284 Crimson Feather Dr · Jefferson, GA 30549

$410,900

4 bd · 2.5 ba · 2,340 sqft · Other · 1 Days on market

Built 2026 7,405 sqft lot $42/mo HOA · 1% of rent

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Why this score? — see what drove the C- 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 +18.2/30.0
• ARV discount +7.5/15.0
• Schools +5.9/10.0
• DSCR +5.7/10.0
• 1% rule +5.0/10.0
• Rent growth +4.4/5.0
• Livability +3.7/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

The Baxley Plan built by My Home Communities. Welcome home to the Baxley, a thoughtfully designed two-story floor plan offering the perfect blend of style, comfort, and functionality. Enjoy relaxing mornings on the covered front porch and unwind in the evenings on the covered back porch, creating ideal outdoor living spaces for every season.Inside, the spacious main level features durable LVP flooring throughout the common areas, a separate dining room for entertaining, and an inviting family room highlighted by a cozy fireplace. The chef-inspired kitchen is the heart of the home, boasting beautiful granite countertops, 36" soft-close cabinets, a large island, and ample storage and workspace.Upstairs, you'll find a convenient laundry room along with three generously sized secondary bedrooms. The primary suite serves as a private retreat, featuring elegant tray ceilings, a large walk-in closet, and a spa-like ensuite bath complete with a double vanity, soaking tub, and separate tile shower.With its open-concept design, quality finishes, and spacious layout, the Baxley offers everything today's homebuyers are looking for in a new home. Nestled in a quiet community just 1.5 miles from Downtown Jefferson, this home provides easy access to local dining, shopping, entertainment, and the highly acclaimed JEFFERSON HIGH SCHOOL. Estimated Completion September/October 2026. Contact us TODAY to learn about our special rates with use of seller's Preferred Lender! **secondary photos and Matterport tour are an example of the floor plan.

Key facts

• Covered front porch
• Inviting family room
• Separate dining room

Tags

• COVERED FRONT PORCH
• COVERED BACK PORCH
• DURABLE LVP FLOORING
• SEPARATE DINING ROOM
• INVITING FAMILY ROOM
• COZY FIREPLACE

Property features AI

Finance

• Other: Asphalt roads and county road frontage; Directions available to subdivision
• HOA & community: Homeowners association with $500 annual fee (includes grounds maintenance); Community features: Near schools, near shopping, sidewalks, street lights

Exterior

• Parking: Two-car garage; Garage with door opener; Garage faces front
• Utilities: Public water; Public sewer; Electric service with 110V and 220V available; Cable available; Phone available; Underground utilities; Water available
• Home design: Two levels; New construction; Fee simple ownership
• Construction: Cement siding (HardiPlank type); Composition shingle roof; Slab foundation; Built by MY HOME COMMUNITIES
• Exterior features: Private entrance; Private yard; Rain gutters; Covered front porch

Interior

• Kitchen: Dishwasher; Gas range; Microwave; Kitchen island; Eat-in kitchen; Pantry; Solid surface countertops; Open view to family room; Cabinetry (other)
• Bedrooms: Four upper-level bedrooms
• Flooring: Carpet; Vinyl; Other flooring
• Bathrooms: Two full bathrooms; One half bathroom; Master bath with double vanity and separate tub and shower
• Heating & cooling: Central heating (electric); Zoned heating; Central air; Zoned cooling; Ceiling fans
• Interior features: Disappearing attic stairs; Double vanities; 9-ft upper-level ceilings; Tray ceilings; Walk-in closets; Electric fireplace; Double-pane insulated windows; No shared/common walls
• Laundry & utility: Upper-level laundry room; 220V outlet in laundry

🏗️ New construction. Builder plan / spec listing (the home may be to-be-built); metrics use comparable previous sales.

What this means for you Summary

Snapshot

• This is a 4-bed/2.5-bath other listed at $411k.

