1 Dean St · Gainesville, GA 30501

$210,000

4 bd · 2.0 ba · 2,020 sqft · SingleFamily public records · 11 Days on market

Built 1900 0.39 ac lot $104/sqft · 11% below area Est $235k · 11% under

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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 +25.8/30.0
• ARV discount +12.4/15.0
• DSCR +8.6/10.0
• 1% rule +6.4/10.0
• Rent growth +3.6/5.0
• Livability +3.3/5.0
• Schools +2.7/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Envision a fixer upper/rebuild on this level corner lot in Gainesville near Midland park, which offers walking /biking trails a dog park and play ground. This is a level lot with privacy on three sides at the end of the street. If its a rental investment property your looking for, there are currently long term tenants on both sides. Must see this landscape to appreciate the location.

Key facts

• 0.39 acre lot
• Garage
• Built 1900

Property features AI

Exterior

• Parking: Two total parking spaces; Driveway parking; Detached parking (garage or carport); Open parking available
• Utilities: Public water; Public sewer; 220-volt electrical service; Electricity available; Sewer available; Cable available; Phone available; Water available
• Home design: Two-story home; Entry includes a covered front porch
• Construction: Wood siding exterior; Composition roof; Block foundation; Property listed as a fixer
• Exterior features: Front yard fencing; Covered front porch; Other exterior features/structures

Interior

• Kitchen: Cabinets (other)
• Bedrooms: Two main-level bedrooms; Two upper-level bedrooms; No special bedroom features listed
• Flooring: Hardwood flooring
• Bathrooms: Two full bathrooms; Master bathroom with tub/shower combo
• Heating & cooling: Space heater; Other heating type; Window air conditioning units
• Interior features: High 9-ft ceilings on the main level; Window treatments; One fireplace located in the family room; Crawl space basement
• Laundry & utility: Laundry closet; Washer and dryer included; Electric water heater

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $210k.

Deal economics

• At list price, monthly cash flow is $511 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $210k).
• Cap rate 9.2% 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+, crime F, commute F.
• Hall County (rural): math 28% / reading 33% proficiency, ranked #81 of 174 in GA (top 47%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Chicopee Elementary School (math 10% / reading 12%, grade F, #1,071 of 1,228 statewide, top 88%, 771 students, 94% FRL); South Hall Middle School (math 29% / reading 36%, grade F, #221 of 470 statewide, top 48%, 955 students, 74% FRL) — zoned schools average 84% FRL vs 53% district-wide (31 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents rising fast (+4.5%/yr); 251 active listings in the ZIP; 6 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 45% 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 $1k of loan paydown is wiped out by about $6k 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.
• At projected returns (-3.0% appreciation + 4.5% rent growth), your $59k cash investment doubles in ~9 years — after that, you're playing with house money.

Negotiation context

• Only 11 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 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.
• Current owner paid $180k; 17% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: built in 1900 — expect roof / HVAC / electrical / plumbing capex.
• 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 $210,000

Questions for the listing agent

1. Built in 1900 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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?
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: 1.14% ✓
• Cap rate: 9.22%
• Cash-on-cash: 10.44%
• DSCR: 1.46
• GRM: 7.3

CMA / ARV

• ARV (median comp): $235,390
• List price: $210,000
• Delta: -10.79%
• Verdict: UNDERPRICED
• Comps: 4 within 1.0 mi

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1 Dean St	0.00mi	4/2.0	2,020 (0%)	0mo	$180,000	$89	100

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: 1.0%
• Equity multiple: 1.04×
• Total profit: $2,333
• Equity at exit: $31,312

10-year hold

• IRR: 12.1%
• Equity multiple: 2.02×
• Total profit: $60,012
• Equity at exit: $18,157

Cash invested: $58,800 (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: 7.3×

Monthly cashflow live

• Estimated rent: $2,395 high
• Mortgage (P&I): −$1,101
• Tax from tax record: −$192 /mo · $2,299/yr
• Insurance: −$88
• HOA: −$0
• Vacancy / Maint / Mgmt: −$503
• Net cashflow: $511

