102 Twilight Ct · Jackson, GA 30233

$221,500

4 bd · 3.0 ba · 2,012 sqft · SingleFamily public records · 75 Days on market

Built 2002 1.00 ac lot $110/sqft · 30% below area Est $316k · 30% under

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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 +16.3/30.0
• ARV discount +15.0/15.0
• DSCR +5.0/10.0
• 1% rule +4.2/10.0
• 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 102 Twilight Court in Butts County. This split-level home features 3 bedrooms and 2 bathrooms with a functional layout designed for comfortable everyday living. Offering inviting living spaces, attractive curb appeal and plenty of potential, this property is a great opportunity for buyers seeking space, value, and convenience. Located near local shopping, dining, schools, and everyday amenities, this home combines practical living with a desirable Butts County location. Schedule your showing today.

Key facts

• Open floor plan
• Juliet balcony
• Screened porch

Tags

• OPEN FLOOR PLAN
• JULIET BALCONY
• SCREENED PORCH
• PRIVATE POND

What this means for you Summary

Snapshot

• This is a 4-bed/3.0-bath single-family listed at $222k.

Deal economics

• At list price, monthly cash flow is $122 ($1k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $204k (7.8% below list).
• Recommended offer: $204k (7.8% below list) — sets the bar for 1% rule.
• Cap rate 7.0% 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.
• 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.
• Market conditions: 326 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 60 units permitted in Butts County in 2024 (0 in 5+ unit buildings).
• This rent runs 33% of the median local income ($74k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

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.
• Butts County population projected at -17% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.

Negotiation context

• It's been on market 75 days — a 6% lower offer ($208k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 7y ago; this cycle's ask has dropped $24k (10%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $177k; 25% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Climate carrying-cost: major wind risk, 27% 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 $204,290 (7.8% below list)

Questions for the listing agent

1. It's been on market 75 days. Have you received any prior offers? Is the seller open to a 8% 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. 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: 0.92% ✗
• Cap rate: 6.95%
• Cash-on-cash: 2.36%
• DSCR: 1.10
• GRM: 9.0

CMA / ARV

• ARV (median comp): $316,256
• List price: $221,500
• Delta: -29.96%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1375 Fincherville Rd	0.36mi	3/2.0 (-1)	2,060 (+2%)	1mo	$356,000	$173	69
150 Morningside Dr	0.22mi	3/2.5 (-1)	1,812 (-10%)	15mo	$270,000	$149	54

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: -12.6%
• Equity multiple: 0.55×
• Total profit: $-28,130
• Equity at exit: $33,026

10-year hold

• IRR: -3.5%
• Equity multiple: 0.77×
• Total profit: $-14,479
• Equity at exit: $19,151

Cash invested: $62,020 (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: 326
• Price-to-rent: 9.0×

Monthly cashflow live

• Estimated rent: $2,043 medium
• Mortgage (P&I): −$1,162
• Tax from tax record: −$238 /mo · $2,859/yr
• Insurance: −$92
• HOA: −$0
• Vacancy / Maint / Mgmt: −$429
• Net cashflow: $122

Break-even live

Break-even rent $1,889

Max offer price $221,500

Occupancy floor 89%

Sensitivity live

Price	-10% $247	-5% $184	+0% $122	+5% $59	+10% $-4
Rent	-10% $-40	-5% $41	+0% $122	+5% $202	+10% $283
Rate	-1.0pp $233	-0.5pp $178	base $122	+0.5pp $64	+1.0pp $6

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: $55,375
• Closing costs: $6,645
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
104 Armory Creek Dr Jackson, GA	5.0	3.0	2490	$2,395	$0.96	2d	1	1.47mi

Listing history 24 events

1. 2026-06-21
   days on market $221,500 Active 75 DOM
2. 2026-06-18
   days on market $221,500 Active 72 DOM
3. 2026-06-17
   days on market $221,500 Active 71 DOM
4. 2026-06-16
   days on market $221,500 Active 70 DOM
5. 2026-06-15
   days on market $221,500 Active 69 DOM
6. 2026-06-13
   days on market $221,500 Active 67 DOM
7. 2026-06-09
   days on market $221,500 Active 63 DOM
8. 2026-06-08
   days on market $221,500 Active 62 DOM
9. 2026-06-07
   days on market $221,500 Active 61 DOM
10. 2026-06-04
    days on market $221,500 Active 58 DOM
11. 2026-06-03
    pricedays on market $221,500 Active 57 DOM
12. 2026-06-02
    days on market $246,000 Active 56 DOM
13. 2026-06-01
    days on market $246,000 Active 55 DOM
14. 2026-05-31
    days on market $246,000 Active 54 DOM
15. 2026-04-07
    listed $246,000 New 514-char remark

    Show marketing remark (514 chars)

    Welcome to 102 Twilight Court in Butts County. This split-level home features 3 bedrooms and 2 bathrooms with a functional layout designed for comfortable everyday living. Offering inviting living spaces, attractive curb appeal and plenty of potential, this property is a great opportunity for buyers seeking space, value, and convenience. Located near local shopping, dining, schools, and everyday amenities, this home combines practical living with a desirable Butts County location. Schedule your showing today.

16. 2026-04-07
    listed $246,000 Active 514-char remark

    Show marketing remark (514 chars)

    Welcome to 102 Twilight Court in Butts County. This split-level home features 3 bedrooms and 2 bathrooms with a functional layout designed for comfortable everyday living. Offering inviting living spaces, attractive curb appeal and plenty of potential, this property is a great opportunity for buyers seeking space, value, and convenience. Located near local shopping, dining, schools, and everyday amenities, this home combines practical living with a desirable Butts County location. Schedule your showing today.

17. 2020-08-10
    soldstatus $177,000
18. 2020-08-07
    soldstatus $177,000 Sold
19. 2020-07-04
    status Under Contract
20. 2020-06-29
    listed $176,900 New
21. 2020-02-22
    historical
22. 2020-02-14
    price $173,000
23. 2019-08-21
    listed $179,900 New
24. 2001-04-06
    soldstatus $45,000

ⓘ 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: $2,859 · $238/mo
• Projected year-2 tax: $2,859 · $238/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 7/10 Severe 7 d/yr ≥107°F today · 17 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 27% 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: $24,515
• − Mortgage interest: −$12,407
• − Property taxes: −$2,859
• − Insurance: −$1,108
• − Repairs & maintenance: −$1,961
• − Management: −$1,961
• − Depreciation: −$6,444
• Taxable loss: −$2,225
• Est. tax savings @ 24.0%: +$534
• After-tax cash flow: $1,995/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 — 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

• County: Butts County · 24,730 people
• City population: 24,730
• 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

+446.7% since first listed

10 events — show timeline

• 2026-04-07 Listed $246,000 FMLS
• 2026-04-07 Listed $246,000 GAMLS
• 2020-08-10 Sold (Public Records) $177,000 Public Records
• 2020-08-07 Sold (MLS) $177,000 GAMLS
• 2020-07-04 Pending — GAMLS
• 2020-06-29 Listed $176,900 GAMLS
• 2020-02-22 Listing Removed — GAMLS
• 2020-02-14 Price Changed $173,000 GAMLS
• 2019-08-21 Listed $179,900 GAMLS
• 2001-04-06 Sold (Public Records) $45,000 Public Records

Property tax history

+2.7%/yr

Latest (2025): $2,859 · -8.0% YoY. Source: county tax records.