764 Chestnut Cove Trl · Jasper, GA 30143

$170,000

2 bd · 2.0 ba · 880 sqft · SingleFamily · 66 Days on market

Built 1997 Good condition 0.99 ac lot $193/sqft · 37% below area Est $270k · 37% under $372/mo HOA · 24% 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 +15.0/15.0
• Cash flow +6.1/30.0
• 1% rule +4.2/10.0
• Condition / age +3.8/5.0
• Livability +3.7/5.0
• Schools +3.3/10.0
• Rent growth +2.5/5.0
• DSCR +0.4/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Experience mountain living in the gated Bent Tree community of North Georgia! This charming 2-bedroom, 2-bath home features an open-concept layout, wood-burning fireplace, granite countertops, LVP flooring throughout, and a private deck with peaceful mountain views. The primary suite offers a walk-in closet and private bath, while the spacious crawl space provides additional storage. Perfect as a full-time residence, weekend retreat, or investment property, this move-in-ready home offers comfort, privacy, and endless potential. Enjoy Bent Tree's incredible amenities, including Lake Tamarack, golf, swimming pools, tennis and pickleball courts, hiking trails, a restaurant, dog park, and more. Conveniently located just minutes from downtown Jasper, with a 100-day home warranty included.

Key facts

• Private retreat
• Elevated setting
• Granite countertops

Tags

• OPEN-CONCEPT GREAT ROOM
• WOOD BURNING FIREPLACE
• GRANITE COUNTERTOPS
• PRIVATE RETREAT
• MOUNTAIN VIEWS
• ELEVATED SETTING

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath single-family listed at $170k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $-317 ($-4k/yr) — negative.
• To cash-flow at today's rent, offer at most $124k (27.0% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $156k (8.4% below list).
• Recommended offer: $124k (27.0% below list) — sets the bar for cash-flow.
• Cap rate 4.1% 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); Jasper Middle School (math 32% / reading 40%, grade F, #178 of 470 statewide, top 39%, 628 students, 48% 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 45% FRL track the district average.
• Market conditions: 860 active listings in the ZIP; solid renter incomes; 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 $1k of loan paydown is wiped out by about $5k of value loss. Plan a longer hold.

Negotiation context

• It's been on market 66 days — a 6% lower offer ($160k) is reasonable based on typical stale-listing flexibility.
• 14 sale attempts since 11y ago; this cycle's ask has dropped $10k (6%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $80k; list at $170k implies a 114% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: HOA is 24% of rent.

Recommended offer $124,133 (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. It's been on market 66 days. Have you received any prior offers? Is the seller open to a 27% 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 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?
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: 0.92% ✗
• Cap rate: 4.06%
• Cash-on-cash: -7.99%
• DSCR: 0.64
• GRM: 9.1

CMA / ARV

• ARV (median comp): $269,892
• List price: $170,000
• Delta: -31.45%
• Verdict: UNDERPRICED
• Comps: 9 within 1.0 mi

Show comp detail 5 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1739 Little Hendricks Mountain Rd	0.50mi	2/2.0	943 (+7%)	20mo	$314,000	$333	48
1739 Little Hendricks Mountain Rd	0.50mi	2/2.0	943 (+7%)	20mo	$314,000	$333	48
439 Frost Pine Cir	0.33mi	3/2.0 (+1)	1,040 (+18%)	30mo	$289,000	$278	34
31 Winterview Ln	1.12mi	1/1.0 (-1)	1,088 (+24%)	13mo	$350,000	$322	20
140 Shadowick Mountain Rd	0.87mi	3/2.0 (+1)	1,078 (+22%)	22mo	$299,900	$278	16

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: -30.1%
• Equity multiple: 0.00×
• Total profit: $-47,484
• Equity at exit: $25,348

10-year hold

• IRR: -30.6%
• Equity multiple: -0.39×
• Total profit: $-66,319
• Equity at exit: $14,698

Cash invested: $47,600 (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: 860
• Price-to-rent: 9.1×

