356 River Vista Dr · Dillard, GA 30537

$179,900

2 bd · 2.0 ba · 552 sqft · SingleFamily public records · 188 Days on market

Built 2005 2,613 sqft lot $326/sqft · 16% below area Est $215k · 16% 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 +14.9/15.0
• Cash flow +12.0/30.0
• Appreciation +10.0/10.0
• DSCR +3.6/10.0
• Schools +3.6/10.0
• Livability +2.9/5.0
• 1% rule +2.5/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

Awesome 2/1 in a great location! Screened in porch and deck. Community has indoor and outdoor pool.

Key facts

• Outdoor pool
• Screened in porch
• Indoor pool

Tags

• SCREENED IN PORCH
• INDOOR POOL
• OUTDOOR POOL

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath single-family listed at $180k.

Deal economics

• At list price, monthly cash flow is $-42 ($-500/yr) — negative.
• To cash-flow at today's rent, offer at most $173k (4.1% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $135k (25.2% below list).
• Recommended offer: $135k (25.2% below list) — sets the bar for 1% rule.
• Cap rate 6.0% vs local median 2.8% in Dillard — 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 58/100 on livability (#423 in GA) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, housing B+; Watch: employment D, amenities F, commute F.
• Rabun County (rural): math 42% / reading 44% proficiency, ranked #37 of 174 in GA (top 21%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Rabun County Elementary School (math 37% / reading 42%, grade F, #435 of 1,228 statewide, top 37%, 660 students, 58% FRL); Rabun County Middle School (math 47% / reading 46%, grade D+, #94 of 470 statewide, top 20%, 342 students, 59% FRL); Rabun County High School (math 57% / reading 47%, grade D+, #26 of 424 statewide, top 6%, 653 students, 48% FRL) — zoned schools at 55% FRL track the district average.
• Market conditions: 96 active listings in the ZIP; 147 units permitted in Rabun County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $19k of equity ($1k loan paydown + $18k appreciation (10.0% local appreciation)).
• Rabun County population projected at -14% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (10.0% appreciation + 3.0% rent growth), your $50k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 2, paydown + projected appreciation supports a ~$31k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 188 days — a 12% lower offer ($158k) is reasonable based on typical stale-listing flexibility.

Recommended offer $134,566 (25.2% 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 188 days. Have you received any prior offers? Is the seller open to a 25% concession, seller financing, or rate buy-down credit?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
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: 0.75% ✗
• Cap rate: 6.02%
• Cash-on-cash: -0.99%
• DSCR: 0.96
• GRM: 11.1

CMA / ARV

• ARV (median comp): $215,198
• List price: $179,900
• Delta: -16.40%
• Verdict: UNDERPRICED
• Comps: 9 within 1.0 mi

Show comp detail 4 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
624 River Vista Dr	0.19mi	2/1.0	541 (-2%)	8mo	$172,500	$319	77
112 & 106 River Vista Dr	0.13mi	2/1.0	626 (+13%)	2mo	$295,000	$471	66
112 & 106 River Vista Dr Unit 112 & 106	0.13mi	2/1.0	626 (+13%)	2mo	$295,000	$471	66
656 River Vista Dr	0.20mi	1/1.5 (-1)	624 (+13%)	8mo	$245,000	$393	55

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

10.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 23.6%
• Equity multiple: 2.89×
• Total profit: $95,261
• Equity at exit: $162,068

10-year hold

• IRR: 20.9%
• Equity multiple: 6.61×
• Total profit: $282,485
• Equity at exit: $349,506

Cash invested: $50,372 (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 30537

• Home prices YoY: 29.7%
• Active inventory: 96
• Price-to-rent: 11.1×

Monthly cashflow live

• Estimated rent: $1,346 medium
• Mortgage (P&I): −$943
• Tax from tax record: −$86 /mo · $1,036/yr
• Insurance: −$75
• HOA: −$0
• Vacancy / Maint / Mgmt: −$283
• Net cashflow: $-42

