379 Morgan Creek Rd · Pendergrass, GA 30567

$389,990

5 bd · 3.5 ba · 3,252 sqft · SingleFamily · 67 Days on market

Built 2026 8,712 sqft lot $120/sqft · at area comps Est $399k · at est. $69/mo HOA · 3% of rent ↓ 12% since listing

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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 +8.5/15.0
• Cash flow +6.4/30.0
• 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 +0.7/10.0

Listing remarks MLS

Brand new, energy-efficient home available by Mar 2026! Comfortably host visitors in the first-floor guest bedroom. An open-concept main floor and patio are perfect for entertaining. Upstairs, use the loft as a media center or playroom. The primary suite features a walk-in closet and dual sinks. New energy-efficient move-in ready homes in Pendergrass include a washer, dryer, fridge, and whole home blinds, plus they can be closing-ready in 60 days or less-guaranteed. (You'll be reimbursed up to $5,000 in expenses related to delays we cause.) Have it all: Relax in your primary bedroom, enjoy your back patio, and experience the community pool and cabana, all with easy access to I-85 and nearby Lake Lanier. Each of our homes is built with innovative, energy-efficient features designed to help you enjoy more savings, better health, real comfort and peace of mind.

Key facts

• Community pool
• Cabana
• Easy access to i-85

Tags

• FIRST-FLOOR GUEST BEDROOM
• OPEN-CONCEPT MAIN FLOOR
• BACK PATIO
• COMMUNITY POOL
• CABANA
• EASY ACCESS TO I-85

What this means for you Summary

Snapshot

• This is a 5-bed/3.5-bath single-family listed at $390k.

Deal economics

• At list price, monthly cash flow is $-680 ($-8k/yr) — negative.
• To cash-flow at today's rent, offer at most $292k (25.2% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $264k (32.3% below list).
• Recommended offer: $264k (32.3% 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); 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; 4 comparable units currently listed for rent nearby; rentals lingering (median 46d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 75% of comp listings sitting > 30 days — soft ceiling on asking rent; solid renter incomes; 2,167 units permitted in Jackson County in 2024 (59 in 5+ unit buildings).
• This rent runs 33% 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 $42k of equity ($3k loan paydown + $39k 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 ~$67k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 67 days — a 6% lower offer ($367k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts; this cycle's ask has dropped $52k (12%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Recommended offer $263,834 (32.3% 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. It's been on market 67 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. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. 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?
8. 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.
9. 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.
10. 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: 4.20%
• Cash-on-cash: -7.47%
• DSCR: 0.67
• GRM: 12.3

CMA / ARV

• ARV (median comp): $399,000
• List price: $389,990
• Delta: -2.26%
• 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
970 Sope Creek Cir	0.12mi	5/3.5	3,252 (0%)	4mo	$420,000	$129	91
84 Sope Creek Cir	0.14mi	5/3.5	3,252 (0%)	7mo	$420,000	$129	88
1084 Sope Creek Cir	0.15mi	5/3.5	3,252 (0%)	9mo	$450,000	$138	86
1083 Sope Creek Cir	0.18mi	5/3.5	3,252 (0%)	9mo	$450,000	$138	84
1004 Sope Creek Cir	0.12mi	5/3.0	2,937 (-10%)	2mo	$420,000	$143	75
1004 Sope Creek Cir	0.12mi	5/3.0	2,937 (-10%)	2mo	$420,000	$143	74
1025 Sope Creek Cir	0.15mi	5/3.0	2,937 (-10%)	6mo	$420,000	$143	69
1054 Sope Creek Cir	0.14mi	4/2.5 (-1)	2,937 (-10%)	9mo	$405,000	$138	61
787 Reece Dr	0.69mi	5/4.0	3,314 (+2%)	2mo	$630,000	$190	61
70 Sope Creek Cir	0.14mi	4/2.5 (-1)	2,937 (-10%)	9mo	$420,000	$143	61
138 Brode Ln	0.66mi	5/3.0	2,893 (-11%)	5mo	$365,000	$126	45
517 Starbuck Pkwy	0.57mi	5/3.0	2,865 (-12%)	11mo	$370,000	$129	43

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: 19.0%
• Equity multiple: 2.55×
• Total profit: $169,181
• Equity at exit: $351,334

10-year hold

• IRR: 17.6%
• Equity multiple: 5.88×
• Total profit: $532,425
• Equity at exit: $757,665

Cash invested: $109,197 (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: 12.3×

