1076 Highway 9 N · Dawsonville, GA 30534

$280,000

3 bd · 1.5 ba · 2,347 sqft · SingleFamily public records · 18 Days on market

Built 1964 0.62 ac lot $119/sqft · 31% below area Est $407k · 31% under

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Why this score? — see what drove the C- 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 +14.5/30.0
• DSCR +4.4/10.0
• Schools +3.7/10.0
• Livability +3.4/5.0
• Rent growth +3.3/5.0
• 1% rule +3.2/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Opportunity knocks in the heart of Dawsonville! This solidly built 1964 four-sided brick ranch is full of character, charm, and untapped potential. Situated on a spacious and level .62-acre lot, this home offers the kind of sturdy construction and generous yard space that's hard to find today. Inside, you'll find great bones and a layout ready for your personal touch and cosmetic updates. Whether you're an investor, renovator, or buyer dreaming of customizing a home exactly the way you want it, this property is a fantastic opportunity to build equity and bring your vision to life. Conveniently located just minutes from downtown Dawsonville, shopping, dining, and award-winning Dawson County schools, this home combines location, potential, and value all in one package. With the price reflecting needed updates, this is your chance to transform a classic brick ranch into something truly special!

Key facts

• Shopping and dining
• 0.62 acre lot
• Built 1964

Tags

• FOUR SIDED BRICK RANCH
• SPACIOUS AND LEVEL LOT
• LAYOUT READY FOR UPDATES
• MINUTES FROM DOWNTOWN
• SHOPPING AND DINING
• AWARD WINNING SCHOOLS

Property features AI

Exterior

• Parking: Driveway; Open parking available
• Utilities: Public water; Septic tank; 220-volt electric service; Cable available; Electricity available; Phone available
• Home design: One-level home
• Construction: Brick 4 sides construction; Metal roof; Concrete perimeter foundation
• Exterior features: Back yard fencing; Shed(s); Crawl space basement

Interior

• Kitchen: White cabinets; Tile countertops; Other surface countertops; Kitchen opens to family room; Electric cooktop; Dishwasher
• Bedrooms: Three main-level bedrooms
• Flooring: Hardwood; Tile; Wood
• Bathrooms: Two full bathrooms (both on the main level); Master bathroom has no special features listed
• Heating & cooling: Central heating; Central air conditioning
• Interior features: No shared/common walls; Other interior features
• Laundry & utility: Main-level laundry room; Electric water heater

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath single-family listed at $280k.

Deal economics

• At list price, monthly cash flow is $63 ($757/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 $230k (17.8% below list).
• Recommended offer: $230k (17.8% below list) — sets the bar for 1% rule.
• Cap rate 6.6% 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-.
• Dawson County (rural): math 40% / reading 44% proficiency, ranked #30 of 174 in GA (top 17%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Robinson Elementary School (math 44% / reading 43%, grade F, #364 of 1,228 statewide, top 30%, 630 students, 46% FRL); Dawson County Middle School (math 47% / reading 48%, grade C-, #84 of 470 statewide, top 19%, 555 students, 46% FRL); Dawson County High School (math 5% / reading 33%, grade F, #250 of 424 statewide, top 60%, 773 students, 32% FRL) — zoned schools at 42% FRL track the district average.
• Market conditions: Rents rising (+3.0%/yr); 573 active listings in the ZIP; 5 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 80% of comp listings sitting > 30 days — soft ceiling on asking rent; solid renter incomes; 887 units permitted in Dawson County in 2024 (0 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.
• Dawson County population projected at +10% by 2050 — modest demand growth; plan on rents tracking national, not racing it.

Negotiation context

• It's been on market 18 days — a 2% lower offer ($276k) is reasonable based on typical stale-listing flexibility.
• 9 sale attempts since 12y 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.

