1388 Chappell Mill Rd · Orchard Hill, GA 30233

$99,900

3 bd · 2.0 ba · 1,200 sqft · SingleFamily public records · 121 Days on market

Built 1992 3.18 ac lot $83/sqft · 55% below area ↓ 12% since listing

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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 +2.8/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.4/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

WELCOME TO 1388 CHAPPELL MILL RD IN JACKSON - A PEACEFUL RETREAT OFFERING PRIVACY, SPACE, AND INCREDIBLE POTENTIAL IN THE HEART OF GEORGIA. NESTLED ON A SPACIOUS HOMESITE, THIS PROPERTY PROVIDES A SERENE SETTING SURROUNDED BY NATURAL BEAUTY, MAKING IT IDEAL FOR THOSE SEEKING A QUIET LIFESTYLE WITH ROOM TO CREATE THEIR VISION. THIS IS A TRUE FIXER-UPPER AND WILL REQUIRE RENOVATION, PRESENTING A FANTASTIC OPPORTUNITY FOR INVESTORS, FLIPPERS, OR BUYERS LOOKING TO CUSTOMIZE A HOME TO THEIR EXACT TASTE. INSIDE, THE HOME FEATURES A FUNCTIONAL LAYOUT WITH GENEROUS LIVING SPACES READY TO BE REIMAGINED. WITH THE RIGHT UPDATES AND IMPROVEMENTS, THIS PROPERTY CAN BE TRANSFORMED INTO A CHARMING RESIDENCE OR PROFITABLE INVESTMENT. BRING YOUR CONTRACTOR AND YOUR CREATIVITY - THE POSSIBILITIES ARE ENDLESS. STEP OUTSIDE TO ENJOY THE EXPANSIVE OUTDOOR SPACE WITH PLENTY OF ROOM FOR GARDENING, A WORKSHOP, RECREATIONAL VEHICLES, OR FUTURE IMPROVEMENTS. THE LARGE LOT OFFERS FLEXIBILITY THAT'S HARD TO FIND. CONVENIENTLY LOCATED WITH ACCESS TO LOCAL SHOPPING, DINING, AND MAJOR ROADWAYS, 1388 CHAPPELL MILL RD OFFERS THE PERFECT CANVAS FOR YOUR NEXT PROJECT. PROPERTY IS BEING SOLD AS-IS. DON'T MISS THIS OPPORTUNITY TO UNLOCK THE POTENTIAL - SCHEDULE YOUR SHOWING TODAY.

Key facts

• Spacious homesite
• Large lot
• Functional layout

Tags

• SPACIOUS HOMESITE
• FUNCTIONAL LAYOUT
• GENEROUS LIVING SPACES
• EXPANSIVE OUTDOOR SPACE
• LARGE LOT

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $100k.

Deal economics

• At list price, monthly cash flow is $692 ($8k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $100k).
• Recommended offer: $88k (12.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 56/100 on livability (#497 in GA) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, housing A+; Watch: crime F, amenities F, commute F.
• Butts County (rural): math 24% / reading 31% proficiency, ranked #103 of 174 in GA (top 59%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 61% free/reduced lunch — lower-income household profile, screen leases tightly.
• Zoned schools: Hampton L. Daughtry Elementary School (math 34% / reading 35%, grade F, #531 of 1,228 statewide, top 45%, 537 students, 83% FRL); Henderson Middle School (math 20% / reading 32%, grade F, #286 of 470 statewide, top 61%, 767 students, 83% FRL); Jackson High School (math 12% / reading 37%, grade F, #184 of 424 statewide, top 48%, 1,070 students, 83% FRL) — zoned schools average 83% FRL vs 61% district-wide (22 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 325 active listings in the ZIP; 60 units permitted in Butts County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $691 of loan paydown is wiped out by about $3k of value loss. Plan a longer hold.
• Butts County population projected at -17% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $28k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• It's been on market 121 days — a 12% lower offer ($88k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: major wind risk, 41% 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 $87,912 (12.0% below list)

Questions for the listing agent

1. It's been on market 121 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. 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. Crime grade is F in this area — have there been break-ins, vandalism, or insurance claims at this property in the last 3 years? What carrier currently insures it and at what premium?
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: 1.68% ✓
• Cap rate: 14.61%
• Cash-on-cash: 29.70%
• DSCR: 2.32
• GRM: 5.0

CMA / ARV

• ARV (median comp): $219,999
• List price: $99,900
• Delta: -54.59%
• Verdict: UNDERPRICED
• Comps: 9 within 1.0 mi

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2279 Rehoboth Church Rd	0.38mi	3/1.0	1,176 (-2%)	8mo	$203,000	$173	68

