122 Piedmont Ave · Braselton, GA 30517

$280,000

3 bd · 1.0 ba · 1,080 sqft · SingleFamily public records · 23 Days on market

Built 1979 0.43 ac lot $259/sqft · 14% above area Est $271k · at est.

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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).

• Cash flow +15.6/30.0
• ARV discount +6.0/15.0
• DSCR +4.8/10.0
• Livability +3.8/5.0
• 1% rule +3.6/10.0
• Schools +3.3/10.0
• Rent growth +2.8/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Charming 3BR/2BA Ranch in the Heart of Braselton! Welcome home to this beautifully maintained 3-bedroom, 2-bath ranch nestled and gorgeous kitchen that needs to be updated. on a spacious 0.43-acre lot in the heart of Braselton. This inviting property features stunning hardwood floors, a generously sized utility room, and elegant French doors that open to a cozy back porch—perfect for relaxing or entertaining guests. 122 Piedmont is also in the coveted West Jackson/Jackson County High school district and is a commuter’s dream with easy access to I-85 Enjoy the best of both worlds with a peaceful, small-town feel while being just minutes away from Braselton’s lively fe

Key facts

• Utility room
• Gorgeous kitchen
• French doors

Tags

• GORGEOUS KITCHEN
• HARDWOOD FLOORS
• UTILITY ROOM
• FRENCH DOORS
• BACK PORCH
• EASY ACCESS TO I-85

Property features AI

Exterior

• Parking: Attached carport; Parking pad; Total of 1 parking space; 1 carport space
• Utilities: Public water; Public sewer; Electric service with 220 volts available; Electricity available; Natural gas available; Water available
• Home design: One-level home; Resale property
• Construction: Vinyl siding exterior; Metal roof; Slab foundation; Other structures on site
• Exterior features: Deck; Patio; Other exterior features

Interior

• Kitchen: White cabinets; Dishwasher; Electric cooktop; Electric oven; Refrigerator
• Bedrooms: 3 bedrooms on the main level; Primary bedroom on the main level
• Flooring: Carpet; Hardwood; Laminate
• Bathrooms: 2 full bathrooms; Both bathrooms on the main level; Master bathroom with tub/shower combo
• Heating & cooling: Heat pump heating; Central air conditioning (electric)
• Interior features: No shared/common walls; Attic; Family room; Crawl space foundation; Other interior features
• Laundry & utility: Laundry area in the garage

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $280k.

Deal economics

• At list price, monthly cash flow is $117 ($1k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $241k (13.8% below list).
• Recommended offer: $241k (13.8% below list) — sets the bar for 1% rule.
• Cap rate 6.8% vs local median 3.0% in Braselton — 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 75/100 on livability (#30 in GA, #3,898 nationally) — a middle-class / working-renter tenant base. Strengths: crime A+, employment A+, housing A+; Watch: cost of living C-, 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: East Jackson Elementary School (math 58% / reading 43%, grade D+, #249 of 1,228 statewide, top 21%, 594 students, 53% 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: Rents rising (+1.0%/yr); 337 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); 50% of comp listings sitting > 30 days — soft ceiling on asking rent; high-income renter base; 2,167 units permitted in Jackson County in 2024 (59 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $2k of loan paydown is wiped out by about $8k 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 23 days — a 2% lower offer ($276k) is reasonable based on typical stale-listing flexibility.
• 8 sale attempts since 13y 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→17/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $241,307 (13.8% below list)

Questions for the listing agent

1. Built in 1979 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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.
5. 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.
6. 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: 0.86% ✗
• Cap rate: 6.79%
• Cash-on-cash: 1.79%
• DSCR: 1.08
• GRM: 9.7

CMA / ARV

• ARV (median comp): $270,990
• List price: $280,000
• Delta: 3.33%
• Verdict: FAIR
• Comps: 19 within 1.0 mi

Show comp detail 5 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
122 Piedmont Ave	0.00mi	3/2.0	1,189 (+10%)	0mo	$280,000	$235	79
107 Lakeshore Cir	0.49mi	3/1.0	1,052 (-3%)	2mo	$220,000	$209	71
146 W Jefferson St	0.48mi	2/1.0 (-1)	1,068 (-1%)	11mo	$174,250	$163	62
289 Bell Ave	0.63mi	2/1.0 (-1)	1,169 (+8%)	0mo	$206,000	$176	52
77 E Broad St	0.69mi	3/2.0	1,186 (+10%)	14mo	$299,900	$253	35

