5026 Highway 136 W · Jasper, GA 30175

$286,500

3 bd · 2.0 ba · 960 sqft · SingleFamily public records · 6 Days on market

Built 2003 1.61 ac lot Est $283k · at est.

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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).

• Appreciation +10.0/10.0
• Cash flow +8.2/30.0
• ARV discount +7.0/15.0
• Livability +3.7/5.0
• Schools +3.1/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• DSCR +2.2/10.0
• 1% rule +1.5/10.0

Listing remarks MLS

Welcome home to this charming North Georgia retreat in Talking Rock, offering the perfect balance of convenience, privacy, and affordability. Ideally located just minutes from town and major highways, you'll enjoy easy access while still feeling tucked away in your own peaceful setting. This ranch home offers 3-bedroom, 2-bath sits on a flat, usable 1.6+ acre lot with no HOA and no restrictions, giving you the freedom to truly make it your own. Designed for low-maintenance, one-level living, the home features a durable metal roof, newer appliances and a functional layout that makes everyday living effortless. The oversized primary suite provides a spacious, comfortable retreat to unwind at the end of the day. Start your mornings or wind down in the evenings on the covered front porch, the perfect spot for coffee, quiet moments, or simply taking in the serene surroundings. Step outside and enjoy the best of North Georgia living-a fully fenced backyard, ideal for pets or entertaining, along with a beautiful creek that adds to the natural charm of the property. The level terrain offers endless possibilities for gardening, recreation, or future expansion. Schedule your showing today!

Key facts

• 1.61 acre lot
• Built 2003
• Listed 6 days

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $286k.

Deal economics

• At list price, monthly cash flow is $-270 ($-3k/yr) — negative.
• To cash-flow at today's rent, offer at most $239k (16.7% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $187k (34.9% below list).
• Recommended offer: $187k (34.9% below list) — sets the bar for 1% rule.
• Cap rate 5.2% vs local median 2.8% 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: Jasper Middle School (math 32% / reading 40%, grade F, #178 of 470 statewide, top 39%, 628 students, 48% FRL); Jasper Middle School (math 32% / reading 40%, grade F, #178 of 470 statewide, top 39%, 628 students, 48% 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: 315 active listings in the ZIP; 260 units permitted in Pickens County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $31k of equity ($2k loan paydown + $29k appreciation (10.0% local appreciation)).
• By year 2, paydown + projected appreciation supports a ~$49k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• Only 6 days on market — expect competitive offers; lowballing is unlikely to land.
• 8 sale attempts since 14y 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 $232k; 24% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• 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 $186,622 (34.9% 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. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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?
5. 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.
6. 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.
7. 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: 0.65% ✗
• Cap rate: 5.16%
• Cash-on-cash: -4.04%
• DSCR: 0.82
• GRM: 12.8

CMA / ARV

• ARV (on-the-fly): $283,200
• Comps found: 1

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
5026 Highway 136 W	0.00mi	3/2.0	960 (0%)	1mo	$283,000	$295	99

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 · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 21.4%
• Equity multiple: 2.73×
• Total profit: $138,712
• Equity at exit: $258,102

10-year hold

• IRR: 19.3%
• Equity multiple: 6.26×
• Total profit: $421,784
• Equity at exit: $556,606

Cash invested: $80,220 (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 30175

• Home prices YoY: 9.8%
• Active inventory: 315
• Price-to-rent: 12.8×

Monthly cashflow live

• Estimated rent: $1,866 medium
• Mortgage (P&I): −$1,502
• Tax from tax record: −$123 /mo · $1,472/yr
• Insurance: −$119
• HOA: −$0
• Vacancy / Maint / Mgmt: −$392
• Net cashflow: $-270

Break-even live

Break-even rent $2,208

Max offer price $238,774

Occupancy floor —

Sensitivity live

Price	-10% $-108	-5% $-189	+0% $-270	+5% $-351	+10% $-432
Rent	-10% $-418	-5% $-344	+0% $-270	+5% $-196	+10% $-123
Rate	-1.0pp $-126	-0.5pp $-197	base $-270	+0.5pp $-344	+1.0pp $-420

