155 Oconee Rd · Commerce, GA 30120

$249,900

3 bd · 2.5 ba · 1,629 sqft · SingleFamily · 133 Days on market

Built 2026 Good condition $153/sqft · 16% below area Est $296k · 16% under

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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 +14.5/15.0
• Cash flow +7.4/30.0
• Schools +4.7/10.0
• Condition / age +4.0/5.0
• Livability +3.2/5.0
• Rent growth +2.4/5.0
• 1% rule +2.1/10.0
• DSCR +1.5/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Move-In Ready June! The Suwanee plan in Fairington by Smith Douglas Homes, a beautifully designed new construction townhome offering modern style, comfort, and low-maintenance living in a desirable community. If youve been waiting for the right time to buy, this is it! The Suwanee floor plan is thoughtfully designed for easy, low-stress living with an open-concept layout, perfect for everyday living and entertaining. Step inside to a bright and spacious living room featuring a sleek linear fireplace that creates a stylish focal point. The kitchen is a standout with granite countertops, stainless steel appliances, white kitchen cabinets, a walk-in pantry, and upgraded luxury vinyl plank flooring that is both durable and easy to maintain. Enjoy outdoor relaxation on the private rear patio overlooking beautiful wooded views, ideal for morning coffee or weekend gatherings. The level homesite adds to the ease and appeal of this home. Upstairs youll find three spacious bedrooms, including a large primary suite with a walk-in closet, plus a convenient upstairs laundry roomno hauling clothes up and down stairs! A stylish iron staircase and 9-foot ceilings on both levels enhance the home's open, modern feel. Residents of Fairington will enjoy planned community amenities including a sparkling swimming pool and cabana with covered seating, perfect for relaxing and socializing. Photos are representative of the floor plan and not the actual home under construction. Furnished ph. ..

Key facts

• Linear fireplace
• Move in ready
• Granite countertops

Tags

• MOVE IN READY
• NEW CONSTRUCTION TOWNHOME
• OPEN CONCEPT LAYOUT
• LINEAR FIREPLACE
• GRANITE COUNTERTOPS
• STAINLESS STEEL APPLIANCES

What this means for you Summary

Snapshot

• This is a 3-bed/2.5-bath single-family listed at $250k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $-325 ($-4k/yr) — negative.
• To cash-flow at today's rent, offer at most $203k (18.8% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $177k (29.0% below list).
• Recommended offer: $177k (29.0% below list) — sets the bar for 1% rule.
• Cap rate 4.7% vs local median 3.2% in Commerce — 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 64/100 on livability (#271 in GA) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+; Watch: employment D, amenities F, commute F.
• Commerce City (town): math 49% / reading 49% proficiency, ranked #19 of 174 in GA (top 11%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Commerce Primary (486 students, 52% FRL); Commerce Middle School (math 44% / reading 51%, grade C-, #84 of 470 statewide, top 19%, 530 students, 56% FRL); Commerce High School (math 47% / reading 47%, grade D-, #37 of 424 statewide, top 9%, 493 students, 45% FRL) — zoned schools at 51% FRL track the district average.
• Market conditions: Rents soft (-0.2%/yr); 689 active listings in the ZIP; solid renter incomes; 2,167 units permitted in Jackson County in 2024 (59 in 5+ unit buildings).

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.
• Jackson County population projected at +14% by 2050 — modest demand growth; plan on rents tracking national, not racing it.

Negotiation context

• It's been on market 133 days — a 12% lower offer ($220k) is reasonable based on typical stale-listing flexibility.

Recommended offer $177,487 (29.0% 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 133 days. Have you received any prior offers? Is the seller open to a 29% 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 D-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: 0.71% ✗
• Cap rate: 4.73%
• Cash-on-cash: -5.57%
• DSCR: 0.75
• GRM: 11.7

CMA / ARV

• ARV (median comp): $296,258
• List price: $249,900
• Delta: -15.65%
• Verdict: UNDERPRICED
• Comps: 20 within 2.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
228 Honeysuckle Dr	1.98mi	3/2.0	1,571 (-4%)	11mo	$275,000	$175	48
42 Edgefield Dr	2.07mi	3/2.0	1,796 (+10%)	3mo	$300,000	$167	43
2863 Maysville Rd	2.11mi	3/3.0	1,833 (+12%)	0mo	$279,000	$152	42
715 Woods Bridge Rd	1.86mi	3/2.0	1,823 (+12%)	4mo	$540,000	$296	40
949 Smallwood Dr	1.74mi	3/2.0	1,871 (+15%)	1mo	$380,000	$203	37
1044 Waterworks Rd	1.59mi	3/2.0	1,456 (-11%)	12mo	$288,000	$198	35
197 Peach St	2.19mi	3/2.0	1,200 (-26%)	6mo	$250,000	$208	33
15 Magnolia Creek Dr	1.44mi	4/2.0 (+1)	2,012 (+24%)	1mo	$607,500	$302	32
671 Waterworks Rd	1.92mi	4/2.0 (+1)	1,802 (+11%)	15mo	$223,000	$124	28
586 Roosevelt Blvd	1.99mi	3/2.0	1,372 (-16%)	15mo	$330,000	$241	26
343 Edgefield Dr	1.91mi	4/3.0 (+1)	2,100 (+29%)	14mo	$399,000	$190	21
675 Waterworks Rd	1.91mi	2/1.0 (-1)	1,238 (-24%)	13mo	$257,000	$208	18

