74 Blacks Mill Trce E · Dawsonville, GA 30534

$329,900

3 bd · 2.0 ba · 1,903 sqft · SingleFamily public records · 26 Days on market

Built 1995 0.80 ac lot $173/sqft · 20% below area Est $466k · 29% under

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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).

• ARV discount +15.0/15.0
• Cash flow +8.8/30.0
• Schools +3.7/10.0
• Livability +3.4/5.0
• Rent growth +3.3/5.0
• Condition / age +2.5/5.0
• DSCR +2.4/10.0
• 1% rule +1.8/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Affordable Dawsonville living at its best. This charming home is ideally located just minutes from Highway 400, shopping, and dining, all within a desirable no HOA community. Set back off the road with a long private driveway, the property offers both privacy and space. The main level features a welcoming living room with vaulted ceilings and a separate dining area, creating a bright and functional layout for everyday living and entertaining. Upstairs, you will find three bedrooms including a spacious primary suite with a double vanity, separate tub, and shower, along with two additional bedrooms perfect for family or guests. The fully finished lower level offers incredible flexibility with its own private exterior entry. This space includes a large secondary living area, an additional bedroom, a half bath, and a bonus room ideal for an office, playroom, or den. A dedicated workshop area adds even more functionality. Enjoy outdoor living with a large backyard and an expansive back deck perfect for entertaining or relaxing. This is a standout opportunity in a prime Dawsonville location that buyers will not want to miss.

Key facts

• Private driveway
• Primary suite
• No hoa community

Tags

• PRIVATE DRIVEWAY
• NO HOA COMMUNITY
• PRIMARY SUITE
• FINISHED LOWER LEVEL
• PRIVATE EXTERIOR ENTRY
• LARGE SECONDARY LIVING AREA

Property features AI

Exterior

• Parking: Four total parking spaces; Driveway and parking pad; Open parking available
• Utilities: Public water; Septic tank sewer; 110-volt electric; Cable available; Electricity available; Underground utilities; Water available
• Home design: Multi/split levels; Resale property
• Construction: Vinyl siding; Composition/shingle roof; Slab and concrete perimeter foundation
• Exterior features: Private yard; Deck; Shed(s)

Interior

• Kitchen: Country-style kitchen; Kitchen opens to family room / has view to family room; Electric oven; Dishwasher
• Bedrooms: Three main-level bedrooms; One lower-level bedroom; Bedrooms include other/unspecified features
• Flooring: Carpet
• Bathrooms: Two full bathrooms; One half bathroom; Master bath with double vanity and separate tub and shower; Two main-level bathrooms, one lower-level half bath
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Double vanity in bathrooms; Double-pane windows; Finished basement with exterior entry and finished bath; Den and workshop spaces; No shared/common walls; One fireplace in the living room
• Laundry & utility: Laundry located in hall and other area

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $330k.

Deal economics

• At list price, monthly cash flow is $-270 ($-3k/yr) — negative.
• To cash-flow at today's rent, offer at most $282k (14.5% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $225k (31.8% below list).
• Recommended offer: $225k (31.8% below list) — sets the bar for 1% rule.
• Cap rate 5.3% 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: Black'S Mill Elementary School (math 42% / reading 47%, grade F, #336 of 1,228 statewide, top 29%, 433 students, 40% FRL); Dawson County Middle School (math 47% / reading 48%, grade C-, #84 of 470 statewide, top 19%, 555 students, 46% 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); 573 active listings in the ZIP; 20 comparable units currently listed for rent nearby; rentals at typical pace (median 24d on market — plan ~3-4 weeks tenant-placement turnaround); 45% of comp listings sitting > 30 days — soft ceiling on asking rent; solid renter incomes; 887 units permitted in Dawson 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 $10k 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 26 days — a 2% lower offer ($325k) is reasonable based on typical stale-listing flexibility.
• 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.

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 $225,048 (31.8% 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. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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?
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: 0.68% ✗
• Cap rate: 5.31%
• Cash-on-cash: -3.51%
• DSCR: 0.84
• GRM: 12.2

CMA / ARV

• ARV (median comp): $465,547
• List price: $329,900
• Delta: -29.14%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
780 Blacks Mill Rd	0.42mi	3/2.0	1,920 (+1%)	4mo	$1,220,000	$635	75
74 Blacks Mill Trce E	0.00mi	4/2.5 (+1)	2,139 (+12%)	0mo	$325,000	$152	72
22 Blacks Mill Trce W	0.11mi	3/2.5	1,800 (-5%)	16mo	$394,000	$219	70
216 Forest Cove Ct	0.52mi	3/2.0	1,776 (-7%)	3mo	$509,000	$287	62
149 Pinewood Trl	0.34mi	3/2.0	1,680 (-12%)	3mo	$310,000	$185	62
67 Dispatcher Dr	0.67mi	3/2.0	1,980 (+4%)	3mo	$371,500	$188	60
33 Ivey Hollow Cir	0.70mi	4/2.5 (+1)	1,927 (+1%)	1mo	$375,000	$195	57
466 Quail Pass	0.67mi	4/2.0 (+1)	1,786 (-6%)	1mo	$432,000	$242	53
40 Ivey Hollow Cir	0.70mi	4/2.5 (+1)	1,976 (+4%)	1mo	$370,000	$187	53
310 Ivey Hollow Cir	0.68mi	4/2.0 (+1)	1,976 (+4%)	10mo	$380,000	$192	49
190 Ivey Hollow Cir	0.57mi	4/2.5 (+1)	1,976 (+4%)	15mo	$370,000	$187	47
89 Ivey Hollow Cir	0.65mi	4/2.5 (+1)	1,976 (+4%)	15mo	$384,500	$195	44

