2523 Tamarack Dr Dr · Jasper, GA 30143

$320,000

3 bd · 2.5 ba · 2,797 sqft · SingleFamily public records · 41 Days on market

Built 2001 1.03 ac lot $361/mo HOA · 10% of rent

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Why this score? — see what drove the C- 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 +19.2/30.0
• ARV discount +7.5/15.0
• 1% rule +6.5/10.0
• DSCR +6.0/10.0
• Livability +3.7/5.0
• 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

REDUCED!! Welcome to your mountain-lake retreat in Jasper! Nestled in a private HOA community surrounded by towering trees and scenic natural beauty, this charming 3-bedroom, 2.5-bathroom home offers the perfect blend of comfort, recreation, and peaceful living. Step onto the spacious front porch - the ideal place to enjoy your morning coffee while taking in the tranquil surroundings. Around back, a large deck provides plenty of room for entertaining, grilling, or simply relaxing under the canopy of mature trees. Inside, the home features a warm and inviting layout with generous living spaces, comfortable bedrooms, and plenty of natural light. A 2-car garage adds convenience and extra storage for all your outdoor gear. Located in one of North Georgia's most desirable lake communities, residents enjoy access to miles of walking and hiking trails, pickleball and tennis courts, and a beautiful golf course - all within the privacy and security of the HOA neighborhood. Whether you're looking for a full-time residence, weekend getaway, or investment opportunity, this Jasper gem delivers the mountain lifestyle you've been dreaming of.

Key facts

• Large deck
• Spacious front porch
• Mature trees

Tags

• MOUNTAIN LAKE RETREAT
• PRIVATE HOA COMMUNITY
• SPACIOUS FRONT PORCH
• LARGE DECK
• MATURE TREES
• GENEROUS LIVING SPACES

Property features AI

Finance

• Other: Property located in Pickens County, GA; GPS-friendly directions
• HOA & community: Homeowners association with annual dues; Annual association fee; Community amenities include gated access, clubhouse, pool, tennis courts, pickleball, playground, golf, lake, boating, beach access, and barbecue areas

Exterior

• Parking: Attached garage that faces side with garage door opener; Drive-under main level garage; 2 garage spaces (2 total parking spaces)
• Utilities: Private water source (other); Septic tank sewer; 110V electric service with 220V in laundry; Cable available, phone available, underground utilities, water available, electricity available
• Home design: Two-level home; Resale property; Exterior entry and interior entry unfinished basement
• Construction: HardiPlank-type siding; Composition shingle roof; Concrete perimeter foundation; Built with exterior materials suitable for resale
• Exterior features: Deck; Front porch; Rain gutters; Private road frontage; Paved road access; Riding trail and horse stables (horse amenities)

Interior

• Kitchen: Country-style kitchen with stained cabinets; Kitchen island; Breakfast room; Pantry; Dishwasher; Electric range; Microwave; Refrigerator
• Bedrooms: Oversized master bedroom; 3 upper-level bedrooms
• Flooring: Carpet; Ceramic tile; Laminate
• Bathrooms: 2 full bathrooms; 1 half bathroom; Master bath with double vanity, separate tub and shower, soaking tub, and whirlpool tub
• Heating & cooling: Central heating; Central electric air conditioning with zoning; Ceiling fans
• Interior features: Recessed lighting; Double vanities; Walk-in closets; Insulated windows; No common walls; 1 fireplace (factory-built with gas starter, masonry/stone surround, located in family room)
• Laundry & utility: Laundry room with electric dryer hookup; Mud room with sink

What this means for you Summary

Snapshot

• This is a 3-bed/2.5-bath single-family listed at $320k.

Deal economics

• At list price, monthly cash flow is $343 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($4k rent vs $320k).
• Recommended offer: $310k (3.0% below list) — sets the bar for market timing.
• Cap rate 7.6% 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: 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: 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 42% FRL track the district average.
• Market conditions: 713 active listings in the ZIP; 2 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 $2k of loan paydown is wiped out by about $10k of value loss. Plan a longer hold.

