74 Davis Rd · Dawsonville, GA 30534

$149,900

3 bd · 2.0 ba · 1,248 sqft · Manufactured public records · 129 Days on market

Built 1995 2.25 ac lot $120/sqft · 52% below area

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Why this score? — see what drove the B- 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 +30.0/30.0
• DSCR +10.0/10.0
• 1% rule +9.4/10.0
• ARV discount +7.5/15.0
• Schools +3.7/10.0
• Livability +3.4/5.0
• Rent growth +3.3/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Discover this incredible opportunity in a rapidly growing, highly sought-after neighborhood! This 3-bedroom, 2-bathroom mobile home, built in 1995, sits on an expansive 2.25-acre lot, offering endless potential for savvy buyers or investors. Whether you’re looking to renovate and flip the existing structure into a charming retreat or clear the way to build your dream custom home, this property provides the perfect canvas. Ample space for expansion, gardens, or even additional structures—don’t miss out on this versatile gem in a prime location poised for appreciation! Sold ‘as is’ with no disclosure.

Key facts

• 2.25 acre lot
• 2 parking spots
• Built 1995

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $150k.

Deal economics

• At list price, monthly cash flow is $804 ($10k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $150k).
• Recommended offer: $132k (12.0% below list) — sets the bar for market timing.
• Cap rate 12.7% vs local median 3.0% in Dawsonville — 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 68/100 on livability (#155 in GA) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A+; Watch: schools D+, amenities F, commute F.
• Dawson County (rural): math 40% / reading 44% proficiency, ranked #30 of 174 in GA (top 17%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: Rents rising (+3.0%/yr); 573 active listings in the ZIP; solid renter incomes; 887 units permitted in Dawson 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 $4k of value loss. Plan a longer hold.
• Dawson County population projected at +10% by 2050 — modest demand growth; plan on rents tracking national, not racing it.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $42k cash investment doubles in ~6 years — after that, you're playing with house money.

Negotiation context

• It's been on market 129 days — a 12% lower offer ($132k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts; 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 $14k; list at $150k implies a 934% gain — meaningful room to come down on a strong offer.

Recommended offer $131,912 (12.0% below list)

Questions for the listing agent

1. It's been on market 129 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
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: 1.44% ✓
• Cap rate: 12.73%
• Cash-on-cash: 22.98%
• DSCR: 2.02
• GRM: 5.8

CMA / ARV

• ARV (median comp): $312,347
• List price: $149,900
• Delta: -52.01%
• Verdict: UNDERPRICED
• Comps: 10 within 1.0 mi

Projected returns pro-forma

-3.0% appreciation · 3.03% rent growth · sell at horizon

5-year hold

• IRR: 16.0%
• Equity multiple: 1.64×
• Total profit: $26,926
• Equity at exit: $22,351

10-year hold

• IRR: 24.6%
• Equity multiple: 3.13×
• Total profit: $89,439
• Equity at exit: $12,961

Cash invested: $41,972 (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 30534

• Home prices YoY: -23.0%
• Rents YoY: 3.0%
• Active inventory: 573
• Price-to-rent: 5.8×

Monthly cashflow live

• Estimated rent: $2,157 medium
• Mortgage (P&I): −$786
• Tax from tax record: −$52 /mo · $619/yr
• Insurance: −$62
• HOA: −$0
• Vacancy / Maint / Mgmt: −$453
• Net cashflow: $804

Break-even live

Break-even rent $1,139

Max offer price $149,900

Occupancy floor 58%

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: $37,475
• Closing costs: $4,497
• Reserves months: —
• Total cash needed: —

Listing history 22 events

1. 2026-06-17
   status $149,900 Pending 129 DOM
2. 2026-06-16
   days on market $149,900 Active 129 DOM
3. 2026-06-15
   days on market $149,900 Active 128 DOM
4. 2026-06-13
   days on market $149,900 Active 126 DOM
5. 2026-06-13
   days on market $149,900 Active 125 DOM
6. 2026-06-09
   days on market $149,900 Active 122 DOM
7. 2026-06-08
   days on market $149,900 Active 121 DOM
8. 2026-06-07
   days on market $149,900 Active 120 DOM
9. 2026-06-04
   days on market $149,900 Active 117 DOM
10. 2026-06-03
    days on market $149,900 Active 116 DOM
11. 2026-06-02
    days on market $149,900 Active 115 DOM
12. 2026-06-01
    days on market $149,900 Active 114 DOM
13. 2026-05-31
    days on market $149,900 Active 113 DOM
14. 2026-03-12
    price $149,900 637-char remark