Recommended offer $230,146 (17.8% below list)

Questions for the listing agent

1. Built in 1964 — 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 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?
4. 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.
5. 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.
6. 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: 0.82% ✗
• Cap rate: 6.56%
• Cash-on-cash: 0.97%
• DSCR: 1.04
• GRM: 10.1

CMA / ARV

• ARV (median comp): $406,556
• List price: $280,000
• Delta: -31.13%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1076 Highway 9 N	0.00mi	3/2.0	2,347 (0%)	0mo	$250,000	$107	98
1075 Highway 9 N	0.08mi	2/2.5 (-1)	2,449 (+4%)	23mo	$535,000	$218	61
555 Perimeter Rd	0.46mi	4/3.0 (+1)	2,287 (-3%)	7mo	$455,000	$199	58
14 Mcgregor Ln	0.57mi	4/2.5 (+1)	2,452 (+4%)	10mo	$410,000	$167	49
53 Rainhill Station Dr	0.56mi	4/4.0 (+1)	2,351 (+0%)	17mo	$470,000	$200	45
87 Thorndale Ln	0.64mi	4/3.0 (+1)	2,528 (+8%)	2mo	$459,900	$182	44
120 Rainhill Station Dr	0.60mi	4/3.0 (+1)	2,548 (+9%)	13mo	$419,000	$164	36
303 Orange Cir	0.70mi	4/3.0 (+1)	2,532 (+8%)	12mo	$425,000	$168	33
90 Rainhill Station Dr	0.59mi	4/3.0 (+1)	2,596 (+11%)	22mo	$415,000	$160	26
60 Mcgregor Ln	0.61mi	4/2.5 (+1)	2,600 (+11%)	23mo	$440,000	$169	26
83 Marmalade Trl	0.73mi	4/2.5 (+1)	2,014 (-14%)	10mo	$390,000	$194	25
25 Kenneth Dr	0.65mi	4/3.0 (+1)	2,002 (-15%)	24mo	$420,000	$210	14

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 · 3.03% rent growth · sell at horizon

5-year hold

• IRR: -14.8%
• Equity multiple: 0.47×
• Total profit: $-41,360
• Equity at exit: $41,749

10-year hold

• IRR: -6.1%
• Equity multiple: 0.61×
• Total profit: $-30,865
• Equity at exit: $24,209

Cash invested: $78,400 (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 30534

• Home prices YoY: -23.0%
• Rents YoY: 3.0%
• Active inventory: 573
• Price-to-rent: 10.1×

Monthly cashflow live

• Estimated rent: $2,301 high
• Mortgage (P&I): −$1,468
• Tax from tax record: −$170 /mo · $2,041/yr
• Insurance: −$117
• HOA: −$0
• Vacancy / Maint / Mgmt: −$483
• Net cashflow: $63

Break-even live

Break-even rent $2,222

Max offer price $280,000

Occupancy floor 92%

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: $70,000
• Closing costs: $8,400
• Reserves months: —
• Total cash needed: —

Rent comps 5 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
167 Marmalade Trl Dawsonville, GA	4.0	2.5	1944	$2,095	$1.08	5d	1	0.81mi
166 Mill Stone Dr Dawsonville, GA	3.0	3.5	2962	$1,550	$0.52	43d	1	1.30mi
29 Gold Dust Dr Dawsonville, GA	3.0	2.5	2187	$1,950	$0.89	43d	1	1.41mi
110 Maple Trl Dawsonville, GA	4.0	4.0	2545	$2,500	$0.98	43d	1	1.45mi
116 Maple Trl Dawsonville, GA	4.0	4.0	2545	$2,500	$0.98	43d	1	1.46mi

Listing history 32 events

1. 2026-06-08
   status $280,000 Pending 18 DOM
2. 2026-06-07
   days on market $280,000 Active Under Contract 18 DOM
3. 2026-06-04
   days on market $280,000 Active Under Contract 15 DOM
4. 2026-06-03
   days on market $280,000 Active Under Contract 14 DOM
5. 2026-06-02
   days on market $280,000 Active Under Contract 13 DOM
6. 2026-06-01
   days on market $280,000 Active Under Contract 12 DOM
7. 2026-05-31
   days on market $280,000 Active Under Contract 11 DOM
8. 2026-05-13
   listed $280,000 New 910-char remark

   Show marketing remark (910 chars)

