13 Candlewood Ln · Hoschton, GA 30548

$485,000

5 bd · 3.0 ba · 3,225 sqft · SingleFamily public records · 56 Days on market

Built 2022 0.32 ac lot $150/sqft · 28% below area Est $669k · 28% under $78/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).

• ARV discount +15.0/15.0
• Cash flow +6.3/30.0
• Livability +3.6/5.0
• Schools +3.3/10.0
• Condition / age +2.5/5.0
• Rent growth +1.9/5.0
• 1% rule +1.8/10.0
• DSCR +0.6/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

PRICE IMPROVEMENT. A great opportunity for buyers looking for elegance and affordability. located in the sought-after Twin Lakes subdivision. This Beautiful 5 Bedroom 3 bath home is just 4 years old and is in pristine condition. It's like getting a new construction home without the wait. Enjoy a life-style upgrade with resort-style amenities including swim and tennis, walking trail and a beautiful lake. The kitchen has an Oversized island with plenty of space to prepare meals and add bar stools. This home comes with stainless-steel appliances, including refrigerator, stove, dishwasher, Washer and Dryer. The bedrooms are built to impress with one located on the main level for convenience. This model has many upgrades including a large loft area upstairs, a handyman area in the garage, a 20k remote lawn sprinkler system and LOTS of storage space. Make your appointment to see this Awesome home today and you'll be Dazzled*

Key facts

• Large loft area
• Walking trail
• Open concept

Tags

• RESORT STYLE AMENITIES
• WALKING TRAIL
• OVERSIZED ISLAND
• OPEN CONCEPT
• STAINLESS STEEL APPLIANCES
• LARGE LOFT AREA

Property features AI

Finance

• Other: Directions: GPS; Road surface and frontage: Other; County: Jackson, GA
• HOA & community: Annual association fee ($940) covering swim and tennis; Community clubhouse; Community lake; Playground; Pool; Tennis courts

Exterior

• Parking: Two garage spaces; Two total parking spaces; Driveway and garage with garage door opener; Open parking available
• Utilities: Public water; Public sewer; Electric service available; Cable available; Natural gas available; Phone service available
• Home design: Two levels; Resale property; Stone construction; Shingle roof; Slab foundation
• Construction: Stone exterior; Shingle roof; Slab foundation
• Exterior features: Private entrance; Storage; Tennis courts; Rear porch; Platform dock

Interior

• Kitchen: Breakfast bar; Stain-finish cabinets; Kitchen island; Other solid-surface counters; Pantry; View to family room; Double oven; Range; Range hood; Self-cleaning oven; Dishwasher; Disposal; Refrigerator
• Bedrooms: One main-level bedroom; Four upper-level bedrooms; Oversized master bedroom
• Flooring: Carpet; Hardwood; Laminate
• Bathrooms: Three full bathrooms; One main-level bathroom; Two full upper-level bathrooms; Master bath with separate his-and-hers vanities, separate tub and shower, and whirlpool tub
• Heating & cooling: Central heating; Central air
• Interior features: Entrance foyer; Walk-in closets; Double pane windows; Plantation shutters; Storm shutters; Loft; No common walls; Living room fireplace (1)
• Laundry & utility: Laundry room; Washer; Dryer; Electric water heater; Other utility features

What this means for you Summary

Snapshot

• This is a 5-bed/3.0-bath single-family listed at $485k.

Deal economics

• At list price, monthly cash flow is $-855 ($-10k/yr) — negative.
• To cash-flow at today's rent, offer at most $334k (31.2% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $329k (32.1% below list).
• Recommended offer: $329k (32.1% below list) — sets the bar for 1% rule.
• Cap rate 4.2% vs local median 2.8% in Hoschton — 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 72/100 on livability (#71 in GA) — a middle-class / working-renter tenant base. Strengths: crime A+, employment A+, housing A+; Watch: amenities F, commute F, health & safety D-.
• 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: West Jackson Elementary School (math 46% / reading 41%, grade F, #364 of 1,228 statewide, top 30%, 1,184 students, 30% 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) — zoned schools average 28% FRL vs 44% district-wide (15 pts lower); this property's tenant base skews higher-income than the district average.
• Market conditions: Rents soft (-2.4%/yr); 751 active listings in the ZIP; 3 comparable units currently listed for rent nearby; rentals leasing fast (median 5d on market — plan ~1-2 weeks tenant-placement turnaround); high-income renter base; 2,167 units permitted in Jackson County in 2024 (59 in 5+ unit buildings).
• This rent runs 36% of the median local income ($111k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $3k of loan paydown is wiped out by about $15k of value loss. Plan a longer hold.
• Jackson County population projected at +14% by 2050 — modest demand growth; plan on rents tracking national, not racing it.

