

• CRAFTSMAN BUNGALOW
• DETACHED GARAGE
• COVERED PORCH
• POTENTIAL COMMERCIAL

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $180k.

Deal economics

• At list price, monthly cash flow is $96 ($1k/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 $150k (16.7% below list).
• Recommended offer: $150k (16.7% below list) — sets the bar for 1% rule.
• Cap rate 6.9% vs local median 2.8% in Jasper — 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 74/100 on livability (#44 in GA, #4,976 nationally) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, health & safety A+; Watch: amenities D-, commute F, employment F.
• Pickens County (rural): math 35% / reading 35% proficiency, ranked #59 of 174 in GA (top 34%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Tate Elementary School (math 37% / reading 27%, grade F, #582 of 1,228 statewide, top 50%, 482 students, 51% FRL); Pickens County Junior High School (math 35% / reading 38%, grade F, #167 of 470 statewide, top 38%, 611 students, 45% FRL); Pickens County High School (math 34% / reading 28%, grade F, #127 of 424 statewide, top 30%, 1,259 students, 36% FRL) — zoned schools at 44% FRL track the district average.
• Market conditions: 723 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 260 units permitted in Pickens 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 $5k of value loss. Plan a longer hold.

Negotiation context

• It's been on market 158 days — a 12% lower offer ($158k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 15y ago; this cycle's ask has dropped $40k (18%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: built in 1940 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $150,000 (16.7% below list)

Questions for the listing agent

1. It's been on market 158 days. Have you received any prior offers? Is the seller open to a 17% concession, seller financing, or rate buy-down credit?
2. Built in 1940 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. 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?
7. 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.
8. 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.
9. 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: 0.83% ✗
• Cap rate: 6.93%
• Cash-on-cash: 2.27%
• DSCR: 1.10
• GRM: 10.0

CMA / ARV

No comps found within radius.

Projected returns pro-forma

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

5-year hold

• IRR: -12.7%
• Equity multiple: 0.54×
• Total profit: $-23,156
• Equity at exit: $26,839

10-year hold

• IRR: -3.8%
• Equity multiple: 0.75×
• Total profit: $-12,623
• Equity at exit: $15,563

Cash invested: $50,400 (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 30143

• Home prices YoY: -14.4%
• Active inventory: 723
• Price-to-rent: 10.0×

Monthly cashflow live

• Estimated rent: $1,500 medium
• Mortgage (P&I): −$944
• Tax from tax record: −$71 /mo · $846/yr
• Insurance: −$75
• HOA: −$0
• Vacancy / Maint / Mgmt: −$315
• Net cashflow: $96

Break-even live

Break-even rent $1,379

Max offer price $180,000

Occupancy floor 89%

Sensitivity live

Price	-10% $197	-5% $146	+0% $96	+5% $45	+10% $-6
Rent	-10% $-23	-5% $36	+0% $96	+5% $155	+10% $214
Rate	-1.0pp $186	-0.5pp $141	base $96	+0.5pp $49	+1.0pp $1

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: $45,000
• Closing costs: $5,400
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
203 New Town St Tate, GA	1.0	1.0	680	$1,500	$2.21	45d	1	1.35mi

Listing history 11 events

1. 2026-04-28
   status Pending
2. 2026-04-21
   historical Active Under Contract 567-char remark

   Show marketing remark (567 chars)

   PRICE IMPROVEMENT! 1940 Sears & Roebuck craftsman bungalow home on Hwy. 53 East, in the heart of Jasper, GA. Detached 12x18 garage (also from Sears) as well. This 2 bedroom, 1 bath, one level, well-built home is move in ready. Spacious covered porch on one side. Conveniently located just minutes from downtown Jasper, and close to downtown Ball Ground. Potential commercial. Home is being sold as-is. Buyer to verify all information deemed important. Stick-built home in this price range in Jasper rarely come on the market. Priced for immediate sale - call now!

3. 2026-04-21
   historical Active Under Contract

   Show marketing remark (567 chars)

   PRICE IMPROVEMENT! 1940 Sears & Roebuck craftsman bungalow home on Hwy. 53 East, in the heart of Jasper, GA. Detached 12x18 garage (also from Sears) as well. This 2 bedroom, 1 bath, one level, well-built home is move in ready. Spacious covered porch on one side. Conveniently located just minutes from downtown Jasper, and close to downtown Ball Ground. Potential commercial. Home is being sold as-is. Buyer to verify all information deemed important. Stick-built home in this price range in Jasper rarely come on the market. Priced for immediate sale - call now!

4. 2026-04-11
   price $180,000 567-char remark

   Show marketing remark (567 chars)

   PRICE IMPROVEMENT! 1940 Sears & Roebuck craftsman bungalow home on Hwy. 53 East, in the heart of Jasper, GA. Detached 12x18 garage (also from Sears) as well. This 2 bedroom, 1 bath, one level, well-built home is move in ready. Spacious covered porch on one side. Conveniently located just minutes from downtown Jasper, and close to downtown Ball Ground. Potential commercial. Home is being sold as-is. Buyer to verify all information deemed important. Stick-built home in this price range in Jasper rarely come on the market. Priced for immediate sale - call now!