Break-even live

Break-even rent $1,747

Max offer price $210,000

Occupancy floor 74%

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: $52,500
• Closing costs: $6,300
• Reserves months: —
• Total cash needed: —

Rent comps 6 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
835 Johnson St Gainesville, GA	4.0	2.5	1600	$1,900	$1.19	13d	1	0.63mi
1000 Everly Way Gainesville, GA	3.0	1.0–2.0	1007	$2,324	$2.31	13d	15	0.82mi
114 Washington St SE Unit 500 Gainesville, GA	3.0	2.0	2000	$3,000	$1.50	43d	1	1.07mi
510 Washington St NW Gainesville, GA	3.0	2.5	1586	$2,100	$1.32	43d	1	1.15mi
311 Forrest Ave Unit C Gainesville, GA	4.0	4.0	1600	$5,599	$3.50	13d	1	1.42mi
622 Shallowford Rd NW Gainesville, GA	2.0–4.0	2.5	1859	$2,991	$1.61	13d	85	1.43mi

Listing history 5 events

1. 2026-05-11
   status Under Contract 387-char remark

   Show marketing remark (387 chars)

   Envision a fixer upper/rebuild on this level corner lot in Gainesville near Midland park, which offers walking /biking trails a dog park and play ground. This is a level lot with privacy on three sides at the end of the street. If its a rental investment property your looking for, there are currently long term tenants on both sides. Must see this landscape to appreciate the location.

2. 2026-05-11
   status Pending 387-char remark

   Show marketing remark (387 chars)

   Envision a fixer upper/rebuild on this level corner lot in Gainesville near Midland park, which offers walking /biking trails a dog park and play ground. This is a level lot with privacy on three sides at the end of the street. If its a rental investment property your looking for, there are currently long term tenants on both sides. Must see this landscape to appreciate the location.

3. 2026-04-30
   listed $210,000 New 387-char remark

   Show marketing remark (387 chars)

   Envision a fixer upper/rebuild on this level corner lot in Gainesville near Midland park, which offers walking /biking trails a dog park and play ground. This is a level lot with privacy on three sides at the end of the street. If its a rental investment property your looking for, there are currently long term tenants on both sides. Must see this landscape to appreciate the location.

4. 2026-04-30
   listed $210,000 Active 387-char remark

   Show marketing remark (387 chars)

   Envision a fixer upper/rebuild on this level corner lot in Gainesville near Midland park, which offers walking /biking trails a dog park and play ground. This is a level lot with privacy on three sides at the end of the street. If its a rental investment property your looking for, there are currently long term tenants on both sides. Must see this landscape to appreciate the location.

5. 2006-04-12
   soldstatus $65,000

ⓘ 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: $2,299 · $192/mo
• Projected year-2 tax: $2,299 · $192/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 2/10 Low
• 🌡 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 3 unhealthy d/yr today · 6 by 30 yrs out

Taxation est. · year 1

• Rental income: $28,737
• − Mortgage interest: −$11,763
• − Property taxes: −$2,299
• − Insurance: −$1,050
• − Repairs & maintenance: −$2,299
• − Management: −$2,299
• − Depreciation: −$6,109
• Taxable income: $2,918
• Est. tax owed @ 24.0%: −$700
• After-tax cash flow: $5,438/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: Hall County
• NCES district ID: 1302610
• Math proficiency: 28% ▼ -12.00%
• Reading proficiency: 33% ▼ -5.00%
• Median HH income: $55,708
• Composite: 27.15/100
• National rank: #7029
• State rank: #81 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

• 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

+176.9% since first listed

7 events — show timeline

• 2026-06-16 Sold (MLS) $180,000 GAMLS
• 2026-06-16 Sold (MLS) $180,000 FMLS
• 2026-05-11 Pending — GAMLS
• 2026-05-11 Pending — FMLS
• 2026-04-30 Listed $210,000 GAMLS
• 2026-04-30 Listed $210,000 FMLS
• 2006-04-12 Sold (Public Records) $65,000 Public Records

Property tax history

+5.8%/yr

Latest (2025): $2,299 · +17.1% YoY. Source: county tax records.