   Opportunity knocks in the heart of Dawsonville! This solidly built 1964 four-sided brick ranch is full of character, charm, and untapped potential. Situated on a spacious and level .62-acre lot, this home offers the kind of sturdy construction and generous yard space that's hard to find today. Inside, you'll find great bones and a layout ready for your personal touch and cosmetic updates. Whether you're an investor, renovator, or buyer dreaming of customizing a home exactly the way you want it, this property is a fantastic opportunity to build equity and bring your vision to life. Conveniently located just minutes from downtown Dawsonville, shopping, dining, and award-winning Dawson County schools, this home combines location, potential, and value all in one package. With the price reflecting needed updates, this is your chance to transform a classic brick ranch into something truly special!

9. 2026-05-13
   listed $280,000 Active 928-char remark

   Show marketing remark (910 chars)

   Opportunity knocks in the heart of Dawsonville! This solidly built 1964 four-sided brick ranch is full of character, charm, and untapped potential. Situated on a spacious and level .62-acre lot, this home offers the kind of sturdy construction and generous yard space that's hard to find today. Inside, you'll find great bones and a layout ready for your personal touch and cosmetic updates. Whether you're an investor, renovator, or buyer dreaming of customizing a home exactly the way you want it, this property is a fantastic opportunity to build equity and bring your vision to life. Conveniently located just minutes from downtown Dawsonville, shopping, dining, and award-winning Dawson County schools, this home combines location, potential, and value all in one package. With the price reflecting needed updates, this is your chance to transform a classic brick ranch into something truly special!

10. 2016-02-10
    price $109,000

    Show marketing remark (10 chars)

    Ranch home

11. 2015-10-29
    price $109,000
12. 2015-06-15
    historical
13. 2015-06-12
    price $114,296

    Show marketing remark (10 chars)

    Ranch home

14. 2015-06-05
    soldstatus $114,296 Sold

    Show marketing remark (10 chars)

    Ranch home

15. 2015-06-05
    soldstatus $114,296 Sold

    Show marketing remark (10 chars)

    Ranch home

16. 2015-03-26
    historical Pending

    Show marketing remark (10 chars)

    Ranch home

17. 2015-03-26
    status Under Contract

    Show marketing remark (10 chars)

    Ranch home

18. 2015-03-25
    price $114,296
19. 2015-02-16
    status Active

    Show marketing remark (10 chars)

    Ranch home

20. 2015-02-16
    status Back On Market

    Show marketing remark (10 chars)

    Ranch home

21. 2015-02-02
    historical Contingent - Due Diligence

    Show marketing remark (10 chars)

    Ranch home

22. 2015-02-02
    status Under Contract

    Show marketing remark (10 chars)

    Ranch home

23. 2015-01-02
    listed $109,000 Active

    Show marketing remark (10 chars)

    Ranch home

24. 2014-12-30
    historical

    Show marketing remark (10 chars)

    Ranch home

25. 2014-10-10
    listed $109,000 New

    Show marketing remark (10 chars)

    Ranch home

26. 2014-10-10
    listed $109,000 Active

    Show marketing remark (10 chars)

    Ranch home

27. 2014-08-18
    soldstatus $249,500
28. 2008-01-02
    soldstatus $142,500
29. 2004-03-31
    soldstatus $110,000
30. 2004-03-31
    soldstatus $110,000
31. 2002-03-20
    soldstatus $100,000
32. 1989-04-14
    soldstatus $53,000

ⓘ 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: $2,041 · $170/mo
• Projected year-2 tax: $2,576 · $215/mo
• Expected delta: +$535/yr (+$45/mo · 26.2%)

ⓘ 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 2/10 Low
• 🌡 Heat 4/10 Moderate 7 d/yr ≥100°F today · 18 d/yr by 30 yrs out
• 💨 Wind 3/10 Moderate 5% chance of damaging wind over 30 yrs
• 🫁 Air quality 4/10 Moderate 4 unhealthy d/yr today · 4 by 30 yrs out

