Jillian B Plan · Gainesville, GA 30501

$217,776

3 bd · 2.0 ba · 1,450 sqft · SingleFamily · 718 Days on market

Excellent condition ↓ 4% since listing

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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 +6.1/30.0
• Condition / age +4.8/5.0
• Rent growth +3.6/5.0
• Livability +3.3/5.0
• Schools +2.0/10.0
• 1% rule +1.4/10.0
• DSCR +0.4/10.0
• 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 717 days

Tags

• OPEN KITCHEN LAYOUT
• MASTER SUITE PRIVACY

🏗️ New construction. The $217,776 list price is a builder figure, so every metric below is computed on the value from comparable previous sales — $304,745.

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $218k. Condition is rated excellent.

Deal economics

• At list price, monthly cash flow is $-570 ($-7k/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 $194k (10.7% below list).
• Recommended offer: $192k (12.0% below list) — sets the bar for market timing.
• Cap rate 4.0% 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.
• 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); 314 active listings in the ZIP; 16 comparable units currently listed for rent nearby; rentals lingering (median 63d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 81% 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 36% 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 718 days — a 12% lower offer ($192k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 2y 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 $191,642 (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 718 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: 0.64% ✗
• Cap rate: 4.05%
• Cash-on-cash: -8.02%
• DSCR: 0.64
• GRM: 13.1

CMA / ARV

• ARV (median comp): $304,745
• List price: $217,776
• Delta: -28.54%
• 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%)	18mo	$290,000	$206	74
2130 Westhaven Dr	0.18mi	3/2.0	1,537 (+6%)	20mo	$305,000	$198	65
13 Hilltop St	0.69mi	3/2.0	1,444 (-0%)	13mo	$273,000	$189	56
2129 Dixie Dr	0.27mi	4/2.0 (+1)	1,275 (-12%)	9mo	$335,000	$263	54
2502 Hollow Dr	0.46mi	3/2.0	1,536 (+6%)	18mo	$295,000	$192	54
303 Second St	0.51mi	4/1.5 (+1)	1,529 (+5%)	17mo	$268,000	$175	46

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: -28.7%
• Equity multiple: 0.03×
• Total profit: $-82,597
• Equity at exit: $45,438

10-year hold

• IRR: -23.0%
• Equity multiple: -0.24×
• Total profit: $-105,538
• Equity at exit: $26,349

Cash invested: $85,329 (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: 8 active · 2 under contract
• Months of supply: 12.0 mo (8%/mo absorbed)
• Median asking: $255,490 ($160/sqft)
• Median days on market: 551 d
• This list price: lowest-priced of the active set
• ARV vs active asking: +31.0% 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: 314
• Price-to-rent: 9.3×

Monthly cashflow live

• Estimated rent: $1,944 high
• Mortgage (P&I): −$1,598
• Tax est. 1.5%: −$381 /mo · $4,571/yr
• Insurance: −$127
• HOA: −$0
• Vacancy / Maint / Mgmt: −$408
• Net cashflow: $-570

Break-even live

Break-even rent $2,666

Max offer price $222,221

Occupancy floor —

Sensitivity live

Price	-10% $-360	-5% $-465	+0% $-570	+5% $-676	+10% $-781
Rent	-10% $-724	-5% $-647	+0% $-570	+5% $-494	+10% $-417
Rate	-1.0pp $-417	-0.5pp $-493	base $-570	+0.5pp $-649	+1.0pp $-730

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: $76,186
• Closing costs: $9,142
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Rent comps 16 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
622 Shallowford Rd NW Gainesville, GA	2.0–4.0	2.5	1859	$2,470	$1.33	62d	85	0.67mi
1100 Park Creek Ct Gainesville, GA	1.0–3.0	1.0–2.0	971	$1,864	$1.92	62d	26	1.23mi
2223 Birch Mountain Run Gainesville, GA	4.0	2.5	1767	$2,025	$1.15	93d	1	1.24mi
2309 Deerhaven Xing Gainesville, GA	4.0	2.5	1700	$2,025	$1.19	62d	1	1.31mi
2313 Deerhaven Xing Gainesville, GA	4.0	2.5	1767	$2,025	$1.15	43d	1	1.31mi
2283 Birch Mountain Run Gainesville, GA	4.0	2.5	1700	$2,025	$1.19	62d	1	1.34mi
1050 Eagle Eye Rd Gainesville, GA	1.0–3.0	1.0–3.0	1120	$1,537	$1.37	62d	10	1.35mi
835 Johnson St Gainesville, GA	4.0	2.5	1600	$1,900	$1.19	62d	1	1.35mi
2354 Deerhaven Xing Gainesville, GA	4.0	2.5	1700	$2,025	$1.19	93d	1	1.35mi
2299 Birch Mountain Run Gainesville, GA	4.0	2.5	1700	$2,025	$1.19	23d	1	1.36mi
2430 Peak Ridge Ln Gainesville, GA	4.0	2.5	1700	$2,025	$1.19	23d	1	1.42mi
915 Washington St SW Gainesville, GA	2.0	2.0	1182	$1,650	$1.40	62d	1	1.43mi
2451 Peak Ridge Ln Gainesville, GA	4.0	2.5	1733	$2,025	$1.17	21d	1	1.44mi
915 Washington St NW Unit 917-15 Gainesville, GA	2.0	2.0	1182	$1,650	$1.40	70d	1	1.45mi
2816 Florence Dr Gainesville, GA	2.0	1.5	1008	$1,495	$1.48	70d	1	1.46mi
703 West Ave Gainesville, GA	1.0–2.0	1.0	825	$1,275	$1.55	62d	9	1.49mi

