304 Hill St · Commerce, GA 30529

$125,000

3 bd · 2.0 ba · 1,960 sqft · Manufactured public records · 100 Days on market

Built 1997 10,454 sqft lot $64/sqft · 59% below area ↓ 12% since listing

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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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Appreciation +10.0/10.0
• ARV discount +7.5/15.0
• Schools +4.1/10.0
• Livability +3.2/5.0
• Condition / age +2.5/5.0
• Rent growth +1.4/5.0

Listing remarks MLS

Welcome home to this 3 bedroom, 2 bath residence tucked away on a quiet and established road. Great layout! Enter into the great room that's perfect for entertaining and hosting family and friends. The large living room features a fireplace and a view to the kitchen. The large kitchen has lots of cabinets and an island perfect for cooking and storage. Outside there's plenty of room for family to gather! You will have the peace and privacy of rural living without giving up convenience - you're only minutes from great schools, shopping, dining, and more. Come see it in person and picture yourself settling down in the small, quaint town of Commerce. CASH ONLY!!

Key facts

• Large living room
• Large kitchen
• Island

Tags

• LARGE LIVING ROOM
• FIREPLACE
• LARGE KITCHEN
• ISLAND

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $125k.

Deal economics

• At list price, monthly cash flow is $734 ($9k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $125k).
• Recommended offer: $114k (9.0% below list) — sets the bar for market timing.
• Cap rate 13.3% vs local median 3.3% in Commerce — 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 64/100 on livability (#271 in GA) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+; Watch: employment D, schools D-, amenities F.
• Commerce City (town): math 49% / reading 49% proficiency, ranked #19 of 174 in GA (top 11%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: Rents falling (-4.2%/yr); 151 active listings in the ZIP; 7 comparable units currently listed for rent nearby; rentals leasing fast (median 14d on market — plan ~1-2 weeks tenant-placement turnaround); 2,167 units permitted in Jackson County in 2024 (59 in 5+ unit buildings).
• This rent runs 39% of the median local income ($62k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• In year one you build about $13k of equity ($864 loan paydown + $12k appreciation (10.0% local appreciation)).
• Jackson County population projected at +14% by 2050 — modest demand growth; plan on rents tracking national, not racing it.
• At projected returns (10.0% appreciation + 0.0% rent growth), your $35k cash investment doubles in ~2 years — after that, you're playing with house money.
• By year 3, paydown + projected appreciation supports a ~$34k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 100 days — a 9% lower offer ($114k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts; this cycle's ask has dropped $45k (26%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• 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 $113,750 (9.0% below list)

Questions for the listing agent

1. It's been on market 100 days. Have you received any prior offers? Is the seller open to a 9% 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 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?
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: 1.62% ✓
• Cap rate: 13.34%
• Cash-on-cash: 25.16%
• DSCR: 2.12
• GRM: 5.2

CMA / ARV

• ARV (median comp): $301,823
• List price: $125,000
• Delta: -58.59%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Projected returns pro-forma

10.0% appreciation · 0.0% rent growth · sell at horizon

5-year hold

• IRR: 41.5%
• Equity multiple: 4.11×
• Total profit: $108,923
• Equity at exit: $112,610

10-year hold

• IRR: 34.7%
• Equity multiple: 8.81×
• Total profit: $273,452
• Equity at exit: $242,848

Cash invested: $35,000 (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 30529

• Home prices YoY: 6.6%
• Rents YoY: -4.2%
• Active inventory: 151
• Price-to-rent: 5.2×

Monthly cashflow live

• Estimated rent: $2,022 high
• Mortgage (P&I): −$656
• Tax est. 1.5%: −$156 /mo · $1,875/yr
• Insurance: −$52
• HOA: −$0
• Vacancy / Maint / Mgmt: −$425
• Net cashflow: $734

Break-even live

Break-even rent $1,093

Max offer price $125,000

Occupancy floor 59%

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: $31,250
• Closing costs: $3,750
• Reserves months: —
• Total cash needed: —

Rent comps 7 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1642 S Broad St Commerce, GA	2.0	2.0	1613	$2,200	$1.36	13d	1	0.57mi
48 Leigh St Commerce, GA	3.0	2.0	1670	$1,950	$1.17	43d	1	0.57mi
100 Heritage Hills Dr Commerce, GA	1.0–3.0	1.0–2.0	1087	$1,503	$1.38	13d	1	0.81mi
71 Northwood Dr Commerce, GA	3.0	3.0	1933	$2,400	$1.24	13d	1	1.23mi
2446 Remington Dr Commerce, GA	4.0	2.5	2432	$2,500	$1.03	13d	1	1.25mi
2434 Remington Dr Commerce, GA	4.0	2.5	2432	$2,500	$1.03	13d	1	1.27mi
9 Nolana Dr Commerce, GA	3.0–4.0	2.5–3.0	2254	$1,650	$0.73	13d	1	1.28mi

