507 Big Stump Mountain Trl · Jasper, GA 30143

$389,900

3 bd · 3.0 ba · 2,428 sqft · SingleFamily public records · 52 Days on market

Built 1978 0.50 ac lot $161/sqft · 6% below area Est $413k · 6% under $375/mo HOA · 10% of rent

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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 +17.5/30.0
• ARV discount +10.0/15.0
• DSCR +5.5/10.0
• 1% rule +4.9/10.0
• Livability +3.7/5.0
• Schools +3.1/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Tucked away in the North Georgia mountains, 507 Big Stump Mountain Trail offers a rare blend of modern design, privacy, and flexibility. This thoughtfully designed modern mountain retreat is ideal for full-time living, a lock-and-leave secondary home, or a rent-ready short-term rental. The home features an updated kitchen with crisp white cabinetry, a contemporary backsplash, and stainless steel appliances. A large kitchen island anchors the space, making both everyday cooking and entertaining effortless. The open main living area is highlighted by vaulted ceilings with exposed beams, a striking stone fireplace, and floor-to-ceiling windows that flood the space with an abundance of natural light. The primary bedroom serves as a true retreat, complete with a completely new bathroom featuring designer finishes. An additional living area offers its own fireplace, creating a cozy secondary gathering space, along with a separate dining area ideal for hosting family and friends. Upstairs, two generously sized bedrooms share a Jack-and-Jill bathroom with a new vanity. Stealing the show is the expansive sunroom, perfect for year-round enjoyment. Mornings, afternoons, and evenings can be spent across one of the home's three decks, offering peaceful views and seamless indoor-outdoor living. Situated on a rare, relatively flat half-acre lot within a mountain community, the property allows you to fully enjoy the outdoor space while maintaining privacy. Located within the highly sought-after Bent Tree community, residents enjoy an unmatched lifestyle with an extensive list of resort-style amenities. Bent Tree is a gated, golf cart-friendly community featuring an 18-hole championship golf course, a private lake with beach access, swimming pools, tennis and pickleball courts, playgrounds, and miles of scenic hiking and walking trails - truly too many amenities to list. For equestrian enthusiasts, the community also offers horse amenities including stables and riding trails, providing a unique way to explore the mountain landscape. Designed for both recreation and relaxation, Bent Tree delivers a true resort-style mountain lifestyle just minutes from downtown Jasper. Very private and surrounded by nature, 507 Big Stump Mountain Trail delivers comfort, versatility, and modern mountain living at its finest.

Key facts

• Large kitchen island
• New bathroom
• Updated kitchen

Tags

• UPDATED KITCHEN
• LARGE KITCHEN ISLAND
• VAULTED CEILINGS
• STONE FIREPLACE
• FLOOR-TO-CEILING WINDOWS
• NEW BATHROOM

Property features AI

Finance

• Other: Road surface is asphalt; Property tax/legal description indicates a half-acre lot
• HOA & community: Has association with an annual fee of $4,500; Community amenities include clubhouse, dog park, fishing, golf, lake, pickleball, playground, and stables

Exterior

• Parking: Attached garage with space for one vehicle
• Security: Gated community
• Utilities: Public water; Septic sewer; Electric service with 110V and 220V available; Electricity and sewer available to the property
• Home design: Three or more levels; Updated/remodeled home
• Construction: Vinyl siding; Composition roof; Block and slab foundation; Built/updated with energy-efficient appliances
• Exterior features: Private entrance; Rain gutters; Deck; Shed(s)

Interior

• Kitchen: White cabinets; Eat-in kitchen; Kitchen island; Solid surface countertops; Dishwasher; Gas range; Microwave
• Bedrooms: Two bedrooms on the upper level; One bedroom on the lower level; No special bedroom features listed
• Flooring: Carpet; Luxury vinyl; Tile
• Bathrooms: Three full bathrooms; One full bathroom on the main level, one on the upper level, and one on the lower level; Master bath with double vanity and shower (no tub)
• Heating & cooling: Central heating; Central air conditioning; Ceiling fans
• Interior features: Cathedral ceilings with 10 ft high ceilings on main and upper levels; Two fireplaces — one in the great room and one in the keeping room; Updated / remodeled condition; Full walk-out basement
• Laundry & utility: Laundry located in a bathroom

What this means for you Summary

Snapshot

• This is a 3-bed/3.0-bath single-family listed at $390k.

