106 Chalet Cir · Pine Mountain, GA 31822

$113,000

3 bd · 2.0 ba · 1,344 sqft · SingleFamily public records · 317 Days on market

Built 1995 0.25 ac lot $84/sqft · 22% below area Est $146k · 22% under $535/mo HOA · 38% of rent ↓ 6% 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).

• ARV discount +15.0/15.0
• 1% rule +7.4/10.0
• Cash flow +6.1/30.0
• Schools +3.8/10.0
• Livability +3.0/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• DSCR +0.4/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

ESCAPE TO YOUR DREAM CHALET IN PINE MOUNTAIN CLUB CHALETS RESORT! STEP INTO THE PERFECT BLEND OF RUSTIC CHARM WITH THIS FULLY FURNISHED CHALET, NESTLED IN THE PEACEFUL SETTING OF PINE MOUNTAIN CLUB CHALETS RESORT. Whether you're seeking a quiet personal retreat or a vacation getaway for the family this turn-key property is ready to make those dreams a reality. The front porch is an ideal spot for sipping your morning coffee or unwinding with a glass of wine in the crisp mountain air. Inside the open floor plan welcomes you with soaring vaulted ceilings and exposed beams that bathe the space in natural light creating a warm, airy ambiance throughout. The main level features two cozy bedrooms and a 2 full baths, offering comfortable accommodations for family and guests. Upstairs a charming loft 3rd bedroom adds extra sleeping space and a touch of character. The kitchen comes fully equipped with appliances, a breakfast bar and a dining area-perfect for hosting meals and making memories. This chalet comes fully furnished with items-from furniture and linens to kitchenware and fixtures. Enjoy a wealth of resort-style amenities, including a 12-acre fishing lake, swimming pool, playground, rec center, boating, mini golf, tennis, basketball, and volleyball courts-ensuring every day feels like a vacation. Located just one mile from the scenic resort entrance to Callaway Gardens and only minutes from downtown Pine Mountain's delightful shops and restaurants, this chalet offers a prime mix of seclusion and accessibility. You're also just 10 minutes from Warm Springs and convenient interstate access. Important to note: this is a vacation-use community only, so full-time living isn't allowed - preserving that true getaway feel. The onsite management encourages owners to put their chalets in the rental program which means built-in rental income when you're not using it. Outside rental companies are not permitted, ensuring consistent management and care. This is not a high-volume rental investment community-the goal is a true vacation experience with rental income helping offset annual costs. Average rental income for chalets in the community ranges from $18,000-$22,000 gross rental income per year, per management. The income is split 60/40 (owner/PMCC) with the resort handling everything-advertising, guest check-ins, housekeeping, and maintenance. Don't miss your chance to own this exceptional mountain escape in Pine Mountain Club Chalets Resort-where relaxation, adventure, and income potential all come together! Please visit my website if you are not able to access GAMLS documents and viewing instructions.

Key facts

• Charming loft
• Open floor plan
• Exposed beams

Tags

• FULLY FURNISHED CHALET
• OPEN FLOOR PLAN
• SOARING VAULTED CEILINGS
• EXPOSED BEAMS
• CHARMING LOFT
• FULLY EQUIPPED KITCHEN

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $113k.

Deal economics

• At list price, monthly cash flow is $-211 ($-3k/yr) — negative.
• To cash-flow at today's rent, offer at most $76k (32.9% below list).
• Meets the 1% rule at list price ($1k rent vs $113k).
• Recommended offer: $76k (32.9% below list) — sets the bar for cash-flow.
• Cap rate 4.1% 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: schools F, amenities F, commute F.
• Harris County (rural): math 41% / reading 43% proficiency, ranked #27 of 174 in GA (top 16%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 121 active listings in the ZIP; 189 units permitted in Harris County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $781 of loan paydown is wiped out by about $3k of value loss. Plan a longer hold.
• Harris County population projected at +9% by 2050 — modest demand growth; plan on rents tracking national, not racing it.

