1549 Major Abercrombie Cir · Dahlonega, GA 30564

$265,000

3 bd · 2.0 ba · 1,680 sqft · Manufactured public records · 43 Days on market

Built 1995 2.05 ac lot $158/sqft · 23% below area Est $344k · 23% under

---

Why this score? — see what drove the D- 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 +8.2/30.0
• Schools +3.5/10.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• DSCR +2.2/10.0
• 1% rule +1.3/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Hurry to see this 3 bed 2 bath home on over 2 acres with frontage on HWY 52. This well maintained home has newer HVAC, water heater, and over 1600 sq ft of living space. Interior features include an open concept, country kitchen, laundry room, split bedroom floor plan, and plenty of light. The usable lot offers plenty of space for a shop/barn and furry friends. Located less than 15 minutes from downtown Dahlonega, healthcare, and shopping.

Key facts

• Country kitchen
• Open concept
• Laundry room

Tags

• NEWER HVAC
• WATER HEATER
• OPEN CONCEPT
• COUNTRY KITCHEN
• LAUNDRY ROOM
• SPLIT BEDROOM FLOOR PLAN

Property features AI

Finance

• Other: Property sits on approximately 2.05 acres (legal description provided)

Exterior

• Parking: Driveway parking; Space for two vehicles; Open parking available
• Utilities: Well water; Septic tank; 220-volt electric service; Electricity available; Phone service available
• Home design: Double wide mobile home; Single-story (one level); Resale property
• Construction: Vinyl siding; Shingle roof; Block foundation; Crawl space under the home
• Exterior features: Rear stairs; Covered porch; Deck; Front porch; Shed(s) on property

Interior

• Kitchen: Breakfast bar; White cabinets; Country-style kitchen; Pantry; Electric cooktop; Electric oven; Refrigerator; Dishwasher
• Bedrooms: Three bedrooms on the main level; Master suite on main level with a split bedroom plan
• Flooring: Laminate floors; Luxury vinyl flooring
• Bathrooms: Two full bathrooms; Master bath with double vanity and separate tub and shower
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Double vanity in bathroom; Insulated windows; No shared/common walls; Other interior features
• Laundry & utility: Main level laundry room; Washer and dryer included

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $265k.

Deal economics

• At list price, monthly cash flow is $-252 ($-3k/yr) — negative.
• To cash-flow at today's rent, offer at most $220k (16.8% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $166k (37.4% below list).
• Recommended offer: $166k (37.4% below list) — sets the bar for 1% rule.
• Cap rate 5.2% vs local median 3.1% in Dahlonega — 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 65/100 on livability (#241 in GA) — a middle-class / working-renter tenant base. Strengths: crime A+, health & safety A+; Watch: employment D, housing D, commute F.
• Lumpkin County (rural): math 38% / reading 45% proficiency, ranked #41 of 174 in GA (top 24%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Long Branch Elementary School (math 42% / reading 47%, grade F, #336 of 1,228 statewide, top 29%, 392 students, 55% FRL); Lumpkin County Middle School (math 35% / reading 44%, grade F, #147 of 470 statewide, top 33%, 862 students, 40% FRL); Lumpkin County High School (math 30% / reading 41%, grade F, #81 of 424 statewide, top 19%, 1,134 students, 34% FRL) — zoned schools at 43% FRL track the district average.
• Market conditions: 71 active listings in the ZIP; 2 comparable units currently listed for rent nearby; 277 units permitted in Lumpkin 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.
• Lumpkin County population projected at +8% by 2050 — modest demand growth; plan on rents tracking national, not racing it.

Negotiation context

• It's been on market 43 days — a 3% lower offer ($257k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts 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.
• Current owner paid $135k; list at $265k implies a 96% gain — meaningful room to come down on a strong offer.

Recommended offer $165,804 (37.4% 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 43 days. Have you received any prior offers? Is the seller open to a 37% concession, seller financing, or rate buy-down credit?
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. 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?
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: 0.63% ✗
• Cap rate: 5.15%
• Cash-on-cash: -4.07%
• DSCR: 0.82
• GRM: 13.3

CMA / ARV

• ARV (median comp): $344,046
• List price: $265,000
• Delta: -22.98%
• Verdict: UNDERPRICED
• Comps: 7 within 1.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: -23.2%
• Equity multiple: 0.20×
• Total profit: $-59,128
• Equity at exit: $39,512

10-year hold

• IRR: -18.1%
• Equity multiple: 0.02×
• Total profit: $-72,721
• Equity at exit: $22,912

Cash invested: $74,200 (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 30564

• Home prices YoY: -9.0%
• Active inventory: 71
• Price-to-rent: 13.3×

Monthly cashflow live

• Estimated rent: $1,658 medium
• Mortgage (P&I): −$1,390
• Tax from tax record: −$62 /mo · $740/yr
• Insurance: −$110
• HOA: −$0
• Vacancy / Maint / Mgmt: −$348
• Net cashflow: $-252

Break-even live

Break-even rent $1,977

Max offer price $220,494

Occupancy floor —

Sensitivity live

Price	-10% $-102	-5% $-177	+0% $-252	+5% $-327	+10% $-402
Rent	-10% $-383	-5% $-317	+0% $-252	+5% $-186	+10% $-121
Rate	-1.0pp $-118	-0.5pp $-185	base $-252	+0.5pp $-321	+1.0pp $-390