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: $71,625
• Closing costs: $8,595
• Reserves months: —
• Total cash needed: —

Listing history 37 events

1. 2026-04-18
   status Under Contract 1198-char remark

   Show marketing remark (1198 chars)

   Welcome home to this charming North Georgia retreat in Talking Rock, offering the perfect balance of convenience, privacy, and affordability. Ideally located just minutes from town and major highways, you'll enjoy easy access while still feeling tucked away in your own peaceful setting. This ranch home offers 3-bedroom, 2-bath sits on a flat, usable 1.6+ acre lot with no HOA and no restrictions, giving you the freedom to truly make it your own. Designed for low-maintenance, one-level living, the home features a durable metal roof, newer appliances and a functional layout that makes everyday living effortless. The oversized primary suite provides a spacious, comfortable retreat to unwind at the end of the day. Start your mornings or wind down in the evenings on the covered front porch, the perfect spot for coffee, quiet moments, or simply taking in the serene surroundings. Step outside and enjoy the best of North Georgia living-a fully fenced backyard, ideal for pets or entertaining, along with a beautiful creek that adds to the natural charm of the property. The level terrain offers endless possibilities for gardening, recreation, or future expansion. Schedule your showing today!

2. 2026-04-18
   status Pending

   Show marketing remark (1198 chars)

   Welcome home to this charming North Georgia retreat in Talking Rock, offering the perfect balance of convenience, privacy, and affordability. Ideally located just minutes from town and major highways, you'll enjoy easy access while still feeling tucked away in your own peaceful setting. This ranch home offers 3-bedroom, 2-bath sits on a flat, usable 1.6+ acre lot with no HOA and no restrictions, giving you the freedom to truly make it your own. Designed for low-maintenance, one-level living, the home features a durable metal roof, newer appliances and a functional layout that makes everyday living effortless. The oversized primary suite provides a spacious, comfortable retreat to unwind at the end of the day. Start your mornings or wind down in the evenings on the covered front porch, the perfect spot for coffee, quiet moments, or simply taking in the serene surroundings. Step outside and enjoy the best of North Georgia living-a fully fenced backyard, ideal for pets or entertaining, along with a beautiful creek that adds to the natural charm of the property. The level terrain offers endless possibilities for gardening, recreation, or future expansion. Schedule your showing today!

3. 2026-04-12
   listed $286,500 Active

   Show marketing remark (1198 chars)

   Welcome home to this charming North Georgia retreat in Talking Rock, offering the perfect balance of convenience, privacy, and affordability. Ideally located just minutes from town and major highways, you'll enjoy easy access while still feeling tucked away in your own peaceful setting. This ranch home offers 3-bedroom, 2-bath sits on a flat, usable 1.6+ acre lot with no HOA and no restrictions, giving you the freedom to truly make it your own. Designed for low-maintenance, one-level living, the home features a durable metal roof, newer appliances and a functional layout that makes everyday living effortless. The oversized primary suite provides a spacious, comfortable retreat to unwind at the end of the day. Start your mornings or wind down in the evenings on the covered front porch, the perfect spot for coffee, quiet moments, or simply taking in the serene surroundings. Step outside and enjoy the best of North Georgia living-a fully fenced backyard, ideal for pets or entertaining, along with a beautiful creek that adds to the natural charm of the property. The level terrain offers endless possibilities for gardening, recreation, or future expansion. Schedule your showing today!

