55 Pirates Pt · Dawsonville, GA 30534

$254,900

3 bd · 1.0 ba · 1,520 sqft · SingleFamily public records · 86 Days on market

Built 2008 1.00 ac lot $168/sqft · 21% below area Est $325k · 21% 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).

• Cash flow +21.5/30.0
• ARV discount +15.0/15.0
• DSCR +6.9/10.0
• 1% rule +4.7/10.0
• Schools +3.7/10.0
• Livability +3.4/5.0
• Rent growth +3.3/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome to this 3 bedroom, 2.5 bathroom home nestled in the outskirts of Dawsonville! Situated on a spacious lot with peaceful surroundings, this property offers the perfect blend of comfort, functionality, and value. Step inside to an inviting open-concept living space featuring durable LVP flooring, fresh neutral paint, and abundant natural light throughout. The main living area flows seamlessly into the kitchen, making it ideal for both everyday living and entertaining. The kitchen is well-appointed with granite countertops, ample cabinet space, stainless steel appliances, and a large island that provides additional prep space and seating. The primary suite is conveniently located on the main level, offering privacy and ease of access. Upstairs, you'll find additional bedrooms and a flexible layout perfect for guests, family, or a home office. Enjoy your morning coffee on the spacious front deck overlooking the front yard, or unwind in the evenings on your covered back porch-perfect for relaxing or hosting. Whether you're a first-time homebuyer, investor, or looking for a move-in ready property in a growing area, this home checks all the boxes. Don't miss this opportunity-schedule your showing today!

Key facts

• Large island
• Ample cabinet space
• Granite countertops

Tags

• OPEN-CONCEPT LIVING SPACE
• DURABLE LVP FLOORING
• GRANITE COUNTERTOPS
• AMPLE CABINET SPACE
• STAINLESS STEEL APPLIANCES
• LARGE ISLAND

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $255k.

Deal economics

• At list price, monthly cash flow is $384 ($5k/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 $249k (2.5% below list).
• Recommended offer: $240k (6.0% below list) — sets the bar for market timing.
• Cap rate 8.1% 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: Kilough Elementary School (math 47% / reading 42%, grade F, #336 of 1,228 statewide, top 29%, 432 students, 45% FRL); Dawson County Junior High (math 28% / reading 40%, grade F, #93 of 424 statewide, top 23%, 645 students, 39% FRL); Dawson County High School (math 5% / reading 33%, grade F, #250 of 424 statewide, top 60%, 773 students, 32% FRL) — zoned schools at 39% FRL track the district average.
• Market conditions: Rents rising (+3.0%/yr); 581 active listings in the ZIP; 2 comparable units currently listed for rent nearby; solid renter incomes; 887 units permitted in Dawson County in 2024 (0 in 5+ unit buildings).
• This rent runs 31% of the median local income ($95k/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 $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 86 days — a 6% lower offer ($240k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $15k (6%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $205k; 24% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• 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 $239,606 (6.0% below list)

Questions for the listing agent

1. It's been on market 86 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
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: 0.97% ✗
• Cap rate: 8.10%
• Cash-on-cash: 6.46%
• DSCR: 1.29
• GRM: 8.5

CMA / ARV

• ARV (median comp): $324,682
• List price: $254,900
• Delta: -21.49%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
168 Silver Fox Dr	0.65mi	3/2.0	1,400 (-8%)	11mo	$400,000	$286	43
297 Grant Ford Dr	0.67mi	3/2.0	1,396 (-8%)	15mo	$343,000	$246	39

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: -6.4%
• Equity multiple: 0.76×
• Total profit: $-16,837
• Equity at exit: $38,006

10-year hold

• IRR: 3.3%
• Equity multiple: 1.24×
• Total profit: $16,850
• Equity at exit: $22,039

Cash invested: $71,372 (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 30534

• Home prices YoY: -23.0%
• Rents YoY: 3.0%
• Active inventory: 581
• Price-to-rent: 8.5×