Deal economics

• At list price, monthly cash flow is $297 ($4k/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 $387k (0.8% below list).
• Recommended offer: $378k (3.0% below list) — sets the bar for market timing.
• Cap rate 7.2% vs local median 2.9% in Jasper — 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 (#44 in GA, #4,976 nationally) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, health & safety A+; Watch: amenities D-, commute F, employment F.
• Pickens County (rural): math 35% / reading 35% proficiency, ranked #59 of 174 in GA (top 34%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Tate Elementary School (math 37% / reading 27%, grade F, #582 of 1,228 statewide, top 50%, 482 students, 51% FRL); Pickens County Junior High School (math 35% / reading 38%, grade F, #167 of 470 statewide, top 38%, 611 students, 45% FRL); Pickens County High School (math 34% / reading 28%, grade F, #127 of 424 statewide, top 30%, 1,259 students, 36% FRL) — zoned schools at 44% FRL track the district average.
• Market conditions: 721 active listings in the ZIP; 2 comparable units currently listed for rent nearby; 260 units permitted in Pickens County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $3k of loan paydown is wiped out by about $12k of value loss. Plan a longer hold.

Negotiation context

• It's been on market 52 days — a 3% lower offer ($378k) is reasonable based on typical stale-listing flexibility.
• 9 sale attempts since 10y ago; this cycle's ask has dropped $35k (8%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $290k; 34% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Recommended offer $378,203 (3.0% below list)

Questions for the listing agent

1. It's been on market 52 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1978 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
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: 0.99% ✗
• Cap rate: 7.21%
• Cash-on-cash: 3.26%
• DSCR: 1.15
• GRM: 8.4

CMA / ARV

• ARV (median comp): $412,834
• List price: $389,900
• Delta: -5.56%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 6 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
18 High Trail Vista Cir	0.34mi	3/2.5	2,352 (-3%)	19mo	$470,000	$200	61
36 Big Stump Mountain Trl	0.30mi	3/3.0	2,180 (-10%)	22mo	$325,000	$149	51
36 Big Stump Mountain Trl	0.30mi	3/3.0	2,180 (-10%)	22mo	$325,000	$149	51
1299 Little Hendricks Mountain Rd	0.52mi	3/2.5	2,365 (-3%)	23mo	$282,000	$119	50
1299 Little Hendricks Mountain Rd	0.52mi	3/2.5	2,365 (-3%)	23mo	$282,000	$119	50
900 Crippled Oak Trl	0.69mi	3/2.0	2,176 (-10%)	22mo	$355,000	$163	28

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: -11.1%
• Equity multiple: 0.60×
• Total profit: $-44,177
• Equity at exit: $58,135

10-year hold

• IRR: -1.8%
• Equity multiple: 0.87×
• Total profit: $-13,725
• Equity at exit: $33,711

Cash invested: $109,172 (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 30143

• Home prices YoY: -14.4%
• Active inventory: 721
• Price-to-rent: 8.4×

Monthly cashflow live

• Estimated rent: $3,870 medium
• Mortgage (P&I): −$2,045
• Tax from tax record: −$178 /mo · $2,136/yr
• Insurance: −$162
• HOA: −$375
• Vacancy / Maint / Mgmt: −$813
• Net cashflow: $297

Break-even live

Break-even rent $3,494

Max offer price $389,900

Occupancy floor 87%

Sensitivity live

Price	-10% $518	-5% $407	+0% $297	+5% $186	+10% $76
Rent	-10% $-9	-5% $144	+0% $297	+5% $450	+10% $603
Rate	-1.0pp $493	-0.5pp $396	base $297	+0.5pp $196	+1.0pp $93

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: $97,475
• Closing costs: $11,697
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
54 Villa Rd Unit 8 Jasper, GA	3.0	3.0	2382	$4,500	$1.89	0d	1	0.89mi
— Jasper, GA	3.0	2.0	2013	$2,800	$1.39	0d	1	1.27mi

HOA detail

• Monthly dues: $375 · $4,500/yr
• Likely covers: landscapingpoolsecurity

Listing history 42 events

1. 2026-06-21
   days on market $389,900 Active 52 DOM
2. 2026-06-18
   days on market $389,900 Active 49 DOM
3. 2026-06-17
   days on market $389,900 Active 48 DOM
4. 2026-06-16
   days on market $389,900 Active 47 DOM
5. 2026-06-15
   days on market $389,900 Active 46 DOM
6. 2026-06-13
   days on market $389,900 Active 44 DOM
7. 2026-06-13
   pricedays on market $389,900 Active 43 DOM
8. 2026-06-09
   days on market $399,900 Active 40 DOM
9. 2026-06-08
   days on market $399,900 Active 39 DOM
10. 2026-06-07
    days on market $399,900 Active 38 DOM
11. 2026-06-04
    days on market $399,900 Active 35 DOM
12. 2026-06-03
    days on market $399,900 Active 34 DOM
13. 2026-06-02
    days on market $399,900 Active 33 DOM
14. 2026-06-01
    days on market $399,900 Active 32 DOM
15. 2026-05-31
    days on market $399,900 Active 31 DOM
16. 2026-04-30
    listed $425,000 New 2330-char remark

