728 Starbuck Pkwy · Pendergrass, GA 30567

$350,000

4 bd · 2.5 ba · 2,115 sqft · SingleFamily public records · 16 Days on market

Built 2021 6,969 sqft lot Est $347k · at est. $54/mo HOA · 2% of rent ↓ 1% 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).

• Appreciation +10.0/10.0
• ARV discount +7.1/15.0
• Cash flow +6.9/30.0
• Livability +3.4/5.0
• Schools +3.3/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• 1% rule +1.8/10.0
• DSCR +1.1/10.0

Listing remarks MLS

Beautifully maintained and like-new, this 5-year-old home offers the perfect blend of modern convenience, energy efficiency, and everyday comfort. Featuring 4 spacious bedrooms and 2.5 bathrooms, this smart home is thoughtfully designed for today's lifestyle with energy-efficient solar panels, stylish finishes, and functional living spaces throughout. The inviting main level features a bright open-concept layout perfect for entertaining and everyday living, while the beautiful kitchen serves as the heart of the home with a large center island, abundant cabinet space, walk-in pantry, storage closet, and seamless flow into the dining and living areas. Upstairs, retreat to the spacious primary suite complete with a spa-like bathroom designed for relaxation featuring a double vanity, separate shower and soaking tub. The upstairs laundry room adds everyday convenience, while three additional bedrooms and a shared full bathroom provide plenty of space for family, guests, home office needs, or hobbies. Step outside to enjoy the fully fenced backyard, ideal for entertaining, pets, gardening, or play. Located in the desirable Walnut Grove community, residents enjoy fantastic neighborhood amenities, including a pool and playground, all while being close to I-85, restaurants, shopping, schools, and everyday essentials. This move-in ready home offers all the benefits of newer construction without the wait, make this exceptional property yours!

Key facts

• Large center island
• Open concept layout
• 6,969 sq ft lot

Tags

• ENERGY EFFICIENT SOLAR PANELS
• OPEN CONCEPT LAYOUT
• LARGE CENTER ISLAND
• FULLY FENCED BACKYARD
• WALNUT GROVE COMMUNITY
• NEIGHBORHOOD AMENITIES

Property features AI

Finance

• Other: Paved, city street frontage; Directions: GPS friendly
• HOA & community: Homeowners association with annual fee of $650; Community amenities include clubhouse, pool, playground, and proximity to shopping and schools

Exterior

• Parking: Two-car garage; Garage with opener; Garage faces front; Driveway with level access; Open parking available; Kitchen-level access
• Security: Smart home (security/automation features)
• Utilities: Public water; Public sewer; 110-volt electric service; Cable available; Phone available; Electricity available; Water available; Sewer available
• Home design: Two-story home; Resale condition; HardiPlank-type siding; Shingle roof; Slab foundation; Solar energy generation
• Construction: Built with HardiPlank-type siding; Shingle roof; Slab foundation
• Exterior features: Covered patio; Patio; Garden; Back yard fencing (wood, fenced)

Interior

• Kitchen: White cabinets; Eat-in kitchen; Kitchen island; Pantry; Stone counters; Open view to family room; Dishwasher; Disposal; Electric cooktop; Electric oven; Microwave; Refrigerator; ENERGY STAR qualified appliances
• Bedrooms: Oversized master; Four upper-level bedrooms
• Flooring: Carpet; Sustainable flooring; Vinyl
• Bathrooms: Two full bathrooms; One half bathroom; Master bath with double vanity and separate tub and shower; One half bath on main level; Two full baths on upper level
• Heating & cooling: Central heating; Electric heating; Solar-assisted heating; Central air conditioning; Electric cooling; Ceiling fans
• Interior features: Entrance foyer; High 9-ft ceilings on main level; Recessed lighting; Smart home features; Walk-in closet(s); Attic with disappearing stairs; Insulated windows; Window treatments; No common walls
• Laundry & utility: Laundry room located on upper level

What this means for you Summary

Snapshot

• This is a 4-bed/2.5-bath single-family listed at $350k.