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: -22.2%
• Equity multiple: 0.23×
• Total profit: $-70,686
• Equity at exit: $49,189

10-year hold

• IRR: -16.3%
• Equity multiple: 0.09×
• Total profit: $-83,847
• Equity at exit: $28,524

Cash invested: $92,372 (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: 573
• Price-to-rent: 12.2×

Monthly cashflow live

• Estimated rent: $2,250 high
• Mortgage (P&I): −$1,730
• Tax from tax record: −$180 /mo · $2,163/yr
• Insurance: −$137
• HOA: −$0
• Vacancy / Maint / Mgmt: −$473
• Net cashflow: $-270

Break-even live

Break-even rent $2,592

Max offer price $282,228

Occupancy floor —

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: $82,475
• Closing costs: $9,897
• Reserves months: —
• Total cash needed: —

Rent comps 20 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
57 Harry Sosebee Rd Dawsonville, GA	3.0	2.0	1850	$2,195	$1.19	24d	1	0.68mi
89 Harry Sosebee Rd Dawsonville, GA	3.0	2.0	1626	$2,195	$1.35	2d	1	0.68mi
85 Pointe Pl Dawsonville, GA	4.0	2.5	2318	$2,150	$0.93	43d	1	1.03mi
52 Mallory Dr Dawsonville, GA	2.0–4.0	2.5	1546	$1,949	$1.26	20d	3	1.05mi
23 Beech Ln N Dawsonville, GA	3.0	2.5	1690	$1,950	$1.15	43d	1	1.08mi
55 Madaline Ln Dawsonville, GA	3.0	2.5	1558	$1,899	$1.22	12d	1	1.09mi
345 Timberland Ave Dawsonville, GA	3.0	2.5	1880	$2,100	$1.12	43d	1	1.10mi
305 Timberland Ave Dawsonville, GA	3.0	2.5	1829	$2,000	$1.09	24d	1	1.13mi
282 Timberland Ave Dawsonville, GA	3.0	2.5	1590	$1,950	$1.23	43d	1	1.17mi
116 Cedar Ln Dawsonville, GA	3.0	2.5	1650	$1,950	$1.18	12d	1	1.17mi
112 Cedar Ln Dawsonville, GA	3.0	3.0	1880	$2,100	$1.12	43d	1	1.17mi
226 Timberland Ave Unit 226 Dawsonville, GA	3.0	3.0	1590	$2,049	$1.29	24d	1	1.22mi
65 Cedar Ln Dawsonville, GA	3.0	2.5	1818	$2,000	$1.10	43d	1	1.22mi
61 Long Leaf St Dawsonville, GA	4.0	2.5	2479	$2,700	$1.09	43d	1	1.30mi
180 Hensley Park Ln Unit The Wren Dawsonville, GA	3.0	2.5	2188	$2,806	$1.28	3d	1	1.33mi
180 Hensley Park Ln Unit The Finch Dawsonville, GA	3.0	2.5	1677	$2,065	$1.23	3d	1	1.33mi
180 Hensley Park Ln Unit Heron Dawsonville, GA	3.0	2.5	1835	$2,331	$1.27	3d	1	1.33mi
376 Magnolia Dr Dawsonville, GA	4.0	3.0	2001	$2,285	$1.14	18d	1	1.35mi
18 Berry Dr Dawsonville, GA	4.0	2.5	2179	$2,100	$0.96	43d	1	1.38mi
102 Mansie Park Dr Dawsonville, GA	4.0	2.5	1837	$1,999	$1.09	43d	1	1.39mi

Listing history 7 events

1. 2026-05-10
   historical Active Under Contract 1136-char remark

   Show marketing remark (1136 chars)

   Affordable Dawsonville living at its best. This charming home is ideally located just minutes from Highway 400, shopping, and dining, all within a desirable no HOA community. Set back off the road with a long private driveway, the property offers both privacy and space. The main level features a welcoming living room with vaulted ceilings and a separate dining area, creating a bright and functional layout for everyday living and entertaining. Upstairs, you will find three bedrooms including a spacious primary suite with a double vanity, separate tub, and shower, along with two additional bedrooms perfect for family or guests. The fully finished lower level offers incredible flexibility with its own private exterior entry. This space includes a large secondary living area, an additional bedroom, a half bath, and a bonus room ideal for an office, playroom, or den. A dedicated workshop area adds even more functionality. Enjoy outdoor living with a large backyard and an expansive back deck perfect for entertaining or relaxing. This is a standout opportunity in a prime Dawsonville location that buyers will not want to miss.