Negotiation context

• It's been on market 41 days — a 3% lower offer ($310k) is reasonable based on typical stale-listing flexibility.
• 12 sale attempts since 8y ago; this cycle's ask has dropped $20k (6%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Recommended offer $310,400 (3.0% below list)

Questions for the listing agent

1. It's been on market 41 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
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 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. 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.
6. 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.
7. 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: 1.15% ✓
• Cap rate: 7.58%
• Cash-on-cash: 4.59%
• DSCR: 1.20
• GRM: 7.2

CMA / ARV

• ARV (on-the-fly): $654,498
• Comps found: 6

Show comp detail 6 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
66 Tamarack Pt	0.27mi	4/2.5 (+1)	2,845 (+2%)	1mo	$749,999	$264	78
228 Sleepy Hollow Cir	0.53mi	3/2.5	2,730 (-2%)	0mo	$640,000	$234	71
86 Southview Trl	0.20mi	4/3.5 (+1)	2,600 (-7%)	1mo	$494,000	$190	69
228 Sleepy Hollow Cir	0.53mi	3/2.5	2,730 (-2%)	22mo	$675,000	$247	53
112 Tamarack Dr	0.67mi	3/3.0	2,545 (-9%)	8mo	$395,000	$155	45
80 Sharp Top Mountain Trl	0.46mi	3/3.0	2,392 (-14%)	13mo	$510,000	$213	42

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: -9.0%
• Equity multiple: 0.67×
• Total profit: $-29,749
• Equity at exit: $47,713

10-year hold

• IRR: 0.5%
• Equity multiple: 1.04×
• Total profit: $3,329
• Equity at exit: $27,668

Cash invested: $89,600 (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: 713
• Price-to-rent: 7.2×

Monthly cashflow live

• Estimated rent: $3,690 medium
• Mortgage (P&I): −$1,678
• Tax est. 1.5%: −$400 /mo · $4,800/yr
• Insurance: −$133
• HOA: −$361
• Vacancy / Maint / Mgmt: −$775
• Net cashflow: $343

Break-even live

Break-even rent $3,256

Max offer price $320,000

Occupancy floor 86%

Sensitivity live

Price	-10% $564	-5% $453	+0% $343	+5% $232	+10% $122
Rent	-10% $51	-5% $197	+0% $343	+5% $488	+10% $634
Rate	-1.0pp $504	-0.5pp $424	base $343	+0.5pp $260	+1.0pp $175

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: $80,000
• Closing costs: $9,600
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
— Jasper, GA	3.0	2.0	2013	$2,800	$1.39	2d	1	1.06mi
54 Villa Rd Unit 8 Jasper, GA	3.0	3.0	2382	$4,500	$1.89	2d	1	1.14mi

HOA detail

• Monthly dues: $361 · $4,332/yr
• Likely covers: security

Listing history 5 events

1. 2026-06-18
   days on market $320,000 Active 41 DOM
2. 2026-06-17
   days on market $320,000 Active 40 DOM
3. 2026-06-16
   days on market $320,000 Active 39 DOM
4. 2026-06-15
   remarks 693-char remark

   Show marketing remark (1150 chars)

   REDUCED!! Welcome to your mountain-lake retreat in Jasper! Nestled in a private HOA community surrounded by towering trees and scenic natural beauty, this charming 3-bedroom, 2.5-bathroom home offers the perfect blend of comfort, recreation, and peaceful living. Step onto the spacious front porch - the ideal place to enjoy your morning coffee while taking in the tranquil surroundings. Around back, a large deck provides plenty of room for entertaining, grilling, or simply relaxing under the canopy of mature trees. Inside, the home features a warm and inviting layout with generous living spaces, comfortable bedrooms, and plenty of natural light. A 2-car garage adds convenience and extra storage for all your outdoor gear. Located in one of North Georgia's most desirable lake communities, residents enjoy access to miles of walking and hiking trails, pickleball and tennis courts, and a beautiful golf course - all within the privacy and security of the HOA neighborhood. Whether you're looking for a full-time residence, weekend getaway, or investment opportunity, this Jasper gem delivers the mountain lifestyle you've been dreaming of.

