408 Alpine Dr · Jasper, GA 30143

$366,000

3 bd · 3.0 ba · 1,966 sqft · SingleFamily public records · 188 Days on market

Built 1992 0.54 ac lot $186/sqft · at area comps Est $373k · at est. $336/mo HOA · 9% of rent

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Why this score? — see what drove the C- 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 +20.6/30.0
• ARV discount +8.3/15.0
• DSCR +6.5/10.0
• 1% rule +5.5/10.0
• 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

Discover this beautiful mountain retreat offering breathtaking views and incredible features throughout. Step inside to find hardwood floors in the main living areas, not to mention 2 bedrooms and 2 full bathrooms. Enjoy the flexibility of two full kitchens-perfect for guests or multi-generational living. Entertain with ease on two spacious decks, featuring a fire pit on the lower level-ideal for relaxing evenings under the stars. The horseshoe driveway provides convenient access and plenty of parking. Located in the sought-after gated community of Bent Tree, you'll enjoy resort-style amenities, privacy, and natural beauty all around. All this at an amazing price-don't miss your chance to make this your next home or mountain getaway!

Key facts

• Gated community
• Two spacious decks
• Fire pit

Tags

• TWO FULL KITCHENS
• TWO SPACIOUS DECKS
• FIRE PIT
• HORSESHOE DRIVEWAY
• GATED COMMUNITY
• RESORT-STYLE AMENITIES

What this means for you Summary

Snapshot

• This is a 3-bed/3.0-bath single-family listed at $366k.

Deal economics

• At list price, monthly cash flow is $488 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($4k rent vs $366k).
• Recommended offer: $322k (12.0% below list) — sets the bar for market timing.
• Cap rate 7.9% 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: schools D, amenities D-, commute 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.
• Market conditions: 713 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 $11k of value loss. Plan a longer hold.

Negotiation context

• It's been on market 188 days — a 12% lower offer ($322k) is reasonable based on typical stale-listing flexibility.
• 9 sale attempts since 19y 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 $234k; list at $366k implies a 56% gain — meaningful room to come down on a strong offer.

Recommended offer $322,080 (12.0% below list)

Questions for the listing agent

1. It's been on market 188 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
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. 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: 1.05% ✓
• Cap rate: 7.89%
• Cash-on-cash: 5.72%
• DSCR: 1.25
• GRM: 7.9

CMA / ARV

• ARV (median comp): $372,883
• List price: $366,000
• Delta: -1.85%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 5 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
172 Starcross Ln	0.12mi	3/2.0	2,052 (+4%)	21mo	$339,900	$166	66
215 Oak Ridge Trl	0.20mi	3/2.0	2,157 (+10%)	18mo	$290,000	$134	55
31 Sunrise Ter	0.11mi	2/2.0 (-1)	2,188 (+11%)	17mo	$325,000	$149	53
585 Valley View Vis	0.48mi	4/2.0 (+1)	1,736 (-12%)	17mo	$380,000	$219	34
130 Spring Cove Rd	0.73mi	4/3.0 (+1)	2,094 (+6%)	23mo	$530,000	$253	31

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: -7.4%
• Equity multiple: 0.73×
• Total profit: $-28,148
• Equity at exit: $54,572

10-year hold

• IRR: 2.2%
• Equity multiple: 1.15×
• Total profit: $15,808
• Equity at exit: $31,645

Cash invested: $102,480 (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: 713
• Price-to-rent: 7.9×

Monthly cashflow live

• Estimated rent: $3,846 medium
• Mortgage (P&I): −$1,919
• Tax from tax record: −$142 /mo · $1,705/yr
• Insurance: −$152
• HOA: −$336
• Vacancy / Maint / Mgmt: −$808
• Net cashflow: $488

Break-even live

Break-even rent $3,228

Max offer price $366,000

Occupancy floor 82%

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: $91,500
• Closing costs: $10,980
• 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	1d	1	0.79mi
— Jasper, GA	3.0	2.0	2013	$2,800	$1.39	1d	1	1.50mi