Break-even live

Break-even rent $1,398

Max offer price $172,543

Occupancy floor 98%

Sensitivity live

Price	-10% $60	-5% $9	+0% $-42	+5% $-93	+10% $-143
Rent	-10% $-148	-5% $-95	+0% $-42	+5% $12	+10% $65
Rate	-1.0pp $49	-0.5pp $4	base $-42	+0.5pp $-88	+1.0pp $-136

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: $44,975
• Closing costs: $5,397
• Reserves months: —
• Total cash needed: —

Listing history 19 events

1. 2026-06-21
   days on market $179,900 Active 188 DOM
2. 2026-06-21
   days on market $179,900 Active 187 DOM
3. 2026-06-18
   days on market $179,900 Active 185 DOM
4. 2026-06-17
   days on market $179,900 Active 184 DOM
5. 2026-06-16
   days on market $179,900 Active 183 DOM
6. 2026-06-15
   days on market $179,900 Active 182 DOM
7. 2026-06-13
   days on market $179,900 Active 180 DOM
8. 2026-06-12
   days on market $179,900 Active 179 DOM
9. 2026-06-09
   days on market $179,900 Active 176 DOM
10. 2026-06-08
    days on market $179,900 Active 175 DOM
11. 2026-06-07
    days on market $179,900 Active 174 DOM
12. 2026-06-07
    days on market $179,900 Active 173 DOM
13. 2026-06-04
    days on market $179,900 Active 170 DOM
14. 2026-06-02
    days on market $179,900 Active 169 DOM
15. 2026-06-01
    days on market $179,900 Active 168 DOM
16. 2026-05-31
    days on market $179,900 Active 167 DOM
17. 2026-05-31
    days on market $179,900 Active 166 DOM
18. 2025-12-12
    listed $179,900 New 99-char remark

    Show marketing remark (99 chars)

    Awesome 2/1 in a great location! Screened in porch and deck. Community has indoor and outdoor pool.

19. 2023-03-27
    soldstatus $160,000

ⓘ 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: $1,036 · $86/mo
• Projected year-2 tax: $1,655 · $138/mo
• Expected delta: +$619/yr (+$52/mo · 59.7%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Taxation est. · year 1

• Rental income: $16,148
• − Mortgage interest: −$10,077
• − Property taxes: −$1,036
• − Insurance: −$900
• − Repairs & maintenance: −$1,292
• − Management: −$1,292
• − Depreciation: −$5,233
• Taxable loss: −$3,682
• Est. tax savings @ 24.0%: +$884
• After-tax cash flow: $384/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: Rabun County
• NCES district ID: 1304320
• Math proficiency: 42% ▼ -17.00%
• Reading proficiency: 44% ▼ -4.00%
• Median HH income: $35,980
• Composite: 35.64/100
• National rank: #4882
• State rank: #37 of 174 in GA

Livability — Dillard

• Score: 58/100
• State rank: #423
• US rank: #20839

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 1,278

Population outlook (Rabun County) Hauer SSP2

• Today (2025): 16,227 people
• By 2030: 16,000 · -1.4%
• By 2040: 15,213 · -6.2%
• By 2050: 13,974 · -13.9%
• By 2075: 10,717 · -34.0%
• By 2100: 7,824 · -51.8%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (86%)
• Race & ethnicity: White 86% Asian 10% Hispanic / Latino 3% Two or more races 2%
• Common ancestry: Serbian 3% Slovak 3% Lithuanian 2%
• Foreign-born: 12% · Canada
• Languages at home: 85% English-only · Other Indo-European 10% Spanish 4% German/W. Germanic 1%

Political lean MEDSL · Rabun

• 2024 margin: Solid R (+56.9) · D 21.3% · R 78.2%
• 2008→2024 swing: -11.0pp toward R · 2008: -45.9pp · 2024: -56.9pp
• All cycles: 2024: R+56.9 2020: R+57.4 2016: R+60.9 2012: R+56.4 2008: R+45.9

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 59.68%
• Current HPI: 260.55
• Rent YoY: —
• Metro: —
• 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

+12.4% since first listed

2 events — show timeline

• 2025-12-12 Listed $179,900 GAMLS
• 2023-03-27 Sold (Public Records) $160,000 Public Records

Property tax history

+3.9%/yr

Latest (2025): $1,036 · +3.4% YoY. Source: county tax records.