174 Golden Springs Dr · Jasper, GA 30143

$699,000

6 bd · 3.5 ba · 3,243 sqft · SingleFamily public records · 107 Days on market

Built 2020 1.53 ac lot $216/sqft · 76% above area ↓ 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).

• Cash flow +17.7/30.0
• ARV discount +7.5/15.0
• DSCR +5.5/10.0
• Livability +3.7/5.0
• 1% rule +3.6/10.0
• Schools +3.1/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

This unique property nestled in the North Georgia mountains offers the best of both worlds: tranquility and convenience. Just 5 minutes from downtown Jasper or 1.1 miles, on 1.53 acres of land, this property provides the perfect blend of comfort, luxury, and natural beauty. Inside it boasts a master suite on the main level with its own private balcony, a luxurious walk-in tile shower, double vanity, granite countertops, and a spacious walk-in closet. You'll also find high-quality features such as LVP floors, granite countertops, custom cabinets, and stainless-steel appliances throughout the home. With multiple living and dining areas, a walk-in pantry, game room, and bonus rooms, there's plenty of space for relaxation and productivity. The top floor features a huge bulk room or living space with a 2nd kitchen and full bath. The partially finished basement with a full bath, complete with a claw foot tub, offers versatility with 2 extra rooms and private entry. Step outside onto the two huge entertaining decks or the rooftop deck/ crow's nest to enjoy the fresh mountain air. The property also includes a two-car garage, elevator shaft, fenced yard, fire pit, and large yard for outdoor gatherings plus a 16x30 outbuilding or she shed. There's no HOA, no restrictions, giving you the freedom to enjoy your mountain retreat to the fullest or have an investment property/VRBO.

Key facts

• Double vanity
• Private balcony
• Walk-in tile shower

Tags

• MASTER SUITE ON MAIN LEVEL
• PRIVATE BALCONY
• WALK-IN TILE SHOWER
• DOUBLE VANITY
• GRANITE COUNTERTOPS
• SPACIOUS WALK-IN CLOSET

What this means for you Summary

Snapshot

• This is a 6-bed/3.5-bath single-family listed at $699k.

Deal economics

• At list price, monthly cash flow is $560 ($7k/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 $600k (14.2% below list).
• Recommended offer: $600k (14.2% below list) — sets the bar for 1% rule.
• Cap rate 7.3% vs local median 2.8% 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: schools D, amenities D-, commute 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.
• Market conditions: 713 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 260 units permitted in Pickens County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $5k of loan paydown is wiped out by about $21k of value loss. Plan a longer hold.

Negotiation context

• It's been on market 107 days — a 9% lower offer ($636k) is reasonable based on typical stale-listing flexibility.
• 7 sale attempts since 2y ago; this cycle's ask has dropped $51k (7%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Climate carrying-cost: major flood risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $600,000 (14.2% below list)

Questions for the listing agent

1. It's been on market 107 days. Have you received any prior offers? Is the seller open to a 14% concession, seller financing, or rate buy-down credit?
2. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
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: 0.86% ✗
• Cap rate: 7.25%
• Cash-on-cash: 3.43%
• DSCR: 1.15
• GRM: 9.7

CMA / ARV

• ARV (median comp): $396,715
• List price: $699,000
• Delta: 76.20%
• Verdict: OVERPRICED
• Comps: 20 within 2.0 mi

Projected returns pro-forma

-3.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: -11.0%
• Equity multiple: 0.60×
• Total profit: $-77,942
• Equity at exit: $104,223

10-year hold

• IRR: -1.7%
• Equity multiple: 0.88×
• Total profit: $-23,240
• Equity at exit: $60,437

Cash invested: $195,720 (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 30143

• Home prices YoY: -14.4%
• Active inventory: 713
• Price-to-rent: 9.7×

Monthly cashflow live

• Estimated rent: $6,000 medium
• Mortgage (P&I): −$3,666
• Tax from tax record: −$224 /mo · $2,683/yr
• Insurance: −$291
• HOA: −$0
• Vacancy / Maint / Mgmt: −$1,260
• Net cashflow: $560

Break-even live

Break-even rent $5,292

Max offer price $699,000

Occupancy floor 86%

Sensitivity live

Price	-10% $955	-5% $757	+0% $560	+5% $362	+10% $164
Rent	-10% $86	-5% $323	+0% $560	+5% $797	+10% $1,034
Rate	-1.0pp $912	-0.5pp $737	base $560	+0.5pp $378	+1.0pp $194

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: $174,750
• Closing costs: $20,970
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
634 S Main St Jasper, GA	6.0	3.0	2754	$6,000	$2.18	44d	1	1.09mi

