356 N 4th St · Jesup, GA 31545

$81,000

3 bd · 1.0 ba · 1,243 sqft · SingleFamily public records · 71 Days on market

Built 1925 6,969 sqft lot $65/sqft · 57% below area

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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
• ARV discount +7.5/15.0
• Livability +3.5/5.0
• Schools +2.9/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome to this home built in 1925, nestled in the heart of downtown Jesup! This property boasts great potential and is just waiting to be transformed! Although the home requires some updating, the possibilities are endless! Enjoy the convenience of being steps away from local shops, dining, and community events that downtown Jesup has to offer. There is an additional 0.13 acre lot that can be purchased with the home as well. Don’t miss out on this incredible opportunity to invest in a home with character and potential. Schedule your showing today!

Key facts

• Additional lot
• Dining
• Community events

Tags

• STEPS AWAY FROM LOCAL SHOPS
• DINING
• COMMUNITY EVENTS
• ADDITIONAL LOT

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $81k.

Deal economics

• At list price, monthly cash flow is $845 ($10k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $81k).
• Recommended offer: $76k (6.0% below list) — sets the bar for market timing.
• Cap rate 18.8% vs local median 4.5% in Jesup — 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 69/100 on livability (#112 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.
• Wayne County (rural): math 35% / reading 35% proficiency, ranked #68 of 174 in GA (top 39%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases; 60% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: 172 active listings in the ZIP; 2 comparable units currently listed for rent nearby; 163 units permitted in Wayne County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $560 of loan paydown is wiped out by about $2k of value loss. Plan a longer hold.
• Wayne County population projected to shrink 10% 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 $23k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• It's been on market 71 days — a 6% lower offer ($76k) is reasonable based on typical stale-listing flexibility.
• 3 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

• Watch-outs: built in 1925 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; moderate wildfire risk; extreme-heat days projected 7→18/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $76,140 (6.0% below list)

Questions for the listing agent

1. It's been on market 71 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Built in 1925 — 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 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?
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: 2.13% ✓
• Cap rate: 18.81%
• Cash-on-cash: 44.71%
• DSCR: 2.99
• GRM: 3.9

CMA / ARV

• ARV (median comp): $190,345
• List price: $81,000
• Delta: -57.45%
• 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
110 Pine Ridge Rd	0.32mi	3/2.0	1,204 (-3%)	2mo	$204,900	$170	74
218 Pine Ridge Rd	0.35mi	3/2.0	1,278 (+3%)	5mo	$214,900	$168	71
196 Pine Ridge Rd	0.36mi	3/2.0	1,204 (-3%)	5mo	$204,900	$170	70
111 Pine Ridge Rd	0.43mi	3/2.0	1,172 (-6%)	0mo	$207,500	$177	66
345 W Poplar St	0.35mi	3/1.5	1,126 (-9%)	0mo	$129,000	$115	66
166 Pine Ridge Rd	0.54mi	3/2.0	1,278 (+3%)	2mo	$214,900	$168	65
169 Pine Ridge Rd	0.56mi	3/2.0	1,204 (-3%)	2mo	$204,900	$170	63
229 Pine Ridge Rd	0.61mi	3/2.0	1,214 (-2%)	5mo	$204,900	$169	60
207 Pine Ridge Rdg	0.59mi	3/2.0	1,204 (-3%)	5mo	$199,900	$166	59
294 Pine Ridge Rd	0.69mi	3/2.0	1,204 (-3%)	8mo	$204,900	$170	52
263 Pine Ridge Rd	0.66mi	3/2.0	1,278 (+3%)	10mo	$214,900	$168	52
535 S 4th St	0.69mi	3/2.0	1,424 (+15%)	0mo	$181,000	$127	39

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: 41.7%
• Equity multiple: 2.79×
• Total profit: $40,689
• Equity at exit: $12,077

10-year hold

• IRR: 47.9%
• Equity multiple: 5.62×
• Total profit: $104,724
• Equity at exit: $7,003

Cash invested: $22,680 (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 31545

• Home prices YoY: -6.4%
• Active inventory: 172
• Price-to-rent: 3.9×

Monthly cashflow live

• Estimated rent: $1,722 medium
• Mortgage (P&I): −$425
• Tax from tax record: −$57 /mo · $686/yr
• Insurance: −$34
• HOA: −$0
• Vacancy / Maint / Mgmt: −$362
• Net cashflow: $845

Break-even live

Break-even rent $653

Max offer price $81,000

Occupancy floor 46%

Sensitivity live

Price	-10% $891	-5% $868	+0% $845	+5% $822	+10% $799
Rent	-10% $709	-5% $777	+0% $845	+5% $913	+10% $981
Rate	-1.0pp $886	-0.5pp $866	base $845	+0.5pp $824	+1.0pp $803

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: $20,250
• Closing costs: $2,430
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
786 S 6th St Jesup, GA	3.0	2.5	1312	$1,700	$1.30	45d	1	1.19mi
151 Arabian Ln Jesup, GA	3.0	2.0	1100	$1,750	$1.59	45d	1	1.38mi