Listing history 25 events

1. 2026-06-19
   days on market $125,000 Active 100 DOM
2. 2026-06-18
   days on market $125,000 Active 99 DOM
3. 2026-06-17
   days on market $125,000 Active 98 DOM
4. 2026-06-16
   days on market $125,000 Active 97 DOM
5. 2026-06-15
   days on market $125,000 Active 96 DOM
6. 2026-06-14
   pricedays on market $125,000 Active 94 DOM
7. 2026-06-12
   days on market $150,000 Active 93 DOM
8. 2026-06-09
   days on market $150,000 Active 90 DOM
9. 2026-06-08
   days on market $150,000 Active 89 DOM
10. 2026-06-07
    days on market $150,000 Active 88 DOM
11. 2026-06-05
    days on market $150,000 Active 85 DOM
12. 2026-06-03
    days on market $150,000 Active 84 DOM
13. 2026-06-02
    days on market $150,000 Active 83 DOM
14. 2026-06-01
    days on market $150,000 Active 82 DOM
15. 2026-05-31
    days on market $150,000 Active 81 DOM
16. 2026-05-30
    days on market $150,000 Active 80 DOM
17. 2026-03-23
    price $150,000 666-char remark

    Show marketing remark (666 chars)

    Welcome home to this 3 bedroom, 2 bath residence tucked away on a quiet and established road. Great layout! Enter into the great room that's perfect for entertaining and hosting family and friends. The large living room features a fireplace and a view to the kitchen. The large kitchen has lots of cabinets and an island perfect for cooking and storage. Outside there's plenty of room for family to gather! You will have the peace and privacy of rural living without giving up convenience - you're only minutes from great schools, shopping, dining, and more. Come see it in person and picture yourself settling down in the small, quaint town of Commerce. CASH ONLY!!

18. 2026-03-23
    price $150,000 666-char remark

    Show marketing remark (666 chars)

    Welcome home to this 3 bedroom, 2 bath residence tucked away on a quiet and established road. Great layout! Enter into the great room that's perfect for entertaining and hosting family and friends. The large living room features a fireplace and a view to the kitchen. The large kitchen has lots of cabinets and an island perfect for cooking and storage. Outside there's plenty of room for family to gather! You will have the peace and privacy of rural living without giving up convenience - you're only minutes from great schools, shopping, dining, and more. Come see it in person and picture yourself settling down in the small, quaint town of Commerce. CASH ONLY!!

19. 2026-03-18
    status Back On Market 666-char remark

    Show marketing remark (666 chars)

    Welcome home to this 3 bedroom, 2 bath residence tucked away on a quiet and established road. Great layout! Enter into the great room that's perfect for entertaining and hosting family and friends. The large living room features a fireplace and a view to the kitchen. The large kitchen has lots of cabinets and an island perfect for cooking and storage. Outside there's plenty of room for family to gather! You will have the peace and privacy of rural living without giving up convenience - you're only minutes from great schools, shopping, dining, and more. Come see it in person and picture yourself settling down in the small, quaint town of Commerce. CASH ONLY!!

20. 2026-03-18
    status Active 666-char remark

    Show marketing remark (666 chars)

    Welcome home to this 3 bedroom, 2 bath residence tucked away on a quiet and established road. Great layout! Enter into the great room that's perfect for entertaining and hosting family and friends. The large living room features a fireplace and a view to the kitchen. The large kitchen has lots of cabinets and an island perfect for cooking and storage. Outside there's plenty of room for family to gather! You will have the peace and privacy of rural living without giving up convenience - you're only minutes from great schools, shopping, dining, and more. Come see it in person and picture yourself settling down in the small, quaint town of Commerce. CASH ONLY!!

21. 2026-01-30
    status Pending 666-char remark

    Show marketing remark (666 chars)

    Welcome home to this 3 bedroom, 2 bath residence tucked away on a quiet and established road. Great layout! Enter into the great room that's perfect for entertaining and hosting family and friends. The large living room features a fireplace and a view to the kitchen. The large kitchen has lots of cabinets and an island perfect for cooking and storage. Outside there's plenty of room for family to gather! You will have the peace and privacy of rural living without giving up convenience - you're only minutes from great schools, shopping, dining, and more. Come see it in person and picture yourself settling down in the small, quaint town of Commerce. CASH ONLY!!

22. 2026-01-23
    historical Active Under Contract 666-char remark

    Show marketing remark (666 chars)

    Welcome home to this 3 bedroom, 2 bath residence tucked away on a quiet and established road. Great layout! Enter into the great room that's perfect for entertaining and hosting family and friends. The large living room features a fireplace and a view to the kitchen. The large kitchen has lots of cabinets and an island perfect for cooking and storage. Outside there's plenty of room for family to gather! You will have the peace and privacy of rural living without giving up convenience - you're only minutes from great schools, shopping, dining, and more. Come see it in person and picture yourself settling down in the small, quaint town of Commerce. CASH ONLY!!