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 · 0.0% rent growth · sell at horizon

5-year hold

• IRR: -29.2%
• Equity multiple: 0.05×
• Total profit: $-66,359
• Equity at exit: $37,261

10-year hold

• IRR: -47.6%
• Equity multiple: -0.49×
• Total profit: $-104,419
• Equity at exit: $21,607

Cash invested: $69,972 (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 →

Active competition Active MLS

• For sale now: 2 active
• Median asking: $239,800 ($157/sqft)
• Median days on market: 76 d
• This list price: 100% of active listings are priced below it
• ARV vs active asking: +16.1% above current asking $/sqft

Closed sales set the value; these active listings set current market conditions and a practical price ceiling.

ZIP-level market 30120

• Home prices YoY: -18.6%
• Rents YoY: -0.2%
• Active inventory: 689
• Price-to-rent: 11.7×

Monthly cashflow live

• Estimated rent: $1,775 medium
• Mortgage (P&I): −$1,311
• Tax est. 1.5%: −$312 /mo · $3,748/yr
• Insurance: −$104
• HOA: −$0
• Vacancy / Maint / Mgmt: −$373
• Net cashflow: $-325

Break-even live

Break-even rent $2,186

Max offer price $202,893

Occupancy floor —

Sensitivity live

Price	-10% $-152	-5% $-239	+0% $-325	+5% $-411	+10% $-498
Rent	-10% $-465	-5% $-395	+0% $-325	+5% $-255	+10% $-185
Rate	-1.0pp $-199	-0.5pp $-261	base $-325	+0.5pp $-390	+1.0pp $-455

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: $62,475
• Closing costs: $7,497
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Listing history 41 events

1. 2026-07-16
   days on market $249,900 Active 133 DOM
2. 2026-07-16
   days on market $249,900 Active 132 DOM
3. 2026-07-14
   days on market $249,900 Active 131 DOM
4. 2026-07-13
   days on market $249,900 Active 130 DOM
5. 2026-07-12
   days on market $249,900 Active 129 DOM
6. 2026-07-11
   days on market $249,900 Active 128 DOM
7. 2026-07-10
   days on market $249,900 Active 127 DOM
8. 2026-07-09
   days on market $249,900 Active 126 DOM
9. 2026-07-08
   days on market $249,900 Active 125 DOM
10. 2026-07-07
    days on market $249,900 Active 124 DOM
11. 2026-07-06
    days on market $249,900 Active 123 DOM
12. 2026-07-05
    days on market $249,900 Active 122 DOM
13. 2026-07-04
    days on market $249,900 Active 121 DOM
14. 2026-07-03
    days on market $249,900 Active 120 DOM
15. 2026-07-02
    days on market $249,900 Active 119 DOM
16. 2026-07-01
    days on market $249,900 Active 118 DOM
17. 2026-06-30
    days on market $249,900 Active 117 DOM
18. 2026-06-29
    days on market $249,900 Active 116 DOM
19. 2026-06-28
    days on market $249,900 Active 115 DOM
20. 2026-06-28
    days on market $249,900 Active 114 DOM
21. 2026-06-27
    days on market $249,900 Active 113 DOM
22. 2026-06-26
    days on market $249,900 Active 112 DOM
23. 2026-06-22
    days on market $249,900 Active 109 DOM
24. 2026-06-21
    days on market $249,900 Active 108 DOM
25. 2026-06-19
    days on market $249,900 Active 106 DOM
26. 2026-06-18
    days on market $249,900 Active 105 DOM
27. 2026-06-17
    days on market $249,900 Active 104 DOM
28. 2026-06-16
    days on market $249,900 Active 103 DOM
29. 2026-06-15
    days on market $249,900 Active 102 DOM
30. 2026-06-14
    days on market $249,900 Active 100 DOM
31. 2026-06-12
    pricedays on market $249,900 Active 99 DOM
32. 2026-06-09
    days on market $264,900 Active 96 DOM
33. 2026-06-08
    days on market $264,900 Active 95 DOM
34. 2026-06-07
    days on market $264,900 Active 94 DOM
35. 2026-06-05
    days on market $264,900 Active 91 DOM
36. 2026-06-03
    days on market $264,900 Active 90 DOM
37. 2026-06-02
    pricedays on market $264,900 Active 89 DOM
38. 2026-06-01
    days on market $267,900 Active 88 DOM
39. 2026-05-31
    days on market $267,900 Active 87 DOM
40. 2026-05-30
    days on market $267,900 Active 86 DOM
41. 2026-03-05
    listed $267,900 Active 1493-char remark