Listing history 50 events

1. 2026-08-08
   days on market $217,776 Active 718 DOM
2. 2026-08-07
   days on market $217,776 Active 717 DOM
3. 2026-08-06
   days on market $217,776 Active 716 DOM
4. 2026-08-05
   days on market $217,776 Active 715 DOM
5. 2026-08-04
   days on market $217,776 Active 714 DOM
6. 2026-08-03
   days on market $217,776 Active 713 DOM
7. 2026-07-31
   days on market $217,776 Active 710 DOM
8. 2026-07-30
   days on market $217,776 Active 709 DOM
9. 2026-07-29
   days on market $217,776 Active 708 DOM
10. 2026-07-27
    days on market $217,776 Active 706 DOM
11. 2026-07-25
    days on market $217,776 Active 704 DOM
12. 2026-07-24
    days on market $217,776 Active 703 DOM
13. 2026-07-23
    days on market $217,776 Active 702 DOM
14. 2026-07-22
    days on market $217,776 Active 701 DOM
15. 2026-07-21
    days on market $217,776 Active 700 DOM
16. 2026-07-18
    days on market $217,776 Active 697 DOM
17. 2026-07-16
    days on market $217,776 Active 695 DOM
18. 2026-07-16
    days on market $217,776 Active 694 DOM
19. 2026-07-14
    days on market $217,776 Active 693 DOM
20. 2026-07-13
    days on market $217,776 Active 692 DOM
21. 2026-07-12
    days on market $217,776 Active 691 DOM
22. 2026-07-11
    days on market $217,776 Active 690 DOM
23. 2026-07-10
    days on market $217,776 Active 689 DOM
24. 2026-07-09
    days on market $217,776 Active 688 DOM
25. 2026-07-08
    days on market $217,776 Active 687 DOM
26. 2026-07-07
    days on market $217,776 Active 686 DOM
27. 2026-07-06
    days on market $217,776 Active 685 DOM
28. 2026-07-05
    days on market $217,776 Active 684 DOM
29. 2026-07-04
    days on market $217,776 Active 683 DOM
30. 2026-07-03
    days on market $217,776 Active 682 DOM
31. 2026-07-02
    days on market $217,776 Active 681 DOM
32. 2026-07-01
    days on market $217,776 Active 680 DOM
33. 2026-06-30
    days on market $217,776 Active 679 DOM
34. 2026-06-29
    days on market $217,776 Active 678 DOM
35. 2026-06-28
    days on market $217,776 Active 677 DOM
36. 2026-06-28
    days on market $217,776 Active 676 DOM
37. 2026-06-27
    days on market $217,776 Active 675 DOM
38. 2026-06-25
    days on market $217,776 Active 673 DOM
39. 2026-06-23
    days on market $217,776 Active 671 DOM
40. 2026-06-21
    days on market $217,776 Active 670 DOM
41. 2026-06-18
    days on market $217,776 Active 667 DOM
42. 2026-06-17
    days on market $217,776 Active 666 DOM
43. 2026-06-16
    pricedays on market $217,776 Active 665 DOM
44. 2026-06-15
    days on market $214,706 Active 664 DOM
45. 2026-06-14
    days on market $214,706 Active 662 DOM
46. 2026-06-13
    days on market $214,706 Active 661 DOM
47. 2026-06-10
    days on market $214,706 Active 659 DOM
48. 2026-06-09
    days on market $214,706 Active 658 DOM
49. 2026-06-08
    days on market $214,706 Active 657 DOM
50. 2026-06-07
    days on market $214,706 Active 656 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: $23,327
• − Mortgage interest: −$17,070
• − Property taxes: −$4,571
• − Insurance: −$1,524
• − Repairs & maintenance: −$1,866
• − Management: −$1,866
• − Depreciation: −$8,865
• Taxable loss: −$12,436
• Est. tax savings @ 24.0%: +$2,985
• After-tax cash flow: $-3,859/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

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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%

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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%
• Common ancestry: Slovak 2% Italian 1% Lithuanian 1%
• Foreign-born: 21% · Canada
• Languages at home: 62% English-only · Spanish 35% French/Haitian/Cajun 1%

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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

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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