34 Jackson St · Barnesville, GA 30204

$79,200

3 bd · 1.0 ba · 1,035 sqft · SingleFamily public records · 59 Days on market

Built 1938 7,840 sqft lot $77/sqft · 18% below area Est $97k · 18% under ↓ 5% since listing

---

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
• ARV discount +15.0/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Livability +3.7/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.0/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Opportunity meets potential in this 3-bedroom, 1.5-bath home just minutes from downtown Barnesville! Whether you're a first-time homebuyer looking to create a space of your own or an investor searching for your next project, this property offers plenty of possibilities. Featuring a spacious yard and a welcoming front porch, this home has a solid layout and great bones, just waiting for your personal touch. With a little vision and TLC, you can transform it into a cozy home or a profitable investment. Conveniently located near local shops, dining, and schools, this property combines small-town charm with everyday convenience. Being sold as-is, giving you the flexibility to renovate and make it exactly what you want. Don't miss this chance to turn potential into something special!

Key facts

• Spacious yard
• Solid layout
• Dining

Tags

• SPACIOUS YARD
• WELCOMING FRONT PORCH
• SOLID LAYOUT
• LOCAL SHOPS
• DINING
• SCHOOLS

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $79k.

Deal economics

• At list price, monthly cash flow is $667 ($8k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $79k).
• Recommended offer: $77k (3.0% below list) — sets the bar for market timing.
• Cap rate 16.4% vs local median 3.2% in Barnesville — 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 73/100 on livability (#59 in GA) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety A+; Watch: schools F, amenities F, commute F.
• Lamar County (town): math 21% / reading 27% proficiency, ranked #132 of 174 in GA (top 76%) — 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: 99 active listings in the ZIP; 129 units permitted in Lamar County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $548 of loan paydown is wiped out by about $2k of value loss. Plan a longer hold.
• Lamar County population projected to shrink 6% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $22k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• It's been on market 59 days — a 3% lower offer ($77k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: built in 1938 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major wind risk, 52% chance of damaging wind over 30y; extreme-heat days projected 7→18/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $76,824 (3.0% below list)

Questions for the listing agent

1. It's been on market 59 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1938 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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: 1.83% ✓
• Cap rate: 16.40%
• Cash-on-cash: 36.11%
• DSCR: 2.61
• GRM: 4.6

CMA / ARV

• ARV (median comp): $96,580
• List price: $79,200
• Delta: -18.00%
• 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
242 Jackson St	0.35mi	3/2.0	1,050 (+1%)	8mo	$38,500	$37	70
407 Taylor St	0.51mi	3/1.0	1,025 (-1%)	13mo	$193,000	$188	63
245 Atlanta St	0.33mi	2/2.0 (-1)	1,095 (+6%)	5mo	$142,000	$130	62
209 Mathews St	0.52mi	3/1.0	1,091 (+5%)	6mo	$124,000	$114	62
4 Jackson St	0.13mi	2/1.0 (-1)	884 (-15%)	5mo	$15,000	$17	61
339 Atlanta St	0.39mi	2/1.0 (-1)	1,132 (+9%)	2mo	$37,000	$33	60
326 Atlanta St	0.37mi	2/1.0 (-1)	951 (-8%)	22mo	$130,000	$137	46
122 Pritchett Cir	0.28mi	2/1.0 (-1)	1,176 (+14%)	17mo	$75,000	$64	45
144 Atlanta St	0.31mi	4/1.5 (+1)	1,190 (+15%)	14mo	$120,000	$101	42
420 Zebulon St	0.60mi	2/1.0 (-1)	1,166 (+13%)	6mo	$82,900	$71	41
149 Akins St	0.64mi	2/2.0 (-1)	900 (-13%)	2mo	$165,000	$183	38
344 Lee St	0.56mi	2/1.0 (-1)	947 (-8%)	21mo	$170,000	$180	37

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: 31.8%
• Equity multiple: 2.34×
• Total profit: $29,642
• Equity at exit: $11,809

10-year hold

• IRR: 38.9%
• Equity multiple: 4.63×
• Total profit: $80,445
• Equity at exit: $6,848

Cash invested: $22,176 (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 30204

• Home prices YoY: -9.7%
• Active inventory: 99
• Price-to-rent: 4.6×

Monthly cashflow live

• Estimated rent: $1,447 medium
• Mortgage (P&I): −$415
• Tax from tax record: −$27 /mo · $330/yr
• Insurance: −$33
• HOA: −$0
• Vacancy / Maint / Mgmt: −$304
• Net cashflow: $667

Break-even live

Break-even rent $602

Max offer price $79,200

Occupancy floor 49%

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: $19,800
• Closing costs: $2,376
• Reserves months: —
• Total cash needed: —

