400 Kissee Ct · Jenkinsburg, GA 30233

$239,500

4 bd · 2.5 ba · 1,717 sqft · SingleFamily public records · 64 Days on market

Built 2006 0.90 ac lot $139/sqft · 15% below area Est $282k · 15% 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 +14.2/15.0
• Cash flow +9.0/30.0
• 1% rule +3.2/10.0
• Livability +2.8/5.0
• Schools +2.6/10.0
• DSCR +2.5/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Charming Two-Story Home in Tusshaw - Comfort, Style & Convenience! Welcome to this beautifully maintained home in the desirable Tusshaw community, located in Jackson within Henry County. Built in 2006, this inviting 4-bedroom, 2.5-bath residence offers 1,717 sq ft of thoughtfully designed living space-perfect for families, first-time buyers, or savvy investors looking for a solid opportunity. From the moment you arrive, the home's attractive stone exterior and welcoming curb appeal set the tone. Step inside to discover a functional split-foyer layout that maximizes both space and privacy. The open-concept living area is ideal for entertaining, complete with a cozy fireplace that adds warmth and charm. The kitchen flows seamlessly into the dining and living spaces, making everyday living and hosting effortless. Upstairs, you'll find comfortable bedrooms with ample natural light, while the primary suite offers a relaxing retreat. The home also features a private wood deck and open porch-perfect for morning coffee or evening gatherings. The manageable lot size ensures low maintenance while still providing outdoor enjoyment. Conveniently located near local schools, shopping centers, dining options, and major roadways, this property offers easy access to daily essentials while maintaining a peaceful neighborhood feel. Whether you're looking for your first home or a rental-ready investment, this property checks all the boxes with its combination of comfort, location, and long-term value.

Key facts

• Private wood deck
• Manageable lot size
• Stone exterior

Tags

• STONE EXTERIOR
• SPLIT-FOYER LAYOUT
• COZY FIREPLACE
• PRIVATE WOOD DECK
• OPEN PORCH
• MANAGEABLE LOT SIZE

What this means for you Summary

Snapshot

• This is a 4-bed/2.5-bath single-family listed at $240k.

Deal economics

• At list price, monthly cash flow is $-191 ($-2k/yr) — negative.
• To cash-flow at today's rent, offer at most $206k (14.1% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $196k (18.2% below list).
• Recommended offer: $196k (18.2% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 56/100 on livability (#498 in GA) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, housing A+, employment B; Watch: crime C-, schools F, amenities F.
• Henry County (rural): math 24% / reading 33% proficiency, ranked #89 of 174 in GA (top 51%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Market conditions: 321 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 1,989 units permitted in Henry County in 2024 (92 in 5+ unit buildings).
• This rent runs 32% 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.
• Henry County population projected at +29% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.

Negotiation context

• It's been on market 64 days — a 6% lower offer ($225k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts since 11y ago; this cycle's ask has dropped $40k (14%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Climate carrying-cost: major wind risk, 27% chance of damaging wind over 30y; extreme-heat days projected 7→18/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $195,877 (18.2% 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 64 days. Have you received any prior offers? Is the seller open to a 18% concession, seller financing, or rate buy-down credit?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. 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?
7. 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.
8. 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.
9. 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: 0.82% ✗
• Cap rate: 5.34%
• Cash-on-cash: -3.41%
• DSCR: 0.85
• GRM: 10.2

CMA / ARV

• ARV (median comp): $281,563
• List price: $239,500
• Delta: -14.94%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 5 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
408 Kissee Ct	0.03mi	4/2.5	1,820 (+6%)	11mo	$254,000	$140	79
300 Furrow Creek Ct	0.16mi	4/2.5	1,793 (+4%)	9mo	$290,000	$162	77
106 Potomac Dr	0.22mi	4/2.5	1,779 (+4%)	20mo	$281,000	$158	67
117 Potomac Dr	0.10mi	3/2.5 (-1)	1,572 (-8%)	18mo	$269,900	$172	61
112 Potomac Dr	0.14mi	3/2.5 (-1)	1,572 (-8%)	19mo	$258,000	$164	58

