375 Starbuck Pkwy · Pendergrass, GA 30567

$360,000

5 bd · 2.5 ba · 2,430 sqft · SingleFamily public records · 38 Days on market

Built 2021 6,098 sqft lot $148/sqft · at area comps Est $361k · at est. $54/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
• Cash flow +7.6/30.0
• ARV discount +7.6/15.0
• Livability +3.4/5.0
• Schools +3.3/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• 1% rule +2.3/10.0
• DSCR +1.7/10.0

Listing remarks MLS

Located in the desirable Walnut Grove community in Pendergrass, this newer construction home offers the perfect combination of modern design, functionality, and convenience in the growing Jackson County area. With easy access to I-85 and nearby shopping, dining, and entertainment, this location provides the ideal balance of small-town charm and commuter-friendly convenience. Inside, you'll find an open-concept floor plan designed for today's lifestyle with spacious living areas, abundant natural light, and modern finishes throughout. The kitchen flows seamlessly into the main living space, making it ideal for entertaining, family gatherings, or everyday living. Spacious bedrooms, thoughtfully designed bathrooms, and flexible living spaces provide comfort and functionality for a variety of lifestyles. With 5 bedrooms the possibilities are endless! One of the biggest advantages of purchasing a newer home is peace of mind. Enjoy improved energy efficiency, lower maintenance costs, updated building standards, modern systems and appliances, and contemporary layouts designed for how people live today. Residents of Walnut Grove enjoy community amenities including a pool, clubhouse, and playground, along with convenient access to parks, schools, and the rapidly growing Jackson County area.

Key facts

• 6,098 sq ft lot
• 2 garage spots
• Community pool

Property features AI

Finance

• Other: GPS-friendly directions; Asphalt paved road access; Located in Jackson County, GA
• HOA & community: Homeowners association with annual fee of $650; Community clubhouse; Community pool; Playground; Sidewalks

Exterior

• Parking: 2-car garage with garage door opener, garage faces front; Level driveway; Additional open parking available
• Utilities: Public water; Public sewer; Electric service (110 volts); Cable available; Underground utilities; Electricity available; Sewer available; Water available
• Home design: Two levels; Resale property; Stone and vinyl siding exterior; Shingle roof; Slab foundation
• Construction: Stone and vinyl siding construction; Shingle roof; Slab foundation
• Exterior features: Deck

Interior

• Kitchen: White cabinets; Kitchen island; Walk-in pantry; Stone countertops; Open view to family room; Dishwasher; Electric oven; Electric range; Microwave
• Bedrooms: One main-level bedroom; Four upper-level bedrooms
• Flooring: Carpet; Vinyl
• Bathrooms: Three full bathrooms; Primary bath with double vanity and separate tub and shower; One main-level bathroom; Two full upper-level bathrooms
• Heating & cooling: Central heating; Hot water heating; Zoned heating; Central air conditioning; Zoned cooling; Ceiling fans
• Interior features: Entrance foyer; High-speed internet; Smart home features; Disappearing attic stairs; Double vanity sinks; Walk-in closets; Double-pane windows; No common walls
• Laundry & utility: Upper-level laundry in hallway laundry room; Electric water heater; 220 volts in laundry

What this means for you Summary

Snapshot

• This is a 5-bed/2.5-bath single-family listed at $360k.

Deal economics

• At list price, monthly cash flow is $-436 ($-5k/yr) — negative.
• To cash-flow at today's rent, offer at most $283k (21.4% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $262k (27.4% below list).
• Recommended offer: $262k (27.4% below list) — sets the bar for 1% rule.
• Cap rate 4.8% vs local median 3.6% in Pendergrass — 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 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; 9 comparable units currently listed for rent nearby; rentals lingering (median 46d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 56% 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 32% 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 38 days — a 3% lower offer ($349k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 5y 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.

