3059 Maysville Rd · Commerce, GA 30529

$235,000

3 bd · 1.0 ba · 1,032 sqft · SingleFamily public records · 19 Days on market

Built 1935 0.65 ac lot Est $214k · 10% over

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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).

• Cash flow +10.7/30.0
• Appreciation +10.0/10.0
• Schools +3.3/10.0
• Livability +3.2/5.0
• DSCR +3.1/10.0
• ARV discount +3.0/15.0
• Condition / age +2.5/5.0
• 1% rule +2.1/10.0
• Rent growth +1.4/5.0

Listing remarks MLS

This charming traditional ranch blends character with fresh updates, featuring new paint and flooring throughout. Sitting on a large, level lot at the edge of the City of Commerce, it offers the perfect mix of space and convenience. The home is zoned for the highly rated East Jackson school system, with the added option for buyers to apply for enrollment in the top ranked Commerce City schools, giving families valuable flexibility. Enjoy a shady, private backyard ideal for families and outdoor entertaining, plus an outbuilding for storage or hobbies. Inside, the home offers a surprisingly spacious layout-more room than you'd expect-along with a new smooth top range. Conveniently located near I 85, restaurants, shopping, and all the amenities of downtown Commerce, this home delivers comfort, convenience, and value in one inviting package. USDA eligible

Key facts

• 0.65 acre lot
• Built 1935
• Listed 19 days

Property features AI

Exterior

• Parking: Parking pad
• Utilities: Public water; Septic tank sewer; Electricity available
• Home design: One-level home
• Construction: Cedar and wood siding exterior; Composition roof; Block, brick/mortar and combination foundation; Resale property; Fee simple ownership
• Exterior features: Asphalt road frontage on a city street; Directions: use GPS

Interior

• Kitchen: Eat-in kitchen with breakfast bar and pantry; Dishwasher; Refrigerator
• Bedrooms: 3 bedrooms on the main level; Primary bedroom on the main level
• Flooring: Carpet; Vinyl
• Bathrooms: 1 full bathroom on the main level; Primary bathroom with other features
• Heating & cooling: Heat pump; Central air conditioning
• Interior features: Disappearing attic stairs; No shared/common walls; Family room
• Laundry & utility: Laundry room

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $235k.

Deal economics

• At list price, monthly cash flow is $-111 ($-1k/yr) — negative.
• To cash-flow at today's rent, offer at most $215k (8.3% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $166k (29.2% below list).
• Recommended offer: $166k (29.2% below list) — sets the bar for 1% rule.
• Cap rate 5.7% vs local median 3.3% 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.
• Jackson County (rural): math 38% / reading 37% proficiency, ranked #50 of 174 in GA (top 29%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: East Jackson Elementary School (math 58% / reading 43%, grade D+, #249 of 1,228 statewide, top 21%, 594 students, 53% FRL); East Jackson Middle School (math 38% / reading 36%, grade F, #164 of 470 statewide, top 35%, 544 students, 63% FRL); East Jackson Comprehensive High School (math 28% / reading 28%, grade F, #155 of 424 statewide, top 37%, 1,343 students, 52% FRL).
• Market conditions: Rents falling (-4.2%/yr); 156 active listings in the ZIP; 6 comparable units currently listed for rent nearby; rentals at typical pace (median 23d on market — plan ~3-4 weeks tenant-placement turnaround); 2,167 units permitted in Jackson County in 2024 (59 in 5+ unit buildings).

Forward outlook

• In year one you build about $25k of equity ($2k loan paydown + $24k appreciation (10.0% local appreciation)).
• Jackson County population projected at +14% by 2050 — modest demand growth; plan on rents tracking national, not racing it.
• By year 2, paydown + projected appreciation supports a ~$40k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 19 days — a 2% lower offer ($231k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts 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 $50k; list at $235k implies a 370% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1935 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: extreme-heat days projected 7→18/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $166,458 (29.2% 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. Built in 1935 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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?
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: 0.71% ✗
• Cap rate: 5.73%
• Cash-on-cash: -2.02%
• DSCR: 0.91
• GRM: 11.8