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: -22.0%
• Equity multiple: 0.24×
• Total profit: $-50,869
• Equity at exit: $35,710

10-year hold

• IRR: -15.8%
• Equity multiple: 0.11×
• Total profit: $-59,600
• Equity at exit: $20,708

Cash invested: $67,060 (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: 321
• Price-to-rent: 10.2×

Monthly cashflow live

• Estimated rent: $1,959 medium
• Mortgage (P&I): −$1,256
• Tax from tax record: −$382 /mo · $4,587/yr
• Insurance: −$100
• HOA: −$0
• Vacancy / Maint / Mgmt: −$411
• Net cashflow: $-191

Break-even live

Break-even rent $2,200

Max offer price $205,829

Occupancy floor —

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: $59,875
• Closing costs: $7,185
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
126 Potomac Dr Jackson, GA	4.0	2.5	1882	$2,000	$1.06	1d	1	0.06mi

Listing history 36 events

1. 2026-06-18
   days on market $239,500 Active 64 DOM
2. 2026-06-17
   days on market $239,500 Active 63 DOM
3. 2026-06-16
   days on market $239,500 Active 62 DOM
4. 2026-06-15
   days on market $239,500 Active 61 DOM
5. 2026-06-13
   pricedays on market $239,500 Active 59 DOM
6. 2026-06-09
   days on market $249,500 Active 55 DOM
7. 2026-06-08
   days on market $249,500 Active 54 DOM
8. 2026-06-07
   days on market $249,500 Active 53 DOM
9. 2026-06-04
   pricedays on market $249,500 Active 50 DOM
10. 2026-06-03
    days on market $269,500 Active 49 DOM
11. 2026-06-02
    days on market $269,500 Active 48 DOM
12. 2026-06-01
    days on market $269,500 Active 47 DOM
13. 2026-05-31
    days on market $269,500 Active 46 DOM
14. 2026-04-30
    price $269,500 1525-char remark

    Show marketing remark (1561 chars)

    Charming Two-Story Home in Tusshaw – Comfort, Style & Convenience! Welcome to this beautifully maintained home in the desirable Tusshaw community, located in Jackson within Henry County. Built in 2006, this inviting 4-bedroom, 2.5-bath residence offers 1,717 sq ft of thoughtfully designed living space—perfect for families, first-time buyers, or savvy investors looking for a solid opportunity. From the moment you arrive, the home’s attractive stone exterior and welcoming curb appeal set the tone. Step inside to discover a functional split-foyer layout that maximizes both space and privacy. The open-concept living area is ideal for entertaining, complete with a cozy fireplace that adds warmth and charm. The kitchen flows seamlessly into the dining and living spaces, making everyday living and hosting effortless. Upstairs, you’ll find comfortable bedrooms with ample natural light, while the primary suite offers a relaxing retreat. The home also features a private wood deck and open porch—perfect for morning coffee or evening gatherings. The manageable lot size ensures low maintenance while still providing outdoor enjoyment. Conveniently located near local schools, shopping centers, dining options, and major roadways, this property offers easy access to daily essentials while maintaining a peaceful neighborhood feel. Whether you’re looking for your first home or a rental-ready investment, this property checks all the boxes with its combination of comfort, location, and long-term value.

