9 Cherokee Resort Rd · Pine Mountain, GA 31822

$125,000

2 bd · 1.5 ba · 832 sqft · SingleFamily public records · 48 Days on market

Built 1973 0.35 ac lot $150/sqft · 14% below area Est $146k · 14% under $130/mo HOA · 12% 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).

• ARV discount +13.9/15.0
• Cash flow +11.0/30.0
• 1% rule +3.7/10.0
• DSCR +3.2/10.0
• Livability +3.0/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.3/10.0
• Appreciation +0.0/10.0

Listing remarks

Welcome to 9 Cherokee Resort Road, Pine Mountain, Troup County! Cherokee Resort quaint area of 16 properties. The HOA $130 per month, which includes water, garbage pick up and access to the stocked lake. This charming Pine Mountain chalet-style residence ideal weekend getaway. Characterized by its dramatic steep-pitched roofline that extends nearly to the ground, this Pine Mountain beauty known for the striking architectural design, vaulted ceilings, exposed beams, and abundant natural light. This 2 bedroom, 2 bath with partial walkout basement offers stainless appliances, winding staircase, front and back decks for Bbq's. Convenient access to some of West Georgia's most popular outdoor rec

Key facts

• Outdoor recreation
• Convenient access
• Exposed beams

Tags

• STEEP PITCHED ROOFLINE
• VAULTED CEILINGS
• EXPOSED BEAMS
• ABUNDANT NATURAL LIGHT
• CONVENIENT ACCESS
• OUTDOOR RECREATION

Property features AI

Finance

• Other: Listing accepts 1031 Exchange, Cash, Conventional, FHA, USDA, and VA financing
• HOA & community: Has association; Annual association fee (amount listed); Association fee covers water, trash, security, reserve fund, and other items; Community features: clubhouse, lake

Exterior

• Parking: Off-street parking; Parking pad; Open parking
• Security: Association-provided security
• Utilities: Public water; Septic tank; Electricity available; Cable available; High-speed internet available
• Home design: Single-family house; One and one-half story; Resale property
• Construction: Built in 1973; Wood siding; Composition roof; Crawl space foundation
• Exterior features: Balcony; Deck; In-ground pool; Grassed and partially wooded yard; Sloped lot; Has a view

Interior

• Kitchen: Cooktop; Dishwasher; Refrigerator; Breakfast bar; Pantry
• Bedrooms: 2 bedrooms total (1 bedroom on the main level)
• Flooring: Laminate
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating (electric); Central air (electric); Ceiling fan(s)
• Interior features: Vaulted ceilings; Family room; Loft
• Laundry & utility: Laundry area (other)

What this means for you Summary

Snapshot

• This is a 2-bed/1.5-bath single-family listed at $125k.

Deal economics

• At list price, monthly cash flow is $-54 ($-643/yr) — negative.
• To cash-flow at today's rent, offer at most $116k (7.6% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $109k (12.6% below list).
• Recommended offer: $109k (12.6% below list) — sets the bar for 1% rule.
• Cap rate 5.8% vs local median 1.6% in Pine Mountain — 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 60/100 on livability (#372 in GA) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A-; Watch: amenities F, commute F, employment D-.
• Troup County (rural): math 26% / reading 29% proficiency, ranked #109 of 174 in GA (top 63%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Zoned schools: Rosemont Elementary School (math 46% / reading 42%, grade F, #356 of 1,228 statewide, top 30%, 581 students, 49% FRL); Gardner-Newman Middle School (math 25% / reading 32%, grade F, #260 of 470 statewide, top 56%, 1,039 students, 94% FRL); Troup County High School (math 15% / reading 38%, grade F, #171 of 424 statewide, top 41%, 1,341 students, 49% FRL).
• Market conditions: 125 active listings in the ZIP; 474 units permitted in Troup County in 2024 (87 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $864 of loan paydown is wiped out by about $4k of value loss. Plan a longer hold.
• Troup County population projected at +15% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.