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 $261,523 (27.4% 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 38 days. Have you received any prior offers? Is the seller open to a 27% 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: 0.73% ✗
• Cap rate: 4.84%
• Cash-on-cash: -5.19%
• DSCR: 0.77
• GRM: 11.5

CMA / ARV

• ARV (median comp): $360,875
• List price: $360,000
• Delta: -0.24%
• 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
297 Starbuck Pkwy	0.08mi	5/3.0	2,511 (+3%)	2mo	$360,000	$143	87
393 Walnut Grove Way	0.21mi	5/3.0	2,511 (+3%)	2mo	$359,000	$143	81
577 Starbuck Pkwy	0.14mi	4/2.5 (-1)	2,346 (-4%)	2mo	$350,000	$149	81
296 Walnut Grove Way	0.27mi	4/2.5 (-1)	2,420 (-0%)	3mo	$349,900	$145	79
662 Starbuck Pkwy	0.06mi	4/2.5 (-1)	2,115 (-13%)	3mo	$347,500	$164	68
365 Morgan Creek Rd	0.53mi	4/2.5 (-1)	2,479 (+2%)	0mo	$384,990	$155	67
1013 Sope Creek Cir	0.46mi	4/2.5 (-1)	2,345 (-4%)	1mo	$385,000	$164	66
135 Russell Rd	0.20mi	4/2.5 (-1)	2,141 (-12%)	1mo	$356,000	$166	65
69 Embry Blvd	0.32mi	4/2.0 (-1)	2,235 (-8%)	1mo	$305,000	$136	63
417 Morgan Creek Rd	0.55mi	4/2.5 (-1)	2,345 (-4%)	1mo	$385,000	$164	63
928 Sope Creek Cir	0.54mi	5/3.0	2,674 (+10%)	1mo	$410,000	$153	55
429 Morgan Creek Rd	0.55mi	5/3.0	2,674 (+10%)	1mo	$416,480	$156	54

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: 20.6%
• Equity multiple: 2.67×
• Total profit: $168,358
• Equity at exit: $324,317

10-year hold

• IRR: 18.7%
• Equity multiple: 6.14×
• Total profit: $517,709
• Equity at exit: $699,401

Cash invested: $100,800 (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 30567

• Home prices YoY: 14.7%
• Active inventory: 143
• Price-to-rent: 11.5×

Monthly cashflow live

• Estimated rent: $2,615 high
• Mortgage (P&I): −$1,888
• Tax from tax record: −$410 /mo · $4,919/yr
• Insurance: −$150
• HOA: −$54
• Vacancy / Maint / Mgmt: −$549
• Net cashflow: $-436

Break-even live

Break-even rent $3,167

Max offer price $283,017

Occupancy floor —

Sensitivity live

Price	-10% $-232	-5% $-334	+0% $-436	+5% $-538	+10% $-640
Rent	-10% $-642	-5% $-539	+0% $-436	+5% $-332	+10% $-229
Rate	-1.0pp $-254	-0.5pp $-344	base $-436	+0.5pp $-529	+1.0pp $-624

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: $90,000
• Closing costs: $10,800
• Reserves months: —
• Total cash needed: —

Rent comps 9 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
63 Steel Trl Pendergrass, GA	4.0	2.5	2156	$2,160	$1.00	45d	1	0.14mi
112 Russell Rd Pendergrass, GA	5.0	3.0	2933	$2,600	$0.89	23d	1	0.23mi
306 Walnut Grove Way Pendergrass, GA	5.0	3.0	2449	$2,400	$0.98	45d	1	0.27mi
274 Walnut Grove Way Pendergrass, GA	5.0	3.0	2449	$2,300	$0.94	45d	1	0.30mi
250 Sope Creek Cir Pendergrass, GA	4.0	3.0	2479	$2,200	$0.89	45d	1	0.41mi
25 Blue River Ct Pendergrass, GA	4.0	2.5	1928	$1,899	$0.98	45d	1	0.69mi
107 Wynn Way Pendergrass, GA	4.0	2.5	1928	$2,300	$1.19	23d	1	0.74mi
916 Independence Ave Pendergrass, GA	4.0	2.5	1904	$1,995	$1.05	15d	1	1.42mi
929 Independence Ave Pendergrass, GA	4.0	2.5	2000	$1,901	$0.95	15d	1	1.43mi