15. 2026-04-30
    price $269,500 1561-char remark

    Show marketing remark (1561 chars)

    Charming Two-Story Home in Tusshaw – Comfort, Style & Convenience! Welcome to this beautifully maintained home in the desirable Tusshaw community, located in Jackson within Henry County. Built in 2006, this inviting 4-bedroom, 2.5-bath residence offers 1,717 sq ft of thoughtfully designed living space—perfect for families, first-time buyers, or savvy investors looking for a solid opportunity. From the moment you arrive, the home’s attractive stone exterior and welcoming curb appeal set the tone. Step inside to discover a functional split-foyer layout that maximizes both space and privacy. The open-concept living area is ideal for entertaining, complete with a cozy fireplace that adds warmth and charm. The kitchen flows seamlessly into the dining and living spaces, making everyday living and hosting effortless. Upstairs, you’ll find comfortable bedrooms with ample natural light, while the primary suite offers a relaxing retreat. The home also features a private wood deck and open porch—perfect for morning coffee or evening gatherings. The manageable lot size ensures low maintenance while still providing outdoor enjoyment. Conveniently located near local schools, shopping centers, dining options, and major roadways, this property offers easy access to daily essentials while maintaining a peaceful neighborhood feel. Whether you’re looking for your first home or a rental-ready investment, this property checks all the boxes with its combination of comfort, location, and long-term value.

16. 2026-04-09
    listed $279,500 New 1525-char remark

    Show marketing remark (1561 chars)

    Charming Two-Story Home in Tusshaw – Comfort, Style & Convenience! Welcome to this beautifully maintained home in the desirable Tusshaw community, located in Jackson within Henry County. Built in 2006, this inviting 4-bedroom, 2.5-bath residence offers 1,717 sq ft of thoughtfully designed living space—perfect for families, first-time buyers, or savvy investors looking for a solid opportunity. From the moment you arrive, the home’s attractive stone exterior and welcoming curb appeal set the tone. Step inside to discover a functional split-foyer layout that maximizes both space and privacy. The open-concept living area is ideal for entertaining, complete with a cozy fireplace that adds warmth and charm. The kitchen flows seamlessly into the dining and living spaces, making everyday living and hosting effortless. Upstairs, you’ll find comfortable bedrooms with ample natural light, while the primary suite offers a relaxing retreat. The home also features a private wood deck and open porch—perfect for morning coffee or evening gatherings. The manageable lot size ensures low maintenance while still providing outdoor enjoyment. Conveniently located near local schools, shopping centers, dining options, and major roadways, this property offers easy access to daily essentials while maintaining a peaceful neighborhood feel. Whether you’re looking for your first home or a rental-ready investment, this property checks all the boxes with its combination of comfort, location, and long-term value.

17. 2026-04-09
    listed $279,500 Active 1561-char remark

    Show marketing remark (1561 chars)

    Charming Two-Story Home in Tusshaw – Comfort, Style & Convenience! Welcome to this beautifully maintained home in the desirable Tusshaw community, located in Jackson within Henry County. Built in 2006, this inviting 4-bedroom, 2.5-bath residence offers 1,717 sq ft of thoughtfully designed living space—perfect for families, first-time buyers, or savvy investors looking for a solid opportunity. From the moment you arrive, the home’s attractive stone exterior and welcoming curb appeal set the tone. Step inside to discover a functional split-foyer layout that maximizes both space and privacy. The open-concept living area is ideal for entertaining, complete with a cozy fireplace that adds warmth and charm. The kitchen flows seamlessly into the dining and living spaces, making everyday living and hosting effortless. Upstairs, you’ll find comfortable bedrooms with ample natural light, while the primary suite offers a relaxing retreat. The home also features a private wood deck and open porch—perfect for morning coffee or evening gatherings. The manageable lot size ensures low maintenance while still providing outdoor enjoyment. Conveniently located near local schools, shopping centers, dining options, and major roadways, this property offers easy access to daily essentials while maintaining a peaceful neighborhood feel. Whether you’re looking for your first home or a rental-ready investment, this property checks all the boxes with its combination of comfort, location, and long-term value.

