569 Starbuck Pkwy · Pendergrass, GA 30567

$359,000

4 bd · 3.0 ba · 2,215 sqft · SingleFamily public records · 55 Days on market

Built 2022 7,840 sqft lot $162/sqft · at area comps Est $356k · at est. $108/mo HOA · 4% 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 +7.2/15.0
• Cash flow +6.6/30.0
• Livability +3.4/5.0
• Schools +3.3/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• 1% rule +1.8/10.0
• DSCR +0.9/10.0

Listing remarks MLS

Welcome home to Pendergrass! Lovely two story home located in Walnut Grove. Open floor plan with beautiful custom built in bookcases and upscale window casings. White cabinetry in the kitchen with plenty or cooking space and storage. Kitchen island with seating. Designer powder room will impress! Private back yard backs up to the woods vs another home. Located in a quiet cul-de-sac. Enjoy outdoor grilling, outdoor games or just hanging out listening to the birds. Upstairs you will find the oversized primary with ensuite. Laundry, three ample sized bedrooms, and guest bathroom complete the floor plan. This house is loved and can't wait for new owners! Swim community.

Key facts

• 7,840 sq ft lot
• 2 garage spots
• Community pool

Property features AI

Finance

• Other: Asphalt road frontage on a city street; Very GPS friendly directions
• HOA & community: Homeowners association with an annual fee of $650; Community pool

Exterior

• Parking: Attached garage with garage door opener; Two garage spaces
• Utilities: Public water; Public sewer; Electricity available; Cable available
• Home design: Two levels; Resale property
• Construction: Lap siding; Shingle roof; Slab foundation
• Exterior features: Private yard; Patio; Rain gutters; Fenced yard

Interior

• Kitchen: White cabinets; Eat-in kitchen; Kitchen island; Walk-in pantry; Kitchen open to family room; Dishwasher
• Bedrooms: Four upper-level bedrooms; Oversized master bedroom
• Flooring: Carpet; Luxury vinyl
• Bathrooms: Two full bathrooms; One half bathroom; Master bath with separate tub and shower
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Built-in bookcases; Window treatments; No shared/common walls
• Laundry & utility: Laundry located on upper level

What this means for you Summary

Snapshot

• This is a 4-bed/3.0-bath single-family listed at $359k.

Deal economics

• At list price, monthly cash flow is $-582 ($-7k/yr) — negative.
• To cash-flow at today's rent, offer at most $256k (28.7% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $244k (32.1% below list).
• Recommended offer: $244k (32.1% below list) — sets the bar for 1% rule.

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); Jackson County High School (math 20% / reading 17%, grade F, #254 of 424 statewide, top 61%, 1,833 students, 26% FRL).
• Market conditions: 140 active listings in the ZIP; 14 comparable units currently listed for rent nearby; rentals at typical pace (median 21d 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).
• This rent runs 30% of the median local income ($97k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• In year one you build about $38k of equity ($2k loan paydown + $36k 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 ~$62k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 55 days — a 3% lower offer ($348k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts 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.

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 $243,589 (32.1% 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. It's been on market 55 days. Have you received any prior offers? Is the seller open to a 32% concession, seller financing, or rate buy-down credit?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. 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?
7. 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.
8. 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.
9. 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: 0.68% ✗
• Cap rate: 4.35%
• Cash-on-cash: -6.95%
• DSCR: 0.69
• GRM: 12.3

CMA / ARV

• ARV (median comp): $356,440
• List price: $359,000
• Delta: 0.72%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
135 Russell Rd	0.08mi	4/2.5	2,141 (-3%)	0mo	$356,000	$166	88
577 Starbuck Pkwy	0.01mi	4/2.5	2,346 (+6%)	2mo	$350,000	$149	86
662 Starbuck Pkwy	0.10mi	4/2.5	2,115 (-4%)	3mo	$347,500	$164	84
69 Embry Blvd	0.46mi	4/2.0	2,235 (+1%)	1mo	$305,000	$136	72
296 Walnut Grove Way	0.31mi	4/2.5	2,420 (+9%)	3mo	$349,900	$145	66
1013 Sope Creek Cir	0.52mi	4/2.5	2,345 (+6%)	1mo	$385,000	$164	63
393 Walnut Grove Way	0.22mi	5/3.0 (+1)	2,511 (+13%)	2mo	$359,000	$143	61
297 Starbuck Pkwy	0.22mi	5/3.0 (+1)	2,511 (+13%)	2mo	$360,000	$143	61
417 Morgan Creek Rd	0.62mi	4/2.5	2,345 (+6%)	1mo	$385,000	$164	58
1028 Sope Creek Cir	0.52mi	4/2.5	2,479 (+12%)	3mo	$390,000	$157	52
365 Morgan Creek Rd	0.62mi	4/2.5	2,479 (+12%)	0mo	$384,990	$155	49
469 Morgan Creek Rd	0.63mi	3/2.5 (-1)	2,001 (-10%)	1mo	$390,000	$195	46

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: 19.4%
• Equity multiple: 2.58×
• Total profit: $158,481
• Equity at exit: $323,416

10-year hold

• IRR: 17.8%
• Equity multiple: 5.93×
• Total profit: $495,975
• Equity at exit: $697,458

Cash invested: $100,520 (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: 140
• Price-to-rent: 12.3×

Monthly cashflow live

• Estimated rent: $2,436 high
• Mortgage (P&I): −$1,883
• Tax from tax record: −$367 /mo · $4,398/yr
• Insurance: −$150
• HOA: −$108
• Vacancy / Maint / Mgmt: −$512
• Net cashflow: $-582

Break-even live

Break-even rent $3,173

Max offer price $256,119

Occupancy floor —

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: $89,750
• Closing costs: $10,770
• Reserves months: —
• Total cash needed: —

