694 Independence Ave · Pendergrass, GA 30567

$322,500

4 bd · 2.5 ba · 1,719 sqft · SingleFamily public records · 17 Days on market

Built 2017 5,227 sqft lot Est $327k · at est. $42/mo HOA · 2% 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).

• Appreciation +10.0/10.0
• ARV discount +8.1/15.0
• Cash flow +6.9/30.0
• Livability +3.4/5.0
• Schools +3.3/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• 1% rule +1.6/10.0
• DSCR +1.1/10.0

Listing remarks

Welcome to this spacious 4-bedroom, 2.5-bath home in the growing community of Pendergrass! Step inside to an open-concept main level designed for both everyday living and entertaining, featuring a large living room that flows seamlessly into the dining area and oversized kitchen. The kitchen offers abundant cabinet and counter space, stainless steel appliances, a pantry, and plenty of room for gathering with family and friends. Upstairs, the oversized primary suite features a private bath with a large vanity, tub/shower combo, and walk-in closet. Three additional generously sized bedrooms, a full secondary bath, and an upstairs laundry room provide both comfort and convenience. Enjoy a flat

Key facts

• 5,227 sq ft lot
• 2 garage spots
• Built 2017

Property features AI

Finance

• HOA & community: Homeowners association with an annual fee of $500

Exterior

• Parking: Attached garage with garage door opener; Garage faces front; 2 garage spaces
• Utilities: Public water; Public sewer; Electric service (110 volts); Electricity and water available
• Home design: Two levels; Resale property
• Construction: Vinyl siding exterior; Composition roof; Slab foundation; Built as part of Seasons at Pendergrass Phase I
• Exterior features: City street frontage; Asphalt road access; GPS-friendly directions

Interior

• Kitchen: Stone countertops; Stained cabinets; Dishwasher; Gas cooktop; Microwave; Refrigerator; Open concept dining area
• Bedrooms: Four upper-level bedrooms
• Flooring: Carpet; Tile
• Bathrooms: Two full bathrooms (upper level); One half bathroom (main level); Master bath with separate tub and shower
• Heating & cooling: Central heating; Ceiling fans
• Interior features: Walk-in closets; Window treatments; No common walls; Split bedroom plan
• Laundry & utility: Laundry room on the upper level

What this means for you Summary

Snapshot

• This is a 4-bed/2.5-bath single-family listed at $322k.

Deal economics

• At list price, monthly cash flow is $-491 ($-6k/yr) — negative.
• To cash-flow at today's rent, offer at most $236k (26.9% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $212k (34.3% below list).
• Recommended offer: $212k (34.3% below list) — sets the bar for 1% rule.
• Cap rate 4.5% vs local median 3.6% in Pendergrass — meaningfully above typical; check what's discounted (condition, days-on-market, listing class) to confirm the premium yield is real.

Location & tenants

• Location reads 67/100 on livability (#174 in GA) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, crime A; Watch: amenities F, commute F.
• Jackson County (rural): math 38% / reading 37% proficiency, ranked #50 of 174 in GA (top 29%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: North Jackson Elementary School (math 36% / reading 30%, grade F, #567 of 1,228 statewide, top 47%, 687 students, 43% FRL); West Jackson Middle School (math 39% / reading 43%, grade F, #135 of 470 statewide, top 29%, 1,502 students, 28% FRL); Jackson County High School (math 20% / reading 17%, grade F, #254 of 424 statewide, top 61%, 1,833 students, 26% FRL).
• Market conditions: 143 active listings in the ZIP; 13 comparable units currently listed for rent nearby; rentals at typical pace (median 23d on market — plan ~3-4 weeks tenant-placement turnaround); solid renter incomes; 2,167 units permitted in Jackson County in 2024 (59 in 5+ unit buildings).