CMA / ARV

• ARV (on-the-fly): $213,624
• Comps found: 10

Show comp detail 10 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
95 Westview Rd	0.08mi	2/1.0 (-1)	987 (-4%)	12mo	$230,000	$233	74
236 Andrew Jackson St	0.38mi	3/1.0	1,050 (+2%)	10mo	$225,000	$214	71
2739 Maysville Rd	0.32mi	2/2.0 (-1)	1,056 (+2%)	14mo	$240,000	$227	61
16 Leigh St	0.54mi	3/1.0	988 (-4%)	9mo	$168,000	$170	60
38 Paula St	0.50mi	3/1.0	950 (-8%)	8mo	$187,200	$197	57
3018 Old Maysville Rd	0.12mi	3/2.0	1,183 (+15%)	20mo	$245,000	$207	50
371 Roosevelt Blvd	0.57mi	3/1.0	1,108 (+7%)	16mo	$217,000	$196	48
89 Orchard Dr	0.39mi	2/1.0 (-1)	908 (-12%)	21mo	$209,900	$231	39
84 Peach St	0.65mi	3/1.0	1,128 (+9%)	19mo	$229,000	$203	39
228 Hood St	0.63mi	2/1.0 (-1)	1,120 (+8%)	22mo	$181,630	$162	32

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

10.0% appreciation · 0.0% rent growth · sell at horizon

5-year hold

• IRR: 22.0%
• Equity multiple: 2.76×
• Total profit: $115,963
• Equity at exit: $211,707

10-year hold

• IRR: 19.2%
• Equity multiple: 6.14×
• Total profit: $338,107
• Equity at exit: $456,553

Cash invested: $65,800 (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 30529

• Home prices YoY: 6.6%
• Rents YoY: -4.2%
• Active inventory: 156
• Price-to-rent: 11.8×

Monthly cashflow live

• Estimated rent: $1,665 high
• Mortgage (P&I): −$1,232
• Tax from tax record: −$95 /mo · $1,145/yr
• Insurance: −$98
• HOA: −$0
• Vacancy / Maint / Mgmt: −$350
• Net cashflow: $-111

Break-even live

Break-even rent $1,805

Max offer price $215,447

Occupancy floor —

Sensitivity live

Price	-10% $22	-5% $-44	+0% $-111	+5% $-177	+10% $-244
Rent	-10% $-242	-5% $-176	+0% $-111	+5% $-45	+10% $21
Rate	-1.0pp $8	-0.5pp $-51	base $-111	+0.5pp $-172	+1.0pp $-234

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: $58,750
• Closing costs: $7,050
• Reserves months: —
• Total cash needed: —

Rent comps 6 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
53 University Dr Commerce, GA	2.0	1.5	1050	$1,400	$1.33	23d	1	0.84mi
8938 University Dr Commerce, GA	2.0	1.0	1050	$1,400	$1.33	23d	1	0.84mi
100 Heritage Hills Dr Commerce, GA	1.0–3.0	1.0–2.0	1087	$1,503	$1.38	15d	1	1.23mi
1736 N Broad St Unit 203 Commerce, GA	2.0	2.5	1190	$1,850	$1.55	45d	1	1.23mi
1736 N Broad St Unit 202 Commerce, GA	2.0	2.0	1150	$1,800	$1.57	45d	1	1.23mi
1642 S Broad St Unit 21 Commerce, GA	2.0	2.0	1193	$1,800	$1.51	15d	1	1.32mi

Listing history 14 events

1. 2026-06-15
   statusdays on market $235,000 Pending 19 DOM
2. 2026-06-14
   days on market $235,000 Active 18 DOM

   Show marketing remark (865 chars)

   This charming traditional ranch blends character with fresh updates, featuring new paint and flooring throughout. Sitting on a large, level lot at the edge of the City of Commerce, it offers the perfect mix of space and convenience. The home is zoned for the highly rated East Jackson school system, with the added option for buyers to apply for enrollment in the top ranked Commerce City schools, giving families valuable flexibility. Enjoy a shady, private backyard ideal for families and outdoor entertaining, plus an outbuilding for storage or hobbies. Inside, the home offers a surprisingly spacious layout-more room than you'd expect-along with a new smooth top range. Conveniently located near I 85, restaurants, shopping, and all the amenities of downtown Commerce, this home delivers comfort, convenience, and value in one inviting package. USDA eligible

3. 2026-06-13
   days on market $235,000 Active 17 DOM
4. 2026-06-10
   days on market $235,000 Active 15 DOM
5. 2026-06-09
   days on market $235,000 Active 14 DOM
6. 2026-06-08
   days on market $235,000 Active 13 DOM
7. 2026-06-07
   days on market $235,000 Active 12 DOM
8. 2026-06-02
   days on market $235,000 Active 7 DOM
9. 2026-06-01
   days on market $235,000 Active 6 DOM
10. 2026-05-31
    days on market $235,000 Active 5 DOM
11. 2026-05-30
    days on market $235,000 Active 4 DOM
12. 2026-05-16
    historical $235,000