Deal economics

• At list price, monthly cash flow is $368 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($4k rent vs $411k).
• Cap rate 7.4% vs local median 3.1% in Jefferson — 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 74/100 on livability (#40 in GA, #4,690 nationally) — a middle-class / working-renter tenant base. Strengths: crime A+, housing A+, employment A; Watch: amenities F, commute F.
• Jefferson City (town): math 73% / reading 65% proficiency, ranked #4 of 174 in GA (top 2%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Zoned schools: Jefferson Academy (math 81% / reading 64%, grade A, #44 of 1,228 statewide, top 4%, 931 students, 20% FRL); Jefferson Middle School (math 68% / reading 66%, grade A-, #22 of 470 statewide, top 5%, 1,014 students, 20% FRL); Jefferson High School (math 67% / reading 64%, grade B, #6 of 424 statewide, top 1%, 1,214 students, 17% FRL).
• Market conditions: Rents rising fast (+7.5%/yr); 570 active listings in the ZIP; 3 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 67% of comp listings sitting > 30 days — soft ceiling on asking rent; solid renter incomes; 2,167 units permitted in Jackson County in 2024 (59 in 5+ unit buildings).
• At $4,113/mo this rent would consume 51% of the median local household income ($96k/yr) (locally 354% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $3k of loan paydown is wiped out by about $12k 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 + 7.5% rent growth), your $115k cash investment doubles in ~10 years — after that, you're playing with house money.

Negotiation context

• Only 1 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.

Recommended offer $410,900

Questions for the listing agent

1. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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.
4. 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.
5. 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: 1.00% ✓
• Cap rate: 7.37%
• Cash-on-cash: 3.83%
• DSCR: 1.17
• GRM: 8.3

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 7.48% rent growth · sell at horizon

5-year hold

• IRR: -5.3%
• Equity multiple: 0.79×
• Total profit: $-23,704
• Equity at exit: $61,267

10-year hold

• IRR: 9.1%
• Equity multiple: 1.84×
• Total profit: $97,094
• Equity at exit: $35,527

Cash invested: $115,052 (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 30549

• Home prices YoY: -13.1%
• Rents YoY: 7.5%
• Active inventory: 570
• Price-to-rent: 8.3×

Monthly cashflow live

• Estimated rent: $4,113 medium
• Mortgage (P&I): −$2,155
• Tax est. 1.5%: −$514 /mo · $6,164/yr
• Insurance: −$171
• HOA: −$42
• Vacancy / Maint / Mgmt: −$864
• Net cashflow: $368

Break-even live

Break-even rent $3,648

Max offer price $410,900

Occupancy floor 86%

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: $102,725
• Closing costs: $12,327
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
66 Woodmont Ln Unit 1302817P Jefferson, GA	3.0	2.0	2292	$7,358	$3.21	43d	1	0.72mi
43 Cactus Blossom Ct Jefferson, GA	3.0–4.0	2.5	1645	$2,175	$1.32	13d	14	1.14mi
63 Righteous Path Jefferson, GA	3.0	2.0	1962	$2,041	$1.04	43d	1	1.18mi

HOA detail

• Monthly dues: $42 · $504/yr

Listing history 2 events

1. 2026-06-18
   remarks 694-char remark

   Show marketing remark (1557 chars)

   The Baxley Plan built by My Home Communities. Welcome home to the Baxley, a thoughtfully designed two-story floor plan offering the perfect blend of style, comfort, and functionality. Enjoy relaxing mornings on the covered front porch and unwind in the evenings on the covered back porch, creating ideal outdoor living spaces for every season.Inside, the spacious main level features durable LVP flooring throughout the common areas, a separate dining room for entertaining, and an inviting family room highlighted by a cozy fireplace. The chef-inspired kitchen is the heart of the home, boasting beautiful granite countertops, 36" soft-close cabinets, a large island, and ample storage and workspace.Upstairs, you'll find a convenient laundry room along with three generously sized secondary bedrooms. The primary suite serves as a private retreat, featuring elegant tray ceilings, a large walk-in closet, and a spa-like ensuite bath complete with a double vanity, soaking tub, and separate tile shower.With its open-concept design, quality finishes, and spacious layout, the Baxley offers everything today's homebuyers are looking for in a new home. Nestled in a quiet community just 1.5 miles from Downtown Jefferson, this home provides easy access to local dining, shopping, entertainment, and the highly acclaimed JEFFERSON HIGH SCHOOL. Estimated Completion September/October 2026. Contact us TODAY to learn about our special rates with use of seller's Preferred Lender! **secondary photos and Matterport tour are an example of the floor plan.