Forward outlook

• In year one you build about $34k of equity ($2k loan paydown + $32k appreciation (10.0% local appreciation)).
• Jackson County population projected at +14% by 2050 — modest demand growth; plan on rents tracking national, not racing it.
• By year 2, paydown + projected appreciation supports a ~$55k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 17 days — a 2% lower offer ($318k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $153k; list at $322k implies a 110% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: extreme-heat days projected 8→20/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $211,819 (34.3% 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 F-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: 0.66% ✗
• Cap rate: 4.46%
• Cash-on-cash: -6.53%
• DSCR: 0.71
• GRM: 12.7

CMA / ARV

• ARV (on-the-fly): $326,610
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
728 Independence Ave	0.08mi	4/2.5	1,837 (+7%)	7mo	$325,000	$177	79
343 Merigold Way	0.12mi	4/2.5	1,836 (+7%)	6mo	$335,000	$182	78
110 Pendergrass Farms Cir	0.28mi	4/2.5	1,787 (+4%)	2mo	$322,000	$180	78
723 Independence Ave	0.07mi	3/2.0 (-1)	1,614 (-6%)	2mo	$330,000	$204	78
25 Holland Cv	0.26mi	3/2.5 (-1)	1,714 (-0%)	7mo	$343,855	$201	77
640 Independence Ave	0.05mi	4/2.5	1,929 (+12%)	2mo	$319,900	$166	76
306 Seasons Vly	0.18mi	3/2.5 (-1)	1,810 (+5%)	5mo	$298,000	$165	74
19 Holland Cv	0.26mi	3/2.5 (-1)	1,663 (-3%)	6mo	$340,080	$204	72
434 Winter Chase	0.27mi	4/2.5	1,837 (+7%)	7mo	$315,000	$171	71
909 Independence Ave	0.26mi	3/2.0 (-1)	1,600 (-7%)	2mo	$310,000	$194	68
238 Darling Ln	0.38mi	3/2.0 (-1)	1,615 (-6%)	6mo	$307,000	$190	60
575 Cottage Loop	0.71mi	3/2.0 (-1)	1,657 (-4%)	4mo	$364,000	$220	50

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: 19.7%
• Equity multiple: 2.60×
• Total profit: $144,334
• Equity at exit: $290,534

10-year hold

• IRR: 18.0%
• Equity multiple: 5.98×
• Total profit: $449,640
• Equity at exit: $626,547

Cash invested: $90,300 (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 30567

• Home prices YoY: 14.7%
• Active inventory: 143
• Price-to-rent: 12.7×

Monthly cashflow live

• Estimated rent: $2,118 high
• Mortgage (P&I): −$1,691
• Tax from tax record: −$297 /mo · $3,567/yr
• Insurance: −$134
• HOA: −$42
• Vacancy / Maint / Mgmt: −$445
• Net cashflow: $-491

Break-even live

Break-even rent $2,740

Max offer price $235,683

Occupancy floor —

Sensitivity live

Price	-10% $-309	-5% $-400	+0% $-491	+5% $-583	+10% $-674
Rent	-10% $-659	-5% $-575	+0% $-491	+5% $-408	+10% $-324
Rate	-1.0pp $-329	-0.5pp $-409	base $-491	+0.5pp $-575	+1.0pp $-660

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: $80,625
• Closing costs: $9,675
• Reserves months: —
• Total cash needed: —

Rent comps 13 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
706 Independence Ave Pendergrass, GA	4.0	2.5	1829	$1,900	$1.04	45d	1	0.04mi
732 Independence Ave Pendergrass, GA	4.0	2.5	1829	$1,910	$1.04	15d	1	0.10mi
731 Independence Ave Pendergrass, GA	3.0	2.0	1615	$1,799	$1.11	45d	1	0.10mi
960 Walnut Creek Cir Pendergrass, GA	4.0	2.5	2000	$1,850	$0.93	22d	1	0.18mi
960 Walnut Creek Cir Pendergrass, GA	4.0	2.5	2000	$1,850	$0.93	45d	1	0.18mi
916 Independence Ave Pendergrass, GA	4.0	2.5	1904	$1,995	$1.05	15d	1	0.28mi
929 Independence Ave Pendergrass, GA	4.0	2.5	2000	$1,901	$0.95	15d	1	0.29mi
11 Darling Ln Pendergrass, GA	4.0	2.5	1837	$1,900	$1.03	45d	1	0.31mi
25 Blue River Ct Pendergrass, GA	4.0	2.5	1928	$1,899	$0.98	45d	1	1.24mi
107 Wynn Way Pendergrass, GA	4.0	2.5	1928	$2,300	$1.19	22d	1	1.26mi
149 Star Ct Pendergrass, GA	3.0	2.5	1455	$1,900	$1.31	22d	1	1.38mi
228 Banner Rd Pendergrass, GA	3.0	2.5	1455	$1,900	$1.31	22d	1	1.39mi
100 Mission Blvd Pendergrass, GA	3.0	2.5	1831	$1,950	$1.06	15d	1	1.46mi

