344 Tupelo Pass · Harlem, GA 30814

$339,900

4 bd · 3.5 ba · 2,797 sqft · Other

Built 2025 8,712 sqft lot $33/mo HOA · 1% 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 +12.2/30.0
• ARV discount +7.5/15.0
• Schools +4.5/10.0
• DSCR +3.6/10.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• 1% rule +2.3/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Up to 12,000 Dollars towards closing costs with use of preferred lender. See Sales Manager for details. 2000 Dollars Real Heroes discount available for qualified buyers (active and retired military, first responders, and teachers). Are you in search of the perfect family home that offers ample space and the potential for cherished memories? Look no further than the stunning Jefferson plan, a 2-story gem with 4 spacious bedrooms, 3.5 bathrooms, 2 flex rooms and a 2-car garage. This home has it all. As you move into the heart of the home, you'll be charmed by the open-concept layout of the kitchen, breakfast area, and family room. This design fosters an ambiance of togetherness, perfect for entertaining while preparing meals. Envision gathering around the large island, engaging in lively conversations, and creating treasured memories. The primary bedroom, conveniently situated off the family room, offers a true retreat with dual sinks and a luxurious 5' shower. This sanctuary provides an oasis of relaxation, allowing you to unwind after a long day. Venturing upstairs, you'll find three additional bedrooms and two full baths, providing ample space for family or guests. The upper flex area opens up even more possibilities, whether it's a playroom, home gym, or cozy reading nook. Garage size matters, so all of ours are over 21' x 19', giving you ample room for parking and storage. With its captivating design, thoughtful features, and generous space, this home is a dream come true. Don't miss the opportunity to make it yours. Your future awaits! Energy efficient construction inspected and tested by The Home Energy Rating System (HERS) Index. Photos used are for illustrative purposes only. Colors and finishes may vary.

Key facts

• 8,712 sq ft lot
• Garage
• Built 2025

🏗️ New construction. Builder plan / spec listing (the home may be to-be-built); metrics use comparable previous sales.

What this means for you Summary

Snapshot

• This is a 4-bed/3.5-bath other listed at $340k.

Deal economics

• At list price, monthly cash flow is $-69 ($-828/yr) — negative.
• To cash-flow at today's rent, offer at most $328k (3.6% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $247k (27.4% below list).
• Recommended offer: $247k (27.4% below list) — sets the bar for 1% rule.
• Cap rate 6.0% vs local median 3.9% in Harlem — 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 (#256 in GA) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, crime A; Watch: schools D-, amenities F, commute F.
• Columbia County (suburban): math 49% / reading 52% proficiency, ranked #13 of 174 in GA (top 8%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Market conditions: 146 active listings in the ZIP; 2 comparable units currently listed for rent nearby; 1,213 units permitted in Columbia County in 2024 (0 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 $10k of value loss. Plan a longer hold.
• Columbia County population projected at +62% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.

Negotiation context

• Only 0 days on market — expect competitive offers; lowballing is unlikely to land.
• 5 sale attempts; this cycle's ask has dropped $27k (7%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Climate carrying-cost: major wind risk, 62% chance of damaging wind over 30y; moderate wildfire risk; extreme-heat days projected 7→17/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $246,723 (27.4% 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. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
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: 0.73% ✗
• Cap rate: 6.05%
• Cash-on-cash: -0.87%
• DSCR: 0.96
• GRM: 11.5

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: -17.8%
• Equity multiple: 0.37×
• Total profit: $-59,641
• Equity at exit: $50,680

10-year hold

• IRR: -10.0%
• Equity multiple: 0.39×
• Total profit: $-58,270
• Equity at exit: $29,388

Cash invested: $95,172 (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 30814

• Home prices YoY: -3.7%
• Active inventory: 146
• Price-to-rent: 11.5×

Monthly cashflow live

• Estimated rent: $2,467 medium
• Mortgage (P&I): −$1,782
• Tax from tax record: −$61 /mo · $733/yr
• Insurance: −$142
• HOA: −$33
• Vacancy / Maint / Mgmt: −$518
• Net cashflow: $-69

Break-even live

Break-even rent $2,555

Max offer price $327,706

Occupancy floor 98%

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: $84,975
• Closing costs: $10,197
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
332 Tupelo Pass Harlem, GA	5.0	3.0	3559	$2,500	$0.70	43d	1	0.11mi
119 Yellow Birch Way Harlem, GA	4.0	3.0	2455	$2,400	$0.98	23d	1	0.26mi

HOA detail

• Monthly dues: $33 · $396/yr
• Likely covers: gym

Listing history 30 events

1. 2026-06-09
   days on marketlisting id $339,900 Pending
2. 2026-03-15
   status Pending