Negotiation context

• It's been on market 48 days — a 3% lower offer ($121k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts since 7y ago; this cycle's ask has dropped $7k (5%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $68k; list at $125k implies a 84% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: major wind risk, 55% chance of damaging wind over 30y; extreme-heat days projected 7→18/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $109,229 (12.6% 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 48 days. Have you received any prior offers? Is the seller open to a 13% concession, seller financing, or rate buy-down credit?
3. Built in 1973 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
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: 0.87% ✗
• Cap rate: 5.78%
• Cash-on-cash: -1.84%
• DSCR: 0.92
• GRM: 9.5

CMA / ARV

• ARV (median comp): $145,889
• List price: $125,000
• Delta: -14.32%
• Verdict: UNDERPRICED
• Comps: 4 within 1.0 mi

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
5 Cherokee Resort Rd	0.08mi	2/2.0	816 (-2%)	17mo	$154,000	$189	77
11 Cherokee Resort Rd	0.05mi	2/1.0	869 (+4%)	19mo	$137,000	$158	72

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: -19.3%
• Equity multiple: 0.33×
• Total profit: $-23,621
• Equity at exit: $18,638

10-year hold

• IRR: -11.9%
• Equity multiple: 0.29×
• Total profit: $-24,767
• Equity at exit: $10,808

Cash invested: $35,000 (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 31822

• Home prices YoY: -21.9%
• Active inventory: 125
• Price-to-rent: 9.5×

Monthly cashflow live

• Estimated rent: $1,092 medium
• Mortgage (P&I): −$656
• Tax from tax record: −$79 /mo · $947/yr
• Insurance: −$52
• HOA: −$130
• Vacancy / Maint / Mgmt: −$229
• Net cashflow: $-54

Break-even live

Break-even rent $1,160

Max offer price $115,530

Occupancy floor 100%

Sensitivity live

Price	-10% $17	-5% $-18	+0% $-54	+5% $-89	+10% $-124
Rent	-10% $-140	-5% $-97	+0% $-54	+5% $-10	+10% $33
Rate	-1.0pp $9	-0.5pp $-22	base $-54	+0.5pp $-86	+1.0pp $-119

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: $31,250
• Closing costs: $3,750
• Reserves months: —
• Total cash needed: —

HOA detail

• Monthly dues: $130 · $1,560/yr
• Likely covers: watertrash

Listing history 33 events

1. 2026-06-22
   days on market $125,000 Active 48 DOM
2. 2026-06-21
   days on market $125,000 Active 47 DOM
3. 2026-06-19
   days on market $125,000 Active 45 DOM
4. 2026-06-18
   days on market $125,000 Active 44 DOM
5. 2026-06-17
   days on market $125,000 Active 43 DOM
6. 2026-06-16
   days on market $125,000 Active 42 DOM
7. 2026-06-15
   days on market $125,000 Active 41 DOM
8. 2026-06-14
   days on market $125,000 Active 39 DOM
9. 2026-06-12
   days on market $125,000 Active 38 DOM
10. 2026-06-09
    days on market $125,000 Active 35 DOM
11. 2026-06-08
    days on market $125,000 Active 34 DOM
12. 2026-06-07
    days on market $125,000 Active 33 DOM
13. 2026-06-05
    statusdays on market $125,000 Active 30 DOM
14. 2026-06-02
    pricestatusdays on market $125,000 Price Change 28 DOM
15. 2026-06-01
    days on market $132,000 Active 27 DOM
16. 2026-05-31
    days on market $132,000 Active 26 DOM
17. 2026-05-30
    days on market $132,000 Active 25 DOM
18. 2026-04-13
    listed $132,000 New 1523-char remark
19. 2026-03-31
    historical
20. 2026-01-05
    listed $130,000 New
21. 2025-12-16
    price $130,000
22. 2025-10-11
    historical
23. 2025-07-30
    price $140,000
24. 2025-07-30
    price $140,000
25. 2025-06-13
    listed $145,000 New
26. 2020-02-10
    soldstatus $68,000
27. 2020-02-07
    soldstatus $68,000 Sold
28. 2020-02-07
    soldstatus $68,000
29. 2020-01-09
    status Under Contract
30. 2019-10-28
    status Back on Market
31. 2019-10-17
    status Under Contract
32. 2019-07-09
    listed $79,000 New
33. 2019-07-09
    listed $79,000

