440 Starbuck Pkwy · Pendergrass, GA 30567

$359,900

5 bd · 2.5 ba · 2,430 sqft · SingleFamily public records · 12 Days on market

Built 2021 6,098 sqft lot Est $354k · at est. $54/mo HOA · 2% of rent ↓ 4% 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
• Cash flow +7.7/30.0
• ARV discount +6.7/15.0
• 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 +1.8/10.0

Listing remarks MLS

Unique opportunity, this home features a low-interest loan.. that a qualified buyer can assume. Plus, enjoy a wonderful community with a playground and a pool. Don't miss out-take advantage. Make this home yours today. Close to I-85.

Key facts

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

Property features AI

Finance

• Financial info: Annual association fee of $650
• HOA & community: Community clubhouse; Homeowners association (annual fee); Playground; Pool (association-maintained); Sidewalks; Street lights

Exterior

• Parking: 2-car garage; Garage parking
• Utilities: Public water; Public sewer; Electricity available; Water available; Electric service (other)
• Home design: Two levels; Fee simple ownership
• Construction: Brick and other construction materials; Other roof; Concrete perimeter foundation; Resale property
• Exterior features: Fenced yard; Other exterior features

Interior

• Kitchen: Kitchen island; Dishwasher; Disposal; Microwave; Refrigerator; Electric water heater
• Bedrooms: One main-level bedroom; Four upper-level bedrooms; Oversized master bedroom
• Flooring: Carpet; Vinyl
• Bathrooms: Three full bathrooms; One main-level bathroom; Two full bathrooms on upper level; Double vanity in master bathroom
• Heating & cooling: Central heating (electric); Central air conditioning (electric)
• Interior features: Double vanity in master bathroom; High-speed internet available; Walk-in closets; One common wall
• Laundry & utility: Laundry room on upper level; Washer; Dryer

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 $-421 ($-5k/yr) — negative.
• To cash-flow at today's rent, offer at most $286k (20.7% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $263k (27.0% below list).
• Recommended offer: $263k (27.0% below list) — sets the bar for 1% rule.
• Cap rate 4.9% 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

• Only 12 days on market — expect competitive offers; lowballing is unlikely to land.
• 4 sale attempts 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 $262,598 (27.0% 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. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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?
6. 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.
7. 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.
8. 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: 4.89%
• Cash-on-cash: -5.01%
• DSCR: 0.78
• GRM: 11.4

CMA / ARV

• ARV (median comp): $353,684
• List price: $359,900
• Delta: 6.03%
• 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
577 Starbuck Pkwy	0.07mi	4/2.5 (-1)	2,346 (-4%)	2mo	$350,000	$149	85
297 Starbuck Pkwy	0.15mi	5/3.0	2,511 (+3%)	2mo	$360,000	$143	84
393 Walnut Grove Way	0.21mi	5/3.0	2,511 (+3%)	2mo	$359,000	$143	81
296 Walnut Grove Way	0.29mi	4/2.5 (-1)	2,420 (-0%)	3mo	$349,900	$145	78
662 Starbuck Pkwy	0.04mi	4/2.5 (-1)	2,115 (-13%)	3mo	$347,500	$164	69
135 Russell Rd	0.14mi	4/2.5 (-1)	2,141 (-12%)	1mo	$356,000	$166	68
1013 Sope Creek Cir	0.48mi	4/2.5 (-1)	2,345 (-4%)	1mo	$385,000	$164	66
365 Morgan Creek Rd	0.56mi	4/2.5 (-1)	2,479 (+2%)	0mo	$384,990	$155	65
417 Morgan Creek Rd	0.57mi	4/2.5 (-1)	2,345 (-4%)	1mo	$385,000	$164	62
69 Embry Blvd	0.39mi	4/2.0 (-1)	2,235 (-8%)	1mo	$305,000	$136	60
928 Sope Creek Cir	0.56mi	5/3.0	2,674 (+10%)	1mo	$410,000	$153	54
429 Morgan Creek Rd	0.58mi	5/3.0	2,674 (+10%)	1mo	$416,480	$156	53

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: 20.7%
• Equity multiple: 2.68×
• Total profit: $169,258
• Equity at exit: $324,226