Monthly cashflow live

• Estimated rent: $1,557 medium
• Mortgage (P&I): −$891
• Tax est. 1.5%: −$212 /mo · $2,550/yr
• Insurance: −$71
• HOA: −$372
• Vacancy / Maint / Mgmt: −$327
• Net cashflow: $-317

Break-even live

Break-even rent $1,958

Max offer price $124,133

Occupancy floor —

Sensitivity live

Price	-10% $-199	-5% $-258	+0% $-317	+5% $-376	+10% $-434
Rent	-10% $-440	-5% $-378	+0% $-317	+5% $-255	+10% $-194
Rate	-1.0pp $-231	-0.5pp $-274	base $-317	+0.5pp $-361	+1.0pp $-406

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: $42,500
• Closing costs: $5,100
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Property features AI

Finance

• HOA & community: Has association; annual association feeCommunity features include clubhouse, golf, lake, pickleball, playground, pool, stables, tennis courts

Exterior

• Parking: Parking pad for 2 vehicles
• Security: Gated community
• Utilities: Public waterSeptic tank sewerElectric service with 220V and 440V availableCable and phone available
• Home design: One levelResale propertyAbove-grade finished living area
• Construction: Block and wood siding constructionBlock foundationComposition roofBuilt with energy-efficient windows
• Exterior features: DeckFront porchCrawl space foundation

Interior

• Kitchen: Solid surface countersDishwasher
• Bedrooms: 2 main-level bedroomsMaster on main
• Flooring: Vinyl flooring
• Bathrooms: 2 full bathrooms (both on the main level)Master bathroom with no special features listed
• Heating & cooling: Central heating (electric) with heat pumpCentral air with heat pumpCeiling fan(s)
• Interior features: Walk-in closet(s)Factory-built fireplace in the living roomDouble-pane windowsNo common wallsGreat room
• Laundry & utility: Laundry closet in hall

HOA detail $372/mo · $4,464/yr

• Likely covers: poolsecurity

Listing history 50 events

1. 2026-08-08
   days on market $170,000 Active 66 DOM
2. 2026-08-06
   days on market $170,000 Active 64 DOM
3. 2026-08-05
   days on market $170,000 Active 63 DOM
4. 2026-08-04
   days on market $170,000 Active 62 DOM
5. 2026-08-03
   days on market $170,000 Active 61 DOM
6. 2026-07-31
   days on market $170,000 Active 58 DOM
7. 2026-07-30
   days on market $170,000 Active 56 DOM
8. 2026-07-28
   days on market $170,000 Active 55 DOM
9. 2026-07-26
   days on market $170,000 Active 53 DOM
10. 2026-07-24
    days on market $170,000 Active 51 DOM
11. 2026-07-23
    days on market $170,000 Active 50 DOM
12. 2026-07-22
    days on market $170,000 Active 49 DOM
13. 2026-07-21
    days on market $170,000 Active 48 DOM
14. 2026-07-20
    days on market $170,000 Active 47 DOM
15. 2026-07-18
    days on market $170,000 Active 45 DOM
16. 2026-07-18
    days on market $170,000 Active 44 DOM
17. 2026-07-16
    days on market $170,000 Active 43 DOM
18. 2026-07-15
    days on market $170,000 Active 42 DOM
19. 2026-07-14
    days on market $170,000 Active 41 DOM
20. 2026-07-13
    days on market $170,000 Active 40 DOM
21. 2026-07-13
    days on market $170,000 Active 39 DOM
22. 2026-07-11
    days on market $170,000 Active 38 DOM
23. 2026-07-10
    days on market $170,000 Active 37 DOM
24. 2026-07-10
    price $170,000 Active 36 DOM
25. 2026-07-09
    days on market $177,000 Active 36 DOM

    Show marketing remark (797 chars)

    Experience mountain living in the gated Bent Tree community of North Georgia! This charming 2-bedroom, 2-bath home features an open-concept layout, wood-burning fireplace, granite countertops, LVP flooring throughout, and a private deck with peaceful mountain views. The primary suite offers a walk-in closet and private bath, while the spacious crawl space provides additional storage. Perfect as a full-time residence, weekend retreat, or investment property, this move-in-ready home offers comfort, privacy, and endless potential. Enjoy Bent Tree's incredible amenities, including Lake Tamarack, golf, swimming pools, tennis and pickleball courts, hiking trails, a restaurant, dog park, and more. Conveniently located just minutes from downtown Jasper, with a 100-day home warranty included.

