Jillian B Plan · Gainesville, GA 30501

$210,350

3 bd · 2.0 ba · 1,450 sqft · SingleFamily · 810 Days on market

Excellent condition ↓ 4% since listing

---

Why this score? — see what drove the F 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 +7.5/15.0
• Cash flow +5.6/30.0
• Condition / age +4.8/5.0
• Rent growth +3.6/5.0
• Livability +3.3/5.0
• Schools +2.0/10.0
• 1% rule +1.1/10.0
• DSCR +0.0/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Appreciate all the comforts of a home built just for you at just the right size. Come together in the lively center of this home featuring a kitchen open to the dining and living rooms. Then enjoy privacy in the master suite separate from the other 2 bedrooms. Everything you want is here in this perfect gem.

Key facts

• Master suite privacy
• Open kitchen layout
• Listed 809 days

Tags

• OPEN KITCHEN LAYOUT
• MASTER SUITE PRIVACY

🏗️ New construction. The $210,350 list price is a builder figure, so every metric below is computed on the value from comparable previous sales — $303,984.

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $210k. Condition is rated excellent.

Deal economics

• At list price, monthly cash flow is $-634 ($-8k/yr) — negative.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $186k (11.7% below list).
• Recommended offer: $185k (12.0% below list) — sets the bar for market timing.
• Cap rate 3.8% vs local median 3.1% in Gainesville — meaningfully above typical; check what's discounted (condition, days-on-market, listing class) to confirm the premium yield is real.

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.
• Gainesville City (urban): math 23% / reading 25% proficiency, ranked #130 of 174 in GA (top 75%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 71% free/reduced lunch — lower-income household profile, screen leases tightly.
• Zoned schools: Centennial Arts Academy (math 25% / reading 17%, grade F, #850 of 1,228 statewide, top 70%, 808 students, 73% FRL); Gainesville Middle School East (math 21% / reading 29%, grade F, #291 of 470 statewide, top 64%, 841 students, 73% FRL); Gainesville High School (math 14% / reading 22%, grade F, #258 of 424 statewide, top 62%, 2,294 students, 57% FRL) — zoned schools at 68% FRL track the district average.
• Market conditions: Rents rising fast (+4.5%/yr); 403 active listings in the ZIP; 38 comparable units currently listed for rent nearby; rentals at typical pace (median 29d on market — plan ~3-4 weeks tenant-placement turnaround); 45% of comp listings sitting > 30 days — soft ceiling on asking rent; 2,274 units permitted in Hall County in 2024 (620 in 5+ unit buildings).
• This rent runs 35% 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 $2k of loan paydown is wiped out by about $9k 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

• It's been on market 810 days — a 12% lower offer ($185k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 2y ago; this cycle's ask has dropped $13k (6%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Recommended offer $185,108 (12.0% 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 810 days. Have you received any prior offers? Is the seller open to a 12% 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. 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?
7. 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?
8. 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.
9. 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.
10. 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: 0.61% ✗
• Cap rate: 3.79%
• Cash-on-cash: -8.93%
• DSCR: 0.60
• GRM: 13.6

CMA / ARV

• ARV (median comp): $303,984
• List price: $210,350
• Delta: -30.80%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 6 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2228 Brandywine Ct	0.14mi	3/2.0	1,411 (-3%)	22mo	$290,000	$206	71
2130 Westhaven Dr	0.18mi	3/2.0	1,537 (+6%)	23mo	$305,000	$198	62
13 Hilltop St	0.69mi	3/2.0	1,444 (-0%)	16mo	$273,000	$189	54
2129 Dixie Dr	0.27mi	4/2.0 (+1)	1,275 (-12%)	12mo	$335,000	$263	52
2502 Hollow Dr	0.46mi	3/2.0	1,536 (+6%)	21mo	$295,000	$192	51
303 Second St	0.51mi	4/1.5 (+1)	1,529 (+5%)	20mo	$268,000	$175	43

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: -30.5%
• Equity multiple: -0.02×
• Total profit: $-86,645
• Equity at exit: $45,325

10-year hold

• IRR: -26.5%
• Equity multiple: -0.35×
• Total profit: $-114,843
• Equity at exit: $26,283

Cash invested: $85,116 (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 →

Buyer's market Market conditions within 1.0 mi — comparable homes for sale

Active competition Active MLS

• For sale now: 9 active · 4 under contract
• Months of supply: 18.0 mo (6%/mo absorbed)
• Median asking: $251,987 ($160/sqft)
• Median days on market: 600 d
• This list price: lowest-priced of the active set
• ARV vs active asking: +31.2% above current asking $/sqft

Closed sales set the value; these active listings set current market conditions and a practical price ceiling.

