105 Fairlane Dr · Jefferson, GA 30549

$194,900

2 bd · 2.0 ba · 1,318 sqft · SingleFamily public records · 5 Days on market

Built 1970 0.51 ac lot Est $287k · 32% 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 +15.8/30.0
• ARV discount +15.0/15.0
• Schools +5.9/10.0
• DSCR +4.9/10.0
• Rent growth +4.4/5.0
• 1% rule +3.8/10.0
• Livability +3.7/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Investor Special! Strong Bones and ready for sweat equity. Extra lot next door is included in sale. Get 2 projects for one price. .51 Acres combined with both lots. Sewer Community. Located in the City Limits of Jefferson. Jefferson City Schools! Spacious floorplan ready for finishing. 3 Bedooms and 2 Baths! Huge Master Suite with full bath! 1 car garage! Level and Private Lot! Cash Only.

Key facts

• Extra lot
• Spacious floorplan
• Sewer community

Tags

• EXTRA LOT
• SEWER COMMUNITY
• SPACIOUS FLOORPLAN
• LEVEL AND PRIVATE LOT

Property features AI

Finance

• Other: Road surface: Asphalt; Road frontage: City street; Directions: GPS friendly
• HOA & community: Street lights in the community

Exterior

• Parking: Garage (1 car)
• Utilities: Public water; Public sewer; 110-volt electric service; Electricity available, Sewer available, Water available
• Home design: One and one-half levels
• Construction: Vinyl siding; Metal roof; Block foundation; Property condition: Fixer
• Exterior features: Private entrance; Private yard; Front porch; Chain link fence

Interior

• Kitchen: Kitchen features: Other; Appliances: Other
• Bedrooms: Two main-level bedrooms; One upper-level bedroom; Bedroom features: Other
• Flooring: Flooring: Other
• Bathrooms: One full bathroom; Upper-level full bathroom with tub/shower combo
• Heating & cooling: Ceiling fan(s); Heating: Other
• Interior features: No shared/common walls; Crawl space foundation
• Laundry & utility: Main-level laundry room; Mud room

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath single-family listed at $195k.

Deal economics

• At list price, monthly cash flow is $91 ($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 $172k (11.6% below list).
• Recommended offer: $172k (11.6% below list) — sets the bar for 1% rule.
• Cap rate 6.9% 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); 573 active listings in the ZIP; 3 comparable units currently listed for rent nearby; rentals lingering (median 45d 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).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $1k of loan paydown is wiped out by about $6k 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

• Only 5 days on market — expect competitive offers; lowballing is unlikely to land.
• 6 sale attempts since 15y ago 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.
• Current owner paid $100k; list at $195k implies a 95% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: extreme-heat days projected 7→17/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $172,251 (11.6% below list)

Questions for the listing agent

1. Built in 1970 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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: 0.88% ✗
• Cap rate: 6.85%
• Cash-on-cash: 2.00%
• DSCR: 1.09
• GRM: 9.4

CMA / ARV

• ARV (on-the-fly): $287,324
• Comps found: 10

Show comp detail 10 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
892 Athens St	0.13mi	3/2.0 (+1)	1,305 (-1%)	1mo	$296,000	$227	87
189 Hampton Dr	0.23mi	3/2.0 (+1)	1,282 (-3%)	3mo	$321,000	$250	77
362 Dixie Red Ave	0.22mi	2/1.0	1,260 (-4%)	2mo	$195,000	$155	77
131 Martin Luther King Jr Dr	0.48mi	3/2.0 (+1)	1,304 (-1%)	3mo	$247,320	$190	68
61 Harris Ln	0.13mi	3/1.0 (+1)	1,200 (-9%)	2mo	$255,000	$213	68
151 Fairfield Dr	0.24mi	3/2.0 (+1)	1,243 (-6%)	15mo	$325,000	$261	62
389 Peachtree Rd	0.52mi	3/2.0 (+1)	1,400 (+6%)	1mo	$305,000	$218	60
506 Elrod Ave	0.23mi	3/2.0 (+1)	1,169 (-11%)	14mo	$255,000	$218	54
525 Fairfield Dr	0.43mi	3/2.0 (+1)	1,515 (+15%)	11mo	$325,000	$215	40
29 Oak Ave	0.57mi	3/2.0 (+1)	1,176 (-11%)	17mo	$290,000	$247	37