2. 2026-05-10
   historical Active Under Contract 1136-char remark

   Show marketing remark (1136 chars)

   Affordable Dawsonville living at its best. This charming home is ideally located just minutes from Highway 400, shopping, and dining, all within a desirable no HOA community. Set back off the road with a long private driveway, the property offers both privacy and space. The main level features a welcoming living room with vaulted ceilings and a separate dining area, creating a bright and functional layout for everyday living and entertaining. Upstairs, you will find three bedrooms including a spacious primary suite with a double vanity, separate tub, and shower, along with two additional bedrooms perfect for family or guests. The fully finished lower level offers incredible flexibility with its own private exterior entry. This space includes a large secondary living area, an additional bedroom, a half bath, and a bonus room ideal for an office, playroom, or den. A dedicated workshop area adds even more functionality. Enjoy outdoor living with a large backyard and an expansive back deck perfect for entertaining or relaxing. This is a standout opportunity in a prime Dawsonville location that buyers will not want to miss.

3. 2026-04-30
   listed $329,900 New 1136-char remark

   Show marketing remark (1136 chars)

   Affordable Dawsonville living at its best. This charming home is ideally located just minutes from Highway 400, shopping, and dining, all within a desirable no HOA community. Set back off the road with a long private driveway, the property offers both privacy and space. The main level features a welcoming living room with vaulted ceilings and a separate dining area, creating a bright and functional layout for everyday living and entertaining. Upstairs, you will find three bedrooms including a spacious primary suite with a double vanity, separate tub, and shower, along with two additional bedrooms perfect for family or guests. The fully finished lower level offers incredible flexibility with its own private exterior entry. This space includes a large secondary living area, an additional bedroom, a half bath, and a bonus room ideal for an office, playroom, or den. A dedicated workshop area adds even more functionality. Enjoy outdoor living with a large backyard and an expansive back deck perfect for entertaining or relaxing. This is a standout opportunity in a prime Dawsonville location that buyers will not want to miss.

4. 2026-04-30
   listed $329,900 Active 1136-char remark

   Show marketing remark (1136 chars)

   Affordable Dawsonville living at its best. This charming home is ideally located just minutes from Highway 400, shopping, and dining, all within a desirable no HOA community. Set back off the road with a long private driveway, the property offers both privacy and space. The main level features a welcoming living room with vaulted ceilings and a separate dining area, creating a bright and functional layout for everyday living and entertaining. Upstairs, you will find three bedrooms including a spacious primary suite with a double vanity, separate tub, and shower, along with two additional bedrooms perfect for family or guests. The fully finished lower level offers incredible flexibility with its own private exterior entry. This space includes a large secondary living area, an additional bedroom, a half bath, and a bonus room ideal for an office, playroom, or den. A dedicated workshop area adds even more functionality. Enjoy outdoor living with a large backyard and an expansive back deck perfect for entertaining or relaxing. This is a standout opportunity in a prime Dawsonville location that buyers will not want to miss.

5. 1995-10-03
   soldstatus $91,500
6. 1994-08-31
   soldstatus $14,000
7. 1986-12-22
   soldstatus $120,000

ⓘ 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: $2,163 · $180/mo
• Projected year-2 tax: $3,035 · $253/mo
• Expected delta: +$872/yr (+$73/mo · 40.3%)

ⓘ 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 ≥101°F today · 18 d/yr by 30 yrs out
• 💨 Wind 3/10 Moderate 9% chance of damaging wind over 30 yrs
• 🫁 Air quality 4/10 Moderate 4 unhealthy d/yr today · 5 by 30 yrs out

Taxation est. · year 1

• Rental income: $27,006
• − Mortgage interest: −$18,480
• − Property taxes: −$2,163
• − Insurance: −$1,650
• − Repairs & maintenance: −$2,160
• − Management: −$2,160
• − Depreciation: −$9,597
• Taxable loss: −$9,204
• Est. tax savings @ 24.0%: +$2,209
• After-tax cash flow: $-1,029/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

+170.8% since first listed

11 events — show timeline

• 2026-06-12 Sold (MLS) $325,000 FMLS
• 2026-06-12 Sold (MLS) $325,000 GAMLS
• 2026-05-27 Pending — GAMLS
• 2026-05-26 Pending — FMLS
• 2026-05-10 Contingent — GAMLS
• 2026-05-10 Contingent — FMLS
• 2026-04-30 Listed $329,900 FMLS
• 2026-04-30 Listed $329,900 GAMLS
• 1995-10-03 Sold (Public Records) $91,500 Public Records
• 1994-08-31 Sold (Public Records) $14,000 Public Records
• 1986-12-22 Sold (Public Records) $120,000 Public Records

Property tax history

+2.9%/yr

Latest (2025): $2,163 · +0.7% YoY. Source: county tax records.