Bedford A Plan · Gainesville, GA 30501

$250,097

4 bd · 2.0 ba · 1,720 sqft · SingleFamily · 508 Days on market

Good condition ↓ 3% 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 +6.8/30.0
• Condition / age +4.0/5.0
• Rent growth +3.6/5.0
• Livability +3.3/5.0
• Schools +2.0/10.0
• 1% rule +1.8/10.0
• DSCR +1.0/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

This classic cottage welcomes you with a charming covered porch that opens into a thoughtfully designed four-bedroom floor plan. The master suite is set apart from the other bedrooms by the spacious central living area. From the dining room, step through the back door and discover the potential for a perfect outdoor entertainment space. The Bedford A offers endless opportunities for comfort and style.

Key facts

• Covered porch
• Master suite
• Optional deck

Tags

• COVERED PORCH
• MASTER SUITE
• OPTIONAL DECK

🏗️ New construction. The $250,097 list price is a builder figure, so every metric below is computed on the value from comparable previous sales — $320,744.

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $250k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $-498 ($-6k/yr) — negative.
• To cash-flow at today's rent, offer at most $249k (0.6% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $217k (13.0% below list).
• Recommended offer: $217k (13.0% below list) — sets the bar for 1% rule.
• Cap rate 4.4% 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; 12 comparable units currently listed for rent nearby; rentals lingering (median 63d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 75% 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 41% 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 $10k 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 508 days — a 12% lower offer ($220k) 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.

Recommended offer $217,492 (13.0% 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 508 days. Have you received any prior offers? Is the seller open to a 13% 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: 0.68% ✗
• Cap rate: 4.43%
• Cash-on-cash: -6.66%
• DSCR: 0.70
• GRM: 12.3

CMA / ARV

• ARV (median comp): $320,744
• List price: $250,097
• Delta: -22.03%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 7 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2112 Catalina Dr	1.08mi	4/2.5	1,716 (-0%)	12mo	$340,000	$198	52
2130 Westhaven Dr	0.18mi	3/2.0 (-1)	1,537 (-11%)	20mo	$305,000	$198	52
2228 Brandywine Ct	0.14mi	3/2.0 (-1)	1,411 (-18%)	18mo	$290,000	$206	48
303 Second St	0.51mi	4/1.5	1,529 (-11%)	17mo	$268,000	$175	41
2502 Hollow Dr	0.46mi	3/2.0 (-1)	1,536 (-11%)	18mo	$295,000	$192	41
235 Tower Heights Rd	1.09mi	3/1.5 (-1)	1,903 (+11%)	4mo	$370,000	$194	37
13 Hilltop St	0.69mi	3/2.0 (-1)	1,444 (-16%)	13mo	$273,000	$189	27

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: -26.1%
• Equity multiple: 0.11×
• Total profit: $-80,240
• Equity at exit: $47,824

10-year hold

• IRR: -18.6%
• Equity multiple: -0.07×
• Total profit: $-96,025
• Equity at exit: $27,732

Cash invested: $89,808 (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 →

Active competition Active MLS

• For sale now: 9 active
• Median asking: $284,900 ($160/sqft)
• Median days on market: 623 d
• This list price: 33% of active listings are priced below it
• ARV vs active asking: +16.2% 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: 314
• Price-to-rent: 9.6×

Monthly cashflow live

• Estimated rent: $2,175 high
• Mortgage (P&I): −$1,682
• Tax est. 1.5%: −$401 /mo · $4,811/yr
• Insurance: −$134
• HOA: −$0
• Vacancy / Maint / Mgmt: −$457
• Net cashflow: $-498

Break-even live

Break-even rent $2,806

Max offer price $248,625

Occupancy floor —

Sensitivity live

Price	-10% $-277	-5% $-388	+0% $-498	+5% $-609	+10% $-720
Rent	-10% $-670	-5% $-584	+0% $-498	+5% $-412	+10% $-327
Rate	-1.0pp $-337	-0.5pp $-417	base $-498	+0.5pp $-582	+1.0pp $-666

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: $80,186
• Closing costs: $9,622
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Rent comps 12 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
622 Shallowford Rd NW Gainesville, GA	2.0–4.0	2.5	1859	$2,991	$1.61	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
2451 Peak Ridge Ln Gainesville, GA	4.0	2.5	1733	$2,025	$1.17	21d	1	1.44mi