    Show marketing remark (2330 chars)

    Tucked away in the North Georgia mountains, 507 Big Stump Mountain Trail offers a rare blend of modern design, privacy, and flexibility. This thoughtfully designed modern mountain retreat is ideal for full-time living, a lock-and-leave secondary home, or a rent-ready short-term rental. The home features an updated kitchen with crisp white cabinetry, a contemporary backsplash, and stainless steel appliances. A large kitchen island anchors the space, making both everyday cooking and entertaining effortless. The open main living area is highlighted by vaulted ceilings with exposed beams, a striking stone fireplace, and floor-to-ceiling windows that flood the space with an abundance of natural light. The primary bedroom serves as a true retreat, complete with a completely new bathroom featuring designer finishes. An additional living area offers its own fireplace, creating a cozy secondary gathering space, along with a separate dining area ideal for hosting family and friends. Upstairs, two generously sized bedrooms share a Jack-and-Jill bathroom with a new vanity. Stealing the show is the expansive sunroom, perfect for year-round enjoyment. Mornings, afternoons, and evenings can be spent across one of the home's three decks, offering peaceful views and seamless indoor-outdoor living. Situated on a rare, relatively flat half-acre lot within a mountain community, the property allows you to fully enjoy the outdoor space while maintaining privacy. Located within the highly sought-after Bent Tree community, residents enjoy an unmatched lifestyle with an extensive list of resort-style amenities. Bent Tree is a gated, golf cart-friendly community featuring an 18-hole championship golf course, a private lake with beach access, swimming pools, tennis and pickleball courts, playgrounds, and miles of scenic hiking and walking trails - truly too many amenities to list. For equestrian enthusiasts, the community also offers horse amenities including stables and riding trails, providing a unique way to explore the mountain landscape. Designed for both recreation and relaxation, Bent Tree delivers a true resort-style mountain lifestyle just minutes from downtown Jasper. Very private and surrounded by nature, 507 Big Stump Mountain Trail delivers comfort, versatility, and modern mountain living at its finest.

17. 2026-04-30
    listed $425,000 Active 2342-char remark

    Show marketing remark (2330 chars)

    Tucked away in the North Georgia mountains, 507 Big Stump Mountain Trail offers a rare blend of modern design, privacy, and flexibility. This thoughtfully designed modern mountain retreat is ideal for full-time living, a lock-and-leave secondary home, or a rent-ready short-term rental. The home features an updated kitchen with crisp white cabinetry, a contemporary backsplash, and stainless steel appliances. A large kitchen island anchors the space, making both everyday cooking and entertaining effortless. The open main living area is highlighted by vaulted ceilings with exposed beams, a striking stone fireplace, and floor-to-ceiling windows that flood the space with an abundance of natural light. The primary bedroom serves as a true retreat, complete with a completely new bathroom featuring designer finishes. An additional living area offers its own fireplace, creating a cozy secondary gathering space, along with a separate dining area ideal for hosting family and friends. Upstairs, two generously sized bedrooms share a Jack-and-Jill bathroom with a new vanity. Stealing the show is the expansive sunroom, perfect for year-round enjoyment. Mornings, afternoons, and evenings can be spent across one of the home's three decks, offering peaceful views and seamless indoor-outdoor living. Situated on a rare, relatively flat half-acre lot within a mountain community, the property allows you to fully enjoy the outdoor space while maintaining privacy. Located within the highly sought-after Bent Tree community, residents enjoy an unmatched lifestyle with an extensive list of resort-style amenities. Bent Tree is a gated, golf cart-friendly community featuring an 18-hole championship golf course, a private lake with beach access, swimming pools, tennis and pickleball courts, playgrounds, and miles of scenic hiking and walking trails - truly too many amenities to list. For equestrian enthusiasts, the community also offers horse amenities including stables and riding trails, providing a unique way to explore the mountain landscape. Designed for both recreation and relaxation, Bent Tree delivers a true resort-style mountain lifestyle just minutes from downtown Jasper. Very private and surrounded by nature, 507 Big Stump Mountain Trail delivers comfort, versatility, and modern mountain living at its finest.