    Show marketing remark (607 chars)

    Discover this incredible opportunity in a rapidly growing, highly sought-after neighborhood! This 3-bedroom, 2-bathroom mobile home, built in 1995, sits on an expansive 2.25-acre lot, offering endless potential for savvy buyers or investors. Whether you're looking to renovate and flip the existing structure into a charming retreat or clear the way to build your dream custom home, this property provides the perfect canvas. Ample space for expansion, gardens, or even additional structures-don't miss out on this versatile gem in a prime location poised for appreciation! Sold 'as is' with no disclosure.

15. 2026-03-12
    price $149,900 607-char remark

    Show marketing remark (607 chars)

    Discover this incredible opportunity in a rapidly growing, highly sought-after neighborhood! This 3-bedroom, 2-bathroom mobile home, built in 1995, sits on an expansive 2.25-acre lot, offering endless potential for savvy buyers or investors. Whether you're looking to renovate and flip the existing structure into a charming retreat or clear the way to build your dream custom home, this property provides the perfect canvas. Ample space for expansion, gardens, or even additional structures-don't miss out on this versatile gem in a prime location poised for appreciation! Sold 'as is' with no disclosure.

16. 2026-02-19
    status Back On Market 607-char remark

    Show marketing remark (637 chars)

    Discover this incredible opportunity in a rapidly growing, highly sought-after neighborhood! This 3-bedroom, 2-bathroom mobile home, built in 1995, sits on an expansive 2.25-acre lot, offering endless potential for savvy buyers or investors. Whether you’re looking to renovate and flip the existing structure into a charming retreat or clear the way to build your dream custom home, this property provides the perfect canvas. Ample space for expansion, gardens, or even additional structures—don’t miss out on this versatile gem in a prime location poised for appreciation! Sold ‘as is’ with no disclosure.

17. 2026-02-19
    status Active 637-char remark

    Show marketing remark (637 chars)

    Discover this incredible opportunity in a rapidly growing, highly sought-after neighborhood! This 3-bedroom, 2-bathroom mobile home, built in 1995, sits on an expansive 2.25-acre lot, offering endless potential for savvy buyers or investors. Whether you’re looking to renovate and flip the existing structure into a charming retreat or clear the way to build your dream custom home, this property provides the perfect canvas. Ample space for expansion, gardens, or even additional structures—don’t miss out on this versatile gem in a prime location poised for appreciation! Sold ‘as is’ with no disclosure.

18. 2026-02-17
    status Under Contract 607-char remark

    Show marketing remark (637 chars)

    Discover this incredible opportunity in a rapidly growing, highly sought-after neighborhood! This 3-bedroom, 2-bathroom mobile home, built in 1995, sits on an expansive 2.25-acre lot, offering endless potential for savvy buyers or investors. Whether you’re looking to renovate and flip the existing structure into a charming retreat or clear the way to build your dream custom home, this property provides the perfect canvas. Ample space for expansion, gardens, or even additional structures—don’t miss out on this versatile gem in a prime location poised for appreciation! Sold ‘as is’ with no disclosure.

19. 2026-02-17
    status Pending 637-char remark

    Show marketing remark (637 chars)

    Discover this incredible opportunity in a rapidly growing, highly sought-after neighborhood! This 3-bedroom, 2-bathroom mobile home, built in 1995, sits on an expansive 2.25-acre lot, offering endless potential for savvy buyers or investors. Whether you’re looking to renovate and flip the existing structure into a charming retreat or clear the way to build your dream custom home, this property provides the perfect canvas. Ample space for expansion, gardens, or even additional structures—don’t miss out on this versatile gem in a prime location poised for appreciation! Sold ‘as is’ with no disclosure.

20. 2026-02-05
    listed $159,900 New 607-char remark

    Show marketing remark (637 chars)

    Discover this incredible opportunity in a rapidly growing, highly sought-after neighborhood! This 3-bedroom, 2-bathroom mobile home, built in 1995, sits on an expansive 2.25-acre lot, offering endless potential for savvy buyers or investors. Whether you’re looking to renovate and flip the existing structure into a charming retreat or clear the way to build your dream custom home, this property provides the perfect canvas. Ample space for expansion, gardens, or even additional structures—don’t miss out on this versatile gem in a prime location poised for appreciation! Sold ‘as is’ with no disclosure.