2. 2026-06-18
   listed $410,900 Active 1 DOM

   Show marketing remark (1557 chars)

   The Baxley Plan built by My Home Communities. Welcome home to the Baxley, a thoughtfully designed two-story floor plan offering the perfect blend of style, comfort, and functionality. Enjoy relaxing mornings on the covered front porch and unwind in the evenings on the covered back porch, creating ideal outdoor living spaces for every season.Inside, the spacious main level features durable LVP flooring throughout the common areas, a separate dining room for entertaining, and an inviting family room highlighted by a cozy fireplace. The chef-inspired kitchen is the heart of the home, boasting beautiful granite countertops, 36" soft-close cabinets, a large island, and ample storage and workspace.Upstairs, you'll find a convenient laundry room along with three generously sized secondary bedrooms. The primary suite serves as a private retreat, featuring elegant tray ceilings, a large walk-in closet, and a spa-like ensuite bath complete with a double vanity, soaking tub, and separate tile shower.With its open-concept design, quality finishes, and spacious layout, the Baxley offers everything today's homebuyers are looking for in a new home. Nestled in a quiet community just 1.5 miles from Downtown Jefferson, this home provides easy access to local dining, shopping, entertainment, and the highly acclaimed JEFFERSON HIGH SCHOOL. Estimated Completion September/October 2026. Contact us TODAY to learn about our special rates with use of seller's Preferred Lender! **secondary photos and Matterport tour are an example of the floor plan.

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Taxation est. · year 1

• Rental income: $49,356
• − Mortgage interest: −$23,017
• − Property taxes: −$6,164
• − Insurance: −$2,054
• − Repairs & maintenance: −$3,948
• − Management: −$3,948
• − HOA: −$504
• − Depreciation: −$11,953
• Taxable loss: −$2,233
• Est. tax savings @ 24.0%: +$536
• After-tax cash flow: $4,948/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: Jefferson City
• NCES district ID: 1303030
• Math proficiency: 73% ▲ 2.00%
• Reading proficiency: 65% ▼ -3.00%
• Median HH income: $51,957
• Composite: 58.77/100
• National rank: #976
• State rank: #4 of 174 in GA

Livability — Jefferson

• Score: 74/100
• State rank: #40
• US rank: #4690

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Jefferson, GA
• County: Jackson County · 50,436 people
• City population: 32,075
• Metro: Jefferson, GA
• Population (ZIP): 32,075
• Household income: $96,195
• Rent vs Own: 16.5% rent · 83.5% own
• Severe rent burden: 354.0

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 (79%)
• Race & ethnicity: White 79% Black 9% Hispanic / Latino 6% Two or more races 5% Asian 2%
• Hispanic origin (detail): Mexican 2%
• Common ancestry: Italian 3% Slovak 3% Serbian 1%
• Foreign-born: 5% · Canada, Jamaica
• Languages at home: 93% English-only · Spanish 4% Russian/Polish/Slavic 1% Other Asian/Pacific 1%

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: ▼ -49.79%
• Current HPI: 330.992
• Rent YoY: ▲ 7.48%
• Metro: Jefferson, 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

+0.0% since first listed

2 events — show timeline

• 2026-06-18 Listed $410,900 GAMLS
• 2026-06-18 Listed $410,900 FMLS