165 Jefferson Ave · Hoschton, GA 30548

$120,000

3 bd · 2.0 ba · 1,488 sqft · Other · 254 Days on market

Built 1982 0.49 ac lot $81/sqft · 63% 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 +3.6/5.0
• Schools +3.3/10.0
• Condition / age +2.5/5.0
• Rent growth +1.9/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Get the tools ready! Fix and flip opportunity in the heart of Hoschton, GA. Lots of room for profit on this one. Large double wide with three bedrooms, 2 baths, fireplace, vinyl siding. Great location on a level lot with deeded easement access. Property has been vacant for several years and the owner is selling as is. Condition of septic and water supply are unknown. Mobile home is vacant. Access is by deeded easement through church parking lot. Enter at your own risk. Floors have holes. Front porch is caved in. Roof is leaking. See linked video for current walk around and walk through of property. Seller Financing Available!!!

Key facts

• Level lot
• 0.49 acre lot
• Built 1982

Tags

• LEVEL LOT
• DEEDED EASEMENT ACCESS

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath other listed at $120k.

Deal economics

• At list price, monthly cash flow is $1k ($14k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $120k).
• Recommended offer: $106k (12.0% below list) — sets the bar for market timing.
• Cap rate 17.6% vs local median 2.8% in Hoschton — 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 72/100 on livability (#71 in GA) — a middle-class / working-renter tenant base. Strengths: crime A+, employment A+, housing A+; Watch: amenities F, commute F, health & safety D-.
• Jackson County (rural): math 38% / reading 37% proficiency, ranked #50 of 174 in GA (top 29%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: West Jackson Elementary School (math 46% / reading 41%, grade F, #364 of 1,228 statewide, top 30%, 1,184 students, 30% FRL); West Jackson Middle School (math 39% / reading 43%, grade F, #135 of 470 statewide, top 29%, 1,502 students, 28% FRL); Jackson County High School (math 20% / reading 17%, grade F, #254 of 424 statewide, top 61%, 1,833 students, 26% FRL) — zoned schools average 28% FRL vs 44% district-wide (15 pts lower); this property's tenant base skews higher-income than the district average.
• Market conditions: Rents soft (-2.4%/yr); 752 active listings in the ZIP; 8 comparable units currently listed for rent nearby; rentals at typical pace (median 15d on market — plan ~3-4 weeks tenant-placement turnaround); high-income renter base; 2,167 units permitted in Jackson County in 2024 (59 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $830 of loan paydown is wiped out by about $4k of value loss. Plan a longer hold.
• Jackson County population projected at +14% by 2050 — modest demand growth; plan on rents tracking national, not racing it.
• At projected returns (-3.0% appreciation + 0.0% rent growth), your $34k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• It's been on market 254 days — a 12% lower offer ($106k) is reasonable based on typical stale-listing flexibility.
• 7 sale attempts since 6y ago; this cycle's ask has dropped $10k (8%) 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 $105,600 (12.0% below list)

Questions for the listing agent

1. It's been on market 254 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. 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.
5. 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.
6. 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: 1.96% ✓
• Cap rate: 17.59%
• Cash-on-cash: 40.36%
• DSCR: 2.80
• GRM: 4.2

CMA / ARV

• ARV (median comp): $323,937
• List price: $120,000
• Delta: -62.96%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Projected returns pro-forma

-3.0% appreciation · 0.0% rent growth · sell at horizon

5-year hold

• IRR: 33.5%
• Equity multiple: 2.36×
• Total profit: $45,604
• Equity at exit: $17,892

10-year hold

• IRR: 38.9%
• Equity multiple: 4.14×
• Total profit: $105,606
• Equity at exit: $10,375

Cash invested: $33,600 (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 30548

• Home prices YoY: -23.7%
• Rents YoY: -2.4%
• Active inventory: 752
• Price-to-rent: 4.2×

Monthly cashflow live

• Estimated rent: $2,357 high
• Mortgage (P&I): −$629
• Tax from tax record: −$52 /mo · $629/yr
• Insurance: −$50
• HOA: −$0
• Vacancy / Maint / Mgmt: −$495
• Net cashflow: $1,130