23. 2026-01-23
    status Under Contract 666-char remark

    Show marketing remark (666 chars)

    Welcome home to this 3 bedroom, 2 bath residence tucked away on a quiet and established road. Great layout! Enter into the great room that's perfect for entertaining and hosting family and friends. The large living room features a fireplace and a view to the kitchen. The large kitchen has lots of cabinets and an island perfect for cooking and storage. Outside there's plenty of room for family to gather! You will have the peace and privacy of rural living without giving up convenience - you're only minutes from great schools, shopping, dining, and more. Come see it in person and picture yourself settling down in the small, quaint town of Commerce. CASH ONLY!!

24. 2026-01-22
    listed $170,000 New 666-char remark

    Show marketing remark (666 chars)

    Welcome home to this 3 bedroom, 2 bath residence tucked away on a quiet and established road. Great layout! Enter into the great room that's perfect for entertaining and hosting family and friends. The large living room features a fireplace and a view to the kitchen. The large kitchen has lots of cabinets and an island perfect for cooking and storage. Outside there's plenty of room for family to gather! You will have the peace and privacy of rural living without giving up convenience - you're only minutes from great schools, shopping, dining, and more. Come see it in person and picture yourself settling down in the small, quaint town of Commerce. CASH ONLY!!

25. 2026-01-22
    listed $170,000 Active 666-char remark

    Show marketing remark (666 chars)

    Welcome home to this 3 bedroom, 2 bath residence tucked away on a quiet and established road. Great layout! Enter into the great room that's perfect for entertaining and hosting family and friends. The large living room features a fireplace and a view to the kitchen. The large kitchen has lots of cabinets and an island perfect for cooking and storage. Outside there's plenty of room for family to gather! You will have the peace and privacy of rural living without giving up convenience - you're only minutes from great schools, shopping, dining, and more. Come see it in person and picture yourself settling down in the small, quaint town of Commerce. CASH ONLY!!

ⓘ 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 3/10 Moderate
• 🌡 Heat 5/10 Major 7 d/yr ≥104°F today · 17 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 12% 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: $24,269
• − Mortgage interest: −$7,002
• − Property taxes: −$1,875
• − Insurance: −$625
• − Repairs & maintenance: −$1,942
• − Management: −$1,942
• − Depreciation: −$3,636
• Taxable income: $7,248
• Est. tax owed @ 24.0%: −$1,739
• After-tax cash flow: $7,067/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: Commerce City
• NCES district ID: 1301440
• Math proficiency: 49% ▼ -3.00%
• Reading proficiency: 49% ▼ -6.00%
• Median HH income: $40,945
• Composite: 41.1/100
• National rank: #3567
• State rank: #19 of 174 in GA

Livability — Commerce

• Score: 64/100
• State rank: #271
• US rank: #14693

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Commerce, GA
• County: Jackson County · 50,436 people
• City population: 12,874
• Metro: Jefferson, GA
• Population (ZIP): 12,874
• Household income: $62,168
• Rent vs Own: 38.0% rent · 62.0% own
• Severe rent burden: 297.0

Population outlook (Jackson County) Hauer SSP2

• Today (2025): 68,403 people
• By 2030: 70,771 · +3.5%
• By 2040: 75,050 · +9.7%
• By 2050: 78,022 · +14.1%
• By 2075: 82,646 · +20.8%
• By 2100: 80,701 · +18.0%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (72%)
• Race & ethnicity: White 72% Hispanic / Latino 14% Black 11% Two or more races 9% Asian 2%
• Hispanic origin (detail): Mexican 8% Puerto Rican 1%
• Common ancestry: Lithuanian 2% Slovak 2% Serbian 1%
• Foreign-born: 5% · Canada, Jamaica
• Languages at home: 89% English-only · Spanish 10% Other Indo-European 1%

Political lean MEDSL · Jackson

• 2024 margin: Solid R (+55.1) · D 22.2% · R 77.2%
• 2008→2024 swing: +0.8pp no change · 2008: -55.9pp · 2024: -55.1pp
• All cycles: 2024: R+55.1 2020: R+58.0 2016: R+63.9 2012: R+62.9 2008: R+55.9

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 28.53%
• Current HPI: 458.5304
• Rent YoY: ▼ -4.25%
• Metro: Jefferson, 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

-11.8% since first listed

9 events — show timeline

• 2026-03-23 Price Changed $150,000 FMLS
• 2026-03-23 Price Changed $150,000 GAMLS
• 2026-03-18 Relisted — GAMLS
• 2026-03-18 Relisted — FMLS
• 2026-01-30 Pending — FMLS
• 2026-01-23 Contingent — FMLS
• 2026-01-23 Pending — GAMLS
• 2026-01-22 Listed $170,000 FMLS
• 2026-01-22 Listed $170,000 GAMLS

Property tax history

-11.5%/yr

Latest (2025): $79 · +112.1% YoY. Source: county tax records.