Listing history 30 events

1. 2026-06-18
   days on market $699,000 Active 107 DOM
2. 2026-06-17
   days on market $699,000 Active 106 DOM
3. 2026-06-16
   days on market $699,000 Active 105 DOM
4. 2026-06-15
   days on market $699,000 Active 104 DOM
5. 2026-06-13
   days on market $699,000 Active 102 DOM
6. 2026-06-13
   days on market $699,000 Active 101 DOM
7. 2026-06-09
   days on market $699,000 Active 98 DOM
8. 2026-06-08
   days on market $699,000 Active 97 DOM
9. 2026-06-07
   pricedays on market $699,000 Active 96 DOM
10. 2026-06-04
    days on market $719,900 Active 93 DOM
11. 2026-06-03
    days on market $719,900 Active 92 DOM
12. 2026-06-02
    days on market $719,900 Active 91 DOM
13. 2026-06-01
    days on market $719,900 Active 90 DOM
14. 2026-05-31
    days on market $719,900 Active 89 DOM
15. 2026-04-29
    price $719,900 1388-char remark

    Show marketing remark (1372 chars)

    This unique property nestled in the North Georgia mountains offers the best of both worlds: tranquility and convenience. Just 5 minutes from downtown Jasper or 1.1 miles, on 1.53 acres of land, this property provides the perfect blend of comfort, luxury, and natural beauty. Inside it boasts a master suite on the main level with its own private balcony, a luxurious walk-in tile shower, double vanity, granite countertops, and a spacious walk-in closet. You'll also find high-quality features such as LVP floors, granite countertops, custom cabinets, and stainless-steel appliances throughout the home. With multiple living and dining areas, a walk-in pantry, game room, and bonus rooms, there's plenty of space for relaxation and productivity. The top floor features a huge bulk room or living space with a 2nd kitchen and full bath. The partially finished basement with a full bath, complete with a claw foot tub, offers versatility with 2 extra rooms and private entry. Step outside onto the two huge entertaining decks or the rooftop deck/ crow's nest to enjoy the fresh mountain air. The property also includes a two-car garage, fenced yard, fire pit, and large yard for outdoor gatherings plus a 16x30 outbuilding or she shed. There's no HOA, no restrictions, giving you the freedom to enjoy your mountain retreat to the fullest or have an investment property/VRBO.

16. 2026-04-29
    price $719,900 1372-char remark

    Show marketing remark (1372 chars)

    This unique property nestled in the North Georgia mountains offers the best of both worlds: tranquility and convenience. Just 5 minutes from downtown Jasper or 1.1 miles, on 1.53 acres of land, this property provides the perfect blend of comfort, luxury, and natural beauty. Inside it boasts a master suite on the main level with its own private balcony, a luxurious walk-in tile shower, double vanity, granite countertops, and a spacious walk-in closet. You'll also find high-quality features such as LVP floors, granite countertops, custom cabinets, and stainless-steel appliances throughout the home. With multiple living and dining areas, a walk-in pantry, game room, and bonus rooms, there's plenty of space for relaxation and productivity. The top floor features a huge bulk room or living space with a 2nd kitchen and full bath. The partially finished basement with a full bath, complete with a claw foot tub, offers versatility with 2 extra rooms and private entry. Step outside onto the two huge entertaining decks or the rooftop deck/ crow's nest to enjoy the fresh mountain air. The property also includes a two-car garage, fenced yard, fire pit, and large yard for outdoor gatherings plus a 16x30 outbuilding or she shed. There's no HOA, no restrictions, giving you the freedom to enjoy your mountain retreat to the fullest or have an investment property/VRBO.

17. 2026-04-29
    price $719,900

    Show marketing remark (1372 chars)

    This unique property nestled in the North Georgia mountains offers the best of both worlds: tranquility and convenience. Just 5 minutes from downtown Jasper or 1.1 miles, on 1.53 acres of land, this property provides the perfect blend of comfort, luxury, and natural beauty. Inside it boasts a master suite on the main level with its own private balcony, a luxurious walk-in tile shower, double vanity, granite countertops, and a spacious walk-in closet. You'll also find high-quality features such as LVP floors, granite countertops, custom cabinets, and stainless-steel appliances throughout the home. With multiple living and dining areas, a walk-in pantry, game room, and bonus rooms, there's plenty of space for relaxation and productivity. The top floor features a huge bulk room or living space with a 2nd kitchen and full bath. The partially finished basement with a full bath, complete with a claw foot tub, offers versatility with 2 extra rooms and private entry. Step outside onto the two huge entertaining decks or the rooftop deck/ crow's nest to enjoy the fresh mountain air. The property also includes a two-car garage, fenced yard, fire pit, and large yard for outdoor gatherings plus a 16x30 outbuilding or she shed. There's no HOA, no restrictions, giving you the freedom to enjoy your mountain retreat to the fullest or have an investment property/VRBO.