Break-even live

Break-even rent $926

Max offer price $120,000

Occupancy floor 47%

Sensitivity live

Price	-10% $1,198	-5% $1,164	+0% $1,130	+5% $1,096	+10% $1,062
Rent	-10% $944	-5% $1,037	+0% $1,130	+5% $1,223	+10% $1,316
Rate	-1.0pp $1,191	-0.5pp $1,161	base $1,130	+0.5pp $1,099	+1.0pp $1,067

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: $30,000
• Closing costs: $3,600
• Reserves months: —
• Total cash needed: —

Rent comps 8 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
355 Meadow Vista Ln Hoschton, GA	3.0	2.0	1670	$2,099	$1.26	15d	1	0.32mi
315 Meadow Vista Ln Hoschton, GA	3.0	2.0	1576	$1,930	$1.22	45d	1	0.37mi
39 Peony St Braselton, GA	3.0	2.5	1870	$3,000	$1.60	15d	1	0.76mi
125 Osprey Overlook Dr Unit 94 Braselton, GA	4.0	2.5	1847	$2,400	$1.30	15d	1	0.94mi
57 Regent Park Hoschton, GA	3.0	2.5	1393	$2,500	$1.79	15d	1	0.99mi
102 Jaxton St Hoschton, GA	3.0	2.5	1383	$1,995	$1.44	45d	1	1.16mi
252 Regent Park Unit 252 Hoschton, GA	3.0	2.5	1467	$2,300	$1.57	15d	1	1.18mi
111 Huron Ln Hoschton, GA	4.0	2.5	1875	$2,200	$1.17	22d	1	1.42mi

Listing history 33 events

1. 2026-06-19
   days on market $120,000 Active 254 DOM
2. 2026-06-18
   days on market $120,000 Active 253 DOM
3. 2026-06-17
   days on market $120,000 Active 252 DOM
4. 2026-06-16
   days on market $120,000 Active 251 DOM
5. 2026-06-15
   days on market $120,000 Active 250 DOM
6. 2026-06-14
   days on market $120,000 Active 248 DOM
7. 2026-06-13
   days on market $120,000 Active 247 DOM
8. 2026-06-10
   days on market $120,000 Active 245 DOM
9. 2026-06-09
   days on market $120,000 Active 244 DOM
10. 2026-06-08
    days on market $120,000 Active 243 DOM
11. 2026-06-07
    days on market $120,000 Active 242 DOM
12. 2026-06-02
    days on market $120,000 Active 237 DOM
13. 2026-06-01
    days on market $120,000 Active 236 DOM
14. 2026-05-31
    days on market $120,000 Active 235 DOM
15. 2026-05-30
    days on market $120,000 Active 234 DOM
16. 2026-04-08
    price $120,000 636-char remark

    Show marketing remark (636 chars)

    Get the tools ready! Fix and flip opportunity in the heart of Hoschton, GA. Lots of room for profit on this one. Large double wide with three bedrooms, 2 baths, fireplace, vinyl siding. Great location on a level lot with deeded easement access. Property has been vacant for several years and the owner is selling as is. Condition of septic and water supply are unknown. Mobile home is vacant. Access is by deeded easement through church parking lot. Enter at your own risk. Floors have holes. Front porch is caved in. Roof is leaking. See linked video for current walk around and walk through of property. Seller Financing Available!!!

17. 2026-04-08
    price $120,000 636-char remark

    Show marketing remark (636 chars)

    Get the tools ready! Fix and flip opportunity in the heart of Hoschton, GA. Lots of room for profit on this one. Large double wide with three bedrooms, 2 baths, fireplace, vinyl siding. Great location on a level lot with deeded easement access. Property has been vacant for several years and the owner is selling as is. Condition of septic and water supply are unknown. Mobile home is vacant. Access is by deeded easement through church parking lot. Enter at your own risk. Floors have holes. Front porch is caved in. Roof is leaking. See linked video for current walk around and walk through of property. Seller Financing Available!!!