Listing history 16 events

1. 2026-06-18
   days on market $79,200 Active 59 DOM
2. 2026-06-17
   days on market $79,200 Active 58 DOM
3. 2026-06-16
   days on market $79,200 Active 57 DOM
4. 2026-06-15
   days on market $79,200 Active 56 DOM
5. 2026-06-13
   days on market $79,200 Active 54 DOM
6. 2026-06-13
   days on market $79,200 Active 53 DOM
7. 2026-06-09
   days on market $79,200 Active 50 DOM
8. 2026-06-08
   days on market $79,200 Active 49 DOM
9. 2026-06-07
   days on market $79,200 Active 48 DOM
10. 2026-06-04
    days on market $79,200 Active 45 DOM
11. 2026-06-03
    days on market $79,200 Active 44 DOM
12. 2026-06-02
    days on market $79,200 Active 43 DOM
13. 2026-06-01
    days on market $79,200 Active 42 DOM
14. 2026-05-31
    days on market $79,200 Active 41 DOM
15. 2026-05-08
    price $79,200 798-char remark

    Show marketing remark (798 chars)

    Opportunity meets potential in this 3-bedroom, 1.5-bath home just minutes from downtown Barnesville! Whether you're a first-time homebuyer looking to create a space of your own or an investor searching for your next project, this property offers plenty of possibilities. Featuring a spacious yard and a welcoming front porch, this home has a solid layout and great bones, just waiting for your personal touch. With a little vision and TLC, you can transform it into a cozy home or a profitable investment. Conveniently located near local shops, dining, and schools, this property combines small-town charm with everyday convenience. Being sold as-is, giving you the flexibility to renovate and make it exactly what you want. Don't miss this chance to turn potential into something special!

16. 2026-04-20
    listed $83,200 New 798-char remark

    Show marketing remark (798 chars)

    Opportunity meets potential in this 3-bedroom, 1.5-bath home just minutes from downtown Barnesville! Whether you're a first-time homebuyer looking to create a space of your own or an investor searching for your next project, this property offers plenty of possibilities. Featuring a spacious yard and a welcoming front porch, this home has a solid layout and great bones, just waiting for your personal touch. With a little vision and TLC, you can transform it into a cozy home or a profitable investment. Conveniently located near local shops, dining, and schools, this property combines small-town charm with everyday convenience. Being sold as-is, giving you the flexibility to renovate and make it exactly what you want. Don't miss this chance to turn potential into something special!

ⓘ 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: $330 · $27/mo
• Projected year-2 tax: $729 · $61/mo
• Expected delta: +$399/yr (+$33/mo · 120.8%)

ⓘ 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 · 18 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 52% 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: $17,363
• − Mortgage interest: −$4,436
• − Property taxes: −$330
• − Insurance: −$396
• − Repairs & maintenance: −$1,389
• − Management: −$1,389
• − Depreciation: −$2,304
• Taxable income: $7,119
• Est. tax owed @ 24.0%: −$1,709
• After-tax cash flow: $6,299/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: Lamar County
• NCES district ID: 1303210
• Math proficiency: 21% ▼ -10.00%
• Reading proficiency: 27% ▼ -5.00%
• Median HH income: $39,643
• Composite: 20.22/100
• National rank: #8628
• State rank: #132 of 174 in GA

Livability — Barnesville

• Score: 73/100
• State rank: #59
• US rank: #5584

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Barnesville, GA
• City population: 13,425
• Population (ZIP): 13,425

Population outlook (Lamar County) Hauer SSP2

• Today (2025): 18,679 people
• By 2030: 18,508 · -0.9%
• By 2040: 18,110 · -3.0%
• By 2050: 17,518 · -6.2%
• By 2075: 16,318 · -12.6%
• By 2100: 14,176 · -24.1%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Majority White (58%)
• Race & ethnicity: White 58% Black 37% Two or more races 3%
• Common ancestry: Lithuanian 1% Slovak 1%
• Foreign-born: 2% · Canada
• Languages at home: 97% English-only · Other Indo-European 1% Spanish 1% French/Haitian/Cajun 1%

Political lean MEDSL · Lamar

• 2024 margin: Solid R (+45.9) · D 26.8% · R 72.8%
• 2008→2024 swing: -18.3pp toward R · 2008: -27.6pp · 2024: -45.9pp
• All cycles: 2024: R+45.9 2020: R+41.0 2016: R+38.5 2012: R+30.2 2008: R+27.6

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -30.00%
• Current HPI: 279.3141
• 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

-4.8% since first listed

2 events — show timeline

• 2026-05-08 Price Changed $79,200 GAMLS
• 2026-04-20 Listed $83,200 GAMLS

Property tax history

+11.1%/yr

Latest (2025): $330 · +26.7% YoY. Source: county tax records.