    Show marketing remark (865 chars)

    This charming traditional ranch blends character with fresh updates, featuring new paint and flooring throughout. Sitting on a large, level lot at the edge of the City of Commerce, it offers the perfect mix of space and convenience. The home is zoned for the highly rated East Jackson school system, with the added option for buyers to apply for enrollment in the top ranked Commerce City schools, giving families valuable flexibility. Enjoy a shady, private backyard ideal for families and outdoor entertaining, plus an outbuilding for storage or hobbies. Inside, the home offers a surprisingly spacious layout-more room than you'd expect-along with a new smooth top range. Conveniently located near I 85, restaurants, shopping, and all the amenities of downtown Commerce, this home delivers comfort, convenience, and value in one inviting package. USDA eligible

13. 2026-05-16
    historical $235,000 851-char remark

    Show marketing remark (865 chars)

    This charming traditional ranch blends character with fresh updates, featuring new paint and flooring throughout. Sitting on a large, level lot at the edge of the City of Commerce, it offers the perfect mix of space and convenience. The home is zoned for the highly rated East Jackson school system, with the added option for buyers to apply for enrollment in the top ranked Commerce City schools, giving families valuable flexibility. Enjoy a shady, private backyard ideal for families and outdoor entertaining, plus an outbuilding for storage or hobbies. Inside, the home offers a surprisingly spacious layout-more room than you'd expect-along with a new smooth top range. Conveniently located near I 85, restaurants, shopping, and all the amenities of downtown Commerce, this home delivers comfort, convenience, and value in one inviting package. USDA eligible

14. 1996-07-10
    soldstatus $50,000

ⓘ 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: $1,145 · $95/mo
• Projected year-2 tax: $2,162 · $180/mo
• Expected delta: +$1,017/yr (+$85/mo · 88.8%)

ⓘ 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 5/10 Major 7 d/yr ≥104°F today · 18 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 14% chance of damaging wind over 30 yrs
• 🫁 Air quality 4/10 Moderate 4 unhealthy d/yr today · 6 by 30 yrs out

Taxation est. · year 1

• Rental income: $19,975
• − Mortgage interest: −$13,164
• − Property taxes: −$1,145
• − Insurance: −$1,175
• − Repairs & maintenance: −$1,598
• − Management: −$1,598
• − Depreciation: −$6,836
• Taxable loss: −$5,541
• Est. tax savings @ 24.0%: +$1,330
• After-tax cash flow: $2/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: Jackson County
• NCES district ID: 1302940
• Math proficiency: 38% ▼ -14.00%
• Reading proficiency: 37% ▼ -10.00%
• Median HH income: $56,773
• Composite: 33.08/100
• National rank: #5566
• State rank: #50 of 174 in GA

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

• County: Jackson County · 50,436 people
• City population: 12,874
• Metro: Jefferson, GA
• Population (ZIP): 12,874
• Household income: $62,168
• Rent vs Own: 38.0% rent · 62.0% own
• Severe rent burden: 297.0

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 (72%)
• Race & ethnicity: White 72% Hispanic / Latino 14% Black 11% Two or more races 9% Asian 2%
• Hispanic origin (detail): Mexican 8% Puerto Rican 1%
• Common ancestry: Lithuanian 2% Slovak 2% Serbian 1%
• Foreign-born: 5% · Canada, Jamaica
• Languages at home: 89% English-only · Spanish 10% Other Indo-European 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: ▲ 28.53%
• Current HPI: 458.5304
• Rent YoY: ▼ -4.25%
• 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

+370.0% since first listed

7 events — show timeline

• 2026-06-14 Pending — GAMLS
• 2026-06-14 Pending — FMLS
• 2026-05-26 Listed $235,000 FMLS
• 2026-05-25 Listed $235,000 GAMLS
• 2026-05-16 Coming Soon $235,000 FMLS
• 2026-05-16 Coming Soon $235,000 GAMLS
• 1996-07-10 Sold (Public Records) $50,000 Public Records

Property tax history

+9.3%/yr

Latest (2025): $1,145 · +27.3% YoY. Source: county tax records.