Negotiation context

• It's been on market 56 days — a 3% lower offer ($470k) is reasonable based on typical stale-listing flexibility.
• 2 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→16/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $329,287 (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 56 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. 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: 0.68% ✗
• Cap rate: 4.18%
• Cash-on-cash: -7.56%
• DSCR: 0.66
• GRM: 12.3

CMA / ARV

• ARV (median comp): $669,051
• List price: $485,000
• Delta: -27.51%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
142 Candlewood Ln	0.13mi	5/4.0	3,326 (+3%)	2mo	$549,900	$165	84
152 Candlewood Ln	0.14mi	6/4.0 (+1)	3,305 (+2%)	2mo	$579,900	$175	79
709 Michigan Cir	0.12mi	4/2.5 (-1)	3,023 (-6%)	2mo	$525,000	$174	76
737 Crystal Lake Pkwy	0.48mi	5/3.5	3,419 (+6%)	2mo	$549,990	$161	64
795 Crystal Lake Pkwy	0.54mi	4/2.5 (-1)	3,146 (-2%)	1mo	$412,990	$131	63
857 Crystal Lake Pkwy	0.60mi	4/2.5 (-1)	3,141 (-3%)	1mo	$431,990	$138	60
168 Warrior Ct	0.67mi	4/3.5 (-1)	3,135 (-3%)	0mo	$424,990	$136	57
847 Crystal Lake Pkwy	0.59mi	5/3.0	2,793 (-13%)	1mo	$422,990	$151	49
226 Coffee Ln	0.71mi	4/3.5 (-1)	3,422 (+6%)	2mo	$569,900	$167	48
226 Coffee Ln	0.71mi	4/3.5 (-1)	3,422 (+6%)	2mo	$569,900	$167	48
158 Warrior Ct	0.66mi	5/3.0	2,793 (-13%)	1mo	$429,990	$154	46
210 Bear Way	0.64mi	4/4.0 (-1)	2,936 (-9%)	0mo	$807,000	$275	46

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 · 0.0% rent growth · sell at horizon

5-year hold

• IRR: -33.0%
• Equity multiple: -0.05×
• Total profit: $-142,607
• Equity at exit: $72,315

10-year hold

• IRR: -62.5%
• Equity multiple: -0.70×
• Total profit: $-231,161
• Equity at exit: $41,934

Cash invested: $135,800 (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 30548

• Home prices YoY: -23.7%
• Rents YoY: -2.4%
• Active inventory: 751
• Price-to-rent: 12.3×

Monthly cashflow live

• Estimated rent: $3,293 medium
• Mortgage (P&I): −$2,543
• Tax from tax record: −$633 /mo · $7,599/yr
• Insurance: −$202
• HOA: −$78
• Vacancy / Maint / Mgmt: −$692
• Net cashflow: $-855

Break-even live

Break-even rent $4,376

Max offer price $333,893

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: $121,250
• Closing costs: $14,550
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
247 E Lake Dr Hoschton, GA	4.0	2.5	4261	$3,600	$0.84	43d	1	0.25mi
274 Canyon Ferry Way Hoschton, GA	4.0	2.5	2186	$2,300	$1.05	5d	1	0.68mi
300 Peachtree Rd Hoschton, GA	3.0–4.0	2.5	2000	$2,507	$1.25	2d	3	1.12mi

HOA detail

• Monthly dues: $78 · $936/yr

Listing history 17 events

1. 2026-06-19
   days on market $485,000 Active 56 DOM
2. 2026-06-18
   days on market $485,000 Active 55 DOM
3. 2026-06-17
   days on market $485,000 Active 54 DOM
4. 2026-06-16
   days on market $485,000 Active 53 DOM
5. 2026-06-15
   days on market $485,000 Active 52 DOM
6. 2026-06-14
   days on market $485,000 Active 50 DOM
7. 2026-06-13
   pricedays on market $485,000 Active 49 DOM
8. 2026-06-10
   days on market $489,000 Active 47 DOM
9. 2026-06-09
   days on market $489,000 Active 46 DOM
10. 2026-06-08
    days on market $489,000 Active 45 DOM
11. 2026-06-07
    days on market $489,000 Active 44 DOM
12. 2026-06-02
    days on market $489,000 Active 39 DOM
13. 2026-06-01
    days on market $489,000 Active 38 DOM
14. 2026-05-31
    days on market $489,000 Active 37 DOM
15. 2026-05-30
    days on market $489,000 Active 36 DOM
16. 2026-04-24
    listed $489,000 New 771-char remark