4. 2026-04-12
   listed $286,500 New 1198-char remark

   Show marketing remark (1198 chars)

   Welcome home to this charming North Georgia retreat in Talking Rock, offering the perfect balance of convenience, privacy, and affordability. Ideally located just minutes from town and major highways, you'll enjoy easy access while still feeling tucked away in your own peaceful setting. This ranch home offers 3-bedroom, 2-bath sits on a flat, usable 1.6+ acre lot with no HOA and no restrictions, giving you the freedom to truly make it your own. Designed for low-maintenance, one-level living, the home features a durable metal roof, newer appliances and a functional layout that makes everyday living effortless. The oversized primary suite provides a spacious, comfortable retreat to unwind at the end of the day. Start your mornings or wind down in the evenings on the covered front porch, the perfect spot for coffee, quiet moments, or simply taking in the serene surroundings. Step outside and enjoy the best of North Georgia living-a fully fenced backyard, ideal for pets or entertaining, along with a beautiful creek that adds to the natural charm of the property. The level terrain offers endless possibilities for gardening, recreation, or future expansion. Schedule your showing today!

5. 2026-04-11
   historical $286,500 1198-char remark

   Show marketing remark (1198 chars)

   Welcome home to this charming North Georgia retreat in Talking Rock, offering the perfect balance of convenience, privacy, and affordability. Ideally located just minutes from town and major highways, you'll enjoy easy access while still feeling tucked away in your own peaceful setting. This ranch home offers 3-bedroom, 2-bath sits on a flat, usable 1.6+ acre lot with no HOA and no restrictions, giving you the freedom to truly make it your own. Designed for low-maintenance, one-level living, the home features a durable metal roof, newer appliances and a functional layout that makes everyday living effortless. The oversized primary suite provides a spacious, comfortable retreat to unwind at the end of the day. Start your mornings or wind down in the evenings on the covered front porch, the perfect spot for coffee, quiet moments, or simply taking in the serene surroundings. Step outside and enjoy the best of North Georgia living-a fully fenced backyard, ideal for pets or entertaining, along with a beautiful creek that adds to the natural charm of the property. The level terrain offers endless possibilities for gardening, recreation, or future expansion. Schedule your showing today!

6. 2026-04-11
   historical $286,500

   Show marketing remark (1198 chars)

   Welcome home to this charming North Georgia retreat in Talking Rock, offering the perfect balance of convenience, privacy, and affordability. Ideally located just minutes from town and major highways, you'll enjoy easy access while still feeling tucked away in your own peaceful setting. This ranch home offers 3-bedroom, 2-bath sits on a flat, usable 1.6+ acre lot with no HOA and no restrictions, giving you the freedom to truly make it your own. Designed for low-maintenance, one-level living, the home features a durable metal roof, newer appliances and a functional layout that makes everyday living effortless. The oversized primary suite provides a spacious, comfortable retreat to unwind at the end of the day. Start your mornings or wind down in the evenings on the covered front porch, the perfect spot for coffee, quiet moments, or simply taking in the serene surroundings. Step outside and enjoy the best of North Georgia living-a fully fenced backyard, ideal for pets or entertaining, along with a beautiful creek that adds to the natural charm of the property. The level terrain offers endless possibilities for gardening, recreation, or future expansion. Schedule your showing today!

7. 2023-04-05
   historical
8. 2023-03-24
   price $262,500
9. 2023-03-14
   listed $265,000 New
10. 2022-06-07
    soldstatus $231,800
11. 2021-07-28
    soldstatus $214,200
12. 2021-07-28
    soldstatus $214,200
13. 2021-07-15
    soldstatus $214,200
14. 2021-07-12
    soldstatus $214,200 Closed
15. 2021-07-12
    soldstatus $214,200 Sold
16. 2021-06-30
    historical Active Under Contract
17. 2021-06-30
    status Under Contract
18. 2021-06-24
    listed $210,000 Active
19. 2021-06-24
    listed $210,000 New
20. 2017-01-19
    soldstatus $112,500
21. 2017-01-13
    soldstatus $112,500 Sold
22. 2016-11-10
    historical Contingent - Due Diligence
23. 2016-11-07
    status Active
24. 2016-11-03
    historical Contingent - Due Diligence
25. 2016-11-01
    price $112,500
26. 2016-09-07
    listed $119,900 Active
27. 2012-12-11
    price $67,000
28. 2012-12-11
    historical
29. 2012-12-07
    soldstatus $67,000 Sold
30. 2012-12-07
    price $69,900
31. 2012-11-03
    status Pending
32. 2012-10-26
    historical Contingent - Due Diligence
33. 2012-10-17
    status Pending Existing Lender Approval
34. 2012-10-12
    listed $69,900 Active
35. 2005-08-10
    soldstatus $111,100
36. 2000-10-12
    soldstatus $28,000
37. 1999-09-13
    soldstatus $23,500