18. 2026-04-07
    status Active 636-char remark

    Show marketing remark (636 chars)

    Get the tools ready! Fix and flip opportunity in the heart of Hoschton, GA. Lots of room for profit on this one. Large double wide with three bedrooms, 2 baths, fireplace, vinyl siding. Great location on a level lot with deeded easement access. Property has been vacant for several years and the owner is selling as is. Condition of septic and water supply are unknown. Mobile home is vacant. Access is by deeded easement through church parking lot. Enter at your own risk. Floors have holes. Front porch is caved in. Roof is leaking. See linked video for current walk around and walk through of property. Seller Financing Available!!!

19. 2026-04-02
    status Back On Market 636-char remark

    Show marketing remark (636 chars)

    Get the tools ready! Fix and flip opportunity in the heart of Hoschton, GA. Lots of room for profit on this one. Large double wide with three bedrooms, 2 baths, fireplace, vinyl siding. Great location on a level lot with deeded easement access. Property has been vacant for several years and the owner is selling as is. Condition of septic and water supply are unknown. Mobile home is vacant. Access is by deeded easement through church parking lot. Enter at your own risk. Floors have holes. Front porch is caved in. Roof is leaking. See linked video for current walk around and walk through of property. Seller Financing Available!!!

20. 2025-12-10
    status Under Contract 636-char remark

    Show marketing remark (636 chars)

    Get the tools ready! Fix and flip opportunity in the heart of Hoschton, GA. Lots of room for profit on this one. Large double wide with three bedrooms, 2 baths, fireplace, vinyl siding. Great location on a level lot with deeded easement access. Property has been vacant for several years and the owner is selling as is. Condition of septic and water supply are unknown. Mobile home is vacant. Access is by deeded easement through church parking lot. Enter at your own risk. Floors have holes. Front porch is caved in. Roof is leaking. See linked video for current walk around and walk through of property. Seller Financing Available!!!

21. 2025-12-01
    status Pending 636-char remark

    Show marketing remark (636 chars)

    Get the tools ready! Fix and flip opportunity in the heart of Hoschton, GA. Lots of room for profit on this one. Large double wide with three bedrooms, 2 baths, fireplace, vinyl siding. Great location on a level lot with deeded easement access. Property has been vacant for several years and the owner is selling as is. Condition of septic and water supply are unknown. Mobile home is vacant. Access is by deeded easement through church parking lot. Enter at your own risk. Floors have holes. Front porch is caved in. Roof is leaking. See linked video for current walk around and walk through of property. Seller Financing Available!!!

22. 2025-11-30
    historical 636-char remark

    Show marketing remark (636 chars)

    Get the tools ready! Fix and flip opportunity in the heart of Hoschton, GA. Lots of room for profit on this one. Large double wide with three bedrooms, 2 baths, fireplace, vinyl siding. Great location on a level lot with deeded easement access. Property has been vacant for several years and the owner is selling as is. Condition of septic and water supply are unknown. Mobile home is vacant. Access is by deeded easement through church parking lot. Enter at your own risk. Floors have holes. Front porch is caved in. Roof is leaking. See linked video for current walk around and walk through of property. Seller Financing Available!!!

23. 2025-11-30
    historical 636-char remark

    Show marketing remark (636 chars)

    Get the tools ready! Fix and flip opportunity in the heart of Hoschton, GA. Lots of room for profit on this one. Large double wide with three bedrooms, 2 baths, fireplace, vinyl siding. Great location on a level lot with deeded easement access. Property has been vacant for several years and the owner is selling as is. Condition of septic and water supply are unknown. Mobile home is vacant. Access is by deeded easement through church parking lot. Enter at your own risk. Floors have holes. Front porch is caved in. Roof is leaking. See linked video for current walk around and walk through of property. Seller Financing Available!!!

24. 2025-05-30
    listed $130,000 New 636-char remark

    Show marketing remark (636 chars)

    Get the tools ready! Fix and flip opportunity in the heart of Hoschton, GA. Lots of room for profit on this one. Large double wide with three bedrooms, 2 baths, fireplace, vinyl siding. Great location on a level lot with deeded easement access. Property has been vacant for several years and the owner is selling as is. Condition of septic and water supply are unknown. Mobile home is vacant. Access is by deeded easement through church parking lot. Enter at your own risk. Floors have holes. Front porch is caved in. Roof is leaking. See linked video for current walk around and walk through of property. Seller Financing Available!!!