   Show marketing remark (1745 chars)

   Up to 12,000 Dollars towards closing costs with use of preferred lender. See Sales Manager for details. 2000 Dollars Real Heroes discount available for qualified buyers (active and retired military, first responders, and teachers). Are you in search of the perfect family home that offers ample space and the potential for cherished memories? Look no further than the stunning Jefferson plan, a 2-story gem with 4 spacious bedrooms, 3.5 bathrooms, 2 flex rooms and a 2-car garage. This home has it all. As you move into the heart of the home, you'll be charmed by the open-concept layout of the kitchen, breakfast area, and family room. This design fosters an ambiance of togetherness, perfect for entertaining while preparing meals. Envision gathering around the large island, engaging in lively conversations, and creating treasured memories. The primary bedroom, conveniently situated off the family room, offers a true retreat with dual sinks and a luxurious 5' shower. This sanctuary provides an oasis of relaxation, allowing you to unwind after a long day. Venturing upstairs, you'll find three additional bedrooms and two full baths, providing ample space for family or guests. The upper flex area opens up even more possibilities, whether it's a playroom, home gym, or cozy reading nook. Garage size matters, so all of ours are over 21' x 19', giving you ample room for parking and storage. With its captivating design, thoughtful features, and generous space, this home is a dream come true. Don't miss the opportunity to make it yours. Your future awaits! Energy efficient construction inspected and tested by The Home Energy Rating System (HERS) Index. Photos used are for illustrative purposes only. Colors and finishes may vary.

3. 2026-03-15
   status Pending

   Show marketing remark (1745 chars)

   Up to 12,000 Dollars towards closing costs with use of preferred lender. See Sales Manager for details. 2000 Dollars Real Heroes discount available for qualified buyers (active and retired military, first responders, and teachers). Are you in search of the perfect family home that offers ample space and the potential for cherished memories? Look no further than the stunning Jefferson plan, a 2-story gem with 4 spacious bedrooms, 3.5 bathrooms, 2 flex rooms and a 2-car garage. This home has it all. As you move into the heart of the home, you'll be charmed by the open-concept layout of the kitchen, breakfast area, and family room. This design fosters an ambiance of togetherness, perfect for entertaining while preparing meals. Envision gathering around the large island, engaging in lively conversations, and creating treasured memories. The primary bedroom, conveniently situated off the family room, offers a true retreat with dual sinks and a luxurious 5' shower. This sanctuary provides an oasis of relaxation, allowing you to unwind after a long day. Venturing upstairs, you'll find three additional bedrooms and two full baths, providing ample space for family or guests. The upper flex area opens up even more possibilities, whether it's a playroom, home gym, or cozy reading nook. Garage size matters, so all of ours are over 21' x 19', giving you ample room for parking and storage. With its captivating design, thoughtful features, and generous space, this home is a dream come true. Don't miss the opportunity to make it yours. Your future awaits! Energy efficient construction inspected and tested by The Home Energy Rating System (HERS) Index. Photos used are for illustrative purposes only. Colors and finishes may vary.

4. 2026-03-15
   historical

   Show marketing remark (1745 chars)

   Up to 12,000 Dollars towards closing costs with use of preferred lender. See Sales Manager for details. 2000 Dollars Real Heroes discount available for qualified buyers (active and retired military, first responders, and teachers). Are you in search of the perfect family home that offers ample space and the potential for cherished memories? Look no further than the stunning Jefferson plan, a 2-story gem with 4 spacious bedrooms, 3.5 bathrooms, 2 flex rooms and a 2-car garage. This home has it all. As you move into the heart of the home, you'll be charmed by the open-concept layout of the kitchen, breakfast area, and family room. This design fosters an ambiance of togetherness, perfect for entertaining while preparing meals. Envision gathering around the large island, engaging in lively conversations, and creating treasured memories. The primary bedroom, conveniently situated off the family room, offers a true retreat with dual sinks and a luxurious 5' shower. This sanctuary provides an oasis of relaxation, allowing you to unwind after a long day. Venturing upstairs, you'll find three additional bedrooms and two full baths, providing ample space for family or guests. The upper flex area opens up even more possibilities, whether it's a playroom, home gym, or cozy reading nook. Garage size matters, so all of ours are over 21' x 19', giving you ample room for parking and storage. With its captivating design, thoughtful features, and generous space, this home is a dream come true. Don't miss the opportunity to make it yours. Your future awaits! Energy efficient construction inspected and tested by The Home Energy Rating System (HERS) Index. Photos used are for illustrative purposes only. Colors and finishes may vary.