Negotiation context

• It's been on market 317 days — a 12% lower offer ($99k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: HOA is 38% of rent.
• Climate carrying-cost: major wind risk, 59% chance of damaging wind over 30y; extreme-heat days projected 7→19/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $75,778 (32.9% 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 317 days. Have you received any prior offers? Is the seller open to a 33% concession, seller financing, or rate buy-down credit?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
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: 1.24% ✓
• Cap rate: 4.06%
• Cash-on-cash: -7.99%
• DSCR: 0.64
• GRM: 6.7

CMA / ARV

• ARV (median comp): $145,720
• List price: $113,000
• Delta: -22.45%
• Verdict: UNDERPRICED
• Comps: 13 within 1.0 mi

Show comp detail 4 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
15 St Moritz	0.20mi	3/2.0	1,344 (0%)	1mo	$115,000	$86	90
90 Chalet Cir	0.05mi	3/2.0	1,248 (-7%)	7mo	$110,000	$88	80
83 St Moritz Dr	0.09mi	3/2.0	1,404 (+4%)	12mo	$109,500	$78	79
80 St. Moritz Dr	0.13mi	4/3.0 (+1)	1,529 (+14%)	1mo	$140,000	$92	62

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: -29.8%
• Equity multiple: 0.01×
• Total profit: $-31,379
• Equity at exit: $16,849

10-year hold

• IRR: -29.0%
• Equity multiple: -0.36×
• Total profit: $-43,176
• Equity at exit: $9,770

Cash invested: $31,640 (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: 121
• Price-to-rent: 6.7×

Monthly cashflow live

• Estimated rent: $1,403 medium
• Mortgage (P&I): −$593
• Tax from tax record: −$144 /mo · $1,730/yr
• Insurance: −$47
• HOA: −$535
• Vacancy / Maint / Mgmt: −$295
• Net cashflow: $-211

Break-even live

Break-even rent $1,669

Max offer price $75,778

Occupancy floor —

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: $28,250
• Closing costs: $3,390
• Reserves months: —
• Total cash needed: —

HOA detail

• Monthly dues: $535 · $6,420/yr
• Likely covers: pool

Listing history 19 events

1. 2026-06-18
   days on market $113,000 Active 317 DOM
2. 2026-06-17
   days on market $113,000 Active 316 DOM
3. 2026-06-16
   days on market $113,000 Active 315 DOM
4. 2026-06-15
   days on market $113,000 Active 314 DOM
5. 2026-06-14
   days on market $113,000 Active 312 DOM
6. 2026-06-13
   days on market $113,000 Active 311 DOM
7. 2026-06-10
   days on market $113,000 Active 309 DOM
8. 2026-06-09
   days on market $113,000 Active 308 DOM
9. 2026-06-08
   days on market $113,000 Active 307 DOM
10. 2026-06-07
    days on market $113,000 Active 306 DOM
11. 2026-06-05
    days on market $113,000 Active 303 DOM
12. 2026-06-03
    days on market $113,000 Active 302 DOM
13. 2026-06-02
    days on market $113,000 Active 301 DOM
14. 2026-06-01
    days on market $113,000 Active 300 DOM
15. 2026-05-31
    days on market $113,000 Active 299 DOM
16. 2026-05-30
    days on market $113,000 Active 298 DOM
17. 2026-02-04
    price $113,000 2641-char remark

    Show marketing remark (2641 chars)