HOA detail

• Monthly dues: $54 · $648/yr
• Likely covers: pool

Listing history 25 events

1. 2026-06-22
   days on market $360,000 Active 38 DOM
2. 2026-06-19
   days on market $360,000 Active 36 DOM
3. 2026-06-18
   days on market $360,000 Active 35 DOM
4. 2026-06-17
   days on market $360,000 Active 34 DOM
5. 2026-06-16
   days on market $360,000 Active 33 DOM
6. 2026-06-15
   days on market $360,000 Active 32 DOM
7. 2026-06-14
   days on market $360,000 Active 30 DOM
8. 2026-06-13
   days on market $360,000 Active 29 DOM
9. 2026-06-10
   days on market $360,000 Active 27 DOM
10. 2026-06-09
    days on market $360,000 Active 26 DOM
11. 2026-06-08
    days on market $360,000 Active 25 DOM
12. 2026-06-07
    days on market $360,000 Active 24 DOM
13. 2026-06-02
    days on market $360,000 Active 19 DOM
14. 2026-06-01
    days on market $360,000 Active 18 DOM
15. 2026-05-31
    days on market $360,000 Active 17 DOM
16. 2026-05-30
    days on market $360,000 Active 16 DOM
17. 2026-05-14
    listed $360,000 Active 1323-char remark
18. 2026-05-14
    historical $360,000 1323-char remark
19. 2026-05-13
    listed $360,000 New 1311-char remark

    Show marketing remark (1311 chars)

    Located in the desirable Walnut Grove community in Pendergrass, this newer construction home offers the perfect combination of modern design, functionality, and convenience in the growing Jackson County area. With easy access to I-85 and nearby shopping, dining, and entertainment, this location provides the ideal balance of small-town charm and commuter-friendly convenience. Inside, you'll find an open-concept floor plan designed for today's lifestyle with spacious living areas, abundant natural light, and modern finishes throughout. The kitchen flows seamlessly into the main living space, making it ideal for entertaining, family gatherings, or everyday living. Spacious bedrooms, thoughtfully designed bathrooms, and flexible living spaces provide comfort and functionality for a variety of lifestyles. With 5 bedrooms the possibilities are endless! One of the biggest advantages of purchasing a newer home is peace of mind. Enjoy improved energy efficiency, lower maintenance costs, updated building standards, modern systems and appliances, and contemporary layouts designed for how people live today. Residents of Walnut Grove enjoy community amenities including a pool, clubhouse, and playground, along with convenient access to parks, schools, and the rapidly growing Jackson County area.

20. 2022-01-25
    soldstatus $326,490 Closed

    Show marketing remark (649 chars)

    Located in Walnut Grove, a new community in downtown Pendergrass featuring a pool, clubhouse and playground! Nestled between Athens and Gainesville with convenient access to I-85 and Hwy 129. Highly sought after Hayden floor plan home features a welcoming entry foyer that opens to a spacious family room. Open kitchen with granite countertops, white cabinets, stainless-steel appliances, and a large island. Bedroom on main floor with full bath. Loft area upstairs. Oversized primary suite with dual vanity, soaker tub, separate shower, and walk in closet. Large secondary bedrooms. Smart Home Technology Included. Stock photos. Not of actual home.

21. 2022-01-25
    soldstatus $326,490 Sold

    Show marketing remark (649 chars)

    Located in Walnut Grove, a new community in downtown Pendergrass featuring a pool, clubhouse and playground! Nestled between Athens and Gainesville with convenient access to I-85 and Hwy 129. Highly sought after Hayden floor plan home features a welcoming entry foyer that opens to a spacious family room. Open kitchen with granite countertops, white cabinets, stainless-steel appliances, and a large island. Bedroom on main floor with full bath. Loft area upstairs. Oversized primary suite with dual vanity, soaker tub, separate shower, and walk in closet. Large secondary bedrooms. Smart Home Technology Included. Stock photos. Not of actual home.

