215 Goldfinch Dr · Jackson, GA 31064

$150,000

2 bd · 2.0 ba · 1,296 sqft · SingleFamily public records · 9 Days on market

Built 1975 Est $257k · 42% under $35/mo HOA · 2% of rent

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Why this score? — see what drove the A- 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 +28.6/30.0
• ARV discount +15.0/15.0
• DSCR +10.0/10.0
• Appreciation +10.0/10.0
• 1% rule +7.8/10.0
• Livability +2.8/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.3/10.0

Listing remarks MLS

Discover the potential of this unique contemporary retreat nestled among the trees in the sought-after Turtle Cove community on Jackson Lake. Whether you're searching for a weekend getaway, full-time residence, or income-producing investment property, this home offers an excellent opportunity to enjoy lake living at an affordable price. This 1.5-story home features an open-concept living area with high ceilings and a cozy wood-burning stove, creating a warm and inviting gathering space. The main level includes a bedroom and full bathroom, while the loft-style second bedroom overlooks the living area below, adding character and maximizing the home's space. Outside, a large back deck provides the perfect setting for entertaining, enjoying your morning coffee, or simply relaxing in the peaceful wooded surroundings near the lake. Residents enjoy access to a private 9-hole golf course, swimming pool, clubhouse, tennis and pickleball courts, 5 beaches, docks, and 4 boat ramps on Jackson Lake. With its desirable location, unique floor plan, and strong rental potential, this property is an excellent opportunity for investors, vacation home buyers, or anyone seeking a relaxing lake-community lifestyle. Don't miss your chance to own a piece of Turtle Cove and enjoy everything this vibrant Jackson Lake community has to offer.

Key facts

• Large back deck
• Clubhouse
• Swimming pool

Tags

• OPEN-CONCEPT LIVING AREA
• COZY WOOD-BURNING STOVE
• LARGE BACK DECK
• PRIVATE 9-HOLE GOLF COURSE
• SWIMMING POOL
• CLUBHOUSE

Property features AI

Finance

• HOA & community: Homeowners association with annual fee (approximately $415/year); Community amenities include clubhouse, golf, and tennis courts

Exterior

• Utilities: Public water; Septic tank sewer
• Home design: Single-family residence; One-story
• Construction: Masonite construction; Asphalt roof; Other foundation
• Exterior features: Balcony; Waterfront lot; Has a view

Interior

• Kitchen: Kitchen includes laundry area (washer/dryer location in kitchen)
• Bedrooms: One main-level bedroom
• Bathrooms: One full bathroom on the main level
• Heating & cooling: Central electric heating; Central electric cooling
• Interior features: Wood-burning stove fireplace in the family room; Electric water heater
• Laundry & utility: Laundry area located in the kitchen; Crawl space / no finished basement

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath single-family listed at $150k.

Deal economics

• At list price, monthly cash flow is $497 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $150k).
• Cap rate 10.3% vs local median 3.7% in Jackson — 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 56/100 on livability (#482 in GA) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, housing A+; Watch: schools F, amenities F, commute F.
• Jasper County (rural): math 24% / reading 30% proficiency, ranked #113 of 174 in GA (top 65%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 60% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: 174 active listings in the ZIP; 183 units permitted in Jasper County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $16k of equity ($1k loan paydown + $15k appreciation (10.0% local appreciation)).
• Jasper County population projected at -24% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (10.0% appreciation + 3.0% rent growth), your $42k cash investment doubles in ~2 years — after that, you're playing with house money.
• By year 3, paydown + projected appreciation supports a ~$41k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• Only 9 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 sale attempts 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.
• Current owner paid $68k; list at $150k implies a 121% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: major wind risk, 35% chance of damaging wind over 30y; extreme-heat days projected 7→17/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $150,000

Questions for the listing agent

1. Built in 1975 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
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: 1.28% ✓
• Cap rate: 10.27%
• Cash-on-cash: 14.19%
• DSCR: 1.63
• GRM: 6.5

CMA / ARV

• ARV (on-the-fly): $256,608
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
329 Chick-a-dee Ct	0.28mi	2/1.5	1,344 (+4%)	1mo	$266,000	$198	78
469 Chick-a-dee Ct	0.24mi	2/3.0	1,352 (+4%)	5mo	$220,000	$163	73
59 Goldfinch Cir	0.17mi	3/2.0 (+1)	1,169 (-10%)	0mo	$265,000	$227	70
42 Crow Ct	0.53mi	3/2.0 (+1)	1,200 (-7%)	2mo	$232,000	$193	56
225 Partridge Dr	0.59mi	3/2.0 (+1)	1,305 (+1%)	13mo	$240,000	$184	55
415 Tussahaw Point Dr	0.70mi	3/2.0 (+1)	1,290 (-0%)	9mo	$225,000	$174	54
132 Partridge Ct	0.61mi	3/2.0 (+1)	1,369 (+6%)	6mo	$355,000	$259	52
116 Woodcock Ct	0.68mi	2/1.5	1,196 (-8%)	8mo	$255,000	$213	47
25 Swallow Ct	0.56mi	3/2.0 (+1)	1,120 (-14%)	0mo	$260,000	$232	46
192 Quail Trl	0.59mi	3/2.0 (+1)	1,450 (+12%)	7mo	$260,000	$179	42
115 Quail Trl	0.69mi	3/2.0 (+1)	1,181 (-9%)	11mo	$250,000	$212	39
105 Magpie Ct	0.73mi	3/2.0 (+1)	1,408 (+9%)	11mo	$255,000	$181	37