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: 24.2%
• Equity multiple: 2.00×
• Total profit: $27,899
• Equity at exit: $14,895

10-year hold

• IRR: 32.0%
• Equity multiple: 3.90×
• Total profit: $81,037
• Equity at exit: $8,638

Cash invested: $27,972 (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 30233

• Home prices YoY: -3.9%
• Active inventory: 325
• Price-to-rent: 5.0×

Monthly cashflow live

• Estimated rent: $1,678 medium
• Mortgage (P&I): −$524
• Tax from tax record: −$68 /mo · $816/yr
• Insurance: −$42
• HOA: −$0
• Vacancy / Maint / Mgmt: −$352
• Net cashflow: $692

Break-even live

Break-even rent $802

Max offer price $99,900

Occupancy floor 54%

Sensitivity live

Price	-10% $749	-5% $721	+0% $692	+5% $664	+10% $636
Rent	-10% $560	-5% $626	+0% $692	+5% $759	+10% $825
Rate	-1.0pp $743	-0.5pp $718	base $692	+0.5pp $666	+1.0pp $640

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: $24,975
• Closing costs: $2,997
• Reserves months: —
• Total cash needed: —

Listing history 18 events

1. 2026-06-21
   days on market $99,900 Active 121 DOM
2. 2026-06-18
   days on market $99,900 Active 118 DOM
3. 2026-06-17
   days on market $99,900 Active 117 DOM
4. 2026-06-16
   days on market $99,900 Active 116 DOM
5. 2026-06-15
   days on market $99,900 Active 115 DOM
6. 2026-06-13
   days on market $99,900 Active 113 DOM
7. 2026-06-09
   days on market $99,900 Active 109 DOM
8. 2026-06-08
   days on market $99,900 Active 108 DOM
9. 2026-06-07
   days on market $99,900 Active 107 DOM
10. 2026-06-04
    days on market $99,900 Active 104 DOM
11. 2026-06-03
    days on market $99,900 Active 103 DOM
12. 2026-06-02
    days on market $99,900 Active 102 DOM
13. 2026-06-01
    days on market $99,900 Active 101 DOM
14. 2026-05-31
    days on market $99,900 Active 100 DOM
15. 2026-05-04
    price $110,000 1264-char remark

    Show marketing remark (1264 chars)

    WELCOME TO 1388 CHAPPELL MILL RD IN JACKSON - A PEACEFUL RETREAT OFFERING PRIVACY, SPACE, AND INCREDIBLE POTENTIAL IN THE HEART OF GEORGIA. NESTLED ON A SPACIOUS HOMESITE, THIS PROPERTY PROVIDES A SERENE SETTING SURROUNDED BY NATURAL BEAUTY, MAKING IT IDEAL FOR THOSE SEEKING A QUIET LIFESTYLE WITH ROOM TO CREATE THEIR VISION. THIS IS A TRUE FIXER-UPPER AND WILL REQUIRE RENOVATION, PRESENTING A FANTASTIC OPPORTUNITY FOR INVESTORS, FLIPPERS, OR BUYERS LOOKING TO CUSTOMIZE A HOME TO THEIR EXACT TASTE. INSIDE, THE HOME FEATURES A FUNCTIONAL LAYOUT WITH GENEROUS LIVING SPACES READY TO BE REIMAGINED. WITH THE RIGHT UPDATES AND IMPROVEMENTS, THIS PROPERTY CAN BE TRANSFORMED INTO A CHARMING RESIDENCE OR PROFITABLE INVESTMENT. BRING YOUR CONTRACTOR AND YOUR CREATIVITY - THE POSSIBILITIES ARE ENDLESS. STEP OUTSIDE TO ENJOY THE EXPANSIVE OUTDOOR SPACE WITH PLENTY OF ROOM FOR GARDENING, A WORKSHOP, RECREATIONAL VEHICLES, OR FUTURE IMPROVEMENTS. THE LARGE LOT OFFERS FLEXIBILITY THAT'S HARD TO FIND. CONVENIENTLY LOCATED WITH ACCESS TO LOCAL SHOPPING, DINING, AND MAJOR ROADWAYS, 1388 CHAPPELL MILL RD OFFERS THE PERFECT CANVAS FOR YOUR NEXT PROJECT. PROPERTY IS BEING SOLD AS-IS. DON'T MISS THIS OPPORTUNITY TO UNLOCK THE POTENTIAL - SCHEDULE YOUR SHOWING TODAY.