    ESCAPE TO YOUR DREAM CHALET IN PINE MOUNTAIN CLUB CHALETS RESORT! STEP INTO THE PERFECT BLEND OF RUSTIC CHARM WITH THIS FULLY FURNISHED CHALET, NESTLED IN THE PEACEFUL SETTING OF PINE MOUNTAIN CLUB CHALETS RESORT. Whether you're seeking a quiet personal retreat or a vacation getaway for the family this turn-key property is ready to make those dreams a reality. The front porch is an ideal spot for sipping your morning coffee or unwinding with a glass of wine in the crisp mountain air. Inside the open floor plan welcomes you with soaring vaulted ceilings and exposed beams that bathe the space in natural light creating a warm, airy ambiance throughout. The main level features two cozy bedrooms and a 2 full baths, offering comfortable accommodations for family and guests. Upstairs a charming loft 3rd bedroom adds extra sleeping space and a touch of character. The kitchen comes fully equipped with appliances, a breakfast bar and a dining area-perfect for hosting meals and making memories. This chalet comes fully furnished with items-from furniture and linens to kitchenware and fixtures. Enjoy a wealth of resort-style amenities, including a 12-acre fishing lake, swimming pool, playground, rec center, boating, mini golf, tennis, basketball, and volleyball courts-ensuring every day feels like a vacation. Located just one mile from the scenic resort entrance to Callaway Gardens and only minutes from downtown Pine Mountain's delightful shops and restaurants, this chalet offers a prime mix of seclusion and accessibility. You're also just 10 minutes from Warm Springs and convenient interstate access. Important to note: this is a vacation-use community only, so full-time living isn't allowed - preserving that true getaway feel. The onsite management encourages owners to put their chalets in the rental program which means built-in rental income when you're not using it. Outside rental companies are not permitted, ensuring consistent management and care. This is not a high-volume rental investment community-the goal is a true vacation experience with rental income helping offset annual costs. Average rental income for chalets in the community ranges from $18,000-$22,000 gross rental income per year, per management. The income is split 60/40 (owner/PMCC) with the resort handling everything-advertising, guest check-ins, housekeeping, and maintenance. Don't miss your chance to own this exceptional mountain escape in Pine Mountain Club Chalets Resort-where relaxation, adventure, and income potential all come together! Please visit my website if you are not able to access GAMLS documents and viewing instructions.

18. 2025-10-21
    price $118,000 2641-char remark

    Show marketing remark (2641 chars)

    ESCAPE TO YOUR DREAM CHALET IN PINE MOUNTAIN CLUB CHALETS RESORT! STEP INTO THE PERFECT BLEND OF RUSTIC CHARM WITH THIS FULLY FURNISHED CHALET, NESTLED IN THE PEACEFUL SETTING OF PINE MOUNTAIN CLUB CHALETS RESORT. Whether you're seeking a quiet personal retreat or a vacation getaway for the family this turn-key property is ready to make those dreams a reality. The front porch is an ideal spot for sipping your morning coffee or unwinding with a glass of wine in the crisp mountain air. Inside the open floor plan welcomes you with soaring vaulted ceilings and exposed beams that bathe the space in natural light creating a warm, airy ambiance throughout. The main level features two cozy bedrooms and a 2 full baths, offering comfortable accommodations for family and guests. Upstairs a charming loft 3rd bedroom adds extra sleeping space and a touch of character. The kitchen comes fully equipped with appliances, a breakfast bar and a dining area-perfect for hosting meals and making memories. This chalet comes fully furnished with items-from furniture and linens to kitchenware and fixtures. Enjoy a wealth of resort-style amenities, including a 12-acre fishing lake, swimming pool, playground, rec center, boating, mini golf, tennis, basketball, and volleyball courts-ensuring every day feels like a vacation. Located just one mile from the scenic resort entrance to Callaway Gardens and only minutes from downtown Pine Mountain's delightful shops and restaurants, this chalet offers a prime mix of seclusion and accessibility. You're also just 10 minutes from Warm Springs and convenient interstate access. Important to note: this is a vacation-use community only, so full-time living isn't allowed - preserving that true getaway feel. The onsite management encourages owners to put their chalets in the rental program which means built-in rental income when you're not using it. Outside rental companies are not permitted, ensuring consistent management and care. This is not a high-volume rental investment community-the goal is a true vacation experience with rental income helping offset annual costs. Average rental income for chalets in the community ranges from $18,000-$22,000 gross rental income per year, per management. The income is split 60/40 (owner/PMCC) with the resort handling everything-advertising, guest check-ins, housekeeping, and maintenance. Don't miss your chance to own this exceptional mountain escape in Pine Mountain Club Chalets Resort-where relaxation, adventure, and income potential all come together! Please visit my website if you are not able to access GAMLS documents and viewing instructions.