HOA detail

• Monthly dues: $336 · $4,032/yr
• Likely covers: security

Listing history 43 events

1. 2026-06-18
   days on market $366,000 Active 188 DOM
2. 2026-06-17
   days on market $366,000 Active 187 DOM
3. 2026-06-16
   days on market $366,000 Active 186 DOM
4. 2026-06-15
   days on market $366,000 Active 185 DOM
5. 2026-06-13
   days on market $366,000 Active 183 DOM
6. 2026-06-13
   days on market $366,000 Active 182 DOM
7. 2026-06-09
   days on market $366,000 Active 179 DOM
8. 2026-06-08
   days on market $366,000 Active 178 DOM
9. 2026-06-07
   days on market $366,000 Active 177 DOM
10. 2026-06-04
    days on market $366,000 Active 174 DOM
11. 2026-06-03
    days on market $366,000 Active 173 DOM
12. 2026-06-02
    days on market $366,000 Active 172 DOM
13. 2026-06-01
    days on market $366,000 Active 171 DOM
14. 2026-05-31
    days on market $366,000 Active 170 DOM
15. 2026-02-24
    price $370,000 746-char remark

    Show marketing remark (776 chars)

    Discover this beautiful mountain retreat offering breathtaking views and incredible features throughout. Step inside to find hardwood floors in the main living areas, not to mention 2 bedrooms and 2 full bathrooms. Enjoy the flexibility of two full kitchens—perfect for guests or multi-generational living. Entertain with ease on two spacious decks, featuring a fire pit on the lower level—ideal for relaxing evenings under the stars. The horseshoe driveway provides convenient access and plenty of parking. Located in the sought-after gated community of Bent Tree, you’ll enjoy resort-style amenities, privacy, and natural beauty all around. All this at an amazing price—don’t miss your chance to make this your next home or mountain getaway!

16. 2026-02-24
    price $370,000 776-char remark

    Show marketing remark (776 chars)

    Discover this beautiful mountain retreat offering breathtaking views and incredible features throughout. Step inside to find hardwood floors in the main living areas, not to mention 2 bedrooms and 2 full bathrooms. Enjoy the flexibility of two full kitchens—perfect for guests or multi-generational living. Entertain with ease on two spacious decks, featuring a fire pit on the lower level—ideal for relaxing evenings under the stars. The horseshoe driveway provides convenient access and plenty of parking. Located in the sought-after gated community of Bent Tree, you’ll enjoy resort-style amenities, privacy, and natural beauty all around. All this at an amazing price—don’t miss your chance to make this your next home or mountain getaway!

17. 2025-12-12
    listed $375,000 Active 776-char remark

    Show marketing remark (776 chars)

    Discover this beautiful mountain retreat offering breathtaking views and incredible features throughout. Step inside to find hardwood floors in the main living areas, not to mention 2 bedrooms and 2 full bathrooms. Enjoy the flexibility of two full kitchens—perfect for guests or multi-generational living. Entertain with ease on two spacious decks, featuring a fire pit on the lower level—ideal for relaxing evenings under the stars. The horseshoe driveway provides convenient access and plenty of parking. Located in the sought-after gated community of Bent Tree, you’ll enjoy resort-style amenities, privacy, and natural beauty all around. All this at an amazing price—don’t miss your chance to make this your next home or mountain getaway!

18. 2025-12-11
    listed $375,000 New 746-char remark

    Show marketing remark (746 chars)

    Discover this beautiful mountain retreat offering breathtaking views and incredible features throughout. Step inside to find hardwood floors in the main living areas, not to mention 2 bedrooms and 2 full bathrooms. Enjoy the flexibility of two full kitchens-perfect for guests or multi-generational living. Entertain with ease on two spacious decks, featuring a fire pit on the lower level-ideal for relaxing evenings under the stars. The horseshoe driveway provides convenient access and plenty of parking. Located in the sought-after gated community of Bent Tree, you'll enjoy resort-style amenities, privacy, and natural beauty all around. All this at an amazing price-don't miss your chance to make this your next home or mountain getaway!

