2427 Miller Ln · Gainesville, GA 30507

$250,000

2 bd · 1.0 ba · 760 sqft · SingleFamily public records · 8 Days on market

Built 1955 1.40 ac lot

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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).

• Cash flow +16.1/30.0
• ARV discount +7.5/15.0
• DSCR +5.0/10.0
• Livability +3.3/5.0
• 1% rule +3.2/10.0
• Schools +2.7/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome to this one-story home featuring 3 bedrooms and 2 baths, perfectly situated on 1.4 private acres in Gainesville. With a well-designed layout and refreshed interior touches, this home offers both comfort and functionality. Inside, you'll find two spacious living areas with the kitchen ideally positioned between them-creating a natural flow that's perfect for everyday living and entertaining. The bedrooms are thoughtfully located to the left side of the home, offering a sense of separation and privacy from the main gathering spaces. Updated finishes throughout add a clean, modern feel while maintaining a warm and welcoming atmosphere. Step outside and enjoy the freedom that 1.4 acres provides-plenty of room for outdoor activities, gardening, pets, or simply relaxing and enjoying the North Georgia surroundings. Conveniently located in Gainesville, this property offers the perfect blend of space, comfort, and accessibility. Move-in ready and full of charm, this home is ready for its next owner.

Key facts

• Private acres
• Updated finishes
• One story home

Tags

• ONE STORY HOME
• PRIVATE ACRES
• SPACIOUS LIVING AREAS
• KITCHEN IDEALLY POSITIONED
• UPDATED FINISHES
• MOVE IN READY

Property features AI

Finance

• Other:
• Financial info:
• HOA & community:

Exterior

• Parking: Three total parking spaces
• Security:
• Utilities: Shared well / private well water source; Septic tank sewer; 220-volt electric; Cable, electricity, phone, and water available
• Home design: Single-level home; Entry and living on one floor
• Construction: Vinyl siding; Shingle and metal roof options; Slab foundation; Resale condition; Built with accessible features
• Exterior features: Front porch; Gravel road access; Easement road frontage

Interior

• Kitchen: White cabinets; Trash compactor; Dishwasher; Electric cooktop; Refrigerator; Microwave
• Bedrooms: Three main-level bedrooms; Primary suite on the main level
• Flooring: Carpet
• Bathrooms: One full bathroom on the main level; Master bathroom has no special features listed
• Heating & cooling: Central heating; Multi-unit or other cooling
• Interior features: One fireplace; High-speed internet available; No shared/common walls; Bonus room; Accessible bedroom and doors
• Laundry & utility: Main-level laundry room; Washer included; Dryer included; Accessible washer/dryer

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $250k.

Deal economics

• At list price, monthly cash flow is $130 ($2k/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 $204k (18.4% below list).
• Recommended offer: $204k (18.4% below list) — sets the bar for 1% rule.
• Cap rate 6.9% 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.
• Hall County (rural): math 28% / reading 33% proficiency, ranked #81 of 174 in GA (top 47%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Tadmore Elementary School (math 25% / reading 19%, grade F, #810 of 1,228 statewide, top 69%, 522 students, 83% FRL); East Hall Middle School (math 15% / reading 20%, grade F, #377 of 470 statewide, top 81%, 909 students, 78% FRL); East Hall High School (math 12% / reading 33%, grade F, #210 of 424 statewide, top 50%, 1,330 students, 66% FRL) — zoned schools average 76% FRL vs 53% district-wide (23 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 314 active listings in the ZIP; 2 comparable units currently listed for rent nearby; 2,274 units permitted in Hall County in 2024 (620 in 5+ unit buildings).
• This rent runs 34% of the median local income ($72k/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.
• Hall County population projected at +30% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.

Negotiation context

• Only 8 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 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 $56k; list at $250k implies a 346% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1955 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $204,113 (18.4% below list)

Questions for the listing agent

1. Built in 1955 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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?
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: 0.82% ✗
• Cap rate: 6.92%
• Cash-on-cash: 2.23%
• DSCR: 1.10
• GRM: 10.2

CMA / ARV

No comps found within radius.