Taxation est. · year 1

• Rental income: $27,618
• − Mortgage interest: −$15,684
• − Property taxes: −$2,041
• − Insurance: −$1,400
• − Repairs & maintenance: −$2,209
• − Management: −$2,209
• − Depreciation: −$8,145
• Taxable loss: −$4,072
• Est. tax savings @ 24.0%: +$977
• After-tax cash flow: $1,734/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: Dawson County
• NCES district ID: 1301650
• Math proficiency: 40% ▼ -10.00%
• Reading proficiency: 44% ▼ -5.00%
• Median HH income: $55,562
• Composite: 36.68/100
• National rank: #4604
• State rank: #30 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: Dawson County · 34,365 people
• City population: 34,365
• Metro: Atlanta-Sandy Springs-Alpharetta, GA
• Population (ZIP): 34,365
• Household income: $95,341
• Rent vs Own: 21.8% rent · 78.2% own
• Severe rent burden: 390.0

Population outlook (Dawson County) Hauer SSP2

• Today (2025): 25,423 people
• By 2030: 26,299 · +3.4%
• By 2040: 27,482 · +8.1%
• By 2050: 27,937 · +9.9%
• By 2075: 28,056 · +10.4%
• By 2100: 26,102 · +2.7%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (87%)
• Race & ethnicity: White 87% Hispanic / Latino 7% Two or more races 7% Black 2%
• Hispanic origin (detail): Mexican 4%
• Common ancestry: Slovak 2% Serbian 2% Iranian 1%
• Foreign-born: 6% · Canada, Jamaica
• Languages at home: 92% English-only · Spanish 6% Arabic 1% Tagalog/Filipino 1%

Political lean MEDSL · Dawson

• 2024 margin: Solid R (+65.2) · D 17.1% · R 82.4%
• 2008→2024 swing: +1.0pp toward D · 2008: -66.3pp · 2024: -65.2pp
• All cycles: 2024: R+65.2 2020: R+67.9 2016: R+72.2 2012: R+74.3 2008: R+66.3

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -86.36%
• Current HPI: 289.1765
• Rent YoY: ▲ 3.03%
• 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

+371.7% since first listed

34 events — show timeline

• 2026-06-12 Sold (MLS) $250,000 FMLS
• 2026-06-12 Sold (MLS) $250,000 GAMLS
• 2026-06-08 Pending — FMLS
• 2026-05-29 Contingent — GAMLS
• 2026-05-29 Contingent — FMLS
• 2026-05-25 Relisted — GAMLS
• 2026-05-25 Relisted — FMLS
• 2026-05-19 Pending — GAMLS
• 2026-05-19 Pending — FMLS
• 2026-05-13 Listed $280,000 FMLS
• 2026-05-13 Listed $280,000 GAMLS
• 2016-02-10 Price Changed $109,000 FMLS
• 2015-10-29 Price Changed $109,000 GAMLS
• 2015-06-15 Listing Removed — GAMLS
• 2015-06-12 Price Changed $114,296 FMLS
• 2015-06-05 Sold (MLS) $114,296 GAMLS
• 2015-06-05 Sold (MLS) $114,296 FMLS
• 2015-03-26 Contingent — FMLS
• 2015-03-26 Pending — GAMLS
• 2015-03-25 Price Changed $114,296 GAMLS
• 2015-02-16 Relisted — FMLS
• 2015-02-16 Relisted — GAMLS
• 2015-02-02 Contingent — FMLS
• 2015-02-02 Pending — GAMLS
• 2015-01-02 Listed $109,000 FMLS
• 2014-12-30 Listing Removed — FMLS
• 2014-10-10 Listed $109,000 GAMLS
• 2014-10-10 Listed $109,000 FMLS
• 2014-08-18 Sold (Public Records) $249,500 Public Records
• 2008-01-02 Sold (Public Records) $142,500 Public Records
• 2004-03-31 Sold (Public Records) $110,000 Public Records
• 2004-03-31 Sold (Public Records) $110,000 Public Records
• 2002-03-20 Sold (Public Records) $100,000 Public Records
• 1989-04-14 Sold (Public Records) $53,000 Public Records

Property tax history

+3.7%/yr

Latest (2025): $2,041 · +0.4% YoY. Source: county tax records.