19. 2021-03-26
    soldstatus $234,000
20. 2021-03-25
    soldstatus $234,000 Closed
21. 2021-03-25
    soldstatus $234,000 Sold
22. 2021-03-08
    status Pending
23. 2021-02-23
    status Under Contract
24. 2021-02-23
    historical Active Under Contract
25. 2021-02-16
    status Back on Market
26. 2021-02-16
    status Active
27. 2021-02-15
    status Pending
28. 2021-02-15
    status Under Contract
29. 2021-02-03
    listed $237,000 Active
30. 2021-02-03
    listed $237,000 New
31. 2018-10-01
    soldstatus $209,000
32. 2018-09-28
    soldstatus $209,000 Sold
33. 2018-09-28
    soldstatus $209,000 Sold
34. 2018-08-27
    status Pending
35. 2018-08-20
    status Under Contract
36. 2018-08-20
    historical Contingent - Due Diligence
37. 2018-08-09
    price $209,900
38. 2018-08-08
    price $209,900
39. 2018-04-19
    listed $220,000 Active
40. 2018-04-19
    listed $220,000 New
41. 2007-09-27
    soldstatus $145,000
42. 2007-09-06
    soldstatus $145,000
43. 2007-08-12
    listed $165,000

ⓘ 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: $1,705 · $142/mo
• Projected year-2 tax: $3,367 · $281/mo
• Expected delta: +$1,663/yr (+$139/mo · 97.5%)

ⓘ 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 3/10 Moderate 7 d/yr ≥100°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 3 unhealthy d/yr today · 4 by 30 yrs out

Taxation est. · year 1

• Rental income: $46,147
• − Mortgage interest: −$20,502
• − Property taxes: −$1,705
• − Insurance: −$1,830
• − Repairs & maintenance: −$3,692
• − Management: −$3,692
• − HOA: −$4,032
• − Depreciation: −$10,647
• Taxable income: $48
• Est. tax owed @ 24.0%: −$12
• After-tax cash flow: $5,846/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

+124.2% since first listed

29 events — show timeline

• 2026-02-24 Price Changed $370,000 GAMLS
• 2026-02-24 Price Changed $370,000 FMLS
• 2025-12-12 Listed $375,000 FMLS
• 2025-12-11 Listed $375,000 GAMLS
• 2021-03-26 Sold (Public Records) $234,000 Public Records
• 2021-03-25 Sold (MLS) $234,000 GAMLS
• 2021-03-25 Sold (MLS) $234,000 FMLS
• 2021-03-08 Pending — FMLS
• 2021-02-23 Pending — GAMLS
• 2021-02-23 Contingent — FMLS
• 2021-02-16 Relisted — GAMLS
• 2021-02-16 Relisted — FMLS
• 2021-02-15 Pending — FMLS
• 2021-02-15 Pending — GAMLS
• 2021-02-03 Listed $237,000 GAMLS
• 2021-02-03 Listed $237,000 FMLS
• 2018-10-01 Sold (Public Records) $209,000 Public Records
• 2018-09-28 Sold (MLS) $209,000 GAMLS
• 2018-09-28 Sold (MLS) $209,000 FMLS
• 2018-08-27 Pending — FMLS
• 2018-08-20 Pending — GAMLS
• 2018-08-20 Contingent — FMLS
• 2018-08-09 Price Changed $209,900 GAMLS
• 2018-08-08 Price Changed $209,900 FMLS
• 2018-04-19 Listed $220,000 GAMLS
• 2018-04-19 Listed $220,000 FMLS
• 2007-09-27 Sold (Public Records) $145,000 Public Records
• 2007-09-06 Sold (MLS) $145,000 FMLS
• 2007-08-12 Listed $165,000 FMLS

Property tax history

+1.8%/yr

Latest (2025): $1,705 · -7.1% YoY. Source: county tax records.