Projected returns pro-forma

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

5-year hold

• IRR: -12.8%
• Equity multiple: 0.54×
• Total profit: $-32,360
• Equity at exit: $37,276

10-year hold

• IRR: -3.9%
• Equity multiple: 0.74×
• Total profit: $-18,016
• Equity at exit: $21,615

Cash invested: $70,000 (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 30507

• Home prices YoY: -25.0%
• Active inventory: 314
• Price-to-rent: 10.2×

Monthly cashflow live

• Estimated rent: $2,041 medium
• Mortgage (P&I): −$1,311
• Tax from tax record: −$67 /mo · $809/yr
• Insurance: −$104
• HOA: −$0
• Vacancy / Maint / Mgmt: −$429
• Net cashflow: $130

Break-even live

Break-even rent $1,877

Max offer price $250,000

Occupancy floor 89%

Sensitivity live

Price	-10% $271	-5% $201	+0% $130	+5% $59	+10% $-12
Rent	-10% $-31	-5% $49	+0% $130	+5% $210	+10% $291
Rate	-1.0pp $256	-0.5pp $193	base $130	+0.5pp $65	+1.0pp $-1

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: $62,500
• Closing costs: $7,500
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
900 Elm Grove Ave Gainesville, GA	1.0–2.0	1.0–2.0	1006	$1,850	$1.84	3d	36	1.33mi
3700 Limestone Rdg NE Gainesville, GA	1.0–3.0	1.0–2.0	1086	$2,080	$1.92	14d	72	1.45mi

Listing history 5 events

1. 2026-04-17
   status Under Contract 1016-char remark

   Show marketing remark (1016 chars)

   Welcome to this one-story home featuring 3 bedrooms and 2 baths, perfectly situated on 1.4 private acres in Gainesville. With a well-designed layout and refreshed interior touches, this home offers both comfort and functionality. Inside, you'll find two spacious living areas with the kitchen ideally positioned between them-creating a natural flow that's perfect for everyday living and entertaining. The bedrooms are thoughtfully located to the left side of the home, offering a sense of separation and privacy from the main gathering spaces. Updated finishes throughout add a clean, modern feel while maintaining a warm and welcoming atmosphere. Step outside and enjoy the freedom that 1.4 acres provides-plenty of room for outdoor activities, gardening, pets, or simply relaxing and enjoying the North Georgia surroundings. Conveniently located in Gainesville, this property offers the perfect blend of space, comfort, and accessibility. Move-in ready and full of charm, this home is ready for its next owner.

2. 2026-04-17
   status Pending

   Show marketing remark (1016 chars)

   Welcome to this one-story home featuring 3 bedrooms and 2 baths, perfectly situated on 1.4 private acres in Gainesville. With a well-designed layout and refreshed interior touches, this home offers both comfort and functionality. Inside, you'll find two spacious living areas with the kitchen ideally positioned between them-creating a natural flow that's perfect for everyday living and entertaining. The bedrooms are thoughtfully located to the left side of the home, offering a sense of separation and privacy from the main gathering spaces. Updated finishes throughout add a clean, modern feel while maintaining a warm and welcoming atmosphere. Step outside and enjoy the freedom that 1.4 acres provides-plenty of room for outdoor activities, gardening, pets, or simply relaxing and enjoying the North Georgia surroundings. Conveniently located in Gainesville, this property offers the perfect blend of space, comfort, and accessibility. Move-in ready and full of charm, this home is ready for its next owner.

