600 Pine Oaks Dr · Tunnel Hill, GA 30755

$219,900

3 bd · 1.5 ba · 1,400 sqft · SingleFamily public records · 2 Days on market

Built 1984 0.46 ac lot Est $209k · 5% 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 +13.8/30.0
• ARV discount +5.1/15.0
• DSCR +4.2/10.0
• Livability +3.4/5.0
• 1% rule +3.0/10.0
• Schools +3.0/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Charming 3/2 single-story residence in Tunnel Hill, offering convenience to schools, stores, and interstate access. Featuring a newer roof and laminate flooring throughout, this property boasts a spacious living area and generously sized bedrooms. The home is situated on a nice size corner lot.

Key facts

• Level yard
• Tunnel hill location
• Carport

Tags

• TUNNEL HILL LOCATION
• LEVEL YARD
• EAT-IN KITCHEN
• CARPORT
• FRESH UPDATES

Property features AI

Exterior

• Parking: Has carport (1 space); Driveway; Kitchen-level parking access
• Utilities: Public water; Septic tank; Electricity connected; Water connected; Sewer not available
• Home design: Single-family residence; One story
• Construction: Vinyl siding; Block foundation
• Exterior features: Level lot

Interior

• Kitchen: Refrigerator; Range hood
• Bedrooms: Total rooms: 8
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Eat-in kitchen; Porch (covered)
• Laundry & utility: Main level laundry room

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath single-family listed at $220k.

Deal economics

• At list price, monthly cash flow is $22 ($263/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 $176k (19.7% below list).
• Recommended offer: $176k (19.7% below list) — sets the bar for 1% rule.
• Cap rate 6.4% vs local median 4.0% in Tunnel Hill — 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 67/100 on livability (#164 in GA) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A+; Watch: amenities F, commute F, health & safety F.
• Whitfield County (rural): math 37% / reading 34% proficiency, ranked #62 of 174 in GA (top 36%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases; 61% free/reduced lunch — lower-income household profile, screen leases tightly.
• Zoned schools: Tunnel Hill Elementary School (math 57% / reading 32%, grade F, #336 of 1,228 statewide, top 29%, 310 students, 55% FRL); Westside Middle School (math 46% / reading 51%, grade C-, #75 of 470 statewide, top 17%, 392 students, 59% FRL); Northwest Whitfield County High School (math 29% / reading 34%, grade F, #122 of 424 statewide, top 30%, 1,219 students, 49% FRL).
• Market conditions: 64 active listings in the ZIP; 2 comparable units currently listed for rent nearby; 374 units permitted in Whitfield County in 2024 (35 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 $7k of value loss. Plan a longer hold.
• Whitfield County population projected at +3% by 2050 — modest demand growth; plan on rents tracking national, not racing it.

Negotiation context

• Only 2 days on market — expect competitive offers; lowballing is unlikely to land.
• 6 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 $152k; 45% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Climate carrying-cost: moderate wildfire risk; extreme-heat days projected 7→19/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $176,479 (19.7% below list)

Questions for the listing agent

1. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
2. 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?
3. 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?
4. 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.
5. 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.
6. 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: 0.80% ✗
• Cap rate: 6.41%
• Cash-on-cash: 0.43%
• DSCR: 1.02
• GRM: 10.4

CMA / ARV

• ARV (on-the-fly): $208,600
• Comps found: 9

Show comp detail 9 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
600 Pine Oaks Drive Dr	0.00mi	3/2.0	1,400 (0%)	2mo	$152,000	$109	96
605 Pine Oaks Dr	0.05mi	3/2.0	1,245 (-11%)	8mo	$236,000	$190	70
295 Cody Way Way	0.29mi	3/1.0	1,533 (+10%)	0mo	$225,000	$147	68
191 Mayfield Drive Dr	0.25mi	3/2.0	1,210 (-14%)	5mo	$180,000	$149	60
841 Mountain Leaf Drive Dr	0.43mi	3/2.0	1,366 (-2%)	19mo	$250,000	$183	58
844 Mountain Leaf Dr	0.41mi	3/2.0	1,464 (+5%)	18mo	$196,000	$134	56
901 Raygan Dr	0.57mi	3/1.5	1,298 (-7%)	8mo	$200,000	$154	54
740 Shana Lane Ln	0.68mi	2/2.0 (-1)	1,456 (+4%)	11mo	$179,000	$123	45
943 Morgan Dr	0.45mi	3/2.0	1,235 (-12%)	19mo	$210,000	$170	41