16. 2026-04-27
    price $115,000 1264-char remark

    Show marketing remark (1264 chars)

    WELCOME TO 1388 CHAPPELL MILL RD IN JACKSON - A PEACEFUL RETREAT OFFERING PRIVACY, SPACE, AND INCREDIBLE POTENTIAL IN THE HEART OF GEORGIA. NESTLED ON A SPACIOUS HOMESITE, THIS PROPERTY PROVIDES A SERENE SETTING SURROUNDED BY NATURAL BEAUTY, MAKING IT IDEAL FOR THOSE SEEKING A QUIET LIFESTYLE WITH ROOM TO CREATE THEIR VISION. THIS IS A TRUE FIXER-UPPER AND WILL REQUIRE RENOVATION, PRESENTING A FANTASTIC OPPORTUNITY FOR INVESTORS, FLIPPERS, OR BUYERS LOOKING TO CUSTOMIZE A HOME TO THEIR EXACT TASTE. INSIDE, THE HOME FEATURES A FUNCTIONAL LAYOUT WITH GENEROUS LIVING SPACES READY TO BE REIMAGINED. WITH THE RIGHT UPDATES AND IMPROVEMENTS, THIS PROPERTY CAN BE TRANSFORMED INTO A CHARMING RESIDENCE OR PROFITABLE INVESTMENT. BRING YOUR CONTRACTOR AND YOUR CREATIVITY - THE POSSIBILITIES ARE ENDLESS. STEP OUTSIDE TO ENJOY THE EXPANSIVE OUTDOOR SPACE WITH PLENTY OF ROOM FOR GARDENING, A WORKSHOP, RECREATIONAL VEHICLES, OR FUTURE IMPROVEMENTS. THE LARGE LOT OFFERS FLEXIBILITY THAT'S HARD TO FIND. CONVENIENTLY LOCATED WITH ACCESS TO LOCAL SHOPPING, DINING, AND MAJOR ROADWAYS, 1388 CHAPPELL MILL RD OFFERS THE PERFECT CANVAS FOR YOUR NEXT PROJECT. PROPERTY IS BEING SOLD AS-IS. DON'T MISS THIS OPPORTUNITY TO UNLOCK THE POTENTIAL - SCHEDULE YOUR SHOWING TODAY.

17. 2026-04-15
    price $120,000 1264-char remark

    Show marketing remark (1264 chars)

    WELCOME TO 1388 CHAPPELL MILL RD IN JACKSON - A PEACEFUL RETREAT OFFERING PRIVACY, SPACE, AND INCREDIBLE POTENTIAL IN THE HEART OF GEORGIA. NESTLED ON A SPACIOUS HOMESITE, THIS PROPERTY PROVIDES A SERENE SETTING SURROUNDED BY NATURAL BEAUTY, MAKING IT IDEAL FOR THOSE SEEKING A QUIET LIFESTYLE WITH ROOM TO CREATE THEIR VISION. THIS IS A TRUE FIXER-UPPER AND WILL REQUIRE RENOVATION, PRESENTING A FANTASTIC OPPORTUNITY FOR INVESTORS, FLIPPERS, OR BUYERS LOOKING TO CUSTOMIZE A HOME TO THEIR EXACT TASTE. INSIDE, THE HOME FEATURES A FUNCTIONAL LAYOUT WITH GENEROUS LIVING SPACES READY TO BE REIMAGINED. WITH THE RIGHT UPDATES AND IMPROVEMENTS, THIS PROPERTY CAN BE TRANSFORMED INTO A CHARMING RESIDENCE OR PROFITABLE INVESTMENT. BRING YOUR CONTRACTOR AND YOUR CREATIVITY - THE POSSIBILITIES ARE ENDLESS. STEP OUTSIDE TO ENJOY THE EXPANSIVE OUTDOOR SPACE WITH PLENTY OF ROOM FOR GARDENING, A WORKSHOP, RECREATIONAL VEHICLES, OR FUTURE IMPROVEMENTS. THE LARGE LOT OFFERS FLEXIBILITY THAT'S HARD TO FIND. CONVENIENTLY LOCATED WITH ACCESS TO LOCAL SHOPPING, DINING, AND MAJOR ROADWAYS, 1388 CHAPPELL MILL RD OFFERS THE PERFECT CANVAS FOR YOUR NEXT PROJECT. PROPERTY IS BEING SOLD AS-IS. DON'T MISS THIS OPPORTUNITY TO UNLOCK THE POTENTIAL - SCHEDULE YOUR SHOWING TODAY.