18. 2022-10-12
    soldstatus $300,000
19. 2022-10-07
    soldstatus $300,000 Closed
20. 2022-10-07
    soldstatus $300,000 Sold
21. 2022-08-08
    status Under Contract
22. 2022-08-08
    status Pending
23. 2022-08-06
    price $300,000
24. 2022-07-27
    listed $285,000 Active
25. 2022-07-27
    listed $285,000 New
26. 2018-06-22
    soldstatus $150,000
27. 2018-05-31
    soldstatus $150,000 Sold
28. 2018-05-02
    status Under Contract
29. 2018-05-01
    listed $150,000 New
30. 2015-11-16
    historical
31. 2015-10-23
    price $127,900
32. 2015-09-24
    price $129,900
33. 2015-09-16
    price $135,900
34. 2015-09-02
    price $137,900
35. 2015-08-21
    price $139,900
36. 2015-07-21
    listed $143,500 New

ⓘ 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: $4,587 · $382/mo
• Projected year-2 tax: $4,587 · $382/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 · 18 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: $23,505
• − Mortgage interest: −$13,416
• − Property taxes: −$4,587
• − Insurance: −$1,198
• − Repairs & maintenance: −$1,880
• − Management: −$1,880
• − Depreciation: −$6,967
• Taxable loss: −$6,423
• Est. tax savings @ 24.0%: +$1,542
• After-tax cash flow: $-746/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: Henry County
• NCES district ID: 1302820
• Math proficiency: 24% ▼ -9.00%
• Reading proficiency: 33% ▼ -7.00%
• Median HH income: $62,594
• Composite: 26.13/100
• National rank: #7279
• State rank: #89 of 174 in GA

Livability — Jenkinsburg

• Score: 56/100
• State rank: #498
• US rank: #22847

Category grades

Amenities F Commute F Cost of living A+ Crime C- Employment B 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
• 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 (Henry County) Hauer SSP2

• Today (2025): 249,041 people
• By 2030: 264,369 · +6.2%
• By 2040: 294,459 · +18.2%
• By 2050: 322,249 · +29.4%
• By 2075: 392,310 · +57.5%
• By 2100: 437,836 · +75.8%

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 · Henry

• 2024 margin: Strong D (+29.7) · D 64.5% · R 34.9%
• 2008→2024 swing: +37.1pp toward D · 2008: -7.5pp · 2024: 29.7pp
• All cycles: 2024: D+29.7 2020: D+20.5 2016: D+4.3 2012: R+3.2 2008: R+7.5

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

+87.8% since first listed

23 events — show timeline

• 2026-04-30 Price Changed $269,500 GAMLS
• 2026-04-30 Price Changed $269,500 FMLS
• 2026-04-09 Listed $279,500 FMLS
• 2026-04-09 Listed $279,500 GAMLS
• 2022-10-12 Sold (Public Records) $300,000 Public Records
• 2022-10-07 Sold (MLS) $300,000 GAMLS
• 2022-10-07 Sold (MLS) $300,000 FMLS
• 2022-08-08 Pending — GAMLS
• 2022-08-08 Pending — FMLS
• 2022-08-06 Price Changed $300,000 GAMLS
• 2022-07-27 Listed $285,000 GAMLS
• 2022-07-27 Listed $285,000 FMLS
• 2018-06-22 Sold (Public Records) $150,000 Public Records
• 2018-05-31 Sold (MLS) $150,000 GAMLS
• 2018-05-02 Pending — GAMLS
• 2018-05-01 Listed $150,000 GAMLS
• 2015-11-16 Listing Removed — GAMLS
• 2015-10-23 Price Changed $127,900 GAMLS
• 2015-09-24 Price Changed $129,900 GAMLS
• 2015-09-16 Price Changed $135,900 GAMLS
• 2015-09-02 Price Changed $137,900 GAMLS
• 2015-08-21 Price Changed $139,900 GAMLS
• 2015-07-21 Listed $143,500 GAMLS

Property tax history

+5.0%/yr

Latest (2025): $4,587 · +5.7% YoY. Source: county tax records.