    Show marketing remark (934 chars)

    PRICE IMPROVEMENT. A great opportunity for buyers looking for elegance and affordability. located in the sought-after Twin Lakes subdivision. This Beautiful 5 Bedroom 3 bath home is just 4 years old and is in pristine condition. It's like getting a new construction home without the wait. Enjoy a life-style upgrade with resort-style amenities including swim and tennis, walking trail and a beautiful lake. The kitchen has an Oversized island with plenty of space to prepare meals and add bar stools. This home comes with stainless-steel appliances, including refrigerator, stove, dishwasher, Washer and Dryer. The bedrooms are built to impress with one located on the main level for convenience. This model has many upgrades including a large loft area upstairs, a handyman area in the garage, a 20k remote lawn sprinkler system and LOTS of storage space. Make your appointment to see this Awesome home today and you'll be Dazzled*

17. 2026-04-24
    listed $489,000 Active 771-char remark

    Show marketing remark (934 chars)

    PRICE IMPROVEMENT. A great opportunity for buyers looking for elegance and affordability. located in the sought-after Twin Lakes subdivision. This Beautiful 5 Bedroom 3 bath home is just 4 years old and is in pristine condition. It's like getting a new construction home without the wait. Enjoy a life-style upgrade with resort-style amenities including swim and tennis, walking trail and a beautiful lake. The kitchen has an Oversized island with plenty of space to prepare meals and add bar stools. This home comes with stainless-steel appliances, including refrigerator, stove, dishwasher, Washer and Dryer. The bedrooms are built to impress with one located on the main level for convenience. This model has many upgrades including a large loft area upstairs, a handyman area in the garage, a 20k remote lawn sprinkler system and LOTS of storage space. Make your appointment to see this Awesome home today and you'll be Dazzled*

ⓘ 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: $7,599 · $633/mo
• Projected year-2 tax: $7,599 · $633/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 4/10 Moderate
• 🌡 Heat 5/10 Major 7 d/yr ≥105°F today · 16 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 12% 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: $39,514
• − Mortgage interest: −$27,168
• − Property taxes: −$7,599
• − Insurance: −$2,425
• − Repairs & maintenance: −$3,161
• − Management: −$3,161
• − HOA: −$936
• − Depreciation: −$14,109
• Taxable loss: −$19,045
• Est. tax savings @ 24.0%: +$4,571
• After-tax cash flow: $-5,694/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 — Hoschton

• Score: 72/100
• State rank: #71
• US rank: #6303

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Hoschton, GA
• County: Barrow County · 133,377 people
• City population: 24,602
• Metro: Atlanta-Sandy Springs-Alpharetta, GA
• Population (ZIP): 26,232
• Household income: $111,257
• Rent vs Own: 12.0% rent · 88.0% own
• Severe rent burden: 520.0

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: Predominantly White (84%)
• Race & ethnicity: White 84% Black 6% Two or more races 5% Hispanic / Latino 5% Asian 3%
• Common ancestry: Slovak 3% Italian 2% Lithuanian 2%
• Foreign-born: 8% · Canada, China, South Korea
• Languages at home: 90% English-only · Spanish 3% Other Indo-European 2% Other Asian/Pacific 2%

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: ▼ -73.49%
• Current HPI: 236.1853
• Rent YoY: ▼ -2.44%
• Metro: Atlanta-Sandy Springs-Alpharetta, 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

-0.8% since first listed

4 events — show timeline

• 2026-06-12 Price Changed $485,000 GAMLS
• 2026-06-12 Price Changed $485,000 FMLS
• 2026-04-24 Listed $489,000 FMLS
• 2026-04-24 Listed $489,000 GAMLS

Property tax history

+92.0%/yr

Latest (2025): $7,599 · +0.4% YoY. Source: county tax records.