Monthly cashflow live

• Estimated rent: $2,485 medium
• Mortgage (P&I): −$1,337
• Tax from tax record: −$136 /mo · $1,633/yr
• Insurance: −$106
• HOA: −$0
• Vacancy / Maint / Mgmt: −$522
• Net cashflow: $384

Break-even live

Break-even rent $1,999

Max offer price $254,900

Occupancy floor 80%

Sensitivity live

Price	-10% $528	-5% $456	+0% $384	+5% $312	+10% $240
Rent	-10% $188	-5% $286	+0% $384	+5% $482	+10% $580
Rate	-1.0pp $513	-0.5pp $449	base $384	+0.5pp $318	+1.0pp $251

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: $63,725
• Closing costs: $7,647
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
33 Resty Hughes Cir Dawsonville, GA	3.0	2.5	1870	$2,300	$1.23	45d	1	0.52mi
109 Moss Overlook Rd Dawsonville, GA	3.0	2.0	1200	$2,100	$1.75	0d	1	1.30mi

Listing history 22 events

1. 2026-06-21
   days on market $254,900 Active 86 DOM
2. 2026-06-18
   days on market $254,900 Active 83 DOM
3. 2026-06-17
   days on market $254,900 Active 82 DOM
4. 2026-06-16
   days on market $254,900 Active 81 DOM
5. 2026-06-15
   days on market $254,900 Active 80 DOM
6. 2026-06-13
   days on market $254,900 Active 78 DOM
7. 2026-06-13
   days on market $254,900 Active 77 DOM
8. 2026-06-09
   days on market $254,900 Active 74 DOM
9. 2026-06-08
   days on market $254,900 Active 73 DOM
10. 2026-06-07
    days on market $254,900 Active 72 DOM
11. 2026-06-04
    pricedays on market $254,900 Active 69 DOM
12. 2026-06-03
    days on market $259,900 Active 68 DOM
13. 2026-06-02
    days on market $259,900 Active 67 DOM
14. 2026-06-01
    days on market $259,900 Active 66 DOM
15. 2026-05-31
    days on market $259,900 Active 65 DOM
16. 2026-04-27
    price $259,900 1222-char remark

    Show marketing remark (1253 chars)

    Welcome to this 3 bedroom, 2.5 bathroom home nestled in the outskirts of Dawsonville! Situated on a spacious lot with peaceful surroundings, this property offers the perfect blend of comfort, functionality, and value. Step inside to an inviting open-concept living space featuring durable LVP flooring, fresh neutral paint, and abundant natural light throughout. The main living area flows seamlessly into the kitchen, making it ideal for both everyday living and entertaining. The kitchen is well-appointed with granite countertops, ample cabinet space, stainless steel appliances, and a large island that provides additional prep space and seating. The primary suite is conveniently located on the main level, offering privacy and ease of access. Upstairs, you’ll find additional bedrooms and a flexible layout perfect for guests, family, or a home office. Enjoy your morning coffee on the spacious front deck overlooking the front yard, or unwind in the evenings on your covered back porch—perfect for relaxing or hosting. Whether you’re a first-time homebuyer, investor, or looking for a move-in ready property in a growing area, this home checks all the boxes. Don’t miss this opportunity—schedule your showing today!

17. 2026-04-27
    price $259,900 1253-char remark

    Show marketing remark (1253 chars)

    Welcome to this 3 bedroom, 2.5 bathroom home nestled in the outskirts of Dawsonville! Situated on a spacious lot with peaceful surroundings, this property offers the perfect blend of comfort, functionality, and value. Step inside to an inviting open-concept living space featuring durable LVP flooring, fresh neutral paint, and abundant natural light throughout. The main living area flows seamlessly into the kitchen, making it ideal for both everyday living and entertaining. The kitchen is well-appointed with granite countertops, ample cabinet space, stainless steel appliances, and a large island that provides additional prep space and seating. The primary suite is conveniently located on the main level, offering privacy and ease of access. Upstairs, you’ll find additional bedrooms and a flexible layout perfect for guests, family, or a home office. Enjoy your morning coffee on the spacious front deck overlooking the front yard, or unwind in the evenings on your covered back porch—perfect for relaxing or hosting. Whether you’re a first-time homebuyer, investor, or looking for a move-in ready property in a growing area, this home checks all the boxes. Don’t miss this opportunity—schedule your showing today!