18. 2026-03-23
    status Back On Market
19. 2026-03-23
    historical
20. 2026-03-06
    status Under Contract
21. 2026-01-14
    listed $425,000 New
22. 2025-10-15
    soldstatus $290,000
23. 2025-02-25
    soldstatus $272,000
24. 2020-07-06
    soldstatus $228,000
25. 2020-06-30
    soldstatus $228,000 Sold
26. 2020-06-23
    soldstatus $228,000 Closed
27. 2020-06-04
    status Pending
28. 2020-05-26
    status Under Contract
29. 2020-05-26
    historical Active Under Contract
30. 2020-05-01
    listed $225,000 Active
31. 2020-05-01
    listed $225,000 New
32. 2020-05-01
    historical
33. 2020-01-30
    listed $225,000 New
34. 2018-07-23
    soldstatus $165,000
35. 2018-07-18
    soldstatus $165,000 Sold
36. 2018-06-22
    status Pending
37. 2018-06-12
    historical Contingent - Due Diligence
38. 2018-02-10
    status Active
39. 2018-02-03
    historical Contingent - Due Diligence
40. 2017-10-21
    price $179,900
41. 2017-04-05
    price $185,000
42. 2016-10-06
    listed $187,000 Active

ⓘ 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: $2,136 · $178/mo
• Projected year-2 tax: $3,587 · $299/mo
• Expected delta: +$1,451/yr (+$121/mo · 67.9%)

ⓘ 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 2/10 Low
• 💨 Wind 2/10 Low 3% chance of damaging wind over 30 yrs
• 🫁 Air quality 3/10 Moderate 3 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $46,435
• − Mortgage interest: −$21,840
• − Property taxes: −$2,136
• − Insurance: −$1,950
• − Repairs & maintenance: −$3,715
• − Management: −$3,715
• − HOA: −$4,500
• − Depreciation: −$11,343
• Taxable loss: −$2,763
• Est. tax savings @ 24.0%: +$663
• After-tax cash flow: $4,225/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: Pickens County
• NCES district ID: 1304110
• Math proficiency: 35% ▼ -11.00%
• Reading proficiency: 35% ▼ -5.00%
• Median HH income: $53,760
• Composite: 30.72/100
• National rank: #6165
• State rank: #59 of 174 in GA

Livability — Jasper

• Score: 74/100
• State rank: #44
• US rank: #4976

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• City population: 26,738
• Population (ZIP): 26,738

Population outlook (Pickens County) Hauer SSP2

• Today (2025): 32,161 people
• By 2030: 32,815 · +2.0%
• By 2040: 33,427 · +3.9%
• By 2050: 33,077 · +2.8%
• By 2075: 31,291 · -2.7%
• By 2100: 27,205 · -15.4%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (91%)
• Race & ethnicity: White 91% Hispanic / Latino 5% Two or more races 5%
• Hispanic origin (detail): Mexican 3%
• Common ancestry: Slovak 5% Serbian 2% Romanian 2%
• Foreign-born: 3% · Canada
• Languages at home: 95% English-only · Spanish 4%

Political lean MEDSL · Pickens

• 2024 margin: Solid R (+65.8) · D 16.8% · R 82.6%
• 2008→2024 swing: -7.8pp toward R · 2008: -57.9pp · 2024: -65.8pp
• All cycles: 2024: R+65.8 2020: R+65.7 2016: R+69.2 2012: R+67.6 2008: R+57.9

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -47.27%
• Current HPI: 280.6731
• Rent YoY: —
• Metro: —
• 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

+108.5% since first listed

31 events — show timeline

• 2026-06-10 Price Changed $389,900 GAMLS
• 2026-06-10 Price Changed $389,900 FMLS
• 2026-05-27 Price Changed $399,900 GAMLS
• 2026-05-27 Price Changed $399,900 FMLS
• 2026-04-30 Listed $425,000 FMLS
• 2026-04-30 Listed $425,000 GAMLS
• 2026-03-23 Relisted — GAMLS
• 2026-03-23 Listing Removed — GAMLS
• 2026-03-06 Pending — GAMLS
• 2026-01-14 Listed $425,000 GAMLS
• 2025-10-15 Sold (Public Records) $290,000 Public Records
• 2025-02-25 Sold (Public Records) $272,000 Public Records
• 2020-07-06 Sold (Public Records) $228,000 Public Records
• 2020-06-30 Sold (MLS) $228,000 GAMLS
• 2020-06-23 Sold (MLS) $228,000 FMLS
• 2020-06-04 Pending — FMLS
• 2020-05-26 Pending — GAMLS
• 2020-05-26 Contingent — FMLS
• 2020-05-01 Listing Removed — GAMLS
• 2020-05-01 Listed $225,000 GAMLS
• 2020-05-01 Listed $225,000 FMLS
• 2020-01-30 Listed $225,000 GAMLS
• 2018-07-23 Sold (Public Records) $165,000 Public Records
• 2018-07-18 Sold (MLS) $165,000 FMLS
• 2018-06-22 Pending — FMLS
• 2018-06-12 Contingent — FMLS
• 2018-02-10 Relisted — FMLS
• 2018-02-03 Contingent — FMLS
• 2017-10-21 Price Changed $179,900 FMLS
• 2017-04-05 Price Changed $185,000 FMLS
• 2016-10-06 Listed $187,000 FMLS

Property tax history

+1.2%/yr

Latest (2025): $2,136 · +7.5% YoY. Source: county tax records.