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 · 7.48% rent growth · sell at horizon

5-year hold

• IRR: -8.5%
• Equity multiple: 0.68×
• Total profit: $-17,695
• Equity at exit: $29,060

10-year hold

• IRR: 5.9%
• Equity multiple: 1.52×
• Total profit: $28,496
• Equity at exit: $16,851

Cash invested: $54,572 (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: 573
• Price-to-rent: 9.4×

Monthly cashflow live

• Estimated rent: $1,723 medium
• Mortgage (P&I): −$1,022
• Tax from tax record: −$167 /mo · $1,998/yr
• Insurance: −$81
• HOA: −$0
• Vacancy / Maint / Mgmt: −$362
• Net cashflow: $91

Break-even live

Break-even rent $1,607

Max offer price $194,900

Occupancy floor 90%

Sensitivity live

Price	-10% $201	-5% $146	+0% $91	+5% $36	+10% $-19
Rent	-10% $-45	-5% $23	+0% $91	+5% $159	+10% $227
Rate	-1.0pp $189	-0.5pp $141	base $91	+0.5pp $40	+1.0pp $-11

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: $48,725
• Closing costs: $5,847
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
657 Athens St Jefferson, GA	3.0	2.0	1262	$1,750	$1.39	45d	1	0.14mi
339 Mahaffey St Jefferson, GA	2.0	1.0	910	$1,250	$1.37	45d	1	0.97mi
43 Cactus Blossom Ct Jefferson, GA	3.0–4.0	2.5	1645	$1,999	$1.22	14d	14	1.15mi

Listing history 5 events

1. 2026-06-21
   days on market $194,900 Active 5 DOM
2. 2026-06-19
   days on market $194,900 Active 3 DOM
3. 2026-06-18
   days on market $194,900 Active 2 DOM
4. 2026-06-17
   remarks 397-char remark
5. 2026-06-17
   listed $194,900 Active 1 DOM

ⓘ 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: $1,998 · $167/mo
• Projected year-2 tax: $1,998 · $167/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 5/10 Major 7 d/yr ≥105°F today · 17 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 17% chance of damaging wind over 30 yrs
• 🫁 Air quality 4/10 Moderate 4 unhealthy d/yr today · 5 by 30 yrs out

Taxation est. · year 1

• Rental income: $20,670
• − Mortgage interest: −$10,917
• − Property taxes: −$1,998
• − Insurance: −$974
• − Repairs & maintenance: −$1,654
• − Management: −$1,654
• − Depreciation: −$5,670
• Taxable loss: −$2,197
• Est. tax savings @ 24.0%: +$527
• After-tax cash flow: $1,619/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

+254.4% since first listed

23 events — show timeline

• 2026-06-16 Listed $194,900 GAMLS
• 2026-06-16 Listed $194,900 FMLS
• 2018-06-28 Sold (Public Records) $99,900 Public Records
• 2018-06-19 Sold (MLS) $99,900 GAMLS
• 2018-06-19 Sold (MLS) $99,900 FMLS
• 2018-05-29 Pending — FMLS
• 2018-05-29 Pending — GAMLS
• 2018-04-17 Price Changed $99,900 GAMLS
• 2018-04-16 Price Changed $99,900 FMLS
• 2018-04-16 Relisted — GAMLS
• 2018-03-27 Listing Removed — GAMLS
• 2018-03-26 Listed $109,000 GAMLS
• 2018-03-26 Listed $109,000 FMLS
• 2011-11-29 Listing Removed — FMLS
• 2011-11-22 Sold (MLS) $21,500 FMLS
• 2011-11-04 Pending — FMLS
• 2011-10-14 Price Changed $27,900 GAMLS
• 2011-10-13 Price Changed $27,900 FMLS
• 2011-09-27 Price Changed $34,900 GAMLS
• 2011-09-26 Price Changed $34,900 FMLS
• 2011-08-26 Price Changed $44,996 GAMLS
• 2011-08-25 Price Changed $44,996 FMLS
• 2011-06-25 Listed $55,000 FMLS

Property tax history

+12.8%/yr

Latest (2025): $1,998 · -0.4% YoY. Source: county tax records.