21. 2026-02-05
    listed $159,900 Active 637-char remark

    Show marketing remark (637 chars)

    Discover this incredible opportunity in a rapidly growing, highly sought-after neighborhood! This 3-bedroom, 2-bathroom mobile home, built in 1995, sits on an expansive 2.25-acre lot, offering endless potential for savvy buyers or investors. Whether you’re looking to renovate and flip the existing structure into a charming retreat or clear the way to build your dream custom home, this property provides the perfect canvas. Ample space for expansion, gardens, or even additional structures—don’t miss out on this versatile gem in a prime location poised for appreciation! Sold ‘as is’ with no disclosure.

22. 1988-04-12
    soldstatus $14,500

ⓘ 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: $619 · $52/mo
• Projected year-2 tax: $1,379 · $115/mo
• Expected delta: +$760/yr (+$63/mo · 122.9%)

ⓘ 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 4/10 Moderate
• 🌡 Heat 4/10 Moderate 7 d/yr ≥100°F today · 18 d/yr by 30 yrs out
• 💨 Wind 3/10 Moderate 5% chance of damaging wind over 30 yrs
• 🫁 Air quality 3/10 Moderate 2 unhealthy d/yr today · 4 by 30 yrs out

Taxation est. · year 1

• Rental income: $25,884
• − Mortgage interest: −$8,397
• − Property taxes: −$619
• − Insurance: −$750
• − Repairs & maintenance: −$2,071
• − Management: −$2,071
• − Depreciation: −$4,361
• Taxable income: $7,617
• Est. tax owed @ 24.0%: −$1,828
• After-tax cash flow: $7,819/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: Dawson County
• NCES district ID: 1301650
• Math proficiency: 40% ▼ -10.00%
• Reading proficiency: 44% ▼ -5.00%
• Median HH income: $55,562
• Composite: 36.68/100
• National rank: #4604
• State rank: #30 of 174 in GA

Livability — Dawsonville

• Score: 68/100
• State rank: #155
• US rank: #9928

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Dawson County · 34,365 people
• City population: 34,365
• Metro: Atlanta-Sandy Springs-Alpharetta, GA
• Population (ZIP): 34,365
• Household income: $95,341
• Rent vs Own: 21.8% rent · 78.2% own
• Severe rent burden: 390.0

Population outlook (Dawson County) Hauer SSP2

• Today (2025): 25,423 people
• By 2030: 26,299 · +3.4%
• By 2040: 27,482 · +8.1%
• By 2050: 27,937 · +9.9%
• By 2075: 28,056 · +10.4%
• By 2100: 26,102 · +2.7%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (87%)
• Race & ethnicity: White 87% Hispanic / Latino 7% Two or more races 7% Black 2%
• Hispanic origin (detail): Mexican 4%
• Common ancestry: Slovak 2% Serbian 2% Iranian 1%
• Foreign-born: 6% · Canada, Jamaica
• Languages at home: 92% English-only · Spanish 6% Arabic 1% Tagalog/Filipino 1%

Political lean MEDSL · Dawson

• 2024 margin: Solid R (+65.2) · D 17.1% · R 82.4%
• 2008→2024 swing: +1.0pp toward D · 2008: -66.3pp · 2024: -65.2pp
• All cycles: 2024: R+65.2 2020: R+67.9 2016: R+72.2 2012: R+74.3 2008: R+66.3

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -86.36%
• Current HPI: 289.1765
• Rent YoY: ▲ 3.03%
• Metro: Atlanta-Sandy Springs-Alpharetta, 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

+933.8% since first listed

9 events — show timeline

• 2026-03-12 Price Changed $149,900 FMLS
• 2026-03-12 Price Changed $149,900 GAMLS
• 2026-02-19 Relisted — GAMLS
• 2026-02-19 Relisted — FMLS
• 2026-02-17 Pending — GAMLS
• 2026-02-17 Pending — FMLS
• 2026-02-05 Listed $159,900 FMLS
• 2026-02-05 Listed $159,900 GAMLS
• 1988-04-12 Sold (Public Records) $14,500 Public Records

Property tax history

-0.2%/yr

Latest (2025): $619 · +1.8% YoY. Source: county tax records.