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: $66,250
• Closing costs: $7,950
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
342 Grindle Brothers Rd Murrayville, GA	3.0	2.0	1200	$1,600	$1.33	3d	1	0.86mi
277 Jerry Ayers Rd Murrayville, GA	3.0	1.0	1248	$1,750	$1.40	15d	1	1.42mi

Listing history 12 events

1. 2026-06-10
   status $265,000 Pending 43 DOM
2. 2026-06-09
   days on market $265,000 Active 43 DOM

   Show marketing remark (443 chars)

   Hurry to see this 3 bed 2 bath home on over 2 acres with frontage on HWY 52. This well maintained home has newer HVAC, water heater, and over 1600 sq ft of living space. Interior features include an open concept, country kitchen, laundry room, split bedroom floor plan, and plenty of light. The usable lot offers plenty of space for a shop/barn and furry friends. Located less than 15 minutes from downtown Dahlonega, healthcare, and shopping.

3. 2026-06-08
   days on market $265,000 Active 42 DOM
4. 2026-06-07
   days on market $265,000 Active 41 DOM
5. 2026-06-05
   statusdays on market $265,000 Active 38 DOM
6. 2026-05-31
   statusdays on market $265,000 Pending 37 DOM
7. 2026-04-23
   listed $265,000 New 443-char remark

   Show marketing remark (443 chars)

   Hurry to see this 3 bed 2 bath home on over 2 acres with frontage on HWY 52. This well maintained home has newer HVAC, water heater, and over 1600 sq ft of living space. Interior features include an open concept, country kitchen, laundry room, split bedroom floor plan, and plenty of light. The usable lot offers plenty of space for a shop/barn and furry friends. Located less than 15 minutes from downtown Dahlonega, healthcare, and shopping.

8. 2026-04-23
   listed $265,000 Active 443-char remark

   Show marketing remark (443 chars)

   Hurry to see this 3 bed 2 bath home on over 2 acres with frontage on HWY 52. This well maintained home has newer HVAC, water heater, and over 1600 sq ft of living space. Interior features include an open concept, country kitchen, laundry room, split bedroom floor plan, and plenty of light. The usable lot offers plenty of space for a shop/barn and furry friends. Located less than 15 minutes from downtown Dahlonega, healthcare, and shopping.

9. 2021-05-25
   soldstatus $135,000
10. 2018-09-07
    soldstatus $131,742
11. 2018-09-07
    soldstatus $48,921
12. 2016-04-13
    soldstatus $48,921

ⓘ 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: $740 · $62/mo
• Projected year-2 tax: $2,438 · $203/mo
• Expected delta: +$1,698/yr (+$141/mo · 229.4%)

ⓘ 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 4/10 Moderate 7 d/yr ≥100°F today · 19 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 3% 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: $19,896
• − Mortgage interest: −$14,844
• − Property taxes: −$740
• − Insurance: −$1,325
• − Repairs & maintenance: −$1,592
• − Management: −$1,592
• − Depreciation: −$7,709
• Taxable loss: −$7,905
• Est. tax savings @ 24.0%: +$1,897
• After-tax cash flow: $-1,126/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: Lumpkin County
• NCES district ID: 1303420
• Math proficiency: 38% ▼ -10.00%
• Reading proficiency: 45% ▼ -3.00%
• Median HH income: $43,380
• Composite: 35.08/100
• National rank: #5023
• State rank: #41 of 174 in GA

Livability — Dahlonega

• Score: 65/100
• State rank: #241
• US rank: #13603

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• City population: 28,049
• Population (ZIP): 4,815

Population outlook (Lumpkin County) Hauer SSP2

• Today (2025): 33,244 people
• By 2030: 34,108 · +2.6%
• By 2040: 35,346 · +6.3%
• By 2050: 36,017 · +8.3%
• By 2075: 38,305 · +15.2%
• By 2100: 38,739 · +16.5%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (93%)
• Race & ethnicity: White 93% Two or more races 5% Hispanic / Latino 4%
• Common ancestry: Slovak 6% Serbian 4% Romanian 2%
• Foreign-born: 3% · Canada, Vietnam
• Languages at home: 96% English-only · Spanish 3% Vietnamese 1%

Political lean MEDSL · Lumpkin

• 2024 margin: Solid R (+61.7) · D 18.9% · R 80.5%
• 2008→2024 swing: -9.8pp toward R · 2008: -51.8pp · 2024: -61.7pp
• All cycles: 2024: R+61.7 2020: R+58.2 2016: R+60.0 2012: R+60.5 2008: R+51.8

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -30.60%
• Current HPI: 309.7195
• 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

+441.7% since first listed

12 events — show timeline

• 2026-06-09 Pending — GAMLS
• 2026-06-09 Pending — FMLS
• 2026-06-04 Relisted — GAMLS
• 2026-06-04 Relisted — FMLS
• 2026-05-30 Pending — GAMLS
• 2026-05-30 Pending — FMLS
• 2026-04-23 Listed $265,000 FMLS
• 2026-04-23 Listed $265,000 GAMLS
• 2021-05-25 Sold (Public Records) $135,000 Public Records
• 2018-09-07 Sold (Public Records) $48,921 Public Records
• 2018-09-07 Sold (Public Records) $131,742 Public Records
• 2016-04-13 Sold (Public Records) $48,921 Public Records

Property tax history

+3.4%/yr

Latest (2025): $740 · -2.5% YoY. Source: county tax records.