ZIP-level market 30501

• Rents YoY: 4.5%
• Active inventory: 403
• Price-to-rent: 9.4×

Monthly cashflow live

• Estimated rent: $1,857 high
• Mortgage (P&I): −$1,594
• Tax est. 1.5%: −$380 /mo · $4,560/yr
• Insurance: −$127
• HOA: −$0
• Vacancy / Maint / Mgmt: −$390
• Net cashflow: $-634

Break-even live

Break-even rent $2,659

Max offer price $212,299

Occupancy floor —

Sensitivity live

Price	-10% $-424	-5% $-529	+0% $-634	+5% $-739	+10% $-844
Rent	-10% $-780	-5% $-707	+0% $-634	+5% $-560	+10% $-487
Rate	-1.0pp $-481	-0.5pp $-556	base $-634	+0.5pp $-712	+1.0pp $-793

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: $75,996
• Closing costs: $9,120
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Rent comps 38 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
622 Shallowford Rd NW Gainesville, GA	2.0–4.0	2.5	1859	$2,433	$1.31	0d	58	0.67mi
1424 Lyman St Gainesville, GA	3.0	1.0	876	$600	$0.68	0d	1	0.67mi
2206 Chicopee Trail Dr Gainesville, GA	4.0	2.5	1700	$2,025	$1.19	0d	1	1.19mi
2161 Birch Mountain Run Gainesville, GA	4.0	2.5	1767	$2,025	$1.15	20d	1	1.21mi
2157 Birch Mountain Run Gainesville, GA	4.0	2.5	1733	$2,025	$1.17	7d	1	1.22mi
1100 Park Creek Ct Gainesville, GA	1.0–3.0	1.0–2.0	971	$1,795	$1.85	0d	15	1.23mi
2223 Birch Mountain Run Gainesville, GA	4.0	2.5	1767	$2,025	$1.15	184d	1	1.24mi
2235 Birch Mountain Run Gainesville, GA	4.0	2.5	1767	$2,025	$1.15	29d	1	1.26mi
2309 Deerhaven Xing Gainesville, GA	4.0	2.5	1700	$2,025	$1.19	153d	1	1.31mi
2313 Deerhaven Xing Gainesville, GA	4.0	2.5	1767	$2,025	$1.15	135d	1	1.31mi
2405 Peak Ridge Ln Gainesville, GA	4.0	2.5	1733	$2,025	$1.17	0d	7	1.34mi
2283 Birch Mountain Run Gainesville, GA	4.0	2.5	1700	$2,025	$1.19	153d	1	1.34mi
1050 Eagle Eye Rd Gainesville, GA	1.0–3.0	1.0–3.0	1120	$1,537	$1.37	154d	10	1.35mi
835 Johnson St Gainesville, GA	4.0	2.5	1600	$1,900	$1.19	154d	1	1.35mi
