158 Oconee Rd · Commerce, GA 30120

$234,750

3 bd · 2.5 ba · 1,443 sqft · SingleFamily · 92 Days on market

Built 2026 Good condition $163/sqft · 16% below area Est $279k · 16% under

---

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).

• ARV discount +14.7/15.0
• Cash flow +8.3/30.0
• Schools +4.7/10.0
• Condition / age +4.0/5.0
• Livability +3.2/5.0
• 1% rule +2.6/10.0
• Rent growth +2.4/5.0
• DSCR +2.3/10.0
• Appreciation +0.0/10.0

Listing remarks

Move in ready August! The Rutledge, a beautifully designed two-story home that combines modern style, comfort, and everyday functionality. A charming covered front porch invites you inside to a welcoming foyer where a convenient powder room and coat closet provide the perfect space for guests. The main level features a bright open-concept floor plan that seamlessly connects the family room, dining area, and kitchen, creating an ideal layout for entertaining and daily living. The kitchen offers a spacious walk-in pantry, ample cabinetry, granite counters and a generous center island, with direct access to the rear patio for outdoor living and gatherings with serene sunset views.

Key facts

• Covered front porch
• Rear patio
• Granite counters

Tags

• COVERED FRONT PORCH
• OPEN-CONCEPT FLOOR PLAN
• WALK-IN PANTRY
• GRANITE COUNTERS
• CENTER ISLAND
• REAR PATIO

What this means for you Summary

Snapshot

• This is a 3-bed/2.5-bath single-family listed at $235k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $-281 ($-3k/yr) — negative.
• To cash-flow at today's rent, offer at most $194k (17.3% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $178k (24.1% below list).
• Recommended offer: $178k (24.1% below list) — sets the bar for 1% rule.
• Cap rate 5.2% vs local median 3.2% 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, amenities F, commute 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.
• Zoned schools: Commerce Primary (486 students, 52% FRL); Commerce Middle School (math 44% / reading 51%, grade C-, #84 of 470 statewide, top 19%, 530 students, 56% FRL); Commerce High School (math 47% / reading 47%, grade D-, #37 of 424 statewide, top 9%, 493 students, 45% FRL) — zoned schools at 51% FRL track the district average.
• Market conditions: Rents soft (-0.2%/yr); 689 active listings in the ZIP; solid renter incomes; 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 $2k of loan paydown is wiped out by about $7k 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.

Negotiation context

• It's been on market 92 days — a 9% lower offer ($214k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: flood insurance adds $66/mo.
• Climate carrying-cost: severe flood risk; extreme-heat days projected 7→17/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $178,166 (24.1% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. It's been on market 92 days. Have you received any prior offers? Is the seller open to a 24% concession, seller financing, or rate buy-down credit?
3. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. 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?
8. 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.
9. 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.
10. 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: 0.76% ✗
• Cap rate: 5.19%
• Cash-on-cash: -3.92%
• DSCR: 0.83
• GRM: 11.0

CMA / ARV

• ARV (median comp): $279,213
• List price: $234,750
• Delta: -15.92%
• Verdict: UNDERPRICED
• Comps: 16 within 2.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
93 Orchard Cir	2.23mi	3/2.0	1,492 (+3%)	11mo	$230,000	$154	48
228 Honeysuckle Dr	1.92mi	3/2.0	1,571 (+9%)	11mo	$275,000	$175	39
2863 Maysville Rd	2.04mi	3/3.0	1,833 (+27%)	0mo	$279,000	$152	38
949 Smallwood Dr	1.68mi	3/2.0	1,871 (+30%)	1mo	$380,000	$203	37
42 Edgefield Dr	2.12mi	3/2.0	1,796 (+24%)	3mo	$300,000	$167	35
715 Woods Bridge Rd	1.82mi	3/2.0	1,823 (+26%)	4mo	$540,000	$296	35
307 Scott St	2.23mi	3/2.0	1,645 (+14%)	7mo	$325,000	$198	34
3059 Maysville Rd	1.99mi	3/1.0	1,032 (-28%)	1mo	$235,000	$228	33
197 Peach St	2.11mi	3/2.0	1,200 (-17%)	6mo	$250,000	$208	33
1019 White Hill School Rd	2.01mi	2/1.0 (-1)	1,100 (-24%)	2mo	$240,000	$218	27
322 Scott St	2.19mi	3/1.0	1,204 (-17%)	11mo	$235,000	$195	25
236 Andrew Jackson St	1.92mi	3/1.0	1,050 (-27%)	12mo	$225,000	$214	24

