367 Hughes Ln · Pendergrass, GA 30567

$380,000

5 bd · 3.0 ba · 2,814 sqft · SingleFamily public records · 109 Days on market

Built 2022 7,840 sqft lot $135/sqft · at area comps Est $385k · at est. $54/mo HOA · 2% of rent ↓ 5% 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 +8.1/15.0
• Cash flow +7.2/30.0
• Livability +3.4/5.0
• Schools +3.3/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• 1% rule +2.1/10.0
• DSCR +1.3/10.0

Listing remarks MLS

Welcome to your next home! This spacious 5-bedroom, 3-bathroom gem in the heart of Pendergrass is a true find. Enjoy the convenience of a main-level bedroom and full bath, perfect for guests or multigenerational living. The oversized primary suite offers a generous walk-in closet, and the private backyard with no neighbors behind is ideal for outdoor gatherings and peaceful evenings. Conveniently located near top-rated schools, shopping, and dining, this move-in-ready home is a must-see!

Key facts

• Main-level bedroom
• Walk-in closet
• Private backyard

Tags

• MAIN-LEVEL BEDROOM
• FULL BATH
• OVERSIZED PRIMARY SUITE
• WALK-IN CLOSET
• PRIVATE BACKYARD
• TOP-RATED SCHOOLS

What this means for you Summary

Snapshot

• This is a 5-bed/3.0-bath single-family listed at $380k.

Deal economics

• At list price, monthly cash flow is $-529 ($-6k/yr) — negative.
• To cash-flow at today's rent, offer at most $287k (24.6% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $270k (28.9% below list).
• Recommended offer: $270k (28.9% below list) — sets the bar for 1% rule.
• Cap rate 4.6% 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; 7 comparable units currently listed for rent nearby; rentals lingering (median 46d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 71% 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 $41k of equity ($3k loan paydown + $38k 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 ~$65k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 109 days — a 9% lower offer ($346k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $20k (5%) from the opening price — seller is motivated, your offer sets the floor, not the list.

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 $270,175 (28.9% 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 109 days. Have you received any prior offers? Is the seller open to a 29% 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: 0.71% ✗
• Cap rate: 4.62%
• Cash-on-cash: -5.96%
• DSCR: 0.73
• GRM: 11.7

CMA / ARV

• ARV (median comp): $385,474
• List price: $380,000
• Delta: -1.42%
• 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
138 Brode Ln	0.23mi	5/3.0	2,893 (+3%)	5mo	$365,000	$126	80
393 Walnut Grove Way	0.22mi	5/3.0	2,511 (-11%)	2mo	$359,000	$143	70
297 Starbuck Pkwy	0.34mi	5/3.0	2,511 (-11%)	2mo	$360,000	$143	64
1004 Sope Creek Cir	0.71mi	5/3.0	2,937 (+4%)	2mo	$420,000	$143	58
1004 Sope Creek Cir	0.71mi	5/3.0	2,937 (+4%)	2mo	$420,000	$143	57
1025 Sope Creek Cir	0.68mi	5/3.0	2,937 (+4%)	6mo	$420,000	$143	56
296 Walnut Grove Way	0.31mi	4/2.5 (-1)	2,420 (-14%)	3mo	$349,900	$145	53
1028 Sope Creek Cir	0.69mi	4/2.5 (-1)	2,479 (-12%)	3mo	$390,000	$157	39
1063 Sope Creek Cir	0.65mi	4/2.5 (-1)	2,479 (-12%)	6mo	$375,000	$151	38
1039 Sope Creek Cir	0.67mi	4/2.5 (-1)	2,479 (-12%)	6mo	$380,000	$153	37
1017 Sope Creek Cir	0.74mi	4/2.5 (-1)	2,479 (-12%)	3mo	$395,000	$159	36
309 Mulberry Creek Ct	0.73mi	4/2.5 (-1)	2,479 (-12%)	5mo	$460,000	$186	35

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: 20.1%
• Equity multiple: 2.63×
• Total profit: $173,345
• Equity at exit: $342,334