18. 2026-04-01
    soldstatus $205,000
19. 2026-03-27
    listed $269,900 New 1222-char remark

    Show marketing remark (1253 chars)

    Welcome to this 3 bedroom, 2.5 bathroom home nestled in the outskirts of Dawsonville! Situated on a spacious lot with peaceful surroundings, this property offers the perfect blend of comfort, functionality, and value. Step inside to an inviting open-concept living space featuring durable LVP flooring, fresh neutral paint, and abundant natural light throughout. The main living area flows seamlessly into the kitchen, making it ideal for both everyday living and entertaining. The kitchen is well-appointed with granite countertops, ample cabinet space, stainless steel appliances, and a large island that provides additional prep space and seating. The primary suite is conveniently located on the main level, offering privacy and ease of access. Upstairs, you’ll find additional bedrooms and a flexible layout perfect for guests, family, or a home office. Enjoy your morning coffee on the spacious front deck overlooking the front yard, or unwind in the evenings on your covered back porch—perfect for relaxing or hosting. Whether you’re a first-time homebuyer, investor, or looking for a move-in ready property in a growing area, this home checks all the boxes. Don’t miss this opportunity—schedule your showing today!

20. 2026-03-27
    listed $269,900 Active 1253-char remark

    Show marketing remark (1253 chars)

    Welcome to this 3 bedroom, 2.5 bathroom home nestled in the outskirts of Dawsonville! Situated on a spacious lot with peaceful surroundings, this property offers the perfect blend of comfort, functionality, and value. Step inside to an inviting open-concept living space featuring durable LVP flooring, fresh neutral paint, and abundant natural light throughout. The main living area flows seamlessly into the kitchen, making it ideal for both everyday living and entertaining. The kitchen is well-appointed with granite countertops, ample cabinet space, stainless steel appliances, and a large island that provides additional prep space and seating. The primary suite is conveniently located on the main level, offering privacy and ease of access. Upstairs, you’ll find additional bedrooms and a flexible layout perfect for guests, family, or a home office. Enjoy your morning coffee on the spacious front deck overlooking the front yard, or unwind in the evenings on your covered back porch—perfect for relaxing or hosting. Whether you’re a first-time homebuyer, investor, or looking for a move-in ready property in a growing area, this home checks all the boxes. Don’t miss this opportunity—schedule your showing today!

21. 2018-06-06
    soldstatus $163,500
22. 2018-03-22
    soldstatus $84,000

ⓘ 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: $1,633 · $136/mo
• Projected year-2 tax: $2,345 · $195/mo
• Expected delta: +$712/yr (+$59/mo · 43.6%)

ⓘ 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 5/10 Major 7 d/yr ≥102°F today · 18 d/yr by 30 yrs out
• 💨 Wind 3/10 Moderate 6% 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: $29,820
• − Mortgage interest: −$14,278
• − Property taxes: −$1,633
• − Insurance: −$1,274
• − Repairs & maintenance: −$2,386
• − Management: −$2,386
• − Depreciation: −$7,415
• Taxable income: $448
• Est. tax owed @ 24.0%: −$108
• After-tax cash flow: $4,502/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

+209.4% since first listed

7 events — show timeline

• 2026-04-27 Price Changed $259,900 GAMLS
• 2026-04-27 Price Changed $259,900 FMLS
• 2026-04-01 Sold (Public Records) $205,000 Public Records
• 2026-03-27 Listed $269,900 FMLS
• 2026-03-27 Listed $269,900 GAMLS
• 2018-06-06 Sold (Public Records) $163,500 Public Records
• 2018-03-22 Sold (Public Records) $84,000 Public Records

Property tax history

+12.8%/yr

Latest (2025): $1,633 · +1.5% YoY. Source: county tax records.