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 · 1.04% rent growth · sell at horizon

5-year hold

• IRR: -15.5%
• Equity multiple: 0.46×
• Total profit: $-42,640
• Equity at exit: $41,749

10-year hold

• IRR: -10.6%
• Equity multiple: 0.41×
• Total profit: $-46,164
• Equity at exit: $24,209

Cash invested: $78,400 (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 30517

• Home prices YoY: -20.1%
• Rents YoY: 1.0%
• Active inventory: 337
• Price-to-rent: 9.7×

Monthly cashflow live

• Estimated rent: $2,413 medium
• Mortgage (P&I): −$1,468
• Tax from tax record: −$204 /mo · $2,452/yr
• Insurance: −$117
• HOA: −$0
• Vacancy / Maint / Mgmt: −$507
• Net cashflow: $117

Break-even live

Break-even rent $2,265

Max offer price $280,000

Occupancy floor 90%

Sensitivity live

Price	-10% $276	-5% $196	+0% $117	+5% $38	+10% $-41
Rent	-10% $-74	-5% $22	+0% $117	+5% $212	+10% $308
Rate	-1.0pp $258	-0.5pp $188	base $117	+0.5pp $44	+1.0pp $-29

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: $70,000
• Closing costs: $8,400
• Reserves months: —
• Total cash needed: —

Rent comps 4 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
57 Regent Park Hoschton, GA	3.0	2.5	1393	$2,500	$1.79	15d	1	1.08mi
102 Jaxton St Hoschton, GA	3.0	2.5	1383	$1,995	$1.44	45d	1	1.23mi
250 Chardonnay Trce Braselton, GA	3.0	2.0	1222	$1,800	$1.47	45d	1	1.24mi
252 Regent Park Unit 252 Hoschton, GA	3.0	2.5	1467	$2,300	$1.57	15d	1	1.28mi

Listing history 49 events

1. 2026-06-07
   statusdays on market $280,000 Pending 23 DOM
2. 2026-06-02
   days on market $280,000 Active 20 DOM
3. 2026-06-01
   days on market $280,000 Active 19 DOM
4. 2026-05-31
   days on market $280,000 Active 18 DOM
5. 2026-05-30
   days on market $280,000 Active 17 DOM
6. 2026-05-12
   listed $280,000 Active 948-char remark
7. 2025-06-14
   historical
8. 2025-06-14
   historical
9. 2025-06-10
   price $298,995
10. 2025-06-10
    price $298,995
11. 2025-05-28
    price $299,000
12. 2025-05-28
    price $299,000
13. 2025-05-09
    price $318,000
14. 2025-05-09
    price $318,000
15. 2025-04-24
    price $319,000
16. 2025-04-24
    price $319,000
17. 2025-04-22
    price $324,000
18. 2025-04-22
    price $324,000
19. 2025-04-01
    price $324,500
20. 2025-04-01
    price $324,500
21. 2025-03-10
    price $325,000
22. 2025-03-10
    price $325,000
23. 2025-02-18
    listed $334,999 New
24. 2025-02-18
    listed $334,999 Active
25. 2022-04-11
    historical
26. 2022-04-06
    listed $274,000 New
27. 2021-10-01
    soldstatus $174,000
28. 2013-04-30
    price $48,000
29. 2013-04-17
    price $48,000
30. 2013-04-17
    historical
31. 2013-04-12
    soldstatus $48,000 Sold
32. 2013-04-12
    soldstatus $48,000 Sold
33. 2013-04-12
    price $54,000
34. 2013-03-13
    status Under Contract
35. 2013-03-13
    status Pending
36. 2013-03-13
    price $54,000
37. 2013-03-04
    historical Contingent - Other
38. 2013-03-04
    historical Pending Approval
39. 2013-02-09
    status Back On Market
40. 2013-02-09
    status Active
41. 2013-01-25
    historical
42. 2013-01-25
    status Pending
43. 2013-01-18
    historical Contingent - Other
44. 2013-01-18
    historical Pending Approval
45. 2013-01-08
    listed $54,000 Active
46. 2013-01-08
    listed $54,000 New
47. 2010-08-17
    price $91,900 Reduced
48. 2002-04-23
    soldstatus $94,600
49. 1996-09-11
    soldstatus $67,000