ⓘ 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: $1,472 · $123/mo
• Projected year-2 tax: $2,636 · $220/mo
• Expected delta: +$1,164/yr (+$97/mo · 79.1%)

ⓘ 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 ≥99°F today · 18 d/yr by 30 yrs out
• 💨 Wind 3/10 Moderate 5% chance of damaging wind over 30 yrs
• 🫁 Air quality 4/10 Moderate 4 unhealthy d/yr today · 4 by 30 yrs out

Taxation est. · year 1

• Rental income: $22,395
• − Mortgage interest: −$16,048
• − Property taxes: −$1,472
• − Insurance: −$1,432
• − Repairs & maintenance: −$1,792
• − Management: −$1,792
• − Depreciation: −$8,335
• Taxable loss: −$8,476
• Est. tax savings @ 24.0%: +$2,034
• After-tax cash flow: $-1,208/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): 6,086

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 (93%)
• Race & ethnicity: White 93% Two or more races 5% Hispanic / Latino 2%
• Common ancestry: Lithuanian 4% Slovak 3% Serbian 3%
• Foreign-born: 2% · Canada, Jamaica
• Languages at home: 97% English-only · Spanish 1% Other Indo-European 1%

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: ▲ 33.86%
• Current HPI: 380.3811
• 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

+1119.1% since first listed

37 events — show timeline

• 2026-04-18 Pending — GAMLS
• 2026-04-18 Pending — FMLS
• 2026-04-12 Listed $286,500 FMLS
• 2026-04-12 Listed $286,500 GAMLS
• 2026-04-11 Coming Soon $286,500 GAMLS
• 2026-04-11 Coming Soon $286,500 FMLS
• 2023-04-05 Listing Removed — GAMLS
• 2023-03-24 Price Changed $262,500 GAMLS
• 2023-03-14 Listed $265,000 GAMLS
• 2022-06-07 Sold (Public Records) $231,800 Public Records
• 2021-07-28 Sold (MLS) $214,200 REALTRACS as Distributed by MLS Grid
• 2021-07-28 Sold (MLS) $214,200 GCAR
• 2021-07-15 Sold (Public Records) $214,200 Public Records
• 2021-07-12 Sold (MLS) $214,200 GAMLS
• 2021-07-12 Sold (MLS) $214,200 FMLS
• 2021-06-30 Contingent — FMLS
• 2021-06-30 Pending — GAMLS
• 2021-06-24 Listed $210,000 GAMLS
• 2021-06-24 Listed $210,000 FMLS
• 2017-01-19 Sold (Public Records) $112,500 Public Records
• 2017-01-13 Sold (MLS) $112,500 FMLS
• 2016-11-10 Contingent — FMLS
• 2016-11-07 Relisted — FMLS
• 2016-11-03 Contingent — FMLS
• 2016-11-01 Price Changed $112,500 FMLS
• 2016-09-07 Listed $119,900 FMLS
• 2012-12-11 Price Changed $67,000 FMLS
• 2012-12-11 Listing Removed — FMLS
• 2012-12-07 Price Changed $69,900 FMLS
• 2012-12-07 Sold (MLS) $67,000 FMLS
• 2012-11-03 Pending — FMLS
• 2012-10-26 Contingent — FMLS
• 2012-10-17 Pending — FMLS
• 2012-10-12 Listed $69,900 FMLS
• 2005-08-10 Sold (Public Records) $111,100 Public Records
• 2000-10-12 Sold (Public Records) $28,000 Public Records
• 1999-09-13 Sold (Public Records) $23,500 Public Records

Property tax history

+3.2%/yr

Latest (2025): $1,472 · -6.5% YoY. Source: county tax records.