    Show marketing remark (1493 chars)

    Move-In Ready June! The Suwanee plan in Fairington by Smith Douglas Homes, a beautifully designed new construction townhome offering modern style, comfort, and low-maintenance living in a desirable community. If youve been waiting for the right time to buy, this is it! The Suwanee floor plan is thoughtfully designed for easy, low-stress living with an open-concept layout, perfect for everyday living and entertaining. Step inside to a bright and spacious living room featuring a sleek linear fireplace that creates a stylish focal point. The kitchen is a standout with granite countertops, stainless steel appliances, white kitchen cabinets, a walk-in pantry, and upgraded luxury vinyl plank flooring that is both durable and easy to maintain. Enjoy outdoor relaxation on the private rear patio overlooking beautiful wooded views, ideal for morning coffee or weekend gatherings. The level homesite adds to the ease and appeal of this home. Upstairs youll find three spacious bedrooms, including a large primary suite with a walk-in closet, plus a convenient upstairs laundry roomno hauling clothes up and down stairs! A stylish iron staircase and 9-foot ceilings on both levels enhance the home's open, modern feel. Residents of Fairington will enjoy planned community amenities including a sparkling swimming pool and cabana with covered seating, perfect for relaxing and socializing. Photos are representative of the floor plan and not the actual home under construction. Furnished ph. ..

ⓘ 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: $21,298
• − Mortgage interest: −$13,998
• − Property taxes: −$3,748
• − Insurance: −$1,250
• − Repairs & maintenance: −$1,704
• − Management: −$1,704
• − Depreciation: −$7,270
• Taxable loss: −$8,375
• Est. tax savings @ 24.0%: +$2,010
• After-tax cash flow: $-1,888/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.

Condition & rehab AI · 12 photos

Good 80/100 None rehab

This move-in ready townhome is in excellent condition with modern design and new construction. It offers a good ROI with updates that can further enhance its value.

Value-add opportunities

• Resale Paint interior walls — Neutral paint color can be updated to a more vibrant color to enhance curb appeal ↑
• Both Install smart home devices — Smart home devices can improve convenience and energy efficiency ↑
• Both Add smart thermostat — Smart thermostat can improve energy efficiency and comfort ↑
• Both Add smart lighting — Smart lighting can improve energy efficiency and convenience ↑

F Composite school gradezoned avg 47/100

Zoned Schools

Elementary Commerce Primary Middle Commerce Middle School C- GA #84/470 Nat'l #4,042/14,009 High Commerce High School D- GA #37/424 Nat'l #6,330/17,239

Schools (NCES district)

• District: Commerce City
• NCES district ID: 1301440
• Math proficiency: 49% ▼ -3.00%
• Reading proficiency: 49% ▼ -6.00%
• Median HH income: $40,945
• Composite: 41.1/100
• National rank: #3567
• State rank: #19 of 174 in GA

C Composite livability gradescore 64/100

Livability — Commerce

• Score: 64/100
• State rank: #271
• US rank: #14693

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Commerce, GA
• County: Bartow County · 68,403 people
• City population: 12,874
• Metro: Atlanta-Sandy Springs-Alpharetta, GA
• Population (ZIP): 44,896
• Household income: $86,581
• Rent vs Own: 27.2% rent · 72.8% own
• Severe rent burden: 7% of renters

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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%

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Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (70%)
• Race & ethnicity: White 70% Black 13% Hispanic / Latino 12% Two or more races 8% Asian 1%
• Hispanic origin (detail): Mexican 9%
• Common ancestry: Slovak 3% Italian 2% Serbian 1%
• Foreign-born: 5% · Canada, Vietnam, Jamaica
• Languages at home: 89% English-only · Spanish 9%

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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: ▼ -68.99%
• Current HPI: 302.5848
• Rent YoY: ▼ -0.23%
• Metro: Atlanta-Sandy Springs-Alpharetta, GA
• State GDP YoY: ▲ 2.66%
• F500 in state: 28

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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

1 event — show timeline

• 2026-03-05 Listed $267,900 Zillow