5. 2026-04-10
   price $180,000
6. 2026-01-21
   price $199,000

   Show marketing remark (567 chars)

   PRICE IMPROVEMENT! 1940 Sears & Roebuck craftsman bungalow home on Hwy. 53 East, in the heart of Jasper, GA. Detached 12x18 garage (also from Sears) as well. This 2 bedroom, 1 bath, one level, well-built home is move in ready. Spacious covered porch on one side. Conveniently located just minutes from downtown Jasper, and close to downtown Ball Ground. Potential commercial. Home is being sold as-is. Buyer to verify all information deemed important. Stick-built home in this price range in Jasper rarely come on the market. Priced for immediate sale - call now!

7. 2026-01-21
   price $199,000 567-char remark

   Show marketing remark (567 chars)

   PRICE IMPROVEMENT! 1940 Sears & Roebuck craftsman bungalow home on Hwy. 53 East, in the heart of Jasper, GA. Detached 12x18 garage (also from Sears) as well. This 2 bedroom, 1 bath, one level, well-built home is move in ready. Spacious covered porch on one side. Conveniently located just minutes from downtown Jasper, and close to downtown Ball Ground. Potential commercial. Home is being sold as-is. Buyer to verify all information deemed important. Stick-built home in this price range in Jasper rarely come on the market. Priced for immediate sale - call now!

8. 2025-11-20
   listed $220,000 Active

   Show marketing remark (567 chars)

   PRICE IMPROVEMENT! 1940 Sears & Roebuck craftsman bungalow home on Hwy. 53 East, in the heart of Jasper, GA. Detached 12x18 garage (also from Sears) as well. This 2 bedroom, 1 bath, one level, well-built home is move in ready. Spacious covered porch on one side. Conveniently located just minutes from downtown Jasper, and close to downtown Ball Ground. Potential commercial. Home is being sold as-is. Buyer to verify all information deemed important. Stick-built home in this price range in Jasper rarely come on the market. Priced for immediate sale - call now!

9. 2025-11-20
   listed $220,000 New 567-char remark

   Show marketing remark (567 chars)

   PRICE IMPROVEMENT! 1940 Sears & Roebuck craftsman bungalow home on Hwy. 53 East, in the heart of Jasper, GA. Detached 12x18 garage (also from Sears) as well. This 2 bedroom, 1 bath, one level, well-built home is move in ready. Spacious covered porch on one side. Conveniently located just minutes from downtown Jasper, and close to downtown Ball Ground. Potential commercial. Home is being sold as-is. Buyer to verify all information deemed important. Stick-built home in this price range in Jasper rarely come on the market. Priced for immediate sale - call now!

10. 2012-03-02
    historical
11. 2011-08-29
    listed $90,000 New

ⓘ 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: $846 · $71/mo
• Projected year-2 tax: $1,656 · $138/mo
• Expected delta: +$810/yr (+$67/mo · 95.6%)

ⓘ 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 4/10 Moderate 7 d/yr ≥100°F today · 18 d/yr by 30 yrs out
• 💨 Wind 3/10 Moderate 5% chance of damaging wind over 30 yrs
• 🫁 Air quality 3/10 Moderate 2 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $18,000
• − Mortgage interest: −$10,083
• − Property taxes: −$846
• − Insurance: −$900
• − Repairs & maintenance: −$1,440
• − Management: −$1,440
• − Depreciation: −$5,236
• Taxable loss: −$1,946
• Est. tax savings @ 24.0%: +$467
• After-tax cash flow: $1,613/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: Pickens County
• NCES district ID: 1304110
• Math proficiency: 35% ▼ -11.00%
• Reading proficiency: 35% ▼ -5.00%
• Median HH income: $53,760
• Composite: 30.72/100
• National rank: #6165
• State rank: #59 of 174 in GA

Livability — Jasper

• Score: 74/100
• State rank: #44
• US rank: #4976

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• City population: 26,738
• Population (ZIP): 26,738

Population outlook (Pickens County) Hauer SSP2

• Today (2025): 32,161 people
• By 2030: 32,815 · +2.0%
• By 2040: 33,427 · +3.9%
• By 2050: 33,077 · +2.8%
• By 2075: 31,291 · -2.7%
• By 2100: 27,205 · -15.4%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (91%)
• Race & ethnicity: White 91% Hispanic / Latino 5% Two or more races 5%
• Hispanic origin (detail): Mexican 3%
• Common ancestry: Slovak 5% Serbian 2% Romanian 2%
• Foreign-born: 3% · Canada
• Languages at home: 95% English-only · Spanish 4%

Political lean MEDSL · Pickens

• 2024 margin: Solid R (+65.8) · D 16.8% · R 82.6%
• 2008→2024 swing: -7.8pp toward R · 2008: -57.9pp · 2024: -65.8pp
• All cycles: 2024: R+65.8 2020: R+65.7 2016: R+69.2 2012: R+67.6 2008: R+57.9

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -47.27%
• Current HPI: 280.6731
• 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

+100.0% since first listed

11 events — show timeline

• 2026-04-28 Pending — FMLS
• 2026-04-21 Contingent — GAMLS
• 2026-04-21 Contingent — FMLS
• 2026-04-11 Price Changed $180,000 GAMLS
• 2026-04-10 Price Changed $180,000 FMLS
• 2026-01-21 Price Changed $199,000 FMLS
• 2026-01-21 Price Changed $199,000 GAMLS
• 2025-11-20 Listed $220,000 GAMLS
• 2025-11-20 Listed $220,000 FMLS
• 2012-03-02 Listing Removed — GAMLS
• 2011-08-29 Listed $90,000 GAMLS

Property tax history

+4.7%/yr

Latest (2025): $846 · -5.8% YoY. Source: county tax records.