2354 Deerhaven Xing Gainesville, GA	4.0	2.5	1700	$2,025	$1.19	184d	1	1.35mi
2299 Birch Mountain Run Gainesville, GA	4.0	2.5	1700	$2,025	$1.19	0d	1	1.36mi
2358 Deerhaven Xing Gainesville, GA	4.0	2.5	1767	$2,025	$1.15	7d	1	1.36mi
2348 Birch Mountain Run Gainesville, GA	4.0	2.5	1700	$2,025	$1.19	0d	1	1.40mi
2426 Peak Ridge Ln Gainesville, GA	4.0	2.5	1733	$2,025	$1.17	0d	1	1.41mi
2356 Birch Mountain Run Gainesville, GA	4.0	2.5	1767	$2,025	$1.15	48d	1	1.41mi
2430 Peak Ridge Ln Gainesville, GA	4.0	2.5	1700	$2,025	$1.19	114d	1	1.42mi
915 Washington St SW Gainesville, GA	2.0	2.0	1182	$1,650	$1.40	0d	1	1.43mi
2443 Peak Ridge Ln Gainesville, GA	4.0	2.5	1733	$2,025	$1.17	0d	1	1.43mi
2438 Peak Ridge Ln Gainesville, GA	4.0	2.5	1733	$2,025	$1.17	0d	1	1.43mi
2451 Peak Ridge Ln Gainesville, GA	4.0	2.5	1733	$2,025	$1.17	113d	1	1.44mi
915 Washington St NW Unit 917-1 Gainesville, GA	2.0	2.0	1182	$1,650	$1.40	36d	1	1.45mi
915 Washington St NW Unit 917-15 Gainesville, GA	2.0	2.0	1182	$1,650	$1.40	162d	1	1.45mi
915 Washington St NW Unit 917-12 Gainesville, GA	2.0	2.0	1182	$1,650	$1.40	12d	1	1.45mi
915 Washington St NW Unit 917-12 Gainesville, GA	2.0	2.0	1182	$1,650	$1.40	2d	1	1.45mi
2816 Florence Dr Gainesville, GA	2.0	1.5	1008	$1,495	$1.48	162d	1	1.46mi
2904 Cannes Cir SW Gainesville, GA	3.0	2.5	1673	$1,900	$1.14	0d	1	1.47mi
2874 Florence Dr Gainesville, GA	2.0	2.0	1005	$1,395	$1.39	51d	1	1.47mi
33 Fourth St Gainesville, GA	2.0	1.0	1040	$1,575	$1.51	28d	1	1.47mi
33 Fourth St Gainesville, GA	2.0	1.0	1040	$1,575	$1.51	47d	1	1.47mi
2834 Florence Dr Gainesville, GA	2.0	1.5	1008	$1,375	$1.36	2d	1	1.47mi
2834 Florence Dr Gainesville, GA	2.0	1.5	1008	$1,425	$1.41	35d	1	1.47mi
2834 Florence Dr Gainesville, GA	2.0	1.5	1008	$1,375	$1.36	3d	1	1.47mi
2868 Florence Dr Gainesville, GA	2.0	1.5	1005	$1,495	$1.49	41d	1	1.48mi