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 · 0.0% rent growth · sell at horizon

5-year hold

• IRR: -28.6%
• Equity multiple: 0.07×
• Total profit: $-61,106
• Equity at exit: $35,002

10-year hold

• IRR: -46.5%
• Equity multiple: -0.46×
• Total profit: $-96,179
• Equity at exit: $20,297

Cash invested: $65,730 (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 →

Active competition Active MLS

• For sale now: 2 active
• Median asking: $247,375 ($152/sqft)
• Median days on market: 97 d
• This list price: lowest-priced of the active set
• ARV vs active asking: +27.3% above current asking $/sqft

Closed sales set the value; these active listings set current market conditions and a practical price ceiling.

ZIP-level market 30120

• Home prices YoY: -18.6%
• Rents YoY: -0.2%
• Active inventory: 689
• Price-to-rent: 11.0×

Monthly cashflow live

• Estimated rent: $1,782 medium
• Mortgage (P&I): −$1,231
• Tax est. 1.5%: −$293 /mo · $3,521/yr
• Insurance: −$98
• Flood insurance flood zone: −$66 /mo · $798/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$374
• Net cashflow: $-281

Break-even live

Break-even rent $2,138

Max offer price $194,052

Occupancy floor —

Sensitivity live

Price	-10% $-119	-5% $-200	+0% $-281	+5% $-362	+10% $-443
Rent	-10% $-422	-5% $-352	+0% $-281	+5% $-211	+10% $-141
Rate	-1.0pp $-163	-0.5pp $-222	base $-281	+0.5pp $-342	+1.0pp $-404

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: $58,688
• Closing costs: $7,042
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Property features AI

Finance

• Other: Address: 158 Oconee Rd, Euharlee, GA 30120Last updated: 2026-06-13
• Financial info: List price: $234,750

Exterior

• Parking: 1 parking space
• Utilities: Central air (cooling)
• Home design: Spec inventory home — Plan: The RutledgeActive status
• Exterior features: Approx. 1,443 living area

Interior

• Bedrooms: 3 bedrooms
• Bathrooms: 2 full bathrooms1 half bathroom (2.5 total)
• Heating & cooling: Central air
• Interior features: Central air conditioning

Listing history 45 events

1. 2026-07-23
   days on market $234,750 Active 92 DOM
2. 2026-07-22
   days on market $234,750 Active 91 DOM
3. 2026-07-21
   days on market $234,750 Active 90 DOM
4. 2026-07-18
   days on market $234,750 Active 87 DOM
5. 2026-07-16
   days on market $234,750 Active 85 DOM
6. 2026-07-16
   days on market $234,750 Active 84 DOM
7. 2026-07-14
   days on market $234,750 Active 83 DOM
8. 2026-07-13
   days on market $234,750 Active 82 DOM
9. 2026-07-12
   days on market $234,750 Active 81 DOM
10. 2026-07-11
    days on market $234,750 Active 80 DOM
11. 2026-07-10
    days on market $234,750 Active 79 DOM
12. 2026-07-09
    days on market $234,750 Active 78 DOM
13. 2026-07-08
    days on market $234,750 Active 77 DOM
14. 2026-07-07
    days on market $234,750 Active 76 DOM
15. 2026-07-06
    days on market $234,750 Active 75 DOM
16. 2026-07-05
    days on market $234,750 Active 74 DOM
17. 2026-07-04
    days on market $234,750 Active 73 DOM
18. 2026-07-03
    days on market $234,750 Active 72 DOM
19. 2026-07-02
    days on market $234,750 Active 71 DOM
20. 2026-07-01
    days on market $234,750 Active 70 DOM
21. 2026-06-30
    days on market $234,750 Active 69 DOM
22. 2026-06-29
    days on market $234,750 Active 68 DOM
23. 2026-06-28
    days on market $234,750 Active 67 DOM
24. 2026-06-28
    days on market $234,750 Active 66 DOM
25. 2026-06-27
    days on market $234,750 Active 65 DOM
26. 2026-06-26
    days on market $234,750 Active 64 DOM
27. 2026-06-22
    days on market $234,750 Active 61 DOM
28. 2026-06-21
    days on market $234,750 Active 60 DOM
29. 2026-06-19
    days on market $234,750 Active 58 DOM
30. 2026-06-18
    days on market $234,750 Active 57 DOM
31. 2026-06-17
    days on market $234,750 Active 56 DOM
32. 2026-06-16
    days on market $234,750 Active 55 DOM
33. 2026-06-15
    days on market $234,750 Active 54 DOM
34. 2026-06-14
    days on market $234,750 Active 52 DOM
35. 2026-06-12
    pricedays on market $234,750 Active 51 DOM
36. 2026-06-09
    days on market $249,750 Active 48 DOM
37. 2026-06-08
    days on market $249,750 Active 47 DOM
38. 2026-06-07
    days on market $249,750 Active 46 DOM
39. 2026-06-05
    days on market $249,750 Active 43 DOM
40. 2026-06-03
    days on market $249,750 Active 42 DOM
41. 2026-06-02
    days on market $249,750 Active 41 DOM
42. 2026-06-01
    days on market $249,750 Active 40 DOM
43. 2026-05-31
    days on market $249,750 Active 39 DOM
44. 2026-05-30
    days on market $249,750 Active 38 DOM
45. 2026-04-22
    listed $249,750 Active 1338-char remark