26. 2026-07-07
    days on market $177,000 Active 34 DOM
27. 2026-07-06
    days on market $177,000 Active 33 DOM
28. 2026-07-06
    days on market $177,000 Active 32 DOM
29. 2026-07-05
    days on market $177,000 Active 31 DOM
30. 2026-07-03
    days on market $177,000 Active 30 DOM
31. 2026-07-02
    days on market $177,000 Active 29 DOM
32. 2026-07-01
    days on market $177,000 Active 28 DOM
33. 2026-06-30
    days on market $177,000 Active 27 DOM
34. 2026-06-29
    days on market $177,000 Active 26 DOM
35. 2026-06-28
    days on market $177,000 Active 25 DOM
36. 2026-06-27
    days on market $177,000 Active 24 DOM
37. 2026-06-26
    pricedays on market $177,000 Active 23 DOM
38. 2026-06-24
    days on market $180,000 Active 21 DOM
39. 2026-06-22
    days on market $180,000 Active 19 DOM
40. 2026-06-21
    days on market $180,000 Active 18 DOM
41. 2026-06-18
    days on market $180,000 Active 15 DOM
42. 2026-06-17
    days on market $180,000 Active 14 DOM
43. 2026-06-16
    days on market $180,000 Active 13 DOM
44. 2026-06-15
    days on market $180,000 Active 12 DOM
45. 2026-06-13
    days on market $180,000 Active 10 DOM
46. 2026-06-13
    days on market $180,000 Active 9 DOM
47. 2026-06-09
    days on market $180,000 Active 6 DOM
48. 2026-06-08
    days on market $180,000 Active 5 DOM
49. 2026-06-07
    days on market $180,000 Active 4 DOM
50. 2026-06-04
    pricedays on marketlisting id $180,000 Active 1 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

Taxation est. · year 1

• Rental income: $18,681
• − Mortgage interest: −$9,523
• − Property taxes: −$2,550
• − Insurance: −$850
• − Repairs & maintenance: −$1,495
• − Management: −$1,495
• − HOA: −$4,464
• − Depreciation: −$4,945
• Taxable loss: −$6,640
• Est. tax savings @ 24.0%: +$1,594
• After-tax cash flow: $-2,210/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 · 12 photos

Good 75/100 Cosmetic rehab Est. rehab $4,400–$13,200 screening

This charming 2-bedroom, 2-bath home in Bent Tree offers an open-concept layout, wood-burning fireplace, and private deck with mountain views. The property is move-in ready and benefits from its location in a gated community with numerous amenities.

Value-add opportunities

• Both landscaping — enhances curb appeal and adds value ↑
• Both furniture — improves living experience and resale value ↑
• Both upgrades to appliances — attracts more buyers and renters ↑

ⓘ 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 Jasper Middle School F GA #178/470 Nat'l #7,206/14,009 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

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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%

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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%

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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

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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

Property features AI

Finance

• HOA & community: Has association; annual association feeCommunity features include clubhouse, golf, lake, pickleball, playground, pool, stables, tennis courts

Exterior

• Parking: Parking pad for 2 vehicles
• Security: Gated community
• Utilities: Public waterSeptic tank sewerElectric service with 220V and 440V availableCable and phone available
• Home design: One levelResale propertyAbove-grade finished living area
• Construction: Block and wood siding constructionBlock foundationComposition roofBuilt with energy-efficient windows
• Exterior features: DeckFront porchCrawl space foundation

