7710 Silversmith Dr · Dawsonville, GA 30028

$309,900

3 bd · 2.5 ba · 1,462 sqft · SingleFamily public records · 7 Days on market

Built 1991 0.85 ac lot Est $376k · 18% under $32/mo HOA · 1% 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 +15.0/15.0
• Cash flow +12.6/30.0
• Schools +5.7/10.0
• DSCR +3.7/10.0
• Livability +3.4/5.0
• 1% rule +3.3/10.0
• Rent growth +3.3/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Charming home in well-established neighborhood. Freshly painted interior, this 3 bedroom, 2.5 bath, 2 story home offers a master on main, fireside family room and a large private backyard. Low Forsyth taxes and wonderful Forsyth County schools, close to Hwy 9 and 369!

Key facts

• Spacious lot
• Master-on-main
• Functional layout

Tags

• MASTER-ON-MAIN
• SPACIOUS LOT
• FUNCTIONAL LAYOUT
• PRIVATE RETREAT
• CONVENIENTLY LOCATED

Property features AI

Finance

• Other: Road frontage on a county road with asphalt surface; Directions: Use GPS
• HOA & community: Homeowners association with an annual fee of $378; Community features include an HOA

Exterior

• Parking: Detached garage with 2 garage spaces; Total parking for 8 vehicles
• Utilities: Public water available; Septic tank for sewer; Electricity available; Cable available
• Home design: Two levels; Resale property; Shingle roof
• Construction: Constructed with other materials
• Exterior features: Front porch and rear porch; Fenced yard; Other exterior features

Interior

• Kitchen: Eat-in kitchen; Dishwasher; Electric oven; Gas range
• Bedrooms: Master bedroom on the main level; One bedroom on the main level; Two bedrooms on the upper level
• Flooring: Hardwood flooring
• Bathrooms: Two full bathrooms; One half bathroom; Main level has one full bathroom and one half bath; Upper level has one full bathroom; Master bath with tub/shower combo
• Heating & cooling: Central heating; Central air conditioning
• Interior features: One fireplace located in the family room; Other interior features; No shared/common walls
• Laundry & utility: Laundry located on the upper level

What this means for you Summary

Snapshot

• This is a 3-bed/2.5-bath single-family listed at $310k.

Deal economics

• At list price, monthly cash flow is $-42 ($-504/yr) — negative.
• To cash-flow at today's rent, offer at most $302k (2.4% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $259k (16.5% below list).
• Recommended offer: $259k (16.5% below list) — sets the bar for 1% rule.
• Cap rate 6.1% 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: amenities F, commute F, health & safety D-.
• Forsyth County (suburban): math 62% / reading 62% proficiency, ranked #5 of 174 in GA (top 3%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease; only 15% free/reduced lunch — higher-income household profile.
• Zoned schools: Silver City Elementary School (math 66% / reading 56%, grade B, #118 of 1,228 statewide, top 10%, 1,128 students, 16% FRL); North Forsyth Middle School (math 47% / reading 49%, grade C-, #80 of 470 statewide, top 17%, 1,191 students, 20% FRL); North Forsyth High School (math 22% / reading 37%, grade F, #140 of 424 statewide, top 35%, 2,065 students, 14% FRL) — zoned schools at 17% FRL track the district average.
• Zoned-school proficiency averages 46% at this address vs 62% district-wide (-16 pts) — the specific schools serving this property underperform the Forsyth County average; the district grade overstates school quality for this exact location.
• Market conditions: Rents rising (+3.3%/yr); 544 active listings in the ZIP; high-income renter base; 2,525 units permitted in Forsyth County in 2024 (810 in 5+ unit buildings).

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.
• Forsyth County population projected at +71% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.

Negotiation context

• Only 7 days on market — expect competitive offers; lowballing is unlikely to land.
• 3 sale attempts since 9y 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.
• Current owner paid $173k; list at $310k implies a 79% gain — meaningful room to come down on a strong offer.

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 $258,615 (16.5% 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 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. 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: 0.83% ✗
• Cap rate: 6.13%
• Cash-on-cash: -0.58%
• DSCR: 0.97
• GRM: 10.0

CMA / ARV

• ARV (on-the-fly): $375,734
• Comps found: 11

Show comp detail 11 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
7820 Silversmith Dr	0.12mi	3/2.0	1,478 (+1%)	10mo	$435,000	$294	83
7725 Silversmith Dr	0.07mi	3/2.0	1,362 (-7%)	1mo	$350,000	$257	82
6785 Concord Rd	0.46mi	3/2.0	1,456 (-0%)	2mo	$490,000	$337	74
7840 Silversmith Ct	0.18mi	3/2.0	1,548 (+6%)	8mo	$360,000	$233	74
7750 Silversmith Dr	0.08mi	3/2.0	1,364 (-7%)	13mo	$389,000	$285	72
7870 Silversmith Dr	0.21mi	3/2.5	1,425 (-2%)	18mo	$385,000	$270	71
7925 Silversmith Dr	0.29mi	3/2.0	1,516 (+4%)	12mo	$412,500	$272	68
7920 Silversmith Dr	0.27mi	3/3.0	1,650 (+13%)	9mo	$378,000	$229	57
7960 Jackson Ln	0.30mi	3/2.0	1,626 (+11%)	20mo	$394,300	$242	49
6755 Riley Rd	0.52mi	3/1.5	1,325 (-9%)	20mo	$315,000	$238	40
6585 A C Smith Rd	0.70mi	3/2.0	1,678 (+15%)	2mo	$415,000	$247	39

