Is 1006 Chestnut Cove Trl in Jasper, GA a good investment?

CashFlowRE grades it C with a 7.7% cap rate and $438/mo modeled cash flow at a $378,500 list price. See the full underwriting and recommended offer on the page.

What is the cap rate for 1006 Chestnut Cove Trl?

The modeled cap rate is 7.7% — annual NOI divided by price, using CashFlowRE's rent and expense estimates.

What would this property rent for?

Estimated market rent is $4,323/month, from CashFlowRE's rent model.

C Composite 56.29

Why this score? — see what drove the C 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 +19.6/30.0
ARV discount +10.8/15.0
1% rule +6.4/10.0
DSCR +6.2/10.0
Condition / age +3.8/5.0
Livability +3.7/5.0
Schools +3.3/10.0
Rent growth +2.5/5.0
Appreciation +0.0/10.0

$378,500

1006 Chestnut Cove Trl · Jasper, GA 30143

4 bd · 3.0 ba · 2,262 sqft · SingleFamily · 43 Days on market

Built 1977 Good condition 0.60 ac lot Garage $167/sqft · 7% below area Est $408k · 7% under $361/mo HOA · 8% of rent

🖨 Deal sheet (PDF) 📄 Offer letter ✓ Due diligence

Listing remarks MLS

Located in the gated Bent Tree community, this updated 4-bedroom, 3-bath home offers seasonal mountain views, two spacious decks, and a private hot tub. Inside, you'll find a stone fireplace with a Buck Stove insert, energy-efficient windows, and an updated kitchen with granite countertops, stainless steel appliances, and an open layout. The flexible floor plan includes two primary suites, one on the main level and one upstairs, plus a finished terrace level. Recent updates include a newly paved driveway, professional survey (Spring 2025), new furnace (Fall 2025), new microwave, new dishwasher, annual mini-split servicing, professional rodent exclusion, and professional hot tub winterization. Bent Tree offers gated mountain living with golf, tennis, pickleball, hiking trails, a 110-acre lake, dining, and more. Whether you're looking for a full-time home or a weekend getaway, this property is ready to enjoy.

Key facts

Two spacious decks
Stone fireplace
Private hot tub

What this means for you Summary

Snapshot

This is a 4-bed/3.0-bath single-family listed at $378k. Condition is rated good.

Deal economics

At list price, monthly cash flow is $438 ($5k/yr) — positive.
The deal already cash-flows at list — no discount required.
Meets the 1% rule at list price ($4k rent vs $378k).
Recommended offer: $367k (3.0% below list) — sets the bar for market timing.
Cap rate 7.7% vs local median 2.7% in Jasper — 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 74/100 on livability (#44 in GA, #4,976 nationally) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, health & safety A+; Watch: amenities D-, commute F, employment F.
Pickens County (rural): math 35% / reading 35% proficiency, ranked #59 of 174 in GA (top 34%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
Zoned schools: Tate Elementary School (math 37% / reading 27%, grade F, #582 of 1,228 statewide, top 50%, 482 students, 51% FRL); Pickens County Junior High School (math 35% / reading 38%, grade F, #167 of 470 statewide, top 38%, 611 students, 45% FRL); Pickens County High School (math 34% / reading 28%, grade F, #127 of 424 statewide, top 30%, 1,259 students, 36% FRL) — zoned schools at 44% FRL track the district average.
Market conditions: 860 active listings in the ZIP; 3 comparable units currently listed for rent nearby; rentals lingering (median 36d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 67% of comp listings sitting > 30 days — soft ceiling on asking rent; solid renter incomes; 260 units permitted in Pickens County in 2024 (0 in 5+ unit buildings).
At $4,323/mo this rent would consume 65% of the median local household income ($80k/yr) — very limited rent-growth headroom before tenants either downsize or default.

Forward outlook

Local home prices are declining (-3.0%/yr); year-one equity from $3k of loan paydown is wiped out by about $11k of value loss. Plan a longer hold.