5. 2026-06-15
   listed $320,000 Active 38 DOM

   Show marketing remark (1150 chars)

   REDUCED!! Welcome to your mountain-lake retreat in Jasper! Nestled in a private HOA community surrounded by towering trees and scenic natural beauty, this charming 3-bedroom, 2.5-bathroom home offers the perfect blend of comfort, recreation, and peaceful living. Step onto the spacious front porch - the ideal place to enjoy your morning coffee while taking in the tranquil surroundings. Around back, a large deck provides plenty of room for entertaining, grilling, or simply relaxing under the canopy of mature trees. Inside, the home features a warm and inviting layout with generous living spaces, comfortable bedrooms, and plenty of natural light. A 2-car garage adds convenience and extra storage for all your outdoor gear. Located in one of North Georgia's most desirable lake communities, residents enjoy access to miles of walking and hiking trails, pickleball and tennis courts, and a beautiful golf course - all within the privacy and security of the HOA neighborhood. Whether you're looking for a full-time residence, weekend getaway, or investment opportunity, this Jasper gem delivers the mountain lifestyle you've been dreaming of.

ⓘ 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 4/10 Moderate
• 🌡 Heat 4/10 Moderate 9 d/yr ≥98°F today · 23 d/yr by 30 yrs out
• 💨 Wind 3/10 Moderate 5% 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: $44,281
• − Mortgage interest: −$17,925
• − Property taxes: −$4,800
• − Insurance: −$1,600
• − Repairs & maintenance: −$3,542
• − Management: −$3,542
• − HOA: −$4,332
• − Depreciation: −$9,309
• Taxable loss: −$770
• Est. tax savings @ 24.0%: +$185
• After-tax cash flow: $4,297/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

+6.7% since first listed

36 events — show timeline

• 2026-06-15 Price Changed $320,000 GAMLS
• 2026-06-15 Price Changed $320,000 FMLS
• 2026-05-06 Listed $340,000 FMLS
• 2026-05-06 Listed $340,000 GAMLS
• 2024-09-22 Listing Removed — FMLS
• 2024-08-06 Price Changed $375,000 FMLS
• 2024-06-27 Listed $425,000 FMLS
• 2024-06-25 Coming Soon — FMLS
• 2023-02-07 Sold (MLS) $347,400 GAMLS
• 2023-02-07 Sold (MLS) $347,400 FMLS
• 2023-01-21 Pending — FMLS
• 2023-01-12 Pending — GAMLS
• 2023-01-12 Contingent — FMLS
• 2022-11-29 Relisted — GAMLS
• 2022-11-29 Relisted — FMLS
• 2022-11-24 Contingent — FMLS
• 2022-11-24 Pending — GAMLS
• 2022-11-08 Listed $349,900 GAMLS
• 2022-11-08 Listed $349,900 FMLS
• 2022-11-01 Delisted — NEGBOR
• 2022-10-31 Listing Removed — GAMLS
• 2022-10-11 Price Changed $374,900 NEGBOR
• 2022-10-11 Price Changed $374,900 GAMLS
• 2022-09-18 Listed $389,900 GAMLS
• 2022-09-18 Listed $389,900 NEGBOR
• 2020-11-19 Sold (MLS) $269,000 GAMLS
• 2019-07-14 Pending — GAMLS
• 2019-06-03 Price Changed $269,000 GAMLS
• 2019-04-08 Listed $259,900 GAMLS
• 2019-04-01 Listing Removed — GAMLS
• 2019-03-02 Price Changed $264,000 GAMLS
• 2019-02-02 Price Changed $279,000 GAMLS
• 2018-11-15 Price Changed $289,000 GAMLS
• 2018-11-06 Relisted — GAMLS
• 2018-11-01 Listing Removed — GAMLS
• 2018-09-18 Listed $300,000 GAMLS

Property tax history

-10.9%/yr

Latest (2025): $311 · -27.4% YoY. Source: county tax records.