311 Merigold Way · Pendergrass, GA 30567

$339,000

4 bd · 2.5 ba · 1,904 sqft · SingleFamily public records · 7 Days on market

Built 2018 6,969 sqft lot Est $326k · at est. $46/mo HOA · 2% 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).

• Appreciation +10.0/10.0
• Cash flow +6.3/30.0
• ARV discount +5.6/15.0
• Livability +3.4/5.0
• Schools +3.3/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• 1% rule +1.3/10.0
• DSCR +0.6/10.0

Listing remarks MLS

311 Merigold Way in PENDERGRASS, GA, presents a meticulously maintained residential property with new flooring throughout, new light fixtures and new paint, constructed in 2018. This attractive property, encompassing 1904 square feet of living area, offers a refined living experience designed for contemporary lifestyles. The kitchen, central to the home's open plan with the living room, is appointed with new quartz countertops and stainless steel appliances. A large island with a sink serves as a focal point, providing both functionality and a sophisticated aesthetic for culinary pursuits and social gatherings. Further enhancing the property's appeal are a built-in garage and a welcoming porch, contributing to both convenience and curb appeal. The traditional exterior architectural style complements the thoughtful design found within. We invite you to experience the distinguished character of this residence firsthand. BUYERS TO CONFIRM ACCURACY OF ALL DETAILS. PLEASE REMOVE SHOES or USE SHOE COVERS PROVIDED . Listing agent Chenh S Lam GA License # 355420 is a member in QLCL Investments, LLC

Key facts

• New flooring
• New paint
• Large island

Tags

• NEW FLOORING
• NEW LIGHT FIXTURES
• NEW PAINT
• NEW QUARTZ COUNTERTOPS
• STAINLESS STEEL APPLIANCES
• LARGE ISLAND

Property features AI

Finance

• HOA & community: Annual association fee of $550; Association fee covers reserve fund and swim access; Community amenities include clubhouse, pool, playground, and homeowner's association; located near schools and shopping

Exterior

• Parking: Garage (2 spaces); Total parking for 4 vehicles
• Utilities: Public water; Public sewer; 110V and 220V electric; Cable available; Electricity available; Natural gas available; Phone available; Underground utilities; Water available; Sewer available
• Home design: Two-story home; Updated/remodeled condition
• Construction: Cement siding and concrete construction; Composition roof; Slab foundation; Built with other/unspecified additional structures
• Exterior features: Private entrance; Private yard; Covered front porch; Fenced in-ground lap pool; Other exterior structure(s)

Interior

• Kitchen: Kitchen island; Breakfast bar; Eat-in kitchen; Stained cabinets; Walk-in pantry; Solid surface and stone counters; Open view to family room; Dishwasher; Gas range; Microwave; Refrigerator; Garbage disposal
• Bedrooms: Four upper-level bedrooms; Oversized master with sitting room
• Flooring: Carpet; Luxury vinyl
• Bathrooms: Two full bathrooms; One half bathroom; Master bath with separate tub and shower and soaking tub
• Heating & cooling: Central air conditioning; Forced air heating
• Interior features: Entrance foyer; High 9-ft ceilings on main level; Disappearing attic stairs; Walk-in closets; Double pane and insulated windows; No shared/common walls
• Laundry & utility: Upper-level laundry in hall closet

What this means for you Summary

Snapshot

• This is a 4-bed/2.5-bath single-family listed at $339k.

Deal economics

• At list price, monthly cash flow is $-606 ($-7k/yr) — negative.
• To cash-flow at today's rent, offer at most $232k (31.6% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $214k (37.0% below list).
• Recommended offer: $214k (37.0% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 67/100 on livability (#174 in GA) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, crime A; Watch: amenities F, commute F.
• Jackson County (rural): math 38% / reading 37% proficiency, ranked #50 of 174 in GA (top 29%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: North Jackson Elementary School (math 36% / reading 30%, grade F, #567 of 1,228 statewide, top 47%, 687 students, 43% FRL); Jackson County High School (math 20% / reading 17%, grade F, #254 of 424 statewide, top 61%, 1,833 students, 26% FRL).
• Market conditions: 140 active listings in the ZIP; 17 comparable units currently listed for rent nearby; rentals at typical pace (median 22d on market — plan ~3-4 weeks tenant-placement turnaround); solid renter incomes; 2,167 units permitted in Jackson County in 2024 (59 in 5+ unit buildings).

