Pleasantview A Plan · Gainesville, GA 30501

$258,410

3 bd · 2.0 ba · 1,667 sqft · SingleFamily · 668 Days on market

↓ 6% since listing

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Why this score? — see what drove the F 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 +7.5/15.0
• Cash flow +6.1/30.0
• Rent growth +3.6/5.0
• Livability +3.3/5.0
• Condition / age +2.5/5.0
• Schools +2.0/10.0
• 1% rule +1.4/10.0
• DSCR +0.5/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

This traditional three bedroom ranch style home would be perfect in the mountains. Sit back and enjoy the scenery through the glass viewing wall or step out on the deck for a closer view. The master bedroom is complete with his and her walk-in closets, a garden tub and separate shower. On the opposite side of the home you will find the additional bedrooms that also include walk-in closets. These rooms share a hall bathroom that is also accessible to guests.

Key facts

• Glass viewing wall
• Walk-in closets
• Ranch style home

Tags

• RANCH STYLE HOME
• GLASS VIEWING WALL
• WALK-IN CLOSETS
• GARDEN TUB

🏗️ New construction. The $258,410 list price is a builder figure, so every metric below is computed on the value from comparable previous sales — $312,008.

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $258k.

Deal economics

• At list price, monthly cash flow is $-579 ($-7k/yr) — negative.
• To cash-flow at today's rent, offer at most $228k (11.7% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $200k (22.7% below list).
• Recommended offer: $200k (22.7% below list) — sets the bar for 1% rule.
• Cap rate 4.1% vs local median 2.7% in Gainesville — 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 66/100 on livability (#181 in GA) — a middle-class / working-renter tenant base. Strengths: housing A+, cost of living A-; Watch: amenities D+, schools F, crime F.
• Gainesville City (urban): math 23% / reading 25% proficiency, ranked #130 of 174 in GA (top 75%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 71% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: Rents rising fast (+4.5%/yr); 251 active listings in the ZIP; 11 comparable units currently listed for rent nearby; rentals leasing fast (median 14d on market — plan ~1-2 weeks tenant-placement turnaround); 2,274 units permitted in Hall County in 2024 (620 in 5+ unit buildings).
• This rent runs 37% of the median local income ($64k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $2k of loan paydown is wiped out by about $9k of value loss. Plan a longer hold.
• Hall County population projected at +30% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.

Negotiation context

• It's been on market 668 days — a 12% lower offer ($227k) is reasonable based on typical stale-listing flexibility.

Recommended offer $199,707 (22.7% 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. It's been on market 668 days. Have you received any prior offers? Is the seller open to a 23% concession, seller financing, or rate buy-down credit?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. Crime grade is F in this area — have there been break-ins, vandalism, or insurance claims at this property in the last 3 years? What carrier currently insures it and at what premium?
7. 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?
8. 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.
9. 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.
10. 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: 0.64% ✗
• Cap rate: 4.07%
• Cash-on-cash: -7.95%
• DSCR: 0.65
• GRM: 13.0

CMA / ARV

• ARV (median comp): $312,008
• List price: $258,410
• Delta: -17.18%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 4 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2130 Westhaven Dr	0.18mi	3/2.0	1,537 (-8%)	18mo	$305,000	$198	63
2502 Hollow Dr	0.46mi	3/2.0	1,536 (-8%)	16mo	$295,000	$192	52
303 Second St	0.51mi	4/1.5 (+1)	1,529 (-8%)	16mo	$268,000	$175	42
13 Hilltop St	0.69mi	3/2.0	1,444 (-13%)	11mo	$273,000	$189	36

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 · 4.55% rent growth · sell at horizon

5-year hold

• IRR: -28.5%
• Equity multiple: 0.04×
• Total profit: $-84,213
• Equity at exit: $46,521

10-year hold

• IRR: -22.8%
• Equity multiple: -0.23×
• Total profit: $-107,261
• Equity at exit: $26,977

