4128 Price Rd · Gainesville, GA 30506

$225,000

3 bd · 2.0 ba · 1,152 sqft · Other · 10 Days on market

Built 1999 0.54 ac lot

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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).

• Cash flow +19.2/30.0
• ARV discount +7.5/15.0
• DSCR +6.1/10.0
• 1% rule +3.8/10.0
• Rent growth +3.5/5.0
• Livability +3.3/5.0
• Schools +2.7/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Affordable opportunity in North Hall County! Situated on a level 0.54 +/- acre lot in the highly sought-after Chestatee School District, this 3-bedroom, 2-bath mobile home offers both value and potential. The level lot provides plenty of usable outdoor space for gardening, recreation, parking, or future improvements. Inside, you'll find a functional floor plan with comfortable living spaces and a split-bedroom layout. Whether you're a first-time homebuyer, investor, or someone looking for an affordable property with room to grow, this home checks all the boxes. Enjoy the peaceful North Hall setting while remaining conveniently located near Lake Lanier, shopping, dining, schools, and major commuter routes. With no HOA and a large usable yard, opportunities like this are becoming increasingly difficult to find. Schedule your private showing today and discover the potential of 4128 Price Road!

Key facts

• Split-bedroom layout
• Usable outdoor space
• Large usable yard

Tags

• USABLE OUTDOOR SPACE
• SPLIT-BEDROOM LAYOUT
• NO HOA
• LARGE USABLE YARD

Property features AI

Exterior

• Parking: Two parking spaces; Driveway with level access; Open parking available
• Utilities: Public water; Septic tank; 110-volt electric service; Cable, electricity and phone available
• Home design: Double-wide mobile home; One level; Resale property
• Construction: Aluminum siding; Metal roof; Block, raised foundation; Built as a double wide
• Exterior features: Lighting; Rear stairs; Deck, front porch and rear porch

Interior

• Kitchen: Breakfast bar and breakfast room; White cabinets; Country-style / eat-in kitchen with view to family room; Laminate countertops; Range hood; Electric range; Dishwasher
• Bedrooms: Master bedroom on main level; Three main-level bedrooms
• Flooring: Laminate flooring
• Bathrooms: Two full bathrooms; Master bath with double vanity, separate tub and shower, and soaking tub
• Heating & cooling: Central heating (electric); Central air conditioning; Ceiling fans
• Interior features: Double vanity; Aluminum window frames; No common walls
• Laundry & utility: Main-level laundry with electric dryer hookup; Common area laundry access

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath other listed at $225k.

Deal economics

• At list price, monthly cash flow is $242 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $198k (12.1% below list).
• Recommended offer: $198k (12.1% below list) — sets the bar for 1% rule.
• Cap rate 7.6% 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: Lanier Elementary School (math 42% / reading 37%, grade F, #435 of 1,228 statewide, top 37%, 535 students, 55% FRL); Chestatee Middle School (math 29% / reading 31%, grade F, #243 of 470 statewide, top 53%, 895 students, 60% FRL); Chestatee High School (math 7% / reading 32%, grade F, #243 of 424 statewide, top 59%, 1,244 students, 48% FRL) — zoned schools at 54% FRL track the district average.
• Market conditions: Rents rising (+3.8%/yr); 700 active listings in the ZIP; 9 comparable units currently listed for rent nearby; rentals leasing fast (median 7d on market — plan ~1-2 weeks tenant-placement turnaround); solid renter incomes; 2,274 units permitted in Hall County in 2024 (620 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 $7k 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

• Only 10 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 $15k; list at $225k implies a 1400% gain — meaningful room to come down on a strong offer.

Recommended offer $197,710 (12.1% below list)

Questions for the listing agent

1. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
2. 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?
3. 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?
4. 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?
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: 0.88% ✗
• Cap rate: 7.58%
• Cash-on-cash: 4.61%
• DSCR: 1.21
• GRM: 9.5

CMA / ARV

No comps found within radius.