Forward outlook

• In year one you build about $36k of equity ($2k loan paydown + $34k appreciation (10.0% local appreciation)).
• Jackson County population projected at +14% by 2050 — modest demand growth; plan on rents tracking national, not racing it.
• By year 2, paydown + projected appreciation supports a ~$58k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• Only 7 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 sale attempts with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.
• Current owner paid $187k; list at $339k implies a 81% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: extreme-heat days projected 7→19/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $213,561 (37.0% 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. 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 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?
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: 0.63% ✗
• Cap rate: 4.15%
• Cash-on-cash: -7.66%
• DSCR: 0.66
• GRM: 13.2

CMA / ARV

• ARV (on-the-fly): $325,584
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
640 Independence Ave	0.11mi	4/2.5	1,929 (+1%)	2mo	$319,900	$166	91
343 Merigold Way	0.04mi	4/2.5	1,836 (-4%)	6mo	$335,000	$182	87
1418 Turning Leaf Ln	0.23mi	4/2.0	1,989 (+4%)	1mo	$320,000	$161	79
249 Seasons Vly	0.24mi	4/2.5	1,989 (+4%)	3mo	$332,000	$167	79
434 Winter Chase	0.25mi	4/2.5	1,837 (-4%)	7mo	$315,000	$171	77
306 Seasons Vly	0.18mi	3/2.5 (-1)	1,810 (-5%)	5mo	$298,000	$165	74
110 Pendergrass Farms Cir	0.31mi	4/2.5	1,787 (-6%)	2mo	$322,000	$180	73
297 Seasons Vly	0.19mi	3/2.5 (-1)	2,114 (+11%)	3mo	$308,500	$146	66
837 Summer Springs Ct	0.15mi	3/2.5 (-1)	2,163 (+14%)	4mo	$330,000	$153	62
25 Holland Cv	0.25mi	3/2.5 (-1)	1,714 (-10%)	7mo	$343,855	$201	61
19 Holland Cv	0.25mi	3/2.5 (-1)	1,663 (-13%)	6mo	$340,080	$204	57
575 Cottage Loop	0.62mi	3/2.0 (-1)	1,657 (-13%)	4mo	$364,000	$220	39

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

10.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 18.9%
• Equity multiple: 2.54×
• Total profit: $146,036
• Equity at exit: $305,398

10-year hold

• IRR: 17.5%
• Equity multiple: 5.85×
• Total profit: $460,405
• Equity at exit: $658,602

Cash invested: $94,920 (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 30567

• Home prices YoY: 14.7%
• Active inventory: 140
• Price-to-rent: 13.2×

Monthly cashflow live

• Estimated rent: $2,136 high
• Mortgage (P&I): −$1,778
• Tax from tax record: −$328 /mo · $3,937/yr
• Insurance: −$141
• HOA: −$46
• Vacancy / Maint / Mgmt: −$448
• Net cashflow: $-606

Break-even live

Break-even rent $2,903

Max offer price $231,954

Occupancy floor —

Sensitivity live

Price	-10% $-414	-5% $-510	+0% $-606	+5% $-702	+10% $-798
Rent	-10% $-775	-5% $-690	+0% $-606	+5% $-522	+10% $-437
Rate	-1.0pp $-435	-0.5pp $-520	base $-606	+0.5pp $-694	+1.0pp $-783

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: $84,750
• Closing costs: $10,170
• Reserves months: —
• Total cash needed: —

Rent comps 17 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
732 Independence Ave Pendergrass, GA	4.0	2.5	1829	$1,910	$1.04	14d	1	0.06mi
706 Independence Ave Pendergrass, GA	4.0	2.5	1829	$1,900	$1.04	45d	1	0.08mi
731 Independence Ave Pendergrass, GA	3.0	2.0	1615	$1,799	$1.11	45d	1	0.09mi
960 Walnut Creek Cir Pendergrass, GA	4.0	2.5	2000	$1,850	$0.93	45d	1	0.15mi
960 Walnut Creek Cir Pendergrass, GA	4.0	2.5	2000	$1,850	$0.93	22d	1	0.15mi
916 Independence Ave Pendergrass, GA	4.0	2.5	1904	$1,995	$1.05	14d	1	0.21mi
929 Independence Ave Pendergrass, GA	4.0	2.5	2000	$1,901	$0.95	14d	1	0.22mi
11 Darling Ln Pendergrass, GA	4.0	2.5	1837	$1,900	$1.03	45d	1	0.34mi
653 Glenn Gee Rd Pendergrass, GA	3.0	2.5	2529	$2,350	$0.93	22d	1	0.78mi
25 Blue River Ct Pendergrass, GA	4.0	2.5	1928	$1,899	$0.98	45d	1	1.16mi
107 Wynn Way Pendergrass, GA	4.0	2.5	1928	$2,300	$1.19	22d	1	1.18mi
250 Sope Creek Cir Pendergrass, GA	4.0	3.0	2479	$2,200	$0.89	45d	1	1.22mi
15 Constitution Ave Pendergrass, GA	3.0	3.5	2265	$2,250	$0.99	22d	1	1.24mi
59 Constitution Ave Pendergrass, GA	3.0	3.5	2265	$2,200	$0.97	22d	1	1.28mi
149 Star Ct Pendergrass, GA	3.0	2.5	1455	$1,900	$1.31	22d	1	1.29mi
228 Banner Rd Pendergrass, GA	3.0	2.5	1455	$1,900	$1.31	22d	1	1.30mi
100 Mission Blvd Pendergrass, GA	3.0	2.5	1831	$1,950	$1.06	14d	1	1.37mi