Rent comps 14 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
112 Russell Rd Pendergrass, GA	5.0	3.0	2933	$2,600	$0.89	20d	1	0.10mi
63 Steel Trl Pendergrass, GA	4.0	2.5	2156	$2,160	$1.00	43d	1	0.11mi
306 Walnut Grove Way Pendergrass, GA	5.0	3.0	2449	$2,400	$0.98	43d	1	0.27mi
274 Walnut Grove Way Pendergrass, GA	5.0	3.0	2449	$2,300	$0.94	43d	1	0.30mi
250 Sope Creek Cir Pendergrass, GA	4.0	3.0	2479	$2,200	$0.89	43d	1	0.53mi
542 Glenn Gee Rd Pendergrass, GA	1.0–3.0	1.0–2.0	1149	$2,813	$2.45	12d	1	0.55mi
59 Constitution Ave Pendergrass, GA	3.0	3.5	2265	$2,200	$0.97	20d	1	0.66mi
100 Mission Blvd Pendergrass, GA	3.0	2.5	1831	$1,950	$1.06	13d	1	0.67mi
228 Banner Rd Pendergrass, GA	3.0	2.5	1455	$1,900	$1.31	20d	1	0.68mi
15 Constitution Ave Pendergrass, GA	3.0	3.5	2265	$2,250	$0.99	20d	1	0.70mi
149 Star Ct Pendergrass, GA	3.0	2.5	1455	$1,900	$1.31	20d	1	0.71mi
25 Blue River Ct Pendergrass, GA	4.0	2.5	1928	$1,899	$0.98	43d	1	0.81mi
107 Wynn Way Pendergrass, GA	4.0	2.5	1928	$2,300	$1.19	20d	1	0.85mi
653 Glenn Gee Rd Pendergrass, GA	3.0	2.5	2529	$2,350	$0.93	20d	1	0.94mi

HOA detail

• Monthly dues: $108 · $1,296/yr

Listing history 20 events

1. 2026-06-19
   days on market $359,000 Active 55 DOM
2. 2026-06-18
   days on market $359,000 Active 54 DOM
3. 2026-06-17
   days on market $359,000 Active 53 DOM
4. 2026-06-16
   days on market $359,000 Active 52 DOM
5. 2026-06-15
   days on market $359,000 Active 51 DOM
6. 2026-06-14
   days on market $359,000 Active 49 DOM
7. 2026-06-13
   days on market $359,000 Active 48 DOM
8. 2026-06-10
   days on market $359,000 Active 46 DOM
9. 2026-06-09
   days on market $359,000 Active 45 DOM
10. 2026-06-08
    days on market $359,000 Active 44 DOM
11. 2026-06-07
    days on market $359,000 Active 43 DOM
12. 2026-06-02
    days on market $359,000 Active 38 DOM
13. 2026-06-01
    days on market $359,000 Active 37 DOM
14. 2026-05-31
    days on market $359,000 Active 36 DOM
15. 2026-05-30
    days on market $359,000 Active 35 DOM
16. 2026-04-27
    historical
17. 2026-04-25
    listed $359,000 Active 688-char remark
18. 2026-04-24
    historical $359,000 688-char remark
19. 2026-04-23
    listed $359,000 New

    Show marketing remark (688 chars)

    Welcome home to Pendergrass! Lovely two story home located in Walnut Grove. Open floor plan with beautiful custom built in bookcases and upscale window casings. White cabinetry in the kitchen with plenty or cooking space and storage. Kitchen island with seating. Designer powder room will impress! Private back yard backs up to the woods vs another home. Located in a quiet cul-de-sac. Enjoy outdoor grilling, outdoor games or just hanging out listening to the birds. Upstairs you will find the oversized primary with ensuite. Laundry, three ample sized bedrooms, and guest bathroom complete the floor plan. This house is loved and can't wait for new owners! Swim community.

20. 2026-04-23
    listed $359,000 New

    Show marketing remark (688 chars)

    Welcome home to Pendergrass! Lovely two story home located in Walnut Grove. Open floor plan with beautiful custom built in bookcases and upscale window casings. White cabinetry in the kitchen with plenty or cooking space and storage. Kitchen island with seating. Designer powder room will impress! Private back yard backs up to the woods vs another home. Located in a quiet cul-de-sac. Enjoy outdoor grilling, outdoor games or just hanging out listening to the birds. Upstairs you will find the oversized primary with ensuite. Laundry, three ample sized bedrooms, and guest bathroom complete the floor plan. This house is loved and can't wait for new owners! Swim community.

ⓘ 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: $4,398 · $367/mo
• Projected year-2 tax: $4,398 · $367/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 5/10 Major 7 d/yr ≥105°F today · 18 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 · 4 by 30 yrs out

Taxation est. · year 1

• Rental income: $29,231
• − Mortgage interest: −$20,110
• − Property taxes: −$4,398
• − Insurance: −$1,795
• − Repairs & maintenance: −$2,338
• − Management: −$2,338
• − HOA: −$1,296
• − Depreciation: −$10,444
• Taxable loss: −$13,489
• Est. tax savings @ 24.0%: +$3,237
• After-tax cash flow: $-3,751/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

+0.0% since first listed

5 events — show timeline

• 2026-04-27 Listing Removed — GAMLS
• 2026-04-25 Listed $359,000 FMLS
• 2026-04-24 Coming Soon $359,000 FMLS
• 2026-04-23 Listed $359,000 GAMLS
• 2026-04-23 Listed $359,000 GAMLS

Property tax history

+63.5%/yr

Latest (2025): $4,398 · -0.7% YoY. Source: county tax records.