22. 2021-11-15
    status Pending

    Show marketing remark (649 chars)

    Located in Walnut Grove, a new community in downtown Pendergrass featuring a pool, clubhouse and playground! Nestled between Athens and Gainesville with convenient access to I-85 and Hwy 129. Highly sought after Hayden floor plan home features a welcoming entry foyer that opens to a spacious family room. Open kitchen with granite countertops, white cabinets, stainless-steel appliances, and a large island. Bedroom on main floor with full bath. Loft area upstairs. Oversized primary suite with dual vanity, soaker tub, separate shower, and walk in closet. Large secondary bedrooms. Smart Home Technology Included. Stock photos. Not of actual home.

23. 2021-11-15
    status Under Contract

    Show marketing remark (649 chars)

    Located in Walnut Grove, a new community in downtown Pendergrass featuring a pool, clubhouse and playground! Nestled between Athens and Gainesville with convenient access to I-85 and Hwy 129. Highly sought after Hayden floor plan home features a welcoming entry foyer that opens to a spacious family room. Open kitchen with granite countertops, white cabinets, stainless-steel appliances, and a large island. Bedroom on main floor with full bath. Loft area upstairs. Oversized primary suite with dual vanity, soaker tub, separate shower, and walk in closet. Large secondary bedrooms. Smart Home Technology Included. Stock photos. Not of actual home.

24. 2021-10-26
    listed $326,490 New

    Show marketing remark (649 chars)

    Located in Walnut Grove, a new community in downtown Pendergrass featuring a pool, clubhouse and playground! Nestled between Athens and Gainesville with convenient access to I-85 and Hwy 129. Highly sought after Hayden floor plan home features a welcoming entry foyer that opens to a spacious family room. Open kitchen with granite countertops, white cabinets, stainless-steel appliances, and a large island. Bedroom on main floor with full bath. Loft area upstairs. Oversized primary suite with dual vanity, soaker tub, separate shower, and walk in closet. Large secondary bedrooms. Smart Home Technology Included. Stock photos. Not of actual home.

25. 2021-10-26
    listed $326,490 Active

    Show marketing remark (649 chars)

    Located in Walnut Grove, a new community in downtown Pendergrass featuring a pool, clubhouse and playground! Nestled between Athens and Gainesville with convenient access to I-85 and Hwy 129. Highly sought after Hayden floor plan home features a welcoming entry foyer that opens to a spacious family room. Open kitchen with granite countertops, white cabinets, stainless-steel appliances, and a large island. Bedroom on main floor with full bath. Loft area upstairs. Oversized primary suite with dual vanity, soaker tub, separate shower, and walk in closet. Large secondary bedrooms. Smart Home Technology Included. Stock photos. Not of actual home.

ⓘ 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: $4,919 · $410/mo
• Projected year-2 tax: $4,919 · $410/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 · 18 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 13% 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: $31,383
• − Mortgage interest: −$20,166
• − Property taxes: −$4,919
• − Insurance: −$1,800
• − Repairs & maintenance: −$2,511
• − Management: −$2,511
• − HOA: −$648
• − Depreciation: −$10,473
• Taxable loss: −$11,644
• Est. tax savings @ 24.0%: +$2,795
• After-tax cash flow: $-2,435/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

+10.3% since first listed

9 events — show timeline

• 2026-05-14 Listed $360,000 FMLS
• 2026-05-14 Coming Soon $360,000 FMLS
• 2026-05-13 Listed $360,000 GAMLS
• 2022-01-25 Sold (MLS) $326,490 GAMLS
• 2022-01-25 Sold (MLS) $326,490 FMLS
• 2021-11-15 Pending — FMLS
• 2021-11-15 Pending — GAMLS
• 2021-10-26 Listed $326,490 GAMLS
• 2021-10-26 Listed $326,490 FMLS

Property tax history

+68.1%/yr

Latest (2025): $4,919 · -0.9% YoY. Source: county tax records.