ⓘ 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: $2,452 · $204/mo
• Projected year-2 tax: $2,576 · $215/mo
• Expected delta: +$124/yr (+$10/mo · 5.1%)

ⓘ 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 · 17 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 · 5 by 30 yrs out

Taxation est. · year 1

• Rental income: $28,957
• − Mortgage interest: −$15,684
• − Property taxes: −$2,452
• − Insurance: −$1,400
• − Repairs & maintenance: −$2,317
• − Management: −$2,317
• − Depreciation: −$8,145
• Taxable loss: −$3,358
• Est. tax savings @ 24.0%: +$806
• After-tax cash flow: $2,210/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 — Braselton

• Score: 75/100
• State rank: #30
• US rank: #3898

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Braselton, GA
• County: Barrow County · 133,377 people
• City population: 45,226
• Metro: Atlanta-Sandy Springs-Alpharetta, GA
• Population (ZIP): 18,994
• Household income: $118,034
• Rent vs Own: 20.7% rent · 79.3% own
• Severe rent burden: 282.0

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 (77%)
• Race & ethnicity: White 77% Hispanic / Latino 12% Two or more races 7% Black 6% Asian 3%
• Hispanic origin (detail): Mexican 6% Cuban 2% Dominican 1%
• Common ancestry: Slovak 2% Italian 2% Romanian 2%
• Foreign-born: 8% · Canada, South Korea, China
• Languages at home: 86% English-only · Spanish 10% Chinese 1% Korean 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: ▼ -64.26%
• Current HPI: 256.2762
• Rent YoY: ▲ 1.04%
• 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

+317.9% since first listed

47 events — show timeline

• 2026-06-10 Sold (MLS) $280,000 FMLS
• 2026-06-06 Pending — FMLS
• 2026-06-03 Contingent — FMLS
• 2026-05-12 Listed $280,000 FMLS
• 2025-06-14 Listing Removed — FMLS
• 2025-06-14 Listing Removed — GAMLS
• 2025-06-10 Price Changed $298,995 GAMLS
• 2025-06-10 Price Changed $298,995 FMLS
• 2025-05-28 Price Changed $299,000 GAMLS
• 2025-05-28 Price Changed $299,000 FMLS
• 2025-05-09 Price Changed $318,000 FMLS
• 2025-05-09 Price Changed $318,000 GAMLS
• 2025-04-24 Price Changed $319,000 GAMLS
• 2025-04-24 Price Changed $319,000 FMLS
• 2025-04-22 Price Changed $324,000 GAMLS
• 2025-04-22 Price Changed $324,000 FMLS
• 2025-04-01 Price Changed $324,500 GAMLS
• 2025-04-01 Price Changed $324,500 FMLS
• 2025-03-10 Price Changed $325,000 GAMLS
• 2025-03-10 Price Changed $325,000 FMLS
• 2025-02-18 Listed $334,999 FMLS
• 2025-02-18 Listed $334,999 GAMLS
• 2022-04-11 Listing Removed — GAMLS
• 2022-04-06 Listed $274,000 GAMLS
• 2021-10-01 Sold (Public Records) $174,000 Public Records
• 2013-04-30 Price Changed $48,000 GAMLS
• 2013-04-17 Price Changed $48,000 FMLS
• 2013-04-17 Listing Removed — FMLS
• 2013-04-12 Sold (MLS) $48,000 GAMLS
• 2013-04-12 Sold (MLS) $48,000 FMLS
• 2013-04-12 Price Changed $54,000 FMLS
• 2013-03-13 Pending — GAMLS
• 2013-03-13 Pending — FMLS
• 2013-03-13 Price Changed $54,000 GAMLS
• 2013-03-04 Contingent — FMLS
• 2013-03-04 Contingent — GAMLS
• 2013-02-09 Relisted — GAMLS
• 2013-02-09 Relisted — FMLS
• 2013-01-25 Listing Removed — GAMLS
• 2013-01-25 Pending — FMLS
• 2013-01-18 Contingent — FMLS
• 2013-01-18 Contingent — GAMLS
• 2013-01-08 Listed $54,000 FMLS
• 2013-01-08 Listed $54,000 GAMLS
• 2010-08-17 Price Changed $91,900 GAMLS
• 2002-04-23 Sold (Public Records) $94,600 Public Records
• 1996-09-11 Sold (Public Records) $67,000 Public Records

Property tax history

+9.5%/yr

Latest (2025): $2,452 · -1.0% YoY. Source: county tax records.