Interior

• Kitchen: Solid surface countersDishwasher
• Bedrooms: 2 main-level bedroomsMaster on main
• Flooring: Vinyl flooring
• Bathrooms: 2 full bathrooms (both on the main level)Master bathroom with no special features listed
• Heating & cooling: Central heating (electric) with heat pumpCentral air with heat pumpCeiling fan(s)
• Interior features: Walk-in closet(s)Factory-built fireplace in the living roomDouble-pane windowsNo common wallsGreat room
• Laundry & utility: Laundry closet in hall

Price history

+70.0% since first listed

62 events — show timeline

• 2026-07-09 Price Changed $170,000 FMLS
• 2026-07-09 Price Changed $170,000 GAMLS
• 2026-06-25 Price Changed $177,000 FMLS
• 2026-06-25 Price Changed $177,000 GAMLS
• 2026-06-02 Listing Removed — GAMLS
• 2026-06-02 Listed $180,000 FMLS
• 2026-06-02 Listed $180,000 GAMLS
• 2026-04-09 Price Changed $185,000 NEGBOR
• 2026-04-09 Price Changed $185,000 GAMLS
• 2026-03-27 Listing Removed — FMLS
• 2026-03-26 Listed $190,000 NEGBOR
• 2026-03-25 Listed $190,000 GAMLS
• 2026-02-26 Price Changed $193,000 FMLS
• 2026-02-05 Price Changed $200,000 FMLS
• 2026-01-22 Price Changed $207,000 FMLS
• 2025-12-18 Price Changed $215,000 FMLS
• 2025-11-20 Price Changed $223,000 FMLS
• 2025-11-06 Price Changed $230,000 FMLS
• 2025-10-23 Price Changed $235,000 FMLS
• 2025-10-09 Price Changed $241,000 FMLS
• 2025-09-18 Price Changed $245,000 FMLS
• 2025-09-04 Price Changed $249,000 FMLS
• 2025-07-31 Price Changed $256,000 FMLS
• 2025-07-17 Price Changed $263,000 FMLS
• 2025-07-04 Listed $271,000 FMLS
• 2018-11-01 Sold (MLS) $79,500 GAMLS
• 2018-10-31 Sold (MLS) $79,500 FMLS
• 2018-10-16 Pending — GAMLS
• 2018-10-16 Pending — FMLS
• 2018-10-13 Price Changed $79,500 GAMLS
• 2018-10-12 Listed $79,900 GAMLS
• 2018-10-12 Listed $79,500 FMLS
• 2018-06-25 Listing Removed — GAMLS
• 2018-06-18 Relisted — GAMLS
• 2018-05-18 Pending — GAMLS
• 2018-05-06 Listed $79,900 GAMLS
• 2017-08-01 Listing Removed — GAMLS
• 2017-05-29 Price Changed $79,900 GAMLS
• 2017-05-03 Price Changed $84,900 GAMLS
• 2017-05-02 Relisted — GAMLS
• 2017-05-01 Listing Removed — GAMLS
• 2017-04-04 Price Changed $89,900 GAMLS
• 2016-11-18 Price Changed $94,900 GAMLS
• 2016-11-09 Listed $99,900 GAMLS
• 2016-07-07 Price Changed $56,600 FMLS
• 2016-07-07 Listing Removed — FMLS
• 2016-06-30 Price Changed $56,500 GAMLS
• 2016-06-28 Sold (MLS) $56,500 GAMLS
• 2016-06-28 Sold (MLS) $56,600 FMLS
• 2016-06-28 Price Changed $59,900 FMLS
• 2016-05-19 Pending — GAMLS
• 2016-05-10 Contingent — FMLS
• 2016-05-10 Pending — GAMLS
• 2016-05-10 Price Changed $59,900 GAMLS
• 2016-02-16 Listed $59,900 GAMLS
• 2016-02-13 Listed $59,900 FMLS
• 2015-11-17 Listing Removed — GAMLS
• 2015-08-25 Price Changed $69,900 GAMLS
• 2015-07-21 Price Changed $79,900 GAMLS
• 2015-06-16 Price Changed $89,900 GAMLS
• 2015-03-19 Listed $100,000 GAMLS
• 2013-09-01 Listing Removed — GAMLS