ⓘ 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: $947 · $79/mo
• Projected year-2 tax: $1,150 · $96/mo
• Expected delta: +$203/yr (+$17/mo · 21.4%)

ⓘ 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 6/10 Major 55% chance of damaging wind over 30 yrs
• 🫁 Air quality 3/10 Moderate 3 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $13,107
• − Mortgage interest: −$7,002
• − Property taxes: −$947
• − Insurance: −$625
• − Repairs & maintenance: −$1,049
• − Management: −$1,049
• − HOA: −$1,560
• − Depreciation: −$3,636
• Taxable loss: −$2,760
• Est. tax savings @ 24.0%: +$662
• After-tax cash flow: $19/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: Troup County
• NCES district ID: 1300001
• Math proficiency: 26% ▼ -10.00%
• Reading proficiency: 29% ▼ -4.00%
• Median HH income: $41,354
• Composite: 23.3/100
• National rank: #7920
• State rank: #109 of 174 in GA

Livability — Pine Mountain

• Score: 60/100
• State rank: #372
• US rank: #18917

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 5,555

Population outlook (Troup County) Hauer SSP2

• Today (2025): 75,537 people
• By 2030: 78,250 · +3.6%
• By 2040: 83,184 · +10.1%
• By 2050: 87,167 · +15.4%
• By 2075: 95,643 · +26.6%
• By 2100: 94,234 · +24.8%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Majority White (62%)
• Race & ethnicity: White 62% Black 32% Two or more races 5% Hispanic / Latino 4%
• Common ancestry: Portuguese 2% Italian 1% Serbian 1%
• Foreign-born: 0% · Canada
• Languages at home: 99% English-only · Spanish 1%

Political lean MEDSL · Troup

• 2024 margin: Strong R (+24.4) · D 37.6% · R 62.0%
• 2008→2024 swing: -5.4pp toward R · 2008: -19.0pp · 2024: -24.4pp
• All cycles: 2024: R+24.4 2020: R+21.9 2016: R+23.4 2012: R+17.8 2008: R+19.0

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -58.86%
• Current HPI: 209.4038
• 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
▸Retail	1	$160B
▸Transportation / Logistics	1	$91B
▸Airlines	1	$62B
▸Consumer Goods	1	$47B
▸Utilities	1	$25B

Price history

+58.2% since first listed

17 events — show timeline

• 2026-06-02 Price Changed $125,000 GAMLS
• 2026-04-13 Listed $132,000 GAMLS
• 2026-03-31 Listing Removed — GAMLS
• 2026-01-05 Listed $130,000 GAMLS
• 2025-12-16 Price Changed $130,000 CBOR
• 2025-10-11 Listing Removed — GAMLS
• 2025-07-30 Price Changed $140,000 CBOR
• 2025-07-30 Price Changed $140,000 GAMLS
• 2025-06-13 Listed $145,000 GAMLS
• 2020-02-10 Sold (Public Records) $68,000 Public Records
• 2020-02-07 Sold (MLS) $68,000 CBOR
• 2020-02-07 Sold (MLS) $68,000 GAMLS
• 2020-01-09 Pending — GAMLS
• 2019-10-28 Relisted — GAMLS
• 2019-10-17 Pending — GAMLS
• 2019-07-09 Listed $79,000 CBOR
• 2019-07-09 Listed $79,000 GAMLS

Property tax history

+1.6%/yr

Latest (2025): $947 · +52.6% YoY. Source: county tax records.