4683 Giddon Martin Rd · Gainesville, GA 30506

$90,000

2 bd · 1.0 ba · 924 sqft · Manufactured public records · 207 Days on market

Built 1993 1.34 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 MLS

Great Investment Opportunity in Gainesville! Beautifully property featuring a new roof and new siding. Located in a highly sought-after area with excellent schools, this home is perfect for investors looking to rent or flip for profit. Don't miss out on this fantastic opportunity in one of Gainesville's most desirable locations! Motivated seller - bring your offers!

Key facts

• Excellent schools
• New siding
• Desirable locations

Tags

• NEW ROOF
• NEW SIDING
• HIGHLY SOUGHT-AFTER AREA
• EXCELLENT SCHOOLS
• DESIRABLE LOCATIONS

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath manufactured listed at $90k.

Deal economics

• At list price, monthly cash flow is $798 ($10k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $90k).
• Recommended offer: $79k (12.0% below list) — sets the bar for market timing.
• Cap rate 16.9% 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+, schools F, crime 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; 2 comparable units currently listed for rent nearby; 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 $622 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 $25k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• It's been on market 207 days — a 12% lower offer ($79k) is reasonable based on typical stale-listing flexibility.
• 5 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 $90k implies a 61% gain — meaningful room to come down on a strong offer.

Recommended offer $79,200 (12.0% below list)

Questions for the listing agent

1. It's been on market 207 days. Have you received any prior offers? Is the seller open to a 12% 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. 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?
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: 1.89% ✓
• Cap rate: 16.93%
• Cash-on-cash: 37.98%
• DSCR: 2.69
• GRM: 4.4

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: 34.9%
• Equity multiple: 2.49×
• Total profit: $37,640
• Equity at exit: $13,419

10-year hold

• IRR: 42.1%
• Equity multiple: 5.13×
• Total profit: $104,134
• Equity at exit: $7,782

Cash invested: $25,200 (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 30506

• Home prices YoY: -32.1%
• Rents YoY: 3.8%
• Active inventory: 688
• Price-to-rent: 4.4×

Monthly cashflow live

• Estimated rent: $1,697 medium
• Mortgage (P&I): −$472
• Tax from tax record: −$33 /mo · $400/yr
• Insurance: −$38
• HOA: −$0
• Vacancy / Maint / Mgmt: −$356
• Net cashflow: $798

Break-even live

Break-even rent $687

Max offer price $90,000

Occupancy floor 48%

Sensitivity live

Price	-10% $849	-5% $823	+0% $798	+5% $772	+10% $747
Rent	-10% $664	-5% $731	+0% $798	+5% $865	+10% $932
Rate	-1.0pp $843	-0.5pp $821	base $798	+0.5pp $774	+1.0pp $751

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: $22,500
• Closing costs: $2,700
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3528 Trahylita Pl Gainesville, GA	3.0	2.0	1080	$1,495	$1.38	20d	1	0.24mi
5494 Saddle Club Rd Gainesville, GA	2.0	2.0	1000	$1,400	$1.40	16d	1	1.47mi

Listing history 19 events

1. 2026-06-07
   status $90,000 Pending 207 DOM
2. 2026-06-04
   days on market $90,000 Active Under Contract 207 DOM
3. 2026-06-03
   days on market $90,000 Active Under Contract 206 DOM
4. 2026-06-02
   days on market $90,000 Active Under Contract 205 DOM
5. 2026-06-01
   days on market $90,000 Active Under Contract 204 DOM
6. 2026-05-31
   days on market $90,000 Active Under Contract 203 DOM
7. 2026-03-13
   listed $90,000 New 371-char remark

   Show marketing remark (371 chars)

   Great Investment Opportunity in Gainesville! Beautifully property featuring a new roof and new siding. Located in a highly sought-after area with excellent schools, this home is perfect for investors looking to rent or flip for profit. Don't miss out on this fantastic opportunity in one of Gainesville's most desirable locations! Motivated seller - bring your offers!

8. 2026-03-12
   status Active 521-char remark

   Show marketing remark (521 chars)

   Great Investment Opportunity in Gainesville! Beautiful property featuring a new roof and new siding. Located in a highly sought-after area with excellent schools, this home is perfect for investors looking to rent or flip for profit. The interior still needs to be finished, giving you the perfect chance to add value and increase equity. Don’t miss out on this fantastic opportunity in one of Gainesville’s most desirable locations! Motivated seller – ready to negotiate. Bring us your offer!

9. 2026-03-12
   price $90,000 521-char remark

   Show marketing remark (521 chars)

   Great Investment Opportunity in Gainesville! Beautiful property featuring a new roof and new siding. Located in a highly sought-after area with excellent schools, this home is perfect for investors looking to rent or flip for profit. The interior still needs to be finished, giving you the perfect chance to add value and increase equity. Don’t miss out on this fantastic opportunity in one of Gainesville’s most desirable locations! Motivated seller – ready to negotiate. Bring us your offer!

10. 2026-02-28
    historical 521-char remark

    Show marketing remark (521 chars)

    Great Investment Opportunity in Gainesville! Beautiful property featuring a new roof and new siding. Located in a highly sought-after area with excellent schools, this home is perfect for investors looking to rent or flip for profit. The interior still needs to be finished, giving you the perfect chance to add value and increase equity. Don’t miss out on this fantastic opportunity in one of Gainesville’s most desirable locations! Motivated seller – ready to negotiate. Bring us your offer!

11. 2026-02-28
    historical

    Show marketing remark (521 chars)

    Great Investment Opportunity in Gainesville! Beautiful property featuring a new roof and new siding. Located in a highly sought-after area with excellent schools, this home is perfect for investors looking to rent or flip for profit. The interior still needs to be finished, giving you the perfect chance to add value and increase equity. Don’t miss out on this fantastic opportunity in one of Gainesville’s most desirable locations! Motivated seller – ready to negotiate. Bring us your offer!

12. 2026-02-12
    price $127,000 521-char remark

    Show marketing remark (521 chars)

    Great Investment Opportunity in Gainesville! Beautiful property featuring a new roof and new siding. Located in a highly sought-after area with excellent schools, this home is perfect for investors looking to rent or flip for profit. The interior still needs to be finished, giving you the perfect chance to add value and increase equity. Don’t miss out on this fantastic opportunity in one of Gainesville’s most desirable locations! Motivated seller – ready to negotiate. Bring us your offer!

13. 2025-12-08
    price $132,000 521-char remark

    Show marketing remark (521 chars)

    Great Investment Opportunity in Gainesville! Beautiful property featuring a new roof and new siding. Located in a highly sought-after area with excellent schools, this home is perfect for investors looking to rent or flip for profit. The interior still needs to be finished, giving you the perfect chance to add value and increase equity. Don’t miss out on this fantastic opportunity in one of Gainesville’s most desirable locations! Motivated seller – ready to negotiate. Bring us your offer!

14. 2025-11-04
    historical
15. 2025-10-28
    listed $145,000 