HOA detail

• Monthly dues: $42 · $504/yr

Listing history 14 events

1. 2026-06-22
   pricedays on market $322,500 Active 17 DOM
2. 2026-06-19
   days on market $325,000 Active 15 DOM
3. 2026-06-18
   days on market $325,000 Active 14 DOM
4. 2026-06-17
   days on market $325,000 Active 13 DOM
5. 2026-06-16
   days on market $325,000 Active 12 DOM
6. 2026-06-15
   days on market $325,000 Active 11 DOM
7. 2026-06-14
   days on market $325,000 Active 9 DOM
8. 2026-06-13
   days on market $325,000 Active 8 DOM
9. 2026-06-10
   days on market $325,000 Active 6 DOM
10. 2026-06-09
    days on market $325,000 Active 5 DOM
11. 2026-06-08
    days on market $325,000 Active 4 DOM
12. 2026-06-07
    statusdays on market $325,000 Active 3 DOM
13. 2026-06-03
    remarks 699-char remark
14. 2026-06-03
    listed $325,000 Coming Soon 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: $3,567 · $297/mo
• Projected year-2 tax: $3,567 · $297/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ 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 3/10 Moderate
• 🌡 Heat 6/10 Major 8 d/yr ≥105°F today · 20 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 14% chance of damaging wind over 30 yrs
• 🫁 Air quality 3/10 Moderate 3 unhealthy d/yr today · 5 by 30 yrs out

Taxation est. · year 1

• Rental income: $25,418
• − Mortgage interest: −$18,065
• − Property taxes: −$3,567
• − Insurance: −$1,612
• − Repairs & maintenance: −$2,033
• − Management: −$2,033
• − HOA: −$504
• − Depreciation: −$9,382
• Taxable loss: −$11,779
• Est. tax savings @ 24.0%: +$2,827
• After-tax cash flow: $-3,071/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: Jackson County
• NCES district ID: 1302940
• Math proficiency: 38% ▼ -14.00%
• Reading proficiency: 37% ▼ -10.00%
• Median HH income: $56,773
• Composite: 33.08/100
• National rank: #5566
• State rank: #50 of 174 in GA

Livability — Pendergrass

• Score: 67/100
• State rank: #174
• US rank: #10962

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Pendergrass, GA
• County: Jackson County · 50,436 people
• City population: 5,487
• Metro: Jefferson, GA
• Population (ZIP): 5,487
• Household income: $97,181
• Rent vs Own: 15.4% rent · 84.6% own
• Severe rent burden: 115.0

Population outlook (Jackson County) Hauer SSP2

• Today (2025): 68,403 people
• By 2030: 70,771 · +3.5%
• By 2040: 75,050 · +9.7%
• By 2050: 78,022 · +14.1%
• By 2075: 82,646 · +20.8%
• By 2100: 80,701 · +18.0%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.56)
• Race & ethnicity: White 63% Hispanic / Latino 20% Two or more races 8% Black 7% Asian 4%
• Hispanic origin (detail): Mexican 13%
• Common ancestry: Slovak 1% Serbian 1% Lithuanian 1%
• Foreign-born: 15% · Canada, Vietnam
• Languages at home: 81% English-only · Spanish 14% Other Asian/Pacific 1% Vietnamese 1%

Political lean MEDSL · Jackson

• 2024 margin: Solid R (+55.1) · D 22.2% · R 77.2%
• 2008→2024 swing: +0.8pp no change · 2008: -55.9pp · 2024: -55.1pp
• All cycles: 2024: R+55.1 2020: R+58.0 2016: R+63.9 2012: R+62.9 2008: R+55.9

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 46.83%
• Current HPI: 364.4902
• Rent YoY: —
• Metro: Jefferson, GA
• 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

+109.7% since first listed

3 events — show timeline

• 2026-06-02 Coming Soon $325,000 FMLS
• 2018-10-02 Sold (Public Records) $153,300 Public Records
• 2018-03-21 Sold (Public Records) $155,000 Public Records

Property tax history

+28.6%/yr

Latest (2025): $3,567 · -0.9% YoY. Source: county tax records.