Monthly cashflow live

• Estimated rent: $2,638 medium
• Mortgage (P&I): −$2,045
• Tax est. 1.5%: −$487 /mo · $5,850/yr
• Insurance: −$162
• HOA: −$69
• Vacancy / Maint / Mgmt: −$554
• Net cashflow: $-680

Break-even live

Break-even rent $3,499

Max offer price $291,615

Occupancy floor —

Sensitivity live

Price	-10% $-410	-5% $-545	+0% $-680	+5% $-815	+10% $-949
Rent	-10% $-888	-5% $-784	+0% $-680	+5% $-576	+10% $-471
Rate	-1.0pp $-483	-0.5pp $-581	base $-680	+0.5pp $-781	+1.0pp $-884

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: $97,498
• Closing costs: $11,700
• Reserves months: —
• Total cash needed: —

Rent comps 4 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
250 Sope Creek Cir Pendergrass, GA	4.0	3.0	2479	$2,200	$0.89	45d	1	0.19mi
112 Russell Rd Pendergrass, GA	5.0	3.0	2933	$2,600	$0.89	23d	1	0.73mi
306 Walnut Grove Way Pendergrass, GA	5.0	3.0	2449	$2,400	$0.98	45d	1	0.82mi
274 Walnut Grove Way Pendergrass, GA	5.0	3.0	2449	$2,300	$0.94	45d	1	0.83mi

HOA detail

• Monthly dues: $69 · $828/yr
• Likely covers: pool

Listing history 13 events

1. 2026-05-15
   price $399,990 871-char remark

   Show marketing remark (877 chars)

   Brand new, energy-efficient home available by Mar 2026! Comfortably host visitors in the first-floor guest bedroom. An open-concept main floor and patio are perfect for entertaining. Upstairs, use the loft as a media center or playroom. The primary suite features a walk-in closet and dual sinks. New energy-efficient move-in ready homes in Pendergrass include a washer, dryer, fridge, and whole home blinds, plus they can be closing-ready in 60 days or less—guaranteed. (You'll be reimbursed up to $5,000 in expenses related to delays we cause.) Have it all: Relax in your primary bedroom, enjoy your back patio, and experience the community pool and cabana, all with easy access to I-85 and nearby Lake Lanier. Each of our homes is built with innovative, energy-efficient features designed to help you enjoy more savings, better health, real comfort and peace of mind.

2. 2026-05-15
   price $399,990 877-char remark

   Show marketing remark (877 chars)

   Brand new, energy-efficient home available by Mar 2026! Comfortably host visitors in the first-floor guest bedroom. An open-concept main floor and patio are perfect for entertaining. Upstairs, use the loft as a media center or playroom. The primary suite features a walk-in closet and dual sinks. New energy-efficient move-in ready homes in Pendergrass include a washer, dryer, fridge, and whole home blinds, plus they can be closing-ready in 60 days or less—guaranteed. (You'll be reimbursed up to $5,000 in expenses related to delays we cause.) Have it all: Relax in your primary bedroom, enjoy your back patio, and experience the community pool and cabana, all with easy access to I-85 and nearby Lake Lanier. Each of our homes is built with innovative, energy-efficient features designed to help you enjoy more savings, better health, real comfort and peace of mind.

3. 2026-04-25
   status Active
4. 2026-04-25
   historical
5. 2026-04-22
   price $432,990

   Show marketing remark (877 chars)

   Brand new, energy-efficient home available by Mar 2026! Comfortably host visitors in the first-floor guest bedroom. An open-concept main floor and patio are perfect for entertaining. Upstairs, use the loft as a media center or playroom. The primary suite features a walk-in closet and dual sinks. New energy-efficient move-in ready homes in Pendergrass include a washer, dryer, fridge, and whole home blinds, plus they can be closing-ready in 60 days or less—guaranteed. (You'll be reimbursed up to $5,000 in expenses related to delays we cause.) Have it all: Relax in your primary bedroom, enjoy your back patio, and experience the community pool and cabana, all with easy access to I-85 and nearby Lake Lanier. Each of our homes is built with innovative, energy-efficient features designed to help you enjoy more savings, better health, real comfort and peace of mind.