Deal economics

• At list price, monthly cash flow is $-524 ($-6k/yr) — negative.
• To cash-flow at today's rent, offer at most $257k (26.4% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $239k (31.8% below list).
• Recommended offer: $239k (31.8% below list) — sets the bar for 1% rule.
• Cap rate 4.5% vs local median 3.6% in Pendergrass — meaningfully above typical; check what's discounted (condition, days-on-market, listing class) to confirm the premium yield is real.

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); West Jackson Middle School (math 39% / reading 43%, grade F, #135 of 470 statewide, top 29%, 1,502 students, 28% 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; 16 comparable units currently listed for rent nearby; rentals at typical pace (median 21d 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 $37k of equity ($2k loan paydown + $35k 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 ~$60k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 16 days — a 2% lower offer ($345k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 3y ago 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.

Risks & watch-outs

• Climate carrying-cost: extreme-heat days projected 7→18/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $238,598 (31.8% 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: 0.68% ✗
• Cap rate: 4.50%
• Cash-on-cash: -6.41%
• DSCR: 0.71
• GRM: 12.2

CMA / ARV

• ARV (on-the-fly): $346,860
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
662 Starbuck Pkwy	0.07mi	4/2.5	2,115 (0%)	3mo	$347,500	$164	95
135 Russell Rd	0.20mi	4/2.5	2,141 (+1%)	0mo	$356,000	$166	88
69 Embry Blvd	0.29mi	4/2.0	2,235 (+6%)	1mo	$305,000	$136	74
577 Starbuck Pkwy	0.16mi	4/2.5	2,346 (+11%)	2mo	$350,000	$149	73
296 Walnut Grove Way	0.21mi	4/2.5	2,420 (+14%)	3mo	$349,900	$145	64
1013 Sope Creek Cir	0.52mi	4/2.5	2,345 (+11%)	1mo	$385,000	$164	56
469 Morgan Creek Rd	0.62mi	3/2.5 (-1)	2,001 (-5%)	1mo	$390,000	$195	56
988 Sope Creek Cir	0.55mi	4/2.5	2,345 (+11%)	3mo	$365,000	$156	54
417 Morgan Creek Rd	0.60mi	4/2.5	2,345 (+11%)	1mo	$385,000	$164	53
988 Sope Creek Cir	0.57mi	4/2.5	2,345 (+11%)	3mo	$365,000	$156	53
195 Cedar Dr	0.59mi	4/2.0	1,922 (-9%)	3mo	$384,900	$200	53
453 Morgan Creek Rd	0.62mi	4/2.5	2,345 (+11%)	3mo	$370,980	$158	50

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: 19.7%
• Equity multiple: 2.61×
• Total profit: $157,298
• Equity at exit: $315,308

10-year hold

• IRR: 18.1%
• Equity multiple: 5.99×
• Total profit: $489,503
• Equity at exit: $679,973

Cash invested: $98,000 (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: 12.2×

Monthly cashflow live

• Estimated rent: $2,386 high
• Mortgage (P&I): −$1,835
• Tax from tax record: −$373 /mo · $4,480/yr
• Insurance: −$146
• HOA: −$54
• Vacancy / Maint / Mgmt: −$501
• Net cashflow: $-524

Break-even live

Break-even rent $3,049

Max offer price $257,497

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: $87,500
• Closing costs: $10,500
• Reserves months: —
• Total cash needed: —