10-year hold

• IRR: 18.3%
• Equity multiple: 6.05×
• Total profit: $537,082
• Equity at exit: $738,256

Cash invested: $106,400 (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: 11.7×

Monthly cashflow live

• Estimated rent: $2,702 high
• Mortgage (P&I): −$1,993
• Tax from tax record: −$458 /mo · $5,496/yr
• Insurance: −$158
• HOA: −$54
• Vacancy / Maint / Mgmt: −$567
• Net cashflow: $-529

Break-even live

Break-even rent $3,371

Max offer price $286,594

Occupancy floor —

Sensitivity live

Price	-10% $-314	-5% $-421	+0% $-529	+5% $-636	+10% $-744
Rent	-10% $-742	-5% $-635	+0% $-529	+5% $-422	+10% $-315
Rate	-1.0pp $-337	-0.5pp $-432	base $-529	+0.5pp $-627	+1.0pp $-727

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: $95,000
• Closing costs: $11,400
• Reserves months: —
• Total cash needed: —

Rent comps 7 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
112 Russell Rd Pendergrass, GA	5.0	3.0	2933	$2,600	$0.89	23d	1	0.11mi
63 Steel Trl Pendergrass, GA	4.0	2.5	2156	$2,160	$1.00	45d	1	0.22mi
306 Walnut Grove Way Pendergrass, GA	5.0	3.0	2449	$2,400	$0.98	45d	1	0.30mi
274 Walnut Grove Way Pendergrass, GA	5.0	3.0	2449	$2,300	$0.94	45d	1	0.33mi
250 Sope Creek Cir Pendergrass, GA	4.0	3.0	2479	$2,200	$0.89	45d	1	0.71mi
25 Blue River Ct Pendergrass, GA	4.0	2.5	1928	$1,899	$0.98	45d	1	0.94mi
107 Wynn Way Pendergrass, GA	4.0	2.5	1928	$2,300	$1.19	23d	1	0.98mi

HOA detail

• Monthly dues: $54 · $648/yr

Listing history 23 events

1. 2026-06-22
   days on market $380,000 Active 109 DOM
2. 2026-06-19
   days on market $380,000 Active 107 DOM
3. 2026-06-18
   days on market $380,000 Active 106 DOM
4. 2026-06-17
   days on market $380,000 Active 105 DOM
5. 2026-06-16
   days on market $380,000 Active 104 DOM
6. 2026-06-15
   days on market $380,000 Active 103 DOM
7. 2026-06-14
   days on market $380,000 Active 101 DOM
8. 2026-06-13
   days on market $380,000 Active 100 DOM
9. 2026-06-10
   days on market $380,000 Active 98 DOM
10. 2026-06-09
    days on market $380,000 Active 97 DOM
11. 2026-06-08
    days on market $380,000 Active 96 DOM
12. 2026-06-07
    days on market $380,000 Active 95 DOM
13. 2026-06-02
    days on market $380,000 Active 90 DOM
14. 2026-06-01
    days on market $380,000 Active 89 DOM
15. 2026-05-31
    days on market $380,000 Active 88 DOM
16. 2026-05-30
    days on market $380,000 Active 87 DOM
17. 2026-05-16
    price $380,000 493-char remark

    Show marketing remark (493 chars)

    Welcome to your next home! This spacious 5-bedroom, 3-bathroom gem in the heart of Pendergrass is a true find. Enjoy the convenience of a main-level bedroom and full bath, perfect for guests or multigenerational living. The oversized primary suite offers a generous walk-in closet, and the private backyard with no neighbors behind is ideal for outdoor gatherings and peaceful evenings. Conveniently located near top-rated schools, shopping, and dining, this move-in-ready home is a must-see!

18. 2026-05-16
    price $380,000 493-char remark

    Show marketing remark (493 chars)

    Welcome to your next home! This spacious 5-bedroom, 3-bathroom gem in the heart of Pendergrass is a true find. Enjoy the convenience of a main-level bedroom and full bath, perfect for guests or multigenerational living. The oversized primary suite offers a generous walk-in closet, and the private backyard with no neighbors behind is ideal for outdoor gatherings and peaceful evenings. Conveniently located near top-rated schools, shopping, and dining, this move-in-ready home is a must-see!

