477 Starbuck Pkwy · Pendergrass, GA 30567

$375,000

5 bd · 2.5 ba · 2,787 sqft · SingleFamily public records · 13 Days on market

Built 2021 6,098 sqft lot Est $432k · 13% under $54/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).

• ARV discount +13.4/15.0
• Appreciation +10.0/10.0
• Cash flow +7.1/30.0
• Livability +3.4/5.0
• Schools +3.3/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• 1% rule +2.1/10.0
• DSCR +1.3/10.0

Listing remarks

Beautiful 5-bedroom, 3-bath home offering comfortable living space in a desirable Pendergrass community. Open -concept-layout perfect for everyday living and entertaining. offering plenty of space for family, guests, or a home office. Residents enjoy access to outstanding community amenities, including a swimming pool and playground, creating opportunities for recreation and relaxation just steps from home. Seller motivated.

Key facts

• Community amenities
• Swimming pool
• Open concept layout

Tags

• OPEN CONCEPT LAYOUT
• COMMUNITY AMENITIES
• SWIMMING POOL
• PLAYGROUND

Property features AI

Finance

• Other: Asphalt road access; Located in Jackson County, GA; Directions: GPS
• HOA & community: Homeowners association with an annual fee of $650; Community playground; Community pool

Exterior

• Parking: Two-car garage; Driveway parking; Open parking available
• Utilities: Public water; Public sewer; Electric service with 110V and 220V; Electricity available; Sewer available; Underground utilities
• Home design: Two levels
• Construction: Wood siding construction; Composition roof; Slab foundation; Resale condition
• Exterior features: Front porch

Interior

• Kitchen: White cabinets; Kitchen island; Walk-in pantry; Stone countertops; Dishwasher; Electric range; Microwave
• Bedrooms: One main-level bedroom; Four upper-level bedrooms
• Flooring: Carpet; Vinyl
• Bathrooms: Three full bathrooms; Master bath with double vanity and separate tub and shower; One main-level bathroom; Two full upper-level bathrooms
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Walk-in closets; Double-pane windows; No shared/common walls; Loft
• Laundry & utility: Laundry room on upper level

What this means for you Summary

Snapshot

• This is a 5-bed/2.5-bath single-family listed at $375k.

Deal economics

• At list price, monthly cash flow is $-525 ($-6k/yr) — negative.
• To cash-flow at today's rent, offer at most $282k (24.7% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $267k (28.8% below list).
• Recommended offer: $267k (28.8% below list) — sets the bar for 1% rule.
• Cap rate 4.6% 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: 143 active listings in the ZIP; 7 comparable units currently listed for rent nearby; rentals lingering (median 46d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 71% of comp listings sitting > 30 days — soft ceiling on asking rent; solid renter incomes; 2,167 units permitted in Jackson County in 2024 (59 in 5+ unit buildings).
• This rent runs 33% of the median local income ($97k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• In year one you build about $40k of equity ($3k loan paydown + $38k 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 ~$64k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• Only 13 days on market — expect competitive offers; lowballing is unlikely to land.
• 7 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.

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 $267,180 (28.8% 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: 0.71% ✗
• Cap rate: 4.61%
• Cash-on-cash: -6.00%
• DSCR: 0.73
• GRM: 11.7

CMA / ARV

• ARV (on-the-fly): $431,985
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
297 Starbuck Pkwy	0.18mi	5/3.0	2,511 (-10%)	2mo	$360,000	$143	71
393 Walnut Grove Way	0.25mi	5/3.0	2,511 (-10%)	2mo	$359,000	$143	68
1004 Sope Creek Cir	0.47mi	5/3.0	2,937 (+5%)	2mo	$420,000	$143	66
928 Sope Creek Cir	0.53mi	5/3.0	2,674 (-4%)	1mo	$410,000	$153	65
1004 Sope Creek Cir	0.47mi	5/3.0	2,937 (+5%)	2mo	$420,000	$143	65
429 Morgan Creek Rd	0.55mi	5/3.0	2,674 (-4%)	1mo	$416,480	$156	64
296 Walnut Grove Way	0.33mi	4/2.5 (-1)	2,420 (-13%)	3mo	$349,900	$145	55
1028 Sope Creek Cir	0.45mi	4/2.5 (-1)	2,479 (-11%)	3mo	$390,000	$157	54
365 Morgan Creek Rd	0.54mi	4/2.5 (-1)	2,479 (-11%)	0mo	$384,990	$155	51
1017 Sope Creek Cir	0.49mi	4/2.5 (-1)	2,479 (-11%)	3mo	$395,000	$159	51
443 Morgan Crk	0.56mi	4/2.5 (-1)	2,479 (-11%)	3mo	$399,000	$161	48
443 Morgan Creek Rd	0.56mi	4/2.5 (-1)	2,479 (-11%)	3mo	$399,000	$161	48