ⓘ 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 9/10 Extreme FEMA zone X (unshaded) · 99% chance over 30 yrs
• 🔥 Wildfire 4/10 Moderate
• 🌡 Heat 5/10 Major 7 d/yr ≥105°F today · 17 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 11% 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: $21,380
• − Mortgage interest: −$13,150
• − Property taxes: −$3,521
• − Insurance: −$1,971
• − Repairs & maintenance: −$1,710
• − Management: −$1,710
• − Depreciation: −$6,829
• Taxable loss: −$7,512
• Est. tax savings @ 24.0%: +$1,803
• After-tax cash flow: $-1,572/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.

Condition & rehab AI · 1 photo

Good 80/100 None rehab

This move-in ready two-story home is in excellent condition with a good condition score of 80. It offers a spacious kitchen, well-maintained exterior, and a bright open-concept floor plan. Upgrades in painting, landscaping, and smart home integration can further enhance its value.

Value-add opportunities

• Both Painting — Fresh paint can enhance curb appeal and interior aesthetics. ↑
• Both Landscaping — Enhanced landscaping can improve curb appeal and attract potential buyers/tenants. ↑
• Both Lighting — Upgrading lighting can make the home more inviting and energy-efficient. ↑
• Both Smart home integration — Adding smart home features can increase the home's value and appeal to tech-savvy buyers/tenants. ↑

F Composite school gradezoned avg 47/100

Zoned Schools

Elementary Commerce Primary Middle Commerce Middle School C- GA #84/470 Nat'l #4,042/14,009 High Commerce High School D- GA #37/424 Nat'l #6,330/17,239

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

C Composite livability gradescore 64/100

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: Bartow County · 68,403 people
• City population: 12,874
• Metro: Atlanta-Sandy Springs-Alpharetta, GA
• Population (ZIP): 44,896
• Household income: $86,581
• Rent vs Own: 27.2% rent · 72.8% own
• Severe rent burden: 7% of renters

---

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 (70%)
• Race & ethnicity: White 70% Black 13% Hispanic / Latino 12% Two or more races 8% Asian 1%
• Hispanic origin (detail): Mexican 9%
• Common ancestry: Slovak 3% Italian 2% Serbian 1%
• Foreign-born: 5% · Canada, Vietnam, Jamaica
• Languages at home: 89% English-only · Spanish 9%

---

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: ▼ -68.99%
• Current HPI: 302.5848
• Rent YoY: ▼ -0.23%
• 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

Property features AI

Finance

• Other: Address: 158 Oconee Rd, Euharlee, GA 30120Last updated: 2026-06-13
• Financial info: List price: $234,750

Exterior

• Parking: 1 parking space
• Utilities: Central air (cooling)
• Home design: Spec inventory home — Plan: The RutledgeActive status
• Exterior features: Approx. 1,443 living area

Interior

• Bedrooms: 3 bedrooms
• Bathrooms: 2 full bathrooms1 half bathroom (2.5 total)
• Heating & cooling: Central air
• Interior features: Central air conditioning