19. 2026-04-16
    price $385,000 493-char remark

    Show marketing remark (493 chars)

    Welcome to your next home! This spacious 5-bedroom, 3-bathroom gem in the heart of Pendergrass is a true find. Enjoy the convenience of a main-level bedroom and full bath, perfect for guests or multigenerational living. The oversized primary suite offers a generous walk-in closet, and the private backyard with no neighbors behind is ideal for outdoor gatherings and peaceful evenings. Conveniently located near top-rated schools, shopping, and dining, this move-in-ready home is a must-see!

20. 2026-04-16
    price $385,000 493-char remark

    Show marketing remark (493 chars)

    Welcome to your next home! This spacious 5-bedroom, 3-bathroom gem in the heart of Pendergrass is a true find. Enjoy the convenience of a main-level bedroom and full bath, perfect for guests or multigenerational living. The oversized primary suite offers a generous walk-in closet, and the private backyard with no neighbors behind is ideal for outdoor gatherings and peaceful evenings. Conveniently located near top-rated schools, shopping, and dining, this move-in-ready home is a must-see!

21. 2026-03-26
    price $395,000 493-char remark

    Show marketing remark (493 chars)

    Welcome to your next home! This spacious 5-bedroom, 3-bathroom gem in the heart of Pendergrass is a true find. Enjoy the convenience of a main-level bedroom and full bath, perfect for guests or multigenerational living. The oversized primary suite offers a generous walk-in closet, and the private backyard with no neighbors behind is ideal for outdoor gatherings and peaceful evenings. Conveniently located near top-rated schools, shopping, and dining, this move-in-ready home is a must-see!

22. 2026-03-04
    listed $400,000 New 493-char remark

    Show marketing remark (493 chars)

    Welcome to your next home! This spacious 5-bedroom, 3-bathroom gem in the heart of Pendergrass is a true find. Enjoy the convenience of a main-level bedroom and full bath, perfect for guests or multigenerational living. The oversized primary suite offers a generous walk-in closet, and the private backyard with no neighbors behind is ideal for outdoor gatherings and peaceful evenings. Conveniently located near top-rated schools, shopping, and dining, this move-in-ready home is a must-see!

23. 2026-03-04
    listed $400,000 Active 493-char remark

    Show marketing remark (493 chars)

    Welcome to your next home! This spacious 5-bedroom, 3-bathroom gem in the heart of Pendergrass is a true find. Enjoy the convenience of a main-level bedroom and full bath, perfect for guests or multigenerational living. The oversized primary suite offers a generous walk-in closet, and the private backyard with no neighbors behind is ideal for outdoor gatherings and peaceful evenings. Conveniently located near top-rated schools, shopping, and dining, this move-in-ready home is a must-see!

ⓘ 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: $5,496 · $458/mo
• Projected year-2 tax: $5,496 · $458/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 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: $32,421
• − Mortgage interest: −$21,286
• − Property taxes: −$5,496
• − Insurance: −$1,900
• − Repairs & maintenance: −$2,594
• − Management: −$2,594
• − HOA: −$648
• − Depreciation: −$11,055
• Taxable loss: −$13,151
• Est. tax savings @ 24.0%: +$3,156
• After-tax cash flow: $-3,189/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

-5.0% since first listed

7 events — show timeline

• 2026-05-16 Price Changed $380,000 GAMLS
• 2026-05-16 Price Changed $380,000 FMLS
• 2026-04-16 Price Changed $385,000 FMLS
• 2026-04-16 Price Changed $385,000 GAMLS
• 2026-03-26 Price Changed $395,000 FMLS
• 2026-03-04 Listed $400,000 FMLS
• 2026-03-04 Listed $400,000 GAMLS

Property tax history

+72.9%/yr

Latest (2025): $5,496 · +24.1% YoY. Source: county tax records.