Negotiation context

It's been on market 43 days — a 3% lower offer ($367k) is reasonable based on typical stale-listing flexibility.
6 sale attempts since 4y 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.

Recommended offer $367,145 (3.0% below list)

Questions for the listing agent

It's been on market 43 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
Built in 1977 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
Schools are D-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
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.
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.
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: 1.14% ✓
Cap rate: 7.68%
Cash-on-cash: 4.96%
DSCR: 1.22
GRM: 7.3

CMA / ARV

ARV (median comp): $408,102
List price: $378,500
Delta: -6.89%
Verdict: FAIR
Comps: 20 within 1.0 mi

Show comp detail 8 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
85 Villa Vis Unit 27	0.18mi	3/3.0 (-1)	2,368 (+5%)	6mo	$610,000	$258	74
180 Fairway Dr	0.53mi	3/3.0 (-1)	2,298 (+2%)	15mo	$365,000	$159	55
18 High Trail Vista Cir	0.43mi	3/2.5 (-1)	2,352 (+4%)	21mo	$470,000	$200	49
900 Crippled Oak Trl	0.34mi	3/2.0 (-1)	2,176 (-4%)	24mo	$355,000	$163	49
36 Big Stump Mountain Trl	0.49mi	3/3.0 (-1)	2,180 (-4%)	23mo	$325,000	$149	47
36 Big Stump Mountain Trl	0.49mi	3/3.0 (-1)	2,180 (-4%)	23mo	$325,000	$149	46
757 Crippled Oak Trl	0.40mi	4/3.5	2,013 (-11%)	22mo	$490,000	$243	43
112 Tamarack Dr	0.71mi	3/3.0 (-1)	2,545 (+12%)	10mo	$395,000	$155	33

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 · 3.0% rent growth · sell at horizon

5-year hold

IRR: -8.5%
Equity multiple: 0.69×
Total profit: $-33,143
Equity at exit: $56,436

10-year hold

IRR: 1.1%
Equity multiple: 1.08×
Total profit: $8,236
Equity at exit: $32,726

Cash invested: $105,980 (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 →

Buyer's market Market conditions within 1.0 mi — comparable homes for sale

Active competition Active MLS

For sale now: 14 active · 3 under contract
Months of supply: 21.0 mo (5%/mo absorbed)
Median asking: $467,000 ($231/sqft)
Median days on market: 150 d
This list price: 21% of active listings are priced below it
ARV vs active asking: -21.8% vs current asking $/sqft

Closed sales set the value; these active listings set current market conditions and a practical price ceiling.

ZIP-level market 30143

Home prices YoY: -14.4%
Active inventory: 860
Price-to-rent: 7.3×

Monthly cashflow live

Estimated rent: $4,323 medium interval (Pro) →
Mortgage (P&I): −$1,985
Tax est. 1.5%: −$473 /mo · $5,678/yr
Insurance: −$158
HOA: −$361
Lot rent: −$0
Vacancy / Maint / Mgmt: −$908
Net cashflow: $438

Break-even live

Break-even rent $3,768

Max offer price $378,500

Occupancy floor 85%

Sensitivity live

Price	-10% $700	-5% $569	+0% $438	+5% $307	+10% $177
Rent	-10% $97	-5% $267	+0% $438	+5% $609	+10% $780
Rate	-1.0pp $629	-0.5pp $534	base $438	+0.5pp $340	+1.0pp $240

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: $94,625
Closing costs: $11,355
Club membership (one-time): —
Reserves months: —
Total cash needed: —

Loan-product check · same deal, 3 products live

Conventional

25% down · 7.5% · 30yr

Cash invested: —
Monthly P&I: —
Monthly cashflow: —
DSCR: —
Eligible?: —

Personal DTI + credit; lowest rate.

DSCR

20% down · 8.5% · 30yr

Cash invested: —
Monthly P&I: —
Monthly cashflow: —
DSCR: —
Eligible?: —

No personal income docs; deal must DSCR.