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

10.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 34.7%
• Equity multiple: 3.70×
• Total profit: $113,340
• Equity at exit: $135,132

10-year hold

• IRR: 29.9%
• Equity multiple: 8.36×
• Total profit: $308,932
• Equity at exit: $291,417

Cash invested: $42,000 (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 31064

• Home prices YoY: 16.0%
• Active inventory: 174
• Price-to-rent: 6.5×

Monthly cashflow live

• Estimated rent: $1,919 medium
• Mortgage (P&I): −$787
• Tax from tax record: −$135 /mo · $1,622/yr
• Insurance: −$62
• HOA: −$35
• Vacancy / Maint / Mgmt: −$403
• Net cashflow: $497

Break-even live

Break-even rent $1,290

Max offer price $150,000

Occupancy floor 69%

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: $37,500
• Closing costs: $4,500
• Reserves months: —
• Total cash needed: —

HOA detail

• Monthly dues: $35 · $420/yr
• Likely covers: pool

Listing history 8 events

1. 2026-06-18
   days on market $150,000 Active 9 DOM
2. 2026-06-17
   days on market $150,000 Active 8 DOM
3. 2026-06-16
   days on market $150,000 Active 7 DOM
4. 2026-06-15
   days on market $150,000 Active 6 DOM
5. 2026-06-13
   days on market $150,000 Active 4 DOM
6. 2026-06-13
   days on market $150,000 Active 3 DOM
7. 2026-06-10
   remarks 699-char remark
8. 2026-06-10
   listed $150,000 Active 1 DOM

ⓘ 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: $1,622 · $135/mo
• Projected year-2 tax: $1,622 · $135/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ 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 6/10 Major 7 d/yr ≥107°F today · 17 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 35% chance of damaging wind over 30 yrs
• 🫁 Air quality 3/10 Moderate 4 unhealthy d/yr today · 4 by 30 yrs out

Taxation est. · year 1

• Rental income: $23,026
• − Mortgage interest: −$8,402
• − Property taxes: −$1,622
• − Insurance: −$750
• − Repairs & maintenance: −$1,842
• − Management: −$1,842
• − HOA: −$420
• − Depreciation: −$4,364
• Taxable income: $3,784
• Est. tax owed @ 24.0%: −$908
• After-tax cash flow: $5,051/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: Jasper County
• NCES district ID: 1302970
• Math proficiency: 24% ▼ -12.00%
• Reading proficiency: 30% ▼ -6.00%
• Median HH income: $42,606
• Composite: 22.99/100
• National rank: #7980
• State rank: #113 of 174 in GA

Livability — Jackson

• Score: 56/100
• State rank: #482
• US rank: #22448

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• City population: 24,730
• Population (ZIP): 9,859

Population outlook (Jasper County) Hauer SSP2

• Today (2025): 13,020 people
• By 2030: 12,538 · -3.7%
• By 2040: 11,355 · -12.8%
• By 2050: 9,955 · -23.5%
• By 2075: 6,646 · -49.0%
• By 2100: 4,022 · -69.1%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (71%)
• Race & ethnicity: White 71% Black 21% Hispanic / Latino 5% Two or more races 4%
• Common ancestry: Slovak 3% Serbian 2% Italian 1%
• Foreign-born: 2% · Canada
• Languages at home: 97% English-only · Spanish 3%

Political lean MEDSL · Jasper

• 2024 margin: Solid R (+58.4) · D 20.6% · R 79.0%
• 2008→2024 swing: -24.8pp toward R · 2008: -33.6pp · 2024: -58.4pp
• All cycles: 2024: R+58.4 2020: R+53.1 2016: R+46.7 2012: R+38.0 2008: R+33.6

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 58.00%
• Current HPI: 420.9288
• 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

+120.6% since first listed

3 events — show timeline

• 2026-05-27 Listed $150,000 Hive MLS
• 2026-05-27 Listed $150,000 GAMLS
• 1998-06-25 Sold (Public Records) $68,000 Public Records

Property tax history

+2.1%/yr

Latest (2025): $1,622 · -2.6% YoY. Source: county tax records.