Cash invested: $87,362 (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 30501

• Rents YoY: 4.5%
• Active inventory: 251
• Price-to-rent: 10.8×

Monthly cashflow live

• Estimated rent: $1,997 high
• Mortgage (P&I): −$1,636
• Tax est. 1.5%: −$390 /mo · $4,680/yr
• Insurance: −$130
• HOA: −$0
• Vacancy / Maint / Mgmt: −$419
• Net cashflow: $-579

Break-even live

Break-even rent $2,729

Max offer price $228,294

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: $78,002
• Closing costs: $9,360
• Reserves months: —
• Total cash needed: —

Rent comps 11 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
622 Shallowford Rd NW Gainesville, GA	2.0–4.0	2.5	1859	$2,470	$1.33	13d	85	0.67mi
1100 Park Creek Ct Gainesville, GA	1.0–3.0	1.0–2.0	971	$1,864	$1.92	13d	26	1.23mi
2223 Birch Mountain Run Gainesville, GA	4.0	2.5	1767	$2,025	$1.15	44d	1	1.24mi
2309 Deerhaven Xing Gainesville, GA	4.0	2.5	1700	$2,025	$1.19	13d	1	1.31mi
2313 Deerhaven Xing Gainesville, GA	4.0	2.5	1767	$2,025	$1.15	13d	1	1.31mi
2283 Birch Mountain Run Gainesville, GA	4.0	2.5	1700	$2,025	$1.19	13d	1	1.34mi
1050 Eagle Eye Rd Gainesville, GA	1.0–3.0	1.0–3.0	1120	$1,537	$1.37	13d	10	1.35mi
835 Johnson St Gainesville, GA	4.0	2.5	1600	$1,900	$1.19	13d	1	1.35mi
2354 Deerhaven Xing Gainesville, GA	4.0	2.5	1700	$2,025	$1.19	44d	1	1.35mi
915 Washington St SW Gainesville, GA	2.0	2.0	1182	$1,650	$1.40	13d	1	1.43mi
915 Washington St NW Unit 917-15 Gainesville, GA	2.0	2.0	1182	$1,650	$1.40	21d	1	1.45mi

Listing history 20 events

1. 2026-06-18
   days on market $258,410 Active 668 DOM
2. 2026-06-17
   days on market $258,410 Active 667 DOM
3. 2026-06-16
   pricedays on market $258,410 Active 666 DOM
4. 2026-06-15
   days on market $254,767 Active 665 DOM
5. 2026-06-14
   days on market $254,767 Active 663 DOM
6. 2026-06-13
   days on market $254,767 Active 662 DOM
7. 2026-06-10
   days on market $254,767 Active 660 DOM
8. 2026-06-09
   days on market $254,767 Active 659 DOM
9. 2026-06-08
   days on market $254,767 Active 658 DOM
10. 2026-06-07
    days on market $254,767 Active 657 DOM
11. 2026-06-05
    days on market $254,767 Active 654 DOM
12. 2026-06-03
    days on market $254,767 Active 653 DOM
13. 2026-06-02
    days on market $254,767 Active 652 DOM
14. 2026-06-01
    days on market $254,767 Active 651 DOM
15. 2026-05-31
    days on market $254,767 Active 650 DOM
16. 2026-05-30
    days on market $254,767 Active 649 DOM
17. 2025-08-18
    price $254,767 461-char remark

    Show marketing remark (461 chars)

    This traditional three bedroom ranch style home would be perfect in the mountains. Sit back and enjoy the scenery through the glass viewing wall or step out on the deck for a closer view. The master bedroom is complete with his and her walk-in closets, a garden tub and separate shower. On the opposite side of the home you will find the additional bedrooms that also include walk-in closets. These rooms share a hall bathroom that is also accessible to guests.