Listing history 50 events

1. 2026-11-08
   days on market $210,350 Active 810 DOM
2. 2026-11-07
   days on market $210,350 Active 809 DOM
3. 2026-11-06
   days on market $210,350 Active 808 DOM
4. 2026-11-05
   days on market $210,350 Active 807 DOM
5. 2026-11-04
   days on market $210,350 Active 806 DOM
6. 2026-11-02
   days on market $210,350 Active 804 DOM
7. 2026-11-01
   days on market $210,350 Active 803 DOM
8. 2026-10-31
   days on market $210,350 Active 802 DOM
9. 2026-10-30
   days on market $210,350 Active 801 DOM
10. 2026-10-29
    days on market $210,350 Active 800 DOM
11. 2026-10-28
    days on market $210,350 Active 799 DOM
12. 2026-10-27
    days on market $210,350 Active 798 DOM
13. 2026-10-26
    days on market $210,350 Active 797 DOM
14. 2026-10-25
    days on market $210,350 Active 796 DOM
15. 2026-10-24
    days on market $210,350 Active 795 DOM
16. 2026-10-23
    days on market $210,350 Active 794 DOM
17. 2026-10-22
    days on market $210,350 Active 793 DOM
18. 2026-10-21
    days on market $210,350 Active 792 DOM
19. 2026-10-20
    days on market $210,350 Active 791 DOM
20. 2026-10-19
    days on market $210,350 Active 790 DOM
21. 2026-10-18
    days on market $210,350 Active 789 DOM
22. 2026-10-17
    days on market $210,350 Active 788 DOM
23. 2026-10-16
    days on market $210,350 Active 787 DOM
24. 2026-10-15
    days on market $210,350 Active 786 DOM
25. 2026-10-14
    days on market $210,350 Active 785 DOM
26. 2026-10-13
    days on market $210,350 Active 784 DOM
27. 2026-10-12
    days on market $210,350 Active 783 DOM
28. 2026-10-11
    days on market $210,350 Active 782 DOM
29. 2026-10-10
    days on market $210,350 Active 781 DOM
30. 2026-10-09
    days on market $210,350 Active 780 DOM
31. 2026-10-08
    days on market $210,350 Active 779 DOM
32. 2026-10-07
    days on market $210,350 Active 778 DOM
33. 2026-10-06
    days on market $210,350 Active 777 DOM
34. 2026-10-05
    price $210,350 Active 776 DOM
35. 2026-10-05
    days on market $217,776 Active 776 DOM
36. 2026-10-04
    days on market $217,776 Active 775 DOM
37. 2026-10-04
    days on market $217,776 Active 774 DOM
38. 2026-10-02
    days on market $217,776 Active 773 DOM
39. 2026-10-01
    days on market $217,776 Active 772 DOM
40. 2026-09-30
    days on market $217,776 Active 771 DOM
41. 2026-09-29
    days on market $217,776 Active 770 DOM
42. 2026-09-28
    days on market $217,776 Active 769 DOM
43. 2026-09-27
    days on market $217,776 Active 768 DOM
44. 2026-09-26
    days on market $217,776 Active 767 DOM
45. 2026-09-25
    days on market $217,776 Active 766 DOM
46. 2026-09-24
    days on market $217,776 Active 765 DOM
47. 2026-09-24
    days on market $217,776 Active 764 DOM
48. 2026-09-22
    days on market $217,776 Active 763 DOM
49. 2026-09-21
    days on market $217,776 Active 762 DOM
50. 2026-09-20
    days on market $217,776 Active 761 DOM

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Taxation est. · year 1

• Rental income: $22,286
• − Mortgage interest: −$17,028
• − Property taxes: −$4,560
• − Insurance: −$1,520
• − Repairs & maintenance: −$1,783
• − Management: −$1,783
• − Depreciation: −$8,843
• Taxable loss: −$13,231
• Est. tax savings @ 24.0%: +$3,175
• After-tax cash flow: $-4,428/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.

Condition & rehab AI · 1 photo

Excellent 95/100 None rehab

This single-family home is in excellent condition with no visible repairs needed. It offers a good ROI with updates focusing on curb appeal and energy efficiency.

Value-add opportunities

• Both Paint exterior and interior — Enhances curb appeal and interior aesthetics ↑
• Both Replace landscaping with more drought-resistant plants — Reduces maintenance and enhances curb appeal ↑
• Both Install smart home technology — Improves energy efficiency and adds modern amenities ↑

F Composite school gradezoned avg 20/100

Zoned Schools

Elementary Gainesville Exploration Academy F GA #850/1,228 Nat'l #33,016/41,679 Middle Gainesville Middle School West High Gainesville High School F GA #258/424 Nat'l #14,759/17,239

Schools (NCES district)

• District: Gainesville City
• NCES district ID: 1302310
• Math proficiency: 23% ▼ -7.00%
• Reading proficiency: 25% ▼ -2.00%
• Median HH income: $40,331
• Composite: 20.3/100
• National rank: #8614
• State rank: #130 of 174 in GA

C Composite livability gradescore 66/100

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

• Census place: Gainesville, GA
• County: Hall County · 225,275 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: 11% of renters

---

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%
• 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

-3.7% since first listed

7 events — show timeline

• 2026-05-05 Price Changed $214,706 Zillow
• 2025-08-18 Price Changed $208,583 Zillow
• 2025-07-02 Price Changed $202,311 Zillow
• 2024-11-01 Price Changed $217,352 Zillow
• 2024-09-21 Relisted — Zillow
• 2024-09-19 Delisted — Zillow
• 2024-08-19 Listed $222,948 Zillow