5. 2026-03-15
   historical 1745-char remark

   Show marketing remark (1745 chars)

   Up to 12,000 Dollars towards closing costs with use of preferred lender. See Sales Manager for details. 2000 Dollars Real Heroes discount available for qualified buyers (active and retired military, first responders, and teachers). Are you in search of the perfect family home that offers ample space and the potential for cherished memories? Look no further than the stunning Jefferson plan, a 2-story gem with 4 spacious bedrooms, 3.5 bathrooms, 2 flex rooms and a 2-car garage. This home has it all. As you move into the heart of the home, you'll be charmed by the open-concept layout of the kitchen, breakfast area, and family room. This design fosters an ambiance of togetherness, perfect for entertaining while preparing meals. Envision gathering around the large island, engaging in lively conversations, and creating treasured memories. The primary bedroom, conveniently situated off the family room, offers a true retreat with dual sinks and a luxurious 5' shower. This sanctuary provides an oasis of relaxation, allowing you to unwind after a long day. Venturing upstairs, you'll find three additional bedrooms and two full baths, providing ample space for family or guests. The upper flex area opens up even more possibilities, whether it's a playroom, home gym, or cozy reading nook. Garage size matters, so all of ours are over 21' x 19', giving you ample room for parking and storage. With its captivating design, thoughtful features, and generous space, this home is a dream come true. Don't miss the opportunity to make it yours. Your future awaits! Energy efficient construction inspected and tested by The Home Energy Rating System (HERS) Index. Photos used are for illustrative purposes only. Colors and finishes may vary.

6. 2026-03-05
   price $339,900
7. 2026-03-05
   price $339,900
8. 2026-02-21
   price $349,900
9. 2026-02-21
   price $349,900
10. 2026-01-21
    price $359,900
11. 2026-01-21
    price $359,900
12. 2026-01-21
    price $367,900
13. 2026-01-21
    price $367,900
14. 2026-01-20
    price $369,235
15. 2026-01-20
    price $369,235
16. 2026-01-17
    price $367,900
17. 2026-01-17
    price $367,900
18. 2026-01-17
    price $370,900
19. 2026-01-16
    price $370,900
20. 2026-01-09
    status Active
21. 2026-01-09
    price $369,900
22. 2026-01-09
    status Active
23. 2026-01-09
    price $369,900
24. 2025-12-19
    status Pending
25. 2025-12-19
    status Pending
26. 2025-12-09
    price $339,900
27. 2025-12-06
    price $349,900
28. 2025-09-17
    listed $366,620 Active
29. 2025-09-13
    listed $339,900 Active

    Show marketing remark (1745 chars)

    Up to 12,000 Dollars towards closing costs with use of preferred lender. See Sales Manager for details. 2000 Dollars Real Heroes discount available for qualified buyers (active and retired military, first responders, and teachers). Are you in search of the perfect family home that offers ample space and the potential for cherished memories? Look no further than the stunning Jefferson plan, a 2-story gem with 4 spacious bedrooms, 3.5 bathrooms, 2 flex rooms and a 2-car garage. This home has it all. As you move into the heart of the home, you'll be charmed by the open-concept layout of the kitchen, breakfast area, and family room. This design fosters an ambiance of togetherness, perfect for entertaining while preparing meals. Envision gathering around the large island, engaging in lively conversations, and creating treasured memories. The primary bedroom, conveniently situated off the family room, offers a true retreat with dual sinks and a luxurious 5' shower. This sanctuary provides an oasis of relaxation, allowing you to unwind after a long day. Venturing upstairs, you'll find three additional bedrooms and two full baths, providing ample space for family or guests. The upper flex area opens up even more possibilities, whether it's a playroom, home gym, or cozy reading nook. Garage size matters, so all of ours are over 21' x 19', giving you ample room for parking and storage. With its captivating design, thoughtful features, and generous space, this home is a dream come true. Don't miss the opportunity to make it yours. Your future awaits! Energy efficient construction inspected and tested by The Home Energy Rating System (HERS) Index. Photos used are for illustrative purposes only. Colors and finishes may vary.

30. 2025-09-13
    listed $339,900 1745-char remark

    Show marketing remark (1745 chars)