10-year hold

• IRR: 18.8%
• Equity multiple: 6.16×
• Total profit: $519,599
• Equity at exit: $699,207

Cash invested: $100,772 (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: 11.4×

Monthly cashflow live

• Estimated rent: $2,626 high
• Mortgage (P&I): −$1,887
• Tax from tax record: −$404 /mo · $4,847/yr
• Insurance: −$150
• HOA: −$54
• Vacancy / Maint / Mgmt: −$551
• Net cashflow: $-421

Break-even live

Break-even rent $3,159

Max offer price $285,573

Occupancy floor —

Sensitivity live

Price	-10% $-217	-5% $-319	+0% $-421	+5% $-523	+10% $-624
Rent	-10% $-628	-5% $-524	+0% $-421	+5% $-317	+10% $-213
Rate	-1.0pp $-240	-0.5pp $-329	base $-421	+0.5pp $-514	+1.0pp $-609

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: $89,975
• Closing costs: $10,797
• 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	0.18mi
306 Walnut Grove Way Pendergrass, GA	5.0	3.0	2449	$2,400	$0.98	45d	1	0.29mi
274 Walnut Grove Way Pendergrass, GA	5.0	3.0	2449	$2,300	$0.94	45d	1	0.32mi
250 Sope Creek Cir Pendergrass, GA	4.0	3.0	2479	$2,200	$0.89	45d	1	0.44mi
25 Blue River Ct Pendergrass, GA	4.0	2.5	1928	$1,899	$0.98	45d	1	0.75mi
107 Wynn Way Pendergrass, GA	4.0	2.5	1928	$2,300	$1.19	23d	1	0.80mi
916 Independence Ave Pendergrass, GA	4.0	2.5	1904	$1,995	$1.05	15d	1	1.46mi
929 Independence Ave Pendergrass, GA	4.0	2.5	2000	$1,901	$0.95	15d	1	1.47mi

HOA detail

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

Listing history 19 events

1. 2026-06-22
   days on market $359,900 Active 12 DOM
2. 2026-06-19
   days on market $359,900 Active 10 DOM
3. 2026-06-18
   days on market $359,900 Active 9 DOM
4. 2026-06-17
   days on market $359,900 Active 8 DOM
5. 2026-06-16
   days on market $359,900 Active 7 DOM
6. 2026-06-15
   days on market $359,900 Active 6 DOM
7. 2026-06-14
   days on market $359,900 Active 4 DOM
8. 2026-06-13
   days on market $359,900 Active 3 DOM
9. 2026-06-10
   remarks 234-char remark
10. 2026-06-10
    pricedays on marketlisting id $359,900 Active 1 DOM
11. 2026-06-08
    days on market $375,000 Active 175 DOM
12. 2026-06-07
    days on market $375,000 Active 174 DOM
13. 2026-06-02
    days on market $375,000 Active 169 DOM
14. 2026-06-01
    days on market $375,000 Active 168 DOM
15. 2026-05-31
    days on market $375,000 Active 167 DOM
16. 2026-05-30
    days on market $375,000 Active 166 DOM
17. 2026-04-08
    price $365,000 83-char remark
18. 2025-12-06
    listed $375,000 New 83-char remark
19. 2025-12-06
    listed $375,000 Active 83-char remark

ⓘ 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: $4,847 · $404/mo
• Projected year-2 tax: $4,847 · $404/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: $31,512
• − Mortgage interest: −$20,160
• − Property taxes: −$4,847
• − Insurance: −$1,800
• − Repairs & maintenance: −$2,521
• − Management: −$2,521
• − HOA: −$648
• − Depreciation: −$10,470
• Taxable loss: −$11,455
• Est. tax savings @ 24.0%: +$2,749
• After-tax cash flow: $-2,300/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

-4.0% since first listed

7 events — show timeline

• 2026-06-09 Listed $359,900 FMLS
• 2026-06-09 Listed $359,900 GAMLS
• 2026-06-08 Listing Removed — FMLS
• 2026-06-08 Listing Removed — GAMLS
• 2026-04-08 Price Changed $365,000 GAMLS
• 2025-12-06 Listed $375,000 FMLS
• 2025-12-06 Listed $375,000 GAMLS

Property tax history

+67.5%/yr

Latest (2025): $4,847 · -0.7% YoY. Source: county tax records.