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: -15.7%
• Equity multiple: 0.44×
• Total profit: $-34,299
• Equity at exit: $32,788

10-year hold

• IRR: -7.3%
• Equity multiple: 0.54×
• Total profit: $-28,327
• Equity at exit: $19,013

Cash invested: $61,572 (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 30755

• Home prices YoY: -22.7%
• Active inventory: 64
• Price-to-rent: 10.4×

Monthly cashflow live

• Estimated rent: $1,765 medium
• Mortgage (P&I): −$1,153
• Tax from tax record: −$127 /mo · $1,529/yr
• Insurance: −$92
• HOA: −$0
• Vacancy / Maint / Mgmt: −$371
• Net cashflow: $22

Break-even live

Break-even rent $1,737

Max offer price $219,900

Occupancy floor 94%

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: $54,975
• Closing costs: $6,597
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
600 Pine Oaks Dr Tunnel Hill, GA	3.0	2.0	1400	$1,800	$1.29	23d	1	0.03mi
3316 Chattanooga Rd Unit B Tunnel Hill, GA	2.0	1.5	1000	$1,350	$1.35	44d	1	0.84mi

Listing history 3 events

1. 2026-06-19
   days on market $219,900 Active 2 DOM
2. 2026-06-18
   remarks 105-char remark
3. 2026-06-18
   listed $219,900 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: $1,529 · $127/mo
• Projected year-2 tax: $2,023 · $169/mo
• Expected delta: +$494/yr (+$41/mo · 32.3%)

ⓘ 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 · 19 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 10% chance of damaging wind over 30 yrs
• 🫁 Air quality 3/10 Moderate 2 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $21,177
• − Mortgage interest: −$12,318
• − Property taxes: −$1,529
• − Insurance: −$1,100
• − Repairs & maintenance: −$1,694
• − Management: −$1,694
• − Depreciation: −$6,397
• Taxable loss: −$3,554
• Est. tax savings @ 24.0%: +$853
• After-tax cash flow: $1,116/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: Whitfield County
• NCES district ID: 1305700
• Math proficiency: 37% ▼ -6.00%
• Reading proficiency: 34% ▼ -9.00%
• Median HH income: $44,296
• Composite: 30.24/100
• National rank: #6290
• State rank: #62 of 174 in GA

Livability — Tunnel Hill

• Score: 67/100
• State rank: #164
• US rank: #10419

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 10,768

Population outlook (Whitfield County) Hauer SSP2

• Today (2025): 107,770 people
• By 2030: 108,737 · +0.9%
• By 2040: 110,260 · +2.3%
• By 2050: 111,205 · +3.2%
• By 2075: 113,014 · +4.9%
• By 2100: 112,775 · +4.6%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (78%)
• Race & ethnicity: White 78% Hispanic / Latino 17% Two or more races 7% Black 2% Native American 1%
• Hispanic origin (detail): Mexican 10%
• Common ancestry: Lithuanian 2% Italian 2% Slovak 1%
• Foreign-born: 4% · Canada
• Languages at home: 88% English-only · Spanish 12%

Political lean MEDSL · Whitfield

• 2024 margin: Solid R (+44.5) · D 27.5% · R 72.0%
• 2008→2024 swing: -4.5pp toward R · 2008: -40.0pp · 2024: -44.5pp
• All cycles: 2024: R+44.5 2020: R+40.7 2016: R+44.8 2012: R+45.1 2008: R+40.0

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -84.96%
• Current HPI: 289.9653
• 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

+103.6% since first listed

15 events — show timeline

• 2026-06-17 Listed $219,900 GCAR
• 2026-05-23 Listed for Rent $1,800 GCAR
• 2026-04-17 Sold (MLS) $152,000 CCARMLS
• 2026-04-02 Pending — CCARMLS
• 2026-03-30 Relisted — CCARMLS
• 2026-03-23 Pending — CCARMLS
• 2026-02-26 Price Changed $224,900 CCARMLS
• 2026-02-16 Price Changed $229,900 CCARMLS
• 2026-02-06 Listed $234,900 CCARMLS
• 2019-11-08 Sold (Public Records) $130,000 Public Records
• 2019-10-17 Sold (MLS) $130,000 CCARMLS
• 2019-08-15 Listed $125,000 CCARMLS
• 2012-08-08 Sold (MLS) $65,200 CCARMLS
• 2012-06-04 Listed $57,000 CCARMLS
• 2002-07-26 Sold (Public Records) $108,000 Public Records

Property tax history

+3.8%/yr

Latest (2025): $1,529 · -9.0% YoY. Source: county tax records.