Hard money

10% down · 12.0% · 12mo

Cash invested: —
Monthly P&I: —
Monthly cashflow: —
DSCR: —
Eligible?: —

Short-term bridge; refi at stabilization.

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
54 Villa Rd Unit 8 Jasper, GA	3.0	3.0	2382	$4,500	$1.89	38d	1	0.19mi
54 Villa Rd Unit 8 Jasper, GA	3.0	3.0	2382	$4,500	$1.89	35d	1	0.19mi
— Jasper, GA	3.0	2.0	2013	$2,800	$1.39	29d	1	0.77mi

Property features AI

Finance

Other: Property located in Pickens County, GA
HOA & community: Homeowners associationAnnual association fee of $4,332Association covers maintenance of grounds, reserve fund, security and swim amenitiesCommunity features include beach access, boating, clubhouse, community dock, country club, dog park, fishing, fitness center and golf

Exterior

Parking: GarageTwo garage spacesThree total parking spaces
Security: Gated community
Utilities: Well waterSeptic tankElectricity available (220 volts)Cable availablePhone available
Home design: Two levelsResale conditionWood sidingPrivate road accessAsphalt road surface
Construction: Wood siding constructionComposition shingle roofBlock foundationBuilt with other structures including shed(s)
Exterior features: DeckShed(s)Other exterior features

Interior

Kitchen: Breakfast barWhite cabinetsStone countersEat-in kitchenKitchen islandElectric cooktopMicrowaveRefrigeratorDishwasher
Bedrooms: Master on mainDouble master bedroomOne main-level bedroomTwo upper-level bedroomsOne lower-level bedroom
Flooring: Tile
Bathrooms: Three full bathroomsOne main-level full bathOne upper-level full bathOne lower-level full bathMaster bathroom with shower-only
Heating & cooling: Heat pump heatingHeat pump coolingCeiling fansWhole house fan
Interior features: Beamed ceilingsWet barInsulated windowsOne fireplace with blower fan located in the basementNo common walls
Laundry & utility: Main-level laundry roomWasherDryer220V in laundry

HOA detail $361/mo · $4,332/yr

Likely covers: security

Listing history 50 events

2026-08-08

pricedays on market $378,500 Active 43 DOM
2026-08-06

days on market $379,500 Active 41 DOM
2026-08-05

days on market $379,500 Active 40 DOM
2026-08-04

days on market $379,500 Active 39 DOM
2026-08-03

days on market $379,500 Active 38 DOM
2026-07-31

days on market $379,500 Active 35 DOM
2026-07-30

days on market $379,500 Active 33 DOM
2026-07-28

days on market $379,500 Active 32 DOM
2026-07-26

days on market $379,500 Active 30 DOM
2026-07-24

days on market $379,500 Active 28 DOM
2026-07-23

days on market $379,500 Active 27 DOM
2026-07-22

days on market $379,500 Active 26 DOM
2026-07-21

days on market $379,500 Active 25 DOM
2026-07-20

days on market $379,500 Active 24 DOM
2026-07-18

days on market $379,500 Active 22 DOM
2026-07-18

days on market $379,500 Active 21 DOM
2026-07-16

days on market $379,500 Active 20 DOM
2026-07-15

days on market $379,500 Active 19 DOM
2026-07-14

days on market $379,500 Active 18 DOM
2026-07-13

days on market $379,500 Active 17 DOM
2026-07-13

days on market $379,500 Active 16 DOM
2026-07-11

days on market $379,500 Active 15 DOM
2026-07-10

days on market $379,500 Active 14 DOM
2026-07-09

days on market $379,500 Active 13 DOM
2026-07-07

days on market $379,500 Active 11 DOM
2026-07-06

days on market $379,500 Active 10 DOM
2026-07-06

days on market $379,500 Active 9 DOM
2026-07-05

days on market $379,500 Active 8 DOM
2026-07-03

days on market $379,500 Active 7 DOM
2026-07-02

days on market $379,500 Active 6 DOM
2026-07-01

days on market $379,500 Active 5 DOM
2026-06-30

days on market $379,500 Active 4 DOM
2026-06-29

days on market $379,500 Active 3 DOM
2026-06-28

days on market $379,500 Active 2 DOM
2026-06-26

pricedays on marketlisting id $379,500 Active 1 DOM

Show marketing remark (920 chars)

