6120 River Run Cir · Clermont, GA 30506

$109,950

3 bd · 2.0 ba · 960 sqft · Manufactured public records · 101 Days on market

Built 1989 0.34 ac lot

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Why this score? — see what drove the B- 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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Rent growth +3.5/5.0
• Livability +3.3/5.0
• Schools +2.7/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Solid Gainesville property featuring 3 bedrooms, 2 baths, and a versatile bonus room. Conveniently located near Lake Lanier and local shopping. Find a video tour on YouTube by typing in the address.

Key facts

• Near lake lanier
• Versatile bonus room
• Local shopping

Tags

• VERSATILE BONUS ROOM
• NEAR LAKE LANIER
• LOCAL SHOPPING

Property features AI

Finance

• HOA & community: No homeowners association

Exterior

• Parking: Attached garage; Attached parking
• Utilities: Public water; Public sewer; Electricity available; Water available
• Home design: Single family residence (house); Residential property; Fixer condition; Built in 1989
• Construction: Vinyl siding; Composition roof; House structure
• Exterior features: Corner lot

Interior

• Kitchen: No appliances reported
• Bedrooms: 3 bedrooms on the main level
• Flooring: Other flooring
• Bathrooms: 2 full bathrooms, both on the main level
• Heating & cooling: Central heating; Central air conditioning
• Interior features: One-level layout; No basement; Living area reported as 960 (public records); Other interior features
• Laundry & utility: Laundry in hall

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $110k.

Deal economics

• At list price, monthly cash flow is $790 ($9k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $110k).
• Recommended offer: $100k (9.0% below list) — sets the bar for market timing.
• Cap rate 14.9% vs local median 1.2% in Clermont — 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 (#194 in GA) — a middle-class / working-renter tenant base. Strengths: employment A+, housing A+, crime A; Watch: schools F, amenities 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.
• Market conditions: Rents rising (+3.8%/yr); 688 active listings in the ZIP; solid renter incomes; 2,274 units permitted in Hall County in 2024 (620 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $760 of loan paydown is wiped out by about $3k 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.
• At projected returns (-3.0% appreciation + 3.8% rent growth), your $31k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• It's been on market 101 days — a 9% lower offer ($100k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts; this cycle's ask has dropped $19k (15%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $72k; list at $110k implies a 52% gain — meaningful room to come down on a strong offer.

Recommended offer $100,054 (9.0% below list)

Questions for the listing agent

1. It's been on market 101 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
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: 1.65% ✓
• Cap rate: 14.91%
• Cash-on-cash: 30.78%
• DSCR: 2.37
• GRM: 5.1

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 3.84% rent growth · sell at horizon

5-year hold

• IRR: 26.4%
• Equity multiple: 2.10×
• Total profit: $33,976
• Equity at exit: $16,394

10-year hold

• IRR: 34.5%
• Equity multiple: 4.27×
• Total profit: $100,612
• Equity at exit: $9,506

Cash invested: $30,786 (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 30506

• Home prices YoY: -32.1%
• Rents YoY: 3.8%
• Active inventory: 688
• Price-to-rent: 5.1×

Monthly cashflow live

• Estimated rent: $1,812 medium
• Mortgage (P&I): −$577
• Tax from tax record: −$20 /mo · $238/yr
• Insurance: −$46
• HOA: −$0
• Vacancy / Maint / Mgmt: −$381
• Net cashflow: $790

Break-even live

Break-even rent $813

Max offer price $109,950

Occupancy floor 51%

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: $27,488
• Closing costs: $3,298
• Reserves months: —
• Total cash needed: —

Listing history 21 events

1. 2026-05-11
   status Under Contract
2. 2026-04-28
   historical Active Under Contract
3. 2026-03-18
   status Back On Market
4. 2026-03-16
   historical
5. 2026-02-27
   price $109,950
6. 2026-02-17
   price $115,000
7. 2026-01-21
   historical
8. 2026-01-16
   listed $129,000 New
9. 2026-01-16
   listed $129,000 New
10. 2025-06-18
    status Under Contract
11. 2025-06-13
    historical
12. 2025-06-06
    status Back On Market
13. 2025-04-22
    status Under Contract
14. 2025-04-14
    status Back On Market
15. 2025-04-14
    price $115,000
16. 2025-04-07
    status Under Contract
17. 2025-03-05
    price $179,900
18. 2025-03-04
    price $179,000
19. 2025-01-17
    listed $189,000 New
20. 2001-12-27
    soldstatus $72,500
21. 2001-11-20
    soldstatus $38,500

ⓘ 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: $238 · $20/mo
• Projected year-2 tax: $1,012 · $84/mo
• Expected delta: +$774/yr (+$64/mo · 325.5%)

ⓘ 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 ≥101°F today · 18 d/yr by 30 yrs out
• 💨 Wind 3/10 Moderate 5% chance of damaging wind over 30 yrs
• 🫁 Air quality 4/10 Moderate 4 unhealthy d/yr today · 6 by 30 yrs out

Taxation est. · year 1

• Rental income: $21,750
• − Mortgage interest: −$6,159
• − Property taxes: −$238
• − Insurance: −$550
• − Repairs & maintenance: −$1,740
• − Management: −$1,740
• − Depreciation: −$3,199
• Taxable income: $8,125
• Est. tax owed @ 24.0%: −$1,950
• After-tax cash flow: $7,526/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 — Clermont

• Score: 66/100
• State rank: #194
• US rank: #12104

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Hall County · 188,353 people
• City population: 3,975
• Metro: Gainesville, GA
• Population (ZIP): 45,612
• Household income: $97,413
• Rent vs Own: 16.0% rent · 84.0% own
• Severe rent burden: 561.0

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: Predominantly White (80%)
• Race & ethnicity: White 80% Hispanic / Latino 11% Two or more races 6% Black 3% Asian 2%
• Hispanic origin (detail): Mexican 8%
• Common ancestry: Slovak 3% Italian 2% Romanian 1%
• Foreign-born: 7% · Canada, Jamaica, Vietnam
• Languages at home: 88% English-only · Spanish 10%

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: ▼ -122.87%
• Current HPI: 259.9978
• Rent YoY: ▲ 3.84%
• 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

+185.6% since first listed

21 events — show timeline

• 2026-05-11 Pending — GAMLS
• 2026-04-28 Contingent — GAMLS
• 2026-03-18 Relisted — GAMLS
• 2026-03-16 Listing Removed — GAMLS
• 2026-02-27 Price Changed $109,950 GAMLS
• 2026-02-17 Price Changed $115,000 GAMLS
• 2026-01-21 Listing Removed — GAMLS
• 2026-01-16 Listed $129,000 GAMLS
• 2026-01-16 Listed $129,000 GAMLS
• 2025-06-18 Pending — GAMLS
• 2025-06-13 Listing Removed — GAMLS
• 2025-06-06 Relisted — GAMLS
• 2025-04-22 Pending — GAMLS
• 2025-04-14 Relisted — GAMLS
• 2025-04-14 Price Changed $115,000 GAMLS
• 2025-04-07 Pending — GAMLS
• 2025-03-05 Price Changed $179,900 GAMLS
• 2025-03-04 Price Changed $179,000 GAMLS
• 2025-01-17 Listed $189,000 GAMLS
• 2001-12-27 Sold (Public Records) $72,500 Public Records
• 2001-11-20 Sold (Public Records) $38,500 Public Records

Property tax history

+9.6%/yr

Latest (2025): $238 · -0.0% YoY. Source: county tax records.