Listing history 19 events

1. 2026-06-19
   days on market $81,000 Active 71 DOM
2. 2026-06-18
   days on market $81,000 Active 70 DOM
3. 2026-06-17
   days on market $81,000 Active 69 DOM
4. 2026-06-16
   days on market $81,000 Active 68 DOM
5. 2026-06-15
   days on market $81,000 Active 67 DOM
6. 2026-06-14
   days on market $81,000 Active 65 DOM
7. 2026-06-13
   days on market $81,000 Active 64 DOM
8. 2026-06-10
   days on market $81,000 Active 62 DOM
9. 2026-06-09
   days on market $81,000 Active 61 DOM
10. 2026-06-08
    days on market $81,000 Active 60 DOM
11. 2026-06-07
    days on market $81,000 Active 59 DOM
12. 2026-06-05
    days on market $81,000 Active 56 DOM
13. 2026-06-02
    days on market $81,000 Active 54 DOM
14. 2026-06-01
    days on market $81,000 Active 53 DOM
15. 2026-05-31
    days on market $81,000 Active 52 DOM
16. 2026-05-30
    days on market $81,000 Active 51 DOM
17. 2026-04-09
    listed $81,000 Active 563-char remark

    Show marketing remark (563 chars)

    Welcome to this home built in 1925, nestled in the heart of downtown Jesup! This property boasts great potential and is just waiting to be transformed! Although the home requires some updating, the possibilities are endless! Enjoy the convenience of being steps away from local shops, dining, and community events that downtown Jesup has to offer. There is an additional 0.13 acre lot that can be purchased with the home as well. Don’t miss out on this incredible opportunity to invest in a home with character and potential. Schedule your showing today!

18. 2024-12-10
    listed $62,000 Active 556-char remark

    Show marketing remark (556 chars)

    Welcome to this home built in 1925, nestled in the heart of downtown Jesup! This property boasts great potential and is just waiting to be transformed! Although the home requires some updating, the possibilities are endless! Enjoy the convenience of being steps away from local shops, dining, and community events that downtown Jesup has to offer. There is an additional 0.13 acre lot that can be purchased with the home as well. Do not miss out on this incredible opportunity to invest in a home with character and potential. Schedule your showing today!

19. 2024-12-06
    listed $62,000 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: $686 · $57/mo
• Projected year-2 tax: $745 · $62/mo
• Expected delta: +$59/yr (+$5/mo · 8.6%)

ⓘ 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 5/10 Major
• 🌡 Heat 8/10 Severe 7 d/yr ≥109°F today · 18 d/yr by 30 yrs out
• 💨 Wind 8/10 Severe 99% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 2 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $20,668
• − Mortgage interest: −$4,537
• − Property taxes: −$686
• − Insurance: −$405
• − Repairs & maintenance: −$1,653
• − Management: −$1,653
• − Depreciation: −$2,356
• Taxable income: $9,377
• Est. tax owed @ 24.0%: −$2,250
• After-tax cash flow: $7,889/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: Wayne County
• NCES district ID: 1305550
• Math proficiency: 35% ▼ -4.00%
• Reading proficiency: 35% ▼ -3.00%
• Median HH income: $38,918
• Composite: 29.3/100
• National rank: #6554
• State rank: #68 of 174 in GA

Livability — Jesup

• Score: 69/100
• State rank: #112
• US rank: #8442

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Jesup, GA
• City population: 1,050
• Population (ZIP): 16,057

Population outlook (Wayne County) Hauer SSP2

• Today (2025): 28,891 people
• By 2030: 28,388 · -1.7%
• By 2040: 27,396 · -5.2%
• By 2050: 26,135 · -9.5%
• By 2075: 23,253 · -19.5%
• By 2100: 19,481 · -32.6%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (67%)
• Race & ethnicity: White 67% Black 20% Hispanic / Latino 7% Two or more races 4% Asian 2%
• Hispanic origin (detail): Mexican 5% Puerto Rican 1%
• Common ancestry: Romanian 2% Lithuanian 1% Italian 1%
• Foreign-born: 3% · Canada, Philippines
• Languages at home: 94% English-only · Spanish 4% Other Asian/Pacific 2%

Political lean MEDSL · Wayne

• 2024 margin: Solid R (+59.8) · D 20.0% · R 79.7%
• 2008→2024 swing: -14.8pp toward R · 2008: -44.9pp · 2024: -59.8pp
• All cycles: 2024: R+59.8 2020: R+57.1 2016: R+58.9 2012: R+48.3 2008: R+44.9

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -17.10%
• Current HPI: 249.3504
• 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

+30.6% since first listed

3 events — show timeline

• 2026-04-09 Listed $81,000 GIAR
• 2024-12-10 Listed $62,000 HABR
• 2024-12-06 Listed $62,000 GAMLS

Property tax history

+5.4%/yr

Latest (2025): $686 · +7.2% YoY. Source: county tax records.