8255 Lake Hollow Dr · Buford, GA 30506

$279,900

3 bd · 2.0 ba · 1,344 sqft · Manufactured public records · 48 Days on market

Built 1983 1.50 ac lot $208/sqft · 8% below area Est $305k · 8% under

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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 +11.2/15.0
• Cash flow +9.6/30.0
• Schools +5.7/10.0
• Rent growth +3.5/5.0
• Livability +3.5/5.0
• 1% rule +2.9/10.0
• DSCR +2.7/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

3br/2ba manufactured home on a beautiful gentle lot! This well cared for home offers a great floorplan with a large living room featuring a fireplace, kitchen with breakfast bar, formal dining room, and an extra spacious screened in back porch. The wonderful lot boast a large garden spot in the back yard and also has a garden shed for your tools and equipment. Great location near Lake Lanier and in the desirable E. Forsyth School district.

Key facts

• Formal dining room
• Large living room
• Large garden spot

Tags

• LARGE LIVING ROOM
• FIREPLACE
• BREAKFAST BAR
• FORMAL DINING ROOM
• SCREENED IN BACK PORCH
• LARGE GARDEN SPOT

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $280k.

Deal economics

• At list price, monthly cash flow is $-190 ($-2k/yr) — negative.
• To cash-flow at today's rent, offer at most $252k (9.8% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $221k (21.1% below list).
• Recommended offer: $221k (21.1% below list) — sets the bar for 1% rule.
• Cap rate 5.5% vs local median 2.9% in Buford — 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 70/100 on livability (#96 in GA) — a middle-class / working-renter tenant base. Strengths: housing A+, health & safety A, cost of living B+; Watch: amenities F, commute F.
• 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: Chattahoochee Elementary School (math 56% / reading 47%, grade C-, #238 of 1,228 statewide, top 20%, 793 students, 39% FRL); Little Mill Middle School (math 39% / reading 47%, grade D-, #116 of 470 statewide, top 26%, 915 students, 29% FRL); North Forsyth High School (math 22% / reading 37%, grade F, #140 of 424 statewide, top 35%, 2,065 students, 14% FRL).
• Zoned-school proficiency averages 41% at this address vs 62% district-wide (-21 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 (+3.8%/yr); 703 active listings in the ZIP; 2 comparable units currently listed for rent nearby; solid renter incomes; 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 $8k 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

• It's been on market 48 days — a 3% lower offer ($272k) is reasonable based on typical stale-listing flexibility.

Recommended offer $220,759 (21.1% 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 48 days. Have you received any prior offers? Is the seller open to a 21% concession, seller financing, or rate buy-down credit?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. Schools are B-rated — typically a magnet for longer-tenancy family renters. What's the average tenant stay here, and is there a school-zone premium baked into asking?
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: 0.79% ✗
• Cap rate: 5.48%
• Cash-on-cash: -2.91%
• DSCR: 0.87
• GRM: 10.6

CMA / ARV

• ARV (median comp): $305,328
• List price: $279,900
• Delta: -8.33%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Projected returns pro-forma

-3.0% appreciation · 3.84% rent growth · sell at horizon

5-year hold

• IRR: -20.2%
• Equity multiple: 0.29×
• Total profit: $-55,563
• Equity at exit: $41,734

10-year hold

• IRR: -11.5%
• Equity multiple: 0.29×
• Total profit: $-56,004
• Equity at exit: $24,201

Cash invested: $78,372 (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 30506

• Home prices YoY: -32.1%
• Rents YoY: 3.8%
• Active inventory: 703
• Price-to-rent: 10.6×

Monthly cashflow live

• Estimated rent: $2,208 medium
• Mortgage (P&I): −$1,468
• Tax est. 1.5%: −$350 /mo · $4,198/yr
• Insurance: −$117
• HOA: −$0
• Vacancy / Maint / Mgmt: −$464
• Net cashflow: $-190

Break-even live

Break-even rent $2,449

Max offer price $252,359

Occupancy floor —

Sensitivity live

Price	-10% $3	-5% $-94	+0% $-190	+5% $-287	+10% $-384
Rent	-10% $-365	-5% $-278	+0% $-190	+5% $-103	+10% $-16
Rate	-1.0pp $-49	-0.5pp $-119	base $-190	+0.5pp $-263	+1.0pp $-337

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: $69,975
• Closing costs: $8,397
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
9240 Nova Dr Gainesville, GA	3.0	2.0	1299	$2,025	$1.56	7d	1	0.39mi
9170 Horseshoe Bnd Gainesville, GA	2.0	2.0	962	$1,750	$1.82	45d	1	1.09mi

Listing history 6 events

1. 2026-06-04
   statusdays on market $279,900 Under Contract 48 DOM
2. 2026-06-03
   days on market $279,900 Active 47 DOM
3. 2026-06-02
   days on market $279,900 Active 46 DOM
4. 2026-06-01
   days on market $279,900 Active 45 DOM
5. 2026-05-31
   days on market $279,900 Active 44 DOM
6. 2026-04-17
   listed $279,900 New 446-char remark

   Show marketing remark (446 chars)

   3br/2ba manufactured home on a beautiful gentle lot! This well cared for home offers a great floorplan with a large living room featuring a fireplace, kitchen with breakfast bar, formal dining room, and an extra spacious screened in back porch. The wonderful lot boast a large garden spot in the back yard and also has a garden shed for your tools and equipment. Great location near Lake Lanier and in the desirable E. Forsyth School district.

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

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 ≥103°F today · 18 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 11% chance of damaging wind over 30 yrs
• 🫁 Air quality 4/10 Moderate 3 unhealthy d/yr today · 5 by 30 yrs out

Taxation est. · year 1

• Rental income: $26,491
• − Mortgage interest: −$15,679
• − Property taxes: −$4,198
• − Insurance: −$1,400
• − Repairs & maintenance: −$2,119
• − Management: −$2,119
• − Depreciation: −$8,143
• Taxable loss: −$7,167
• Est. tax savings @ 24.0%: +$1,720
• After-tax cash flow: $-564/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 — Buford

• Score: 70/100
• State rank: #96
• US rank: #7638

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Hall County · 188,353 people
• City population: 117,909
• Metro: Gainesville, GA
• Population (ZIP): 45,612
• Household income: $97,413
• Rent vs Own: 16.0% rent · 84.0% own
• Severe rent burden: 561.0

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 (80%)
• Race & ethnicity: White 80% Hispanic / Latino 11% Two or more races 6% Black 3% Asian 2%
• Hispanic origin (detail): Mexican 8%
• Common ancestry: Slovak 3% Italian 2% Romanian 1%
• Foreign-born: 7% · Canada, Jamaica, Vietnam
• Languages at home: 88% English-only · Spanish 10%

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: ▼ -122.87%
• Current HPI: 259.9978
• Rent YoY: ▲ 3.84%
• 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

1 event — show timeline

• 2026-04-17 Listed $279,900 GAMLS

Property tax history

-9.1%/yr

Latest (2025): $135 · -0.1% YoY. Source: county tax records.