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: 20.0%
• Equity multiple: 2.63×
• Total profit: $170,846
• Equity at exit: $337,830

10-year hold

• IRR: 18.3%
• Equity multiple: 6.04×
• Total profit: $529,558
• Equity at exit: $728,543

Cash invested: $105,000 (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: 143
• Price-to-rent: 11.7×

Monthly cashflow live

• Estimated rent: $2,672 high
• Mortgage (P&I): −$1,967
• Tax from tax record: −$459 /mo · $5,511/yr
• Insurance: −$156
• HOA: −$54
• Vacancy / Maint / Mgmt: −$561
• Net cashflow: $-525

Break-even live

Break-even rent $3,337

Max offer price $282,203

Occupancy floor —

Sensitivity live

Price	-10% $-313	-5% $-419	+0% $-525	+5% $-631	+10% $-738
Rent	-10% $-736	-5% $-631	+0% $-525	+5% $-420	+10% $-314
Rate	-1.0pp $-336	-0.5pp $-430	base $-525	+0.5pp $-622	+1.0pp $-721

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: $93,750
• Closing costs: $11,250
• Reserves months: —
• Total cash needed: —

Rent comps 7 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
112 Russell Rd Pendergrass, GA	5.0	3.0	2933	$2,600	$0.89	23d	1	0.14mi
63 Steel Trl Pendergrass, GA	4.0	2.5	2156	$2,160	$1.00	45d	1	0.17mi
306 Walnut Grove Way Pendergrass, GA	5.0	3.0	2449	$2,400	$0.98	45d	1	0.32mi
274 Walnut Grove Way Pendergrass, GA	5.0	3.0	2449	$2,300	$0.94	45d	1	0.35mi
250 Sope Creek Cir Pendergrass, GA	4.0	3.0	2479	$2,200	$0.89	45d	1	0.48mi
25 Blue River Ct Pendergrass, GA	4.0	2.5	1928	$1,899	$0.98	45d	1	0.81mi
107 Wynn Way Pendergrass, GA	4.0	2.5	1928	$2,300	$1.19	23d	1	0.85mi

HOA detail

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

Listing history 11 events

1. 2026-06-22
   days on market $375,000 Active 13 DOM
2. 2026-06-19
   days on market $375,000 Active 11 DOM
3. 2026-06-18
   days on market $375,000 Active 10 DOM
4. 2026-06-17
   days on market $375,000 Active 9 DOM
5. 2026-06-16
   days on market $375,000 Active 8 DOM
6. 2026-06-15
   days on market $375,000 Active 7 DOM
7. 2026-06-14
   days on market $375,000 Active 5 DOM
8. 2026-06-13
   days on market $375,000 Active 4 DOM
9. 2026-06-10
   days on market $375,000 Active 2 DOM
10. 2026-06-09
    remarks 429-char remark
11. 2026-06-09
    listed $375,000 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: $5,511 · $459/mo
• Projected year-2 tax: $5,511 · $459/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 14% 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: $32,062
• − Mortgage interest: −$21,006
• − Property taxes: −$5,511
• − Insurance: −$1,875
• − Repairs & maintenance: −$2,565
• − Management: −$2,565
• − HOA: −$648
• − Depreciation: −$10,909
• Taxable loss: −$13,017
• Est. tax savings @ 24.0%: +$3,124
• After-tax cash flow: $-3,180/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

+14323.1% since first listed

14 events — show timeline

• 2026-06-02 Listed $375,000 FMLS
• 2025-08-20 Listing Removed — GAMLS
• 2025-08-19 Listing Removed — FMLS
• 2025-08-07 Rental Removed $2,600 GAMLS
• 2025-06-24 Listed $380,000 FMLS
• 2025-06-24 Listed $380,000 GAMLS
• 2025-05-30 Listed for Rent $2,600 GAMLS
• 2025-05-29 Rental Removed $2,600 FMLS
• 2025-05-13 Listed for Rent $2,600 FMLS
• 2025-04-08 Rental Removed $2,600 GAMLS
• 2025-03-18 Listed $2,600 FMLS
• 2025-03-18 Listing Removed — FMLS
• 2025-03-17 Coming Soon — FMLS
• 2025-03-17 Listed for Rent $2,600 GAMLS

Property tax history

+73.0%/yr

Latest (2025): $5,511 · -0.9% YoY. Source: county tax records.