Listing history 50 events

1. 2026-08-08
   days on market $250,097 Active 508 DOM
2. 2026-08-07
   days on market $250,097 Active 507 DOM
3. 2026-08-06
   days on market $250,097 Active 506 DOM
4. 2026-08-05
   days on market $250,097 Active 505 DOM
5. 2026-08-04
   days on market $250,097 Active 504 DOM
6. 2026-08-03
   days on market $250,097 Active 503 DOM
7. 2026-07-31
   days on market $250,097 Active 500 DOM
8. 2026-07-30
   days on market $250,097 Active 499 DOM
9. 2026-07-29
   days on market $250,097 Active 498 DOM
10. 2026-07-27
    days on market $250,097 Active 496 DOM
11. 2026-07-25
    days on market $250,097 Active 494 DOM
12. 2026-07-24
    days on market $250,097 Active 493 DOM
13. 2026-07-23
    days on market $250,097 Active 492 DOM
14. 2026-07-22
    days on market $250,097 Active 491 DOM
15. 2026-07-21
    days on market $250,097 Active 490 DOM
16. 2026-07-18
    days on market $250,097 Active 487 DOM
17. 2026-07-16
    days on market $250,097 Active 485 DOM
18. 2026-07-16
    days on market $250,097 Active 484 DOM
19. 2026-07-14
    days on market $250,097 Active 483 DOM
20. 2026-07-13
    days on market $250,097 Active 482 DOM
21. 2026-07-12
    days on market $250,097 Active 481 DOM
22. 2026-07-11
    days on market $250,097 Active 480 DOM
23. 2026-07-10
    days on market $250,097 Active 479 DOM
24. 2026-07-09
    days on market $250,097 Active 478 DOM
25. 2026-07-08
    days on market $250,097 Active 477 DOM
26. 2026-07-07
    days on market $250,097 Active 476 DOM
27. 2026-07-06
    days on market $250,097 Active 475 DOM
28. 2026-07-05
    days on market $250,097 Active 474 DOM
29. 2026-07-04
    days on market $250,097 Active 473 DOM
30. 2026-07-03
    days on market $250,097 Active 472 DOM
31. 2026-07-02
    days on market $250,097 Active 471 DOM
32. 2026-07-01
    days on market $250,097 Active 470 DOM
33. 2026-06-30
    days on market $250,097 Active 469 DOM
34. 2026-06-29
    days on market $250,097 Active 468 DOM
35. 2026-06-28
    days on market $250,097 Active 467 DOM
36. 2026-06-28
    days on market $250,097 Active 466 DOM
37. 2026-06-27
    days on market $250,097 Active 465 DOM
38. 2026-06-25
    days on market $250,097 Active 463 DOM
39. 2026-06-23
    days on market $250,097 Active 461 DOM
40. 2026-06-21
    days on market $250,097 Active 460 DOM
41. 2026-06-18
    days on market $250,097 Active 457 DOM
42. 2026-06-17
    days on market $250,097 Active 456 DOM
43. 2026-06-16
    pricedays on market $250,097 Active 455 DOM
44. 2026-06-15
    days on market $246,571 Active 454 DOM
45. 2026-06-14
    days on market $246,571 Active 452 DOM
46. 2026-06-13
    days on market $246,571 Active 451 DOM
47. 2026-06-10
    days on market $246,571 Active 449 DOM
48. 2026-06-09
    days on market $246,571 Active 448 DOM
49. 2026-06-08
    days on market $246,571 Active 447 DOM
50. 2026-06-07
    days on market $246,571 Active 446 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: $26,099
• − Mortgage interest: −$17,967
• − Property taxes: −$4,811
• − Insurance: −$1,604
• − Repairs & maintenance: −$2,088
• − Management: −$2,088
• − Depreciation: −$9,331
• Taxable loss: −$11,789
• Est. tax savings @ 24.0%: +$2,829
• After-tax cash flow: $-3,151/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 · 3 photos

Good 80/100 Cosmetic rehab Est. rehab $8,600–$25,800 screening

This single-family home in Gainesville, GA, is in good condition with a well-maintained exterior and interior. It offers a good investment opportunity with potential for minor cosmetic upgrades to enhance its resale and rental value.

Value-add opportunities

• Both Painting the exterior and interior walls — Fresh paint enhances curb appeal and interior aesthetics. ↑
• Both Landscaping improvements — Enhances curb appeal and adds value to the property. ↑
• Resale Kitchen appliances — Modern appliances improve the kitchen's functionality and appeal to potential buyers. ↑
• Resale Bathroom fixtures — Upgraded fixtures in the bathroom can attract more buyers and renters. ↑
• Rental Landscaping and curb appeal — A well-maintained yard and landscaping can attract more renters and increase rental rates. ↑

ⓘ Rehab cost is a screening estimate — Cosmetic scope × the home's square footage at US $/sqft rules of thumb (the same model as the Flip Finder). Get contractor quotes + a written scope before underwriting.

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

-2.8% since first listed

6 events — show timeline

• 2026-03-20 Price Changed $246,571 Zillow
• 2025-08-18 Price Changed $243,463 Zillow
• 2025-07-02 Price Changed $236,143 Zillow
• 2025-03-21 Relisted — Zillow
• 2025-03-19 Delisted — Zillow
• 2025-03-17 Listed $253,699 Zillow