3. 2026-04-09
   listed $250,000 New 1016-char remark

   Show marketing remark (1016 chars)

   Welcome to this one-story home featuring 3 bedrooms and 2 baths, perfectly situated on 1.4 private acres in Gainesville. With a well-designed layout and refreshed interior touches, this home offers both comfort and functionality. Inside, you'll find two spacious living areas with the kitchen ideally positioned between them-creating a natural flow that's perfect for everyday living and entertaining. The bedrooms are thoughtfully located to the left side of the home, offering a sense of separation and privacy from the main gathering spaces. Updated finishes throughout add a clean, modern feel while maintaining a warm and welcoming atmosphere. Step outside and enjoy the freedom that 1.4 acres provides-plenty of room for outdoor activities, gardening, pets, or simply relaxing and enjoying the North Georgia surroundings. Conveniently located in Gainesville, this property offers the perfect blend of space, comfort, and accessibility. Move-in ready and full of charm, this home is ready for its next owner.

4. 2026-04-09
   listed $250,000 Active

   Show marketing remark (1016 chars)

   Welcome to this one-story home featuring 3 bedrooms and 2 baths, perfectly situated on 1.4 private acres in Gainesville. With a well-designed layout and refreshed interior touches, this home offers both comfort and functionality. Inside, you'll find two spacious living areas with the kitchen ideally positioned between them-creating a natural flow that's perfect for everyday living and entertaining. The bedrooms are thoughtfully located to the left side of the home, offering a sense of separation and privacy from the main gathering spaces. Updated finishes throughout add a clean, modern feel while maintaining a warm and welcoming atmosphere. Step outside and enjoy the freedom that 1.4 acres provides-plenty of room for outdoor activities, gardening, pets, or simply relaxing and enjoying the North Georgia surroundings. Conveniently located in Gainesville, this property offers the perfect blend of space, comfort, and accessibility. Move-in ready and full of charm, this home is ready for its next owner.

5. 2015-08-26
   soldstatus $56,000

ⓘ 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: $809 · $67/mo
• Projected year-2 tax: $2,300 · $192/mo
• Expected delta: +$1,491/yr (+$124/mo · 184.2%)

ⓘ 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 3/10 Moderate
• 🌡 Heat 4/10 Moderate 7 d/yr ≥102°F today · 16 d/yr by 30 yrs out
• 💨 Wind 3/10 Moderate 8% chance of damaging wind over 30 yrs
• 🫁 Air quality 4/10 Moderate 3 unhealthy d/yr today · 6 by 30 yrs out

Taxation est. · year 1

• Rental income: $24,494
• − Mortgage interest: −$14,004
• − Property taxes: −$809
• − Insurance: −$1,250
• − Repairs & maintenance: −$1,959
• − Management: −$1,959
• − Depreciation: −$7,273
• Taxable loss: −$2,761
• Est. tax savings @ 24.0%: +$663
• After-tax cash flow: $2,221/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: Hall County
• NCES district ID: 1302610
• Math proficiency: 28% ▼ -12.00%
• Reading proficiency: 33% ▼ -5.00%
• Median HH income: $55,708
• Composite: 27.15/100
• National rank: #7029
• State rank: #81 of 174 in GA

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

• County: Hall County · 188,353 people
• City population: 140,301
• Metro: Gainesville, GA
• Population (ZIP): 33,009
• Household income: $71,703
• Rent vs Own: 27.6% rent · 72.4% own
• Severe rent burden: 702.0

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 0.63)
• Race & ethnicity: Hispanic / Latino 46% White 38% Two or more races 21% Black 10% Asian 2%
• Hispanic origin (detail): Mexican 40%
• Common ancestry: American 1% Serbian 1% Italian 1%
• Foreign-born: 25% · Canada, Vietnam
• Languages at home: 53% English-only · Spanish 43% Vietnamese 2% Russian/Polish/Slavic 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: ▼ -93.17%
• Current HPI: 280.1363
• Rent YoY: —
• 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

+346.4% since first listed

5 events — show timeline

• 2026-04-17 Pending — GAMLS
• 2026-04-17 Pending — FMLS
• 2026-04-09 Listed $250,000 FMLS
• 2026-04-09 Listed $250,000 GAMLS
• 2015-08-26 Sold (Public Records) $56,000 Public Records

Property tax history

+4.5%/yr

Latest (2025): $809 · -9.1% YoY. Source: county tax records.