Located in the gated Bent Tree community, this updated 4-bedroom, 3-bath home offers seasonal mountain views, two spacious decks, and a private hot tub. Inside, you'll find a stone fireplace with a Buck Stove insert, energy-efficient windows, and an updated kitchen with granite countertops, stainless steel appliances, and an open layout. The flexible floor plan includes two primary suites, one on the main level and one upstairs, plus a finished terrace level. Recent updates include a newly paved driveway, professional survey (Spring 2025), new furnace (Fall 2025), new microwave, new dishwasher, annual mini-split servicing, professional rodent exclusion, and professional hot tub winterization. Bent Tree offers gated mountain living with golf, tennis, pickleball, hiking trails, a 110-acre lake, dining, and more. Whether you're looking for a full-time home or a weekend getaway, this property is ready to enjoy.
2026-06-22

days on market $380,000 Active 177 DOM
2026-06-21

days on market $380,000 Active 176 DOM
2026-06-18

days on market $380,000 Active 173 DOM
2026-06-17

days on market $380,000 Active 172 DOM
2026-06-16

days on market $380,000 Active 171 DOM
2026-06-15

days on market $380,000 Active 170 DOM
2026-06-13

days on market $380,000 Active 168 DOM
2026-06-13

days on market $380,000 Active 167 DOM
2026-06-09

days on market $380,000 Active 164 DOM
2026-06-08

days on market $380,000 Active 163 DOM
2026-06-07

days on market $380,000 Active 162 DOM
2026-06-04

days on market $380,000 Active 159 DOM
2026-06-03

days on market $380,000 Active 158 DOM
2026-06-02

days on market $380,000 Active 157 DOM
2026-06-01

days on market $380,000 Active 156 DOM

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

Climate risk First Street

🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
🔥 Wildfire 3/10 Moderate
🌡 Heat 3/10 Moderate 7 d/yr ≥98°F today · 17 d/yr by 30 yrs out
💨 Wind 2/10 Low 4% chance of damaging wind over 30 yrs
🫁 Air quality 4/10 Moderate 3 unhealthy d/yr today · 4 by 30 yrs out

Nearby sold comps map

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Walkable amenities ~0.75 mi

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Taxation est. · year 1

Rental income: $51,871
− Mortgage interest: −$21,202
− Property taxes: −$5,678
− Insurance: −$1,892
− Repairs & maintenance: −$4,150
− Management: −$4,150
− HOA: −$4,332
− Depreciation: −$11,011
Taxable loss: −$543

Your marginal tax rate % combined federal + state — saved on this device

Est. tax savings @ 24.0%: +$130
After-tax cash flow: $5,388/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.

Condition & rehab AI · 1 photo

Good 75/100 Cosmetic rehab Est. rehab $11,310–$33,930 screening

This updated 4-bedroom, 3-bath home in Bent Tree community is in good condition with minimal maintenance needed. It offers a great balance of natural surroundings and modern amenities.

Value-add opportunities

Both Landscaping improvements — Enhances curb appeal and natural setting ↑
Both Interior paint touch-ups — Maintains fresh and inviting appearance ↑
Both Deck cleaning and maintenance — Keeps outdoor living space attractive ↑

ⓘ Rehab cost is a screening estimate — Cosmetic scope × the home's square footage at US $/sqft rules of thumb (the same model as the Flip Finder). Get contractor quotes + a written scope before underwriting.