19. 2025-08-05
    listed $120,000 New 2641-char remark

    Show marketing remark (2641 chars)

    ESCAPE TO YOUR DREAM CHALET IN PINE MOUNTAIN CLUB CHALETS RESORT! STEP INTO THE PERFECT BLEND OF RUSTIC CHARM WITH THIS FULLY FURNISHED CHALET, NESTLED IN THE PEACEFUL SETTING OF PINE MOUNTAIN CLUB CHALETS RESORT. Whether you're seeking a quiet personal retreat or a vacation getaway for the family this turn-key property is ready to make those dreams a reality. The front porch is an ideal spot for sipping your morning coffee or unwinding with a glass of wine in the crisp mountain air. Inside the open floor plan welcomes you with soaring vaulted ceilings and exposed beams that bathe the space in natural light creating a warm, airy ambiance throughout. The main level features two cozy bedrooms and a 2 full baths, offering comfortable accommodations for family and guests. Upstairs a charming loft 3rd bedroom adds extra sleeping space and a touch of character. The kitchen comes fully equipped with appliances, a breakfast bar and a dining area-perfect for hosting meals and making memories. This chalet comes fully furnished with items-from furniture and linens to kitchenware and fixtures. Enjoy a wealth of resort-style amenities, including a 12-acre fishing lake, swimming pool, playground, rec center, boating, mini golf, tennis, basketball, and volleyball courts-ensuring every day feels like a vacation. Located just one mile from the scenic resort entrance to Callaway Gardens and only minutes from downtown Pine Mountain's delightful shops and restaurants, this chalet offers a prime mix of seclusion and accessibility. You're also just 10 minutes from Warm Springs and convenient interstate access. Important to note: this is a vacation-use community only, so full-time living isn't allowed - preserving that true getaway feel. The onsite management encourages owners to put their chalets in the rental program which means built-in rental income when you're not using it. Outside rental companies are not permitted, ensuring consistent management and care. This is not a high-volume rental investment community-the goal is a true vacation experience with rental income helping offset annual costs. Average rental income for chalets in the community ranges from $18,000-$22,000 gross rental income per year, per management. The income is split 60/40 (owner/PMCC) with the resort handling everything-advertising, guest check-ins, housekeeping, and maintenance. Don't miss your chance to own this exceptional mountain escape in Pine Mountain Club Chalets Resort-where relaxation, adventure, and income potential all come together! Please visit my website if you are not able to access GAMLS documents and viewing instructions.

ⓘ 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: $1,730 · $144/mo
• Projected year-2 tax: $1,730 · $144/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 4/10 Moderate
• 🌡 Heat 5/10 Major 7 d/yr ≥104°F today · 19 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 59% 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: $16,832
• − Mortgage interest: −$6,330
• − Property taxes: −$1,730
• − Insurance: −$565
• − Repairs & maintenance: −$1,347
• − Management: −$1,347
• − HOA: −$6,420
• − Depreciation: −$3,287
• Taxable loss: −$4,193
• Est. tax savings @ 24.0%: +$1,006
• After-tax cash flow: $-1,522/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: Harris County
• NCES district ID: 1302700
• Math proficiency: 41% ▼ -10.00%
• Reading proficiency: 43% ▼ -9.00%
• Median HH income: $66,705
• Composite: 37.75/100
• National rank: #4350
• State rank: #27 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 (Harris County) Hauer SSP2

• Today (2025): 35,683 people
• By 2030: 36,673 · +2.8%
• By 2040: 38,038 · +6.6%
• By 2050: 38,782 · +8.7%
• By 2075: 41,279 · +15.7%
• By 2100: 41,103 · +15.2%

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 · Harris

• 2024 margin: Solid R (+46.1) · D 26.7% · R 72.8%
• 2008→2024 swing: -2.8pp toward R · 2008: -43.4pp · 2024: -46.1pp
• All cycles: 2024: R+46.1 2020: R+44.3 2016: R+47.9 2012: R+45.6 2008: R+43.4

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

-5.8% since first listed

3 events — show timeline

• 2026-02-04 Price Changed $113,000 GAMLS
• 2025-10-21 Price Changed $118,000 GAMLS
• 2025-08-05 Listed $120,000 GAMLS

Property tax history

+2.1%/yr

Latest (2025): $1,730 · +8.8% YoY. Source: county tax records.