18. 2026-02-13
    listed $125,000 New 1264-char remark

    Show marketing remark (1264 chars)

    WELCOME TO 1388 CHAPPELL MILL RD IN JACKSON - A PEACEFUL RETREAT OFFERING PRIVACY, SPACE, AND INCREDIBLE POTENTIAL IN THE HEART OF GEORGIA. NESTLED ON A SPACIOUS HOMESITE, THIS PROPERTY PROVIDES A SERENE SETTING SURROUNDED BY NATURAL BEAUTY, MAKING IT IDEAL FOR THOSE SEEKING A QUIET LIFESTYLE WITH ROOM TO CREATE THEIR VISION. THIS IS A TRUE FIXER-UPPER AND WILL REQUIRE RENOVATION, PRESENTING A FANTASTIC OPPORTUNITY FOR INVESTORS, FLIPPERS, OR BUYERS LOOKING TO CUSTOMIZE A HOME TO THEIR EXACT TASTE. INSIDE, THE HOME FEATURES A FUNCTIONAL LAYOUT WITH GENEROUS LIVING SPACES READY TO BE REIMAGINED. WITH THE RIGHT UPDATES AND IMPROVEMENTS, THIS PROPERTY CAN BE TRANSFORMED INTO A CHARMING RESIDENCE OR PROFITABLE INVESTMENT. BRING YOUR CONTRACTOR AND YOUR CREATIVITY - THE POSSIBILITIES ARE ENDLESS. STEP OUTSIDE TO ENJOY THE EXPANSIVE OUTDOOR SPACE WITH PLENTY OF ROOM FOR GARDENING, A WORKSHOP, RECREATIONAL VEHICLES, OR FUTURE IMPROVEMENTS. THE LARGE LOT OFFERS FLEXIBILITY THAT'S HARD TO FIND. CONVENIENTLY LOCATED WITH ACCESS TO LOCAL SHOPPING, DINING, AND MAJOR ROADWAYS, 1388 CHAPPELL MILL RD OFFERS THE PERFECT CANVAS FOR YOUR NEXT PROJECT. PROPERTY IS BEING SOLD AS-IS. DON'T MISS THIS OPPORTUNITY TO UNLOCK THE POTENTIAL - SCHEDULE YOUR SHOWING TODAY.

ⓘ 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: $816 · $68/mo
• Projected year-2 tax: $919 · $77/mo
• Expected delta: +$103/yr (+$9/mo · 12.7%)

ⓘ 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 4/10 Moderate
• 🌡 Heat 6/10 Major 7 d/yr ≥107°F today · 17 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 41% 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: $20,140
• − Mortgage interest: −$5,596
• − Property taxes: −$816
• − Insurance: −$500
• − Repairs & maintenance: −$1,611
• − Management: −$1,611
• − Depreciation: −$2,906
• Taxable income: $7,100
• Est. tax owed @ 24.0%: −$1,704
• After-tax cash flow: $6,604/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: Butts County
• NCES district ID: 1300690
• Math proficiency: 24% ▼ -4.00%
• Reading proficiency: 31% ▼ -1.00%
• Median HH income: $45,248
• Composite: 23.65/100
• National rank: #7842
• State rank: #103 of 174 in GA

Livability — Orchard Hill

• Score: 56/100
• State rank: #497
• US rank: #22660

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Butts County · 24,730 people
• Metro: Atlanta-Sandy Springs-Alpharetta, GA
• Population (ZIP): 24,730
• Household income: $74,222
• Rent vs Own: 23.3% rent · 76.7% own
• Severe rent burden: 88.0

Population outlook (Butts County) Hauer SSP2

• Today (2025): 22,763 people
• By 2030: 22,127 · -2.8%
• By 2040: 20,591 · -9.5%
• By 2050: 18,978 · -16.6%
• By 2075: 15,292 · -32.8%
• By 2100: 11,404 · -49.9%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (73%)
• Race & ethnicity: White 73% Black 19% Two or more races 6% Hispanic / Latino 4%
• Common ancestry: Slovak 1% Serbian 1% Romanian 1%
• Foreign-born: 2% · Canada
• Languages at home: 96% English-only · Spanish 4%

Political lean MEDSL · Butts

• 2024 margin: Solid R (+45.2) · D 27.2% · R 72.4%
• 2008→2024 swing: -13.5pp toward R · 2008: -31.7pp · 2024: -45.2pp
• All cycles: 2024: R+45.2 2020: R+43.6 2016: R+43.8 2012: R+35.6 2008: R+31.7

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -12.98%
• Current HPI: 316.5436
• Rent YoY: —
• 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

-12.0% since first listed

4 events — show timeline

• 2026-05-04 Price Changed $110,000 GAMLS
• 2026-04-27 Price Changed $115,000 GAMLS
• 2026-04-15 Price Changed $120,000 GAMLS
• 2026-02-13 Listed $125,000 GAMLS

Property tax history

-0.3%/yr

Latest (2025): $816 · -15.5% YoY. Source: county tax records.