Projected returns pro-forma

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

5-year hold

• IRR: -8.4%
• Equity multiple: 0.69×
• Total profit: $-19,483
• Equity at exit: $33,548

10-year hold

• IRR: 2.0%
• Equity multiple: 1.15×
• Total profit: $9,441
• Equity at exit: $19,454

Cash invested: $63,000 (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: 700
• Price-to-rent: 9.5×

Monthly cashflow live

• Estimated rent: $1,977 high
• Mortgage (P&I): −$1,180
• Tax from tax record: −$46 /mo · $556/yr
• Insurance: −$94
• HOA: −$0
• Vacancy / Maint / Mgmt: −$415
• Net cashflow: $242

Break-even live

Break-even rent $1,671

Max offer price $225,000

Occupancy floor 83%

Sensitivity live

Price	-10% $369	-5% $306	+0% $242	+5% $178	+10% $115
Rent	-10% $86	-5% $164	+0% $242	+5% $320	+10% $398
Rate	-1.0pp $355	-0.5pp $299	base $242	+0.5pp $184	+1.0pp $124

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: $56,250
• Closing costs: $6,750
• Reserves months: —
• Total cash needed: —

Rent comps 9 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
4433 Sardis Dr Gainesville, GA	3.0	1.0	1072	$1,925	$1.80	22d	1	0.31mi
4019 Hidden Hollow Dr Gainesville, GA	2.0	2.0	1176	$1,650	$1.40	6d	1	1.14mi
4003 Hidden Hollow Dr Gainesville, GA	2.0	2.0	1189	$1,670	$1.40	6d	1	1.19mi
1000 Treesort Vw Gainesville, GA	1.0–3.0	2.0	984	$2,000	$2.03	3d	7	1.21mi
3989 Hidden Hollow Dr Gainesville, GA	2.0	2.0	1189	$1,675	$1.41	45d	1	1.24mi
3987 Hidden Hollow Dr Gainesville, GA	2.0	2.0	1176	$1,625	$1.38	6d	1	1.24mi
3976 Hidden Hollow Dr Unit B Gainesville, GA	2.0	2.0	1164	$1,550	$1.33	25d	1	1.31mi
3945 Fraser Cir Gainesville, GA	3.0	2.0	1325	$1,850	$1.40	6d	1	1.47mi
3903 Hidden Hollow Dr Gainesville, GA	2.0	2.0	1134	$1,640	$1.45	45d	1	1.47mi

Listing history 7 events

1. 2026-06-21
   days on market $225,000 Active 10 DOM
2. 2026-06-18
   days on market $225,000 Active 7 DOM
3. 2026-06-17
   days on market $225,000 Active 6 DOM
4. 2026-06-16
   days on market $225,000 Active 5 DOM
5. 2026-06-15
   days on market $225,000 Active 4 DOM
6. 2026-06-13
   remarks 699-char remark
7. 2026-06-13
   listed $225,000 Active 2 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: $556 · $46/mo
• Projected year-2 tax: $2,070 · $172/mo
• Expected delta: +$1,514/yr (+$126/mo · 272.2%)

ⓘ 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 ≥102°F today · 18 d/yr by 30 yrs out
• 💨 Wind 3/10 Moderate 8% chance of damaging wind over 30 yrs
• 🫁 Air quality 4/10 Moderate 4 unhealthy d/yr today · 6 by 30 yrs out

Taxation est. · year 1

• Rental income: $23,725
• − Mortgage interest: −$12,603
• − Property taxes: −$556
• − Insurance: −$1,125
• − Repairs & maintenance: −$1,898
• − Management: −$1,898
• − Depreciation: −$6,545
• Taxable loss: −$901
• Est. tax savings @ 24.0%: +$216
• After-tax cash flow: $3,119/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): 45,612
• Household income: $97,413
• Rent vs Own: 16.0% rent · 84.0% own
• Severe rent burden: 561.0

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: 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 · 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: ▼ -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

+878.3% since first listed

6 events — show timeline

• 2026-06-11 Listed $225,000 GAMLS
• 2026-06-11 Listed $225,000 FMLS
• 2006-12-04 Sold (Public Records) $15,000 Public Records
• 2006-05-09 Sold (Public Records) $65,000 Public Records
• 1997-11-14 Sold (Public Records) $24,700 Public Records
• 1996-04-30 Sold (Public Records) $23,000 Public Records

Property tax history

+7.4%/yr

Latest (2025): $556 · +69.7% YoY. Source: county tax records.