6. 2026-04-22
   price $432,990 871-char remark

   Show marketing remark (877 chars)

   Brand new, energy-efficient home available by Mar 2026! Comfortably host visitors in the first-floor guest bedroom. An open-concept main floor and patio are perfect for entertaining. Upstairs, use the loft as a media center or playroom. The primary suite features a walk-in closet and dual sinks. New energy-efficient move-in ready homes in Pendergrass include a washer, dryer, fridge, and whole home blinds, plus they can be closing-ready in 60 days or less—guaranteed. (You'll be reimbursed up to $5,000 in expenses related to delays we cause.) Have it all: Relax in your primary bedroom, enjoy your back patio, and experience the community pool and cabana, all with easy access to I-85 and nearby Lake Lanier. Each of our homes is built with innovative, energy-efficient features designed to help you enjoy more savings, better health, real comfort and peace of mind.

7. 2026-04-22
   price $432,990 877-char remark

   Show marketing remark (877 chars)

   Brand new, energy-efficient home available by Mar 2026! Comfortably host visitors in the first-floor guest bedroom. An open-concept main floor and patio are perfect for entertaining. Upstairs, use the loft as a media center or playroom. The primary suite features a walk-in closet and dual sinks. New energy-efficient move-in ready homes in Pendergrass include a washer, dryer, fridge, and whole home blinds, plus they can be closing-ready in 60 days or less—guaranteed. (You'll be reimbursed up to $5,000 in expenses related to delays we cause.) Have it all: Relax in your primary bedroom, enjoy your back patio, and experience the community pool and cabana, all with easy access to I-85 and nearby Lake Lanier. Each of our homes is built with innovative, energy-efficient features designed to help you enjoy more savings, better health, real comfort and peace of mind.

8. 2026-04-11
   status Active
9. 2026-04-11
   price $442,480
10. 2026-03-23
    listed $442,480 New 871-char remark

    Show marketing remark (877 chars)

    Brand new, energy-efficient home available by Mar 2026! Comfortably host visitors in the first-floor guest bedroom. An open-concept main floor and patio are perfect for entertaining. Upstairs, use the loft as a media center or playroom. The primary suite features a walk-in closet and dual sinks. New energy-efficient move-in ready homes in Pendergrass include a washer, dryer, fridge, and whole home blinds, plus they can be closing-ready in 60 days or less—guaranteed. (You'll be reimbursed up to $5,000 in expenses related to delays we cause.) Have it all: Relax in your primary bedroom, enjoy your back patio, and experience the community pool and cabana, all with easy access to I-85 and nearby Lake Lanier. Each of our homes is built with innovative, energy-efficient features designed to help you enjoy more savings, better health, real comfort and peace of mind.

11. 2026-03-23
    listed $442,480 Active 877-char remark

    Show marketing remark (877 chars)

    Brand new, energy-efficient home available by Mar 2026! Comfortably host visitors in the first-floor guest bedroom. An open-concept main floor and patio are perfect for entertaining. Upstairs, use the loft as a media center or playroom. The primary suite features a walk-in closet and dual sinks. New energy-efficient move-in ready homes in Pendergrass include a washer, dryer, fridge, and whole home blinds, plus they can be closing-ready in 60 days or less—guaranteed. (You'll be reimbursed up to $5,000 in expenses related to delays we cause.) Have it all: Relax in your primary bedroom, enjoy your back patio, and experience the community pool and cabana, all with easy access to I-85 and nearby Lake Lanier. Each of our homes is built with innovative, energy-efficient features designed to help you enjoy more savings, better health, real comfort and peace of mind.

12. 2025-10-24
    historical
13. 2025-10-22
    listed $452,480 Active

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Taxation est. · year 1

• Rental income: $31,660
• − Mortgage interest: −$21,846
• − Property taxes: −$5,850
• − Insurance: −$1,950
• − Repairs & maintenance: −$2,533
• − Management: −$2,533
• − HOA: −$828
• − Depreciation: −$11,345
• Taxable loss: −$15,224
• Est. tax savings @ 24.0%: +$3,654
• After-tax cash flow: $-4,504/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

-11.6% since first listed

13 events — show timeline

• 2026-05-15 Price Changed $399,990 GAMLS
• 2026-05-15 Price Changed $399,990 FMLS
• 2026-04-25 Relisted — Zillow
• 2026-04-25 Delisted — Zillow
• 2026-04-22 Price Changed $432,990 Zillow
• 2026-04-22 Price Changed $432,990 GAMLS
• 2026-04-22 Price Changed $432,990 FMLS
• 2026-04-11 Relisted — Zillow
• 2026-04-11 Price Changed $442,480 Zillow
• 2026-03-23 Listed $442,480 FMLS
• 2026-03-23 Listed $442,480 GAMLS
• 2025-10-24 Delisted — Zillow
• 2025-10-22 Listed $452,480 Zillow