18. 2025-07-02
    price $247,107 461-char remark

    Show marketing remark (461 chars)

    This traditional three bedroom ranch style home would be perfect in the mountains. Sit back and enjoy the scenery through the glass viewing wall or step out on the deck for a closer view. The master bedroom is complete with his and her walk-in closets, a garden tub and separate shower. On the opposite side of the home you will find the additional bedrooms that also include walk-in closets. These rooms share a hall bathroom that is also accessible to guests.

19. 2024-11-01
    price $265,478 461-char remark

    Show marketing remark (461 chars)

    This traditional three bedroom ranch style home would be perfect in the mountains. Sit back and enjoy the scenery through the glass viewing wall or step out on the deck for a closer view. The master bedroom is complete with his and her walk-in closets, a garden tub and separate shower. On the opposite side of the home you will find the additional bedrooms that also include walk-in closets. These rooms share a hall bathroom that is also accessible to guests.

20. 2024-08-19
    listed $272,313 Active 461-char remark

    Show marketing remark (461 chars)

    This traditional three bedroom ranch style home would be perfect in the mountains. Sit back and enjoy the scenery through the glass viewing wall or step out on the deck for a closer view. The master bedroom is complete with his and her walk-in closets, a garden tub and separate shower. On the opposite side of the home you will find the additional bedrooms that also include walk-in closets. These rooms share a hall bathroom that is also accessible to guests.

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

Taxation est. · year 1

• Rental income: $23,965
• − Mortgage interest: −$17,477
• − Property taxes: −$4,680
• − Insurance: −$1,560
• − Repairs & maintenance: −$1,917
• − Management: −$1,917
• − Depreciation: −$9,077
• Taxable loss: −$12,664
• Est. tax savings @ 24.0%: +$3,039
• After-tax cash flow: $-3,903/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: Gainesville City
• NCES district ID: 1302310
• Math proficiency: 23% ▼ -7.00%
• Reading proficiency: 25% ▼ -2.00%
• Median HH income: $40,331
• Composite: 20.3/100
• National rank: #8614
• State rank: #130 of 174 in GA

Livability — Gainesville

• Score: 66/100
• State rank: #181
• US rank: #11362

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Gainesville, GA
• County: Hall County · 188,353 people
• City population: 140,301
• Metro: Gainesville, GA
• Population (ZIP): 32,258
• Household income: $64,175
• Rent vs Own: 62.6% rent · 37.4% own
• Severe rent burden: 2055.0

Population outlook (Hall County) Hauer SSP2

• Today (2025): 225,275 people
• By 2030: 240,204 · +6.6%
• By 2040: 268,440 · +19.2%
• By 2050: 293,596 · +30.3%
• By 2075: 350,293 · +55.5%
• By 2100: 389,329 · +72.8%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.66)
• Race & ethnicity: White 42% Hispanic / Latino 39% Two or more races 18% Black 12% Asian 1% Native American 1%
• Hispanic origin (detail): Mexican 23%
• Common ancestry: Slovak 2% Italian 1% Lithuanian 1%
• Foreign-born: 21% · Canada
• Languages at home: 62% English-only · Spanish 35% French/Haitian/Cajun 1%

Political lean MEDSL · Hall

• 2024 margin: Solid R (+43.8) · D 27.8% · R 71.6%
• 2008→2024 swing: +7.1pp toward D · 2008: -50.9pp · 2024: -43.8pp
• All cycles: 2024: R+43.8 2020: R+43.2 2016: R+50.7 2012: R+56.4 2008: R+50.9

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -212.22%
• Current HPI: 286.1181
• Rent YoY: ▲ 4.55%
• Metro: Gainesville, 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

-6.4% since first listed

4 events — show timeline

• 2025-08-18 Price Changed $254,767 Zillow
• 2025-07-02 Price Changed $247,107 Zillow
• 2024-11-01 Price Changed $265,478 Zillow
• 2024-08-19 Listed $272,313 Zillow