25. 2025-05-30
    listed $130,000 Active 636-char remark

    Show marketing remark (636 chars)

    Get the tools ready! Fix and flip opportunity in the heart of Hoschton, GA. Lots of room for profit on this one. Large double wide with three bedrooms, 2 baths, fireplace, vinyl siding. Great location on a level lot with deeded easement access. Property has been vacant for several years and the owner is selling as is. Condition of septic and water supply are unknown. Mobile home is vacant. Access is by deeded easement through church parking lot. Enter at your own risk. Floors have holes. Front porch is caved in. Roof is leaking. See linked video for current walk around and walk through of property. Seller Financing Available!!!

26. 2024-12-03
    status Back On Market
27. 2024-12-03
    historical
28. 2024-12-02
    status Pending Offer Approval
29. 2024-12-02
    price $144,900
30. 2024-10-22
    listed $149,900 New
31. 2021-02-23
    historical
32. 2020-11-14
    price $39,000
33. 2020-11-01
    listed $40,000 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: $629 · $52/mo
• Projected year-2 tax: $1,104 · $92/mo
• Expected delta: +$475/yr (+$40/mo · 75.6%)

ⓘ 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 3/10 Moderate
• 🌡 Heat 5/10 Major 7 d/yr ≥105°F today · 17 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 14% chance of damaging wind over 30 yrs
• 🫁 Air quality 3/10 Moderate 3 unhealthy d/yr today · 5 by 30 yrs out

Taxation est. · year 1

• Rental income: $28,281
• − Mortgage interest: −$6,722
• − Property taxes: −$629
• − Insurance: −$600
• − Repairs & maintenance: −$2,262
• − Management: −$2,262
• − Depreciation: −$3,491
• Taxable income: $12,315
• Est. tax owed @ 24.0%: −$2,956
• After-tax cash flow: $10,606/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: Jackson County
• NCES district ID: 1302940
• Math proficiency: 38% ▼ -14.00%
• Reading proficiency: 37% ▼ -10.00%
• Median HH income: $56,773
• Composite: 33.08/100
• National rank: #5566
• State rank: #50 of 174 in GA

Livability — Hoschton

• Score: 72/100
• State rank: #71
• US rank: #6303

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Hoschton, GA
• County: Barrow County · 133,377 people
• City population: 24,602
• Metro: Atlanta-Sandy Springs-Alpharetta, GA
• Population (ZIP): 26,232
• Household income: $111,257
• Rent vs Own: 12.0% rent · 88.0% own
• Severe rent burden: 520.0

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 (84%)
• Race & ethnicity: White 84% Black 6% Two or more races 5% Hispanic / Latino 5% Asian 3%
• Common ancestry: Slovak 3% Italian 2% Lithuanian 2%
• Foreign-born: 8% · Canada, China, South Korea
• Languages at home: 90% English-only · Spanish 3% Other Indo-European 2% Other Asian/Pacific 2%

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: ▼ -73.49%
• Current HPI: 236.1853
• Rent YoY: ▼ -2.44%
• 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

+200.0% since first listed

18 events — show timeline

• 2026-04-08 Price Changed $120,000 GAMLS
• 2026-04-08 Price Changed $120,000 FMLS
• 2026-04-07 Relisted — FMLS
• 2026-04-02 Relisted — GAMLS
• 2025-12-10 Pending — GAMLS
• 2025-12-01 Pending — FMLS
• 2025-11-30 Listing Removed — FMLS
• 2025-11-30 Listing Removed — GAMLS
• 2025-05-30 Listed $130,000 FMLS
• 2025-05-30 Listed $130,000 GAMLS
• 2024-12-03 Relisted — GAMLS
• 2024-12-03 Listing Removed — GAMLS
• 2024-12-02 Pending — GAMLS
• 2024-12-02 Price Changed $144,900 GAMLS
• 2024-10-22 Listed $149,900 GAMLS
• 2021-02-23 Listing Removed — GAMLS
• 2020-11-14 Price Changed $39,000 GAMLS
• 2020-11-01 Listed $40,000 GAMLS

Property tax history

+8.9%/yr

Latest (2025): $629 · -0.8% YoY. Source: county tax records.