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 · 3.32% rent growth · sell at horizon

5-year hold

• IRR: -16.9%
• Equity multiple: 0.40×
• Total profit: $-52,055
• Equity at exit: $46,207

10-year hold

• IRR: -8.2%
• Equity multiple: 0.48×
• Total profit: $-45,308
• Equity at exit: $26,794

Cash invested: $86,772 (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 30028

• Home prices YoY: -23.1%
• Rents YoY: 3.3%
• Active inventory: 544
• Price-to-rent: 10.0×

Monthly cashflow live

• Estimated rent: $2,586 medium
• Mortgage (P&I): −$1,625
• Tax from tax record: −$299 /mo · $3,586/yr
• Insurance: −$129
• HOA: −$32
• Vacancy / Maint / Mgmt: −$543
• Net cashflow: $-42

Break-even live

Break-even rent $2,639

Max offer price $302,475

Occupancy floor 97%

Sensitivity live

Price	-10% $133	-5% $46	+0% $-42	+5% $-130	+10% $-217
Rent	-10% $-246	-5% $-144	+0% $-42	+5% $60	+10% $162
Rate	-1.0pp $114	-0.5pp $37	base $-42	+0.5pp $-122	+1.0pp $-204

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: $77,475
• Closing costs: $9,297
• Reserves months: —
• Total cash needed: —

HOA detail

• Monthly dues: $32 · $384/yr

Listing history 6 events

1. 2026-06-21
   days on market $309,900 Active 7 DOM
2. 2026-06-18
   days on market $309,900 Active 4 DOM
3. 2026-06-17
   days on market $309,900 Active 3 DOM
4. 2026-06-16
   days on market $309,900 Active 2 DOM
5. 2026-06-15
   remarks 593-char remark
6. 2026-06-15
   listed $309,900 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: $3,586 · $299/mo
• Projected year-2 tax: $3,586 · $299/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 4/10 Moderate
• 🌡 Heat 5/10 Major 7 d/yr ≥101°F today · 18 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 10% chance of damaging wind over 30 yrs
• 🫁 Air quality 4/10 Moderate 4 unhealthy d/yr today · 5 by 30 yrs out

Taxation est. · year 1

• Rental income: $31,034
• − Mortgage interest: −$17,359
• − Property taxes: −$3,586
• − Insurance: −$1,550
• − Repairs & maintenance: −$2,483
• − Management: −$2,483
• − HOA: −$384
• − Depreciation: −$9,015
• Taxable loss: −$5,825
• Est. tax savings @ 24.0%: +$1,398
• After-tax cash flow: $894/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: Forsyth County
• NCES district ID: 1302220
• Math proficiency: 62% ▼ -13.00%
• Reading proficiency: 62% ▼ -11.00%
• Median HH income: $89,763
• Composite: 56.54/100
• National rank: #1151
• State rank: #5 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: Forsyth County · 198,629 people
• City population: 198,629
• Metro: Atlanta-Sandy Springs-Alpharetta, GA
• Population (ZIP): 38,433
• Household income: $138,011
• Rent vs Own: 13.3% rent · 86.7% own
• Severe rent burden: 257.0

Population outlook (Forsyth County) Hauer SSP2

• Today (2025): 294,519 people
• By 2030: 336,546 · +14.3%
• By 2040: 421,220 · +43.0%
• By 2050: 502,754 · +70.7%
• By 2075: 683,179 · +132.0%
• By 2100: 792,174 · +169.0%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (78%)
• Race & ethnicity: White 78% Hispanic / Latino 11% Two or more races 10% Asian 3% Black 3%
• Hispanic origin (detail): Mexican 5% Puerto Rican 2%
• Common ancestry: Slovak 3% Romanian 3% Italian 2%
• Foreign-born: 11% · Canada, Jamaica, China
• Languages at home: 86% English-only · Spanish 8% Other Indo-European 2% Other Asian/Pacific 2%

Political lean MEDSL · Forsyth

• 2024 margin: Solid R (+33.1) · D 32.9% · R 66.0% · Other 1.1%
• 2008→2024 swing: +24.9pp toward D · 2008: -58.0pp · 2024: -33.1pp
• All cycles: 2024: R+33.1 2020: R+33.2 2016: R+47.7 2012: R+62.9 2008: R+58.0

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -79.48%
• Current HPI: 264.5815
• Rent YoY: ▲ 3.32%
• 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

+287.9% since first listed

13 events — show timeline

• 2026-06-03 Listed $309,900 FMLS
• 2017-04-25 Sold (Public Records) $173,000 Public Records
• 2017-04-21 Sold (MLS) $173,000 GAMLS
• 2017-04-21 Sold (MLS) $173,000 FMLS
• 2017-03-21 Pending — GAMLS
• 2017-03-21 Contingent — FMLS
• 2017-03-16 Listed $169,000 GAMLS
• 2017-03-16 Listed $169,000 FMLS
• 2006-08-03 Sold (Public Records) $168,600 Public Records
• 2006-03-07 Sold (Public Records) $125,000 Public Records
• 1996-08-14 Sold (Public Records) $95,000 Public Records
• 1996-08-08 Sold (Public Records) $95,000 Public Records
• 1992-09-14 Sold (Public Records) $79,900 Public Records

Property tax history

+5.9%/yr

Latest (2025): $3,586 · +3.4% YoY. Source: county tax records.