HOA detail

• Monthly dues: $46 · $552/yr

Listing history 7 events

1. 2026-06-19
   days on market $339,000 Active 7 DOM
2. 2026-06-18
   days on market $339,000 Active 6 DOM
3. 2026-06-17
   days on market $339,000 Active 5 DOM
4. 2026-06-16
   days on market $339,000 Active 4 DOM
5. 2026-06-15
   days on market $339,000 Active 3 DOM
6. 2026-06-13
   remarks 699-char remark
7. 2026-06-13
   listed $339,000 Active 1 DOM

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Tax reassessment forecast GA · Resets to sale price

• Current annual tax: $3,937 · $328/mo
• Projected year-2 tax: $3,937 · $328/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 2/10 Low
• 🌡 Heat 6/10 Major 7 d/yr ≥105°F today · 19 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 14% chance of damaging wind over 30 yrs
• 🫁 Air quality 3/10 Moderate 3 unhealthy d/yr today · 5 by 30 yrs out

Taxation est. · year 1

• Rental income: $25,627
• − Mortgage interest: −$18,989
• − Property taxes: −$3,937
• − Insurance: −$1,695
• − Repairs & maintenance: −$2,050
• − Management: −$2,050
• − HOA: −$552
• − Depreciation: −$9,862
• Taxable loss: −$13,508
• Est. tax savings @ 24.0%: +$3,242
• After-tax cash flow: $-4,030/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: Jackson County
• NCES district ID: 1302940
• Math proficiency: 38% ▼ -14.00%
• Reading proficiency: 37% ▼ -10.00%
• Median HH income: $56,773
• Composite: 33.08/100
• National rank: #5566
• State rank: #50 of 174 in GA

Livability — Pendergrass

• Score: 67/100
• State rank: #174
• US rank: #10962

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Pendergrass, GA
• County: Jackson County · 50,436 people
• City population: 5,487
• Metro: Jefferson, GA
• Population (ZIP): 5,487
• Household income: $97,181
• Rent vs Own: 15.4% rent · 84.6% own
• Severe rent burden: 115.0

Population outlook (Jackson County) Hauer SSP2

• Today (2025): 68,403 people
• By 2030: 70,771 · +3.5%
• By 2040: 75,050 · +9.7%
• By 2050: 78,022 · +14.1%
• By 2075: 82,646 · +20.8%
• By 2100: 80,701 · +18.0%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.56)
• Race & ethnicity: White 63% Hispanic / Latino 20% Two or more races 8% Black 7% Asian 4%
• Hispanic origin (detail): Mexican 13%
• Common ancestry: Slovak 1% Serbian 1% Lithuanian 1%
• Foreign-born: 15% · Canada, Vietnam
• Languages at home: 81% English-only · Spanish 14% Other Asian/Pacific 1% Vietnamese 1%

Political lean MEDSL · Jackson

• 2024 margin: Solid R (+55.1) · D 22.2% · R 77.2%
• 2008→2024 swing: +0.8pp no change · 2008: -55.9pp · 2024: -55.1pp
• All cycles: 2024: R+55.1 2020: R+58.0 2016: R+63.9 2012: R+62.9 2008: R+55.9

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 46.83%
• Current HPI: 364.4902
• Rent YoY: —
• Metro: Jefferson, GA
• 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

+81.4% since first listed

3 events — show timeline

• 2026-06-12 Listed $339,000 GAMLS
• 2026-06-12 Listed $339,000 FMLS
• 2018-08-01 Sold (Public Records) $186,900 Public Records

Property tax history

+29.7%/yr

Latest (2025): $3,937 · -0.9% YoY. Source: county tax records.