    Up to 12,000 Dollars towards closing costs with use of preferred lender. See Sales Manager for details. 2000 Dollars Real Heroes discount available for qualified buyers (active and retired military, first responders, and teachers). Are you in search of the perfect family home that offers ample space and the potential for cherished memories? Look no further than the stunning Jefferson plan, a 2-story gem with 4 spacious bedrooms, 3.5 bathrooms, 2 flex rooms and a 2-car garage. This home has it all. As you move into the heart of the home, you'll be charmed by the open-concept layout of the kitchen, breakfast area, and family room. This design fosters an ambiance of togetherness, perfect for entertaining while preparing meals. Envision gathering around the large island, engaging in lively conversations, and creating treasured memories. The primary bedroom, conveniently situated off the family room, offers a true retreat with dual sinks and a luxurious 5' shower. This sanctuary provides an oasis of relaxation, allowing you to unwind after a long day. Venturing upstairs, you'll find three additional bedrooms and two full baths, providing ample space for family or guests. The upper flex area opens up even more possibilities, whether it's a playroom, home gym, or cozy reading nook. Garage size matters, so all of ours are over 21' x 19', giving you ample room for parking and storage. With its captivating design, thoughtful features, and generous space, this home is a dream come true. Don't miss the opportunity to make it yours. Your future awaits! Energy efficient construction inspected and tested by The Home Energy Rating System (HERS) Index. Photos used are for illustrative purposes only. Colors and finishes may vary.

ⓘ 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: $733 · $61/mo
• Projected year-2 tax: $3,127 · $261/mo
• Expected delta: +$2,394/yr (+$200/mo · 326.8%)

ⓘ 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 5/10 Major
• 🌡 Heat 6/10 Major 7 d/yr ≥105°F today · 17 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 62% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $29,607
• − Mortgage interest: −$19,040
• − Property taxes: −$733
• − Insurance: −$1,700
• − Repairs & maintenance: −$2,369
• − Management: −$2,369
• − HOA: −$396
• − Depreciation: −$9,888
• Taxable loss: −$6,886
• Est. tax savings @ 24.0%: +$1,653
• After-tax cash flow: $824/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: Columbia County
• NCES district ID: 1301410
• Math proficiency: 49% ▼ -6.00%
• Reading proficiency: 52% ▼ -4.00%
• Median HH income: $69,358
• Composite: 45.04/100
• National rank: #2695
• State rank: #13 of 174 in GA

Livability — Harlem

• Score: 64/100
• State rank: #256
• US rank: #14109

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 10,767

Population outlook (Columbia County) Hauer SSP2

• Today (2025): 189,073 people
• By 2030: 212,277 · +12.3%
• By 2040: 259,480 · +37.2%
• By 2050: 306,991 · +62.4%
• By 2075: 421,213 · +122.8%
• By 2100: 496,722 · +162.7%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (68%)
• Race & ethnicity: White 68% Black 23% Two or more races 5% Hispanic / Latino 3% Asian 1%
• Common ancestry: Romanian 2% Serbian 2% Scottish 2%
• Foreign-born: 2% · Canada, China
• Languages at home: 97% English-only · Spanish 2% Chinese 1%

Political lean MEDSL · Columbia

• 2024 margin: Strong R (+25.6) · D 36.8% · R 62.5%
• 2008→2024 swing: +17.0pp toward D · 2008: -42.7pp · 2024: -25.6pp
• All cycles: 2024: R+25.6 2020: R+25.8 2016: R+37.7 2012: R+43.0 2008: R+42.7

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -10.65%
• Current HPI: 279.1916
• 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

+0.0% since first listed

29 events — show timeline

• 2026-03-15 Pending — Hive MLS
• 2026-03-15 Pending — AMLS
• 2026-03-15 Listing Removed — Hive MLS
• 2026-03-15 Listing Removed — Hive MLS
• 2026-03-05 Price Changed $339,900 Hive MLS
• 2026-03-05 Price Changed $339,900 AMLS
• 2026-02-21 Price Changed $349,900 AMLS
• 2026-02-21 Price Changed $349,900 Hive MLS
• 2026-01-21 Price Changed $359,900 Hive MLS
• 2026-01-21 Price Changed $359,900 AMLS
• 2026-01-21 Price Changed $367,900 Hive MLS
• 2026-01-21 Price Changed $367,900 AMLS
• 2026-01-20 Price Changed $369,235 Hive MLS
• 2026-01-20 Price Changed $369,235 AMLS
• 2026-01-17 Price Changed $367,900 Hive MLS
• 2026-01-17 Price Changed $367,900 AMLS
• 2026-01-17 Price Changed $370,900 AMLS
• 2026-01-16 Price Changed $370,900 Hive MLS
• 2026-01-09 Relisted — Hive MLS
• 2026-01-09 Price Changed $369,900 Hive MLS
• 2026-01-09 Relisted — AMLS
• 2026-01-09 Price Changed $369,900 AMLS
• 2025-12-19 Pending — Hive MLS
• 2025-12-19 Pending — AMLS
• 2025-12-09 Price Changed $339,900 AMLS
• 2025-12-06 Price Changed $349,900 AMLS
• 2025-09-17 Listed $366,620 AMLS
• 2025-09-13 Listed $339,900 Hive MLS
• 2025-09-13 Listed $339,900 Hive MLS