18. 2026-03-03
    listed $749,900 Active
19. 2026-03-02
    listed $749,900 New 1388-char remark

    Show marketing remark (1372 chars)

    This unique property nestled in the North Georgia mountains offers the best of both worlds: tranquility and convenience. Just 5 minutes from downtown Jasper or 1.1 miles, on 1.53 acres of land, this property provides the perfect blend of comfort, luxury, and natural beauty. Inside it boasts a master suite on the main level with its own private balcony, a luxurious walk-in tile shower, double vanity, granite countertops, and a spacious walk-in closet. You'll also find high-quality features such as LVP floors, granite countertops, custom cabinets, and stainless-steel appliances throughout the home. With multiple living and dining areas, a walk-in pantry, game room, and bonus rooms, there's plenty of space for relaxation and productivity. The top floor features a huge bulk room or living space with a 2nd kitchen and full bath. The partially finished basement with a full bath, complete with a claw foot tub, offers versatility with 2 extra rooms and private entry. Step outside onto the two huge entertaining decks or the rooftop deck/ crow's nest to enjoy the fresh mountain air. The property also includes a two-car garage, fenced yard, fire pit, and large yard for outdoor gatherings plus a 16x30 outbuilding or she shed. There's no HOA, no restrictions, giving you the freedom to enjoy your mountain retreat to the fullest or have an investment property/VRBO.

20. 2026-03-02
    listed $749,900 Active 1372-char remark

    Show marketing remark (1372 chars)

    This unique property nestled in the North Georgia mountains offers the best of both worlds: tranquility and convenience. Just 5 minutes from downtown Jasper or 1.1 miles, on 1.53 acres of land, this property provides the perfect blend of comfort, luxury, and natural beauty. Inside it boasts a master suite on the main level with its own private balcony, a luxurious walk-in tile shower, double vanity, granite countertops, and a spacious walk-in closet. You'll also find high-quality features such as LVP floors, granite countertops, custom cabinets, and stainless-steel appliances throughout the home. With multiple living and dining areas, a walk-in pantry, game room, and bonus rooms, there's plenty of space for relaxation and productivity. The top floor features a huge bulk room or living space with a 2nd kitchen and full bath. The partially finished basement with a full bath, complete with a claw foot tub, offers versatility with 2 extra rooms and private entry. Step outside onto the two huge entertaining decks or the rooftop deck/ crow's nest to enjoy the fresh mountain air. The property also includes a two-car garage, fenced yard, fire pit, and large yard for outdoor gatherings plus a 16x30 outbuilding or she shed. There's no HOA, no restrictions, giving you the freedom to enjoy your mountain retreat to the fullest or have an investment property/VRBO.

21. 2024-10-11
    historical
22. 2024-10-01
    status Active
23. 2024-09-30
    historical
24. 2024-09-30
    historical
25. 2024-06-04
    price $719,990
26. 2024-06-04
    price $719,990
27. 2024-06-04
    price $719,990
28. 2024-05-15
    listed $750,000 Active
29. 2024-04-08
    listed $750,000 Active
30. 2024-04-08
    listed $750,000 New

ⓘ 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: $2,683 · $224/mo
• Projected year-2 tax: $6,431 · $536/mo
• Expected delta: +$3,747/yr (+$312/mo · 139.7%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 6/10 Major FEMA zone X (unshaded) · 71% chance over 30 yrs
• 🔥 Wildfire 4/10 Moderate
• 🌡 Heat 4/10 Moderate 7 d/yr ≥99°F today · 18 d/yr by 30 yrs out
• 💨 Wind 3/10 Moderate 8% chance of damaging wind over 30 yrs
• 🫁 Air quality 4/10 Moderate 3 unhealthy d/yr today · 4 by 30 yrs out

Taxation est. · year 1

• Rental income: $72,000
• − Mortgage interest: −$39,155
• − Property taxes: −$2,683
• − Insurance: −$3,495
• − Repairs & maintenance: −$5,760
• − Management: −$5,760
• − Depreciation: −$20,335
• Taxable loss: −$5,188
• Est. tax savings @ 24.0%: +$1,245
• After-tax cash flow: $7,959/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: 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

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

• City population: 26,738
• Population (ZIP): 26,738

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
▸Retail	1	$160B
▸Transportation / Logistics	1	$91B
▸Airlines	1	$62B
▸Consumer Goods	1	$47B
▸Utilities	1	$25B

Price history

-4.0% since first listed

16 events — show timeline

• 2026-04-29 Price Changed $719,900 GAMLS
• 2026-04-29 Price Changed $719,900 FMLS
• 2026-04-29 Price Changed $719,900 NEGBOR
• 2026-03-03 Listed $749,900 NEGBOR
• 2026-03-02 Listed $749,900 FMLS
• 2026-03-02 Listed $749,900 GAMLS
• 2024-10-11 Listing Removed — FMLS
• 2024-10-01 Relisted — FMLS
• 2024-09-30 Listing Removed — GAMLS
• 2024-09-30 Listing Removed — FMLS
• 2024-06-04 Price Changed $719,990 NEGBOR
• 2024-06-04 Price Changed $719,990 GAMLS
• 2024-06-04 Price Changed $719,990 FMLS
• 2024-05-15 Listed $750,000 NEGBOR
• 2024-04-08 Listed $750,000 GAMLS
• 2024-04-08 Listed $750,000 FMLS

Property tax history

+66.4%/yr

Latest (2025): $2,683 · -7.1% YoY. Source: county tax records.