Rent comps 16 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
63 Steel Trl Pendergrass, GA	4.0	2.5	2156	$2,160	$1.00	43d	1	0.07mi
306 Walnut Grove Way Pendergrass, GA	5.0	3.0	2449	$2,400	$0.98	43d	1	0.21mi
112 Russell Rd Pendergrass, GA	5.0	3.0	2933	$2,600	$0.89	21d	1	0.21mi
274 Walnut Grove Way Pendergrass, GA	5.0	3.0	2449	$2,300	$0.94	43d	1	0.23mi
250 Sope Creek Cir Pendergrass, GA	4.0	3.0	2479	$2,200	$0.89	43d	1	0.48mi
59 Constitution Ave Pendergrass, GA	3.0	3.5	2265	$2,200	$0.97	21d	1	0.55mi
100 Mission Blvd Pendergrass, GA	3.0	2.5	1831	$1,950	$1.06	13d	1	0.56mi
228 Banner Rd Pendergrass, GA	3.0	2.5	1455	$1,900	$1.31	21d	1	0.57mi
15 Constitution Ave Pendergrass, GA	3.0	3.5	2265	$2,250	$0.99	21d	1	0.58mi
149 Star Ct Pendergrass, GA	3.0	2.5	1455	$1,900	$1.31	21d	1	0.60mi
542 Glenn Gee Rd Pendergrass, GA	1.0–3.0	1.0–2.0	1149	$2,813	$2.45	12d	1	0.65mi
25 Blue River Ct Pendergrass, GA	4.0	2.5	1928	$1,899	$0.98	43d	1	0.70mi
107 Wynn Way Pendergrass, GA	4.0	2.5	1928	$2,300	$1.19	21d	1	0.74mi
653 Glenn Gee Rd Pendergrass, GA	3.0	2.5	2529	$2,350	$0.93	21d	1	0.86mi
916 Independence Ave Pendergrass, GA	4.0	2.5	1904	$1,995	$1.05	13d	1	1.47mi
929 Independence Ave Pendergrass, GA	4.0	2.5	2000	$1,901	$0.95	13d	1	1.48mi

HOA detail

• Monthly dues: $54 · $648/yr
• Likely covers: pool

Listing history 12 events

1. 2026-06-19
   days on market $350,000 Active 16 DOM
2. 2026-06-18
   days on market $350,000 Active 15 DOM
3. 2026-06-17
   days on market $350,000 Active 14 DOM
4. 2026-06-16
   days on market $350,000 Active 13 DOM
5. 2026-06-15
   days on market $350,000 Active 12 DOM
6. 2026-06-14
   days on market $350,000 Active 10 DOM
7. 2026-06-13
   days on market $350,000 Active 9 DOM
8. 2026-06-10
   days on market $350,000 Active 7 DOM
9. 2026-06-09
   days on market $350,000 Active 6 DOM
10. 2026-06-08
    days on market $350,000 Active 5 DOM
11. 2026-06-07
    remarks 693-char remark
12. 2026-06-07
    listed $350,000 Active 4 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: $4,480 · $373/mo
• Projected year-2 tax: $4,480 · $373/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 3/10 Moderate
• 🌡 Heat 5/10 Major 7 d/yr ≥105°F today · 18 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 13% chance of damaging wind over 30 yrs
• 🫁 Air quality 3/10 Moderate 3 unhealthy d/yr today · 4 by 30 yrs out

Taxation est. · year 1

• Rental income: $28,632
• − Mortgage interest: −$19,605
• − Property taxes: −$4,480
• − Insurance: −$1,750
• − Repairs & maintenance: −$2,291
• − Management: −$2,291
• − HOA: −$648
• − Depreciation: −$10,182
• Taxable loss: −$12,614
• Est. tax savings @ 24.0%: +$3,027
• After-tax cash flow: $-3,256/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

-1.4% since first listed

12 events — show timeline

• 2026-06-03 Listed $350,000 GAMLS
• 2026-06-03 Listed $350,000 FMLS
• 2023-11-08 Sold (Public Records) $337,000 Public Records
• 2023-11-08 Sold (MLS) $337,000 GAMLS
• 2023-11-08 Sold (MLS) $337,000 FMLS
• 2023-10-24 Pending — FMLS
• 2023-10-17 Pending — GAMLS
• 2023-10-17 Contingent — FMLS
• 2023-10-10 Listed $339,000 GAMLS
• 2023-10-10 Listed $339,000 FMLS
• 2023-10-05 Listing Removed — GAMLS
• 2023-09-16 Listed $355,000 GAMLS

Property tax history

+64.2%/yr

Latest (2025): $4,480 · -0.9% YoY. Source: county tax records.