F Composite school gradezoned avg 33/100

Zoned Schools

Elementary Tate Elementary School F GA #582/1,228 Nat'l #24,950/41,679 Middle Pickens County Junior High School F GA #167/470 Nat'l #7,065/14,009 High Pickens County High School F GA #127/424 Nat'l #10,806/17,239

Schools (NCES district)

District: Pickens County
NCES district ID: 1304110
Math proficiency: 35% ▼ -11.00%
Reading proficiency: 35% ▼ -5.00%
Median HH income: $53,760
Composite: 30.72/100
National rank: #6165
State rank: #59 of 174 in GA

B Composite livability gradescore 74/100

Livability — Jasper

Score: 74/100
State rank: #44
US rank: #4976

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

County: Pickens · 32,161 people
City population: 26,738
Metro: Atlanta-Sandy Springs-Roswell, GA
Population (ZIP): 26,738
Household income: $79,879
Rent vs Own: 21.0% rent · 79.0% own
Severe rent burden: 12% of renters

Population outlook (Pickens County) Hauer SSP2

Today (2025): 32,161 people
By 2030: 32,815 · +2.0%
By 2040: 33,427 · +3.9%
By 2050: 33,077 · +2.8%
By 2075: 31,291 · -2.7%
By 2100: 27,205 · -15.4%

Race, ethnicity, and origin ACS 2023

Neighborhood character: Predominantly White (91%)
Race & ethnicity: White 91% Hispanic / Latino 5% Two or more races 5%
Hispanic origin (detail): Mexican 3%
Common ancestry: Slovak 5% Serbian 2% Romanian 2%
Foreign-born: 3% · Canada
Languages at home: 95% English-only · Spanish 4%

Political lean MEDSL · Pickens

2024 margin: Solid R (+65.8) · D 16.8% · R 82.6%
2008→2024 swing: -7.8pp toward R · 2008: -57.9pp · 2024: -65.8pp
All cycles: 2024: R+65.8 2020: R+65.7 2016: R+69.2 2012: R+67.6 2008: R+57.9

Not yet ingested

Civics: —

Market trends

HPI YoY: ▼ -47.27%
Current HPI: 280.6731
Rent YoY: —
Metro: —
State GDP YoY: ▲ 2.66%
F500 in state: 28

Industry mix (Fortune 500 HQ in GA)

Industry	F500 HQs	Revenue
Paper / Packaging	2	$29B
#203 WestRock Atlanta $19.3B #346 Graphic Packaging Holding Atlanta $9.4B
Retail	1	$160B
#24 Home Depot Atlanta $159.5B
Transportation / Logistics	1	$91B
#47 United Parcel Service Atlanta $91.1B
Airlines	1	$62B
#70 Delta Air Lines Atlanta $61.6B
Consumer Goods	1	$47B
#97 Coca-Cola Atlanta $47.1B
Utilities	1	$25B
#147 Southern Company Atlanta $24.9B

Price history

-0.7% since first listed

18 events — show timeline

2026-06-26 Listed $379,500 FMLS
2026-06-26 Listed $379,500 GAMLS
2026-06-23 Listing Removed — GAMLS
2026-02-13 Price Changed $380,000 GAMLS
2025-12-27 Listed $395,000 GAMLS
2025-12-23 Coming Soon — GAMLS
2025-07-07 Listing Removed — FMLS
2025-07-07 Listing Removed — GAMLS
2025-05-22 Price Changed $420,000 GAMLS
2025-05-22 Price Changed $420,000 FMLS
2025-04-28 Price Changed $435,000 GAMLS
2025-04-28 Price Changed $435,000 FMLS
2025-03-27 Listed $439,000 FMLS
2025-03-27 Coming Soon — FMLS
2025-03-19 Listed $439,000 GAMLS
2022-09-02 Sold (MLS) $382,000 GAMLS
2022-08-17 Pending — GAMLS
2022-06-23 Listed $382,000 GAMLS

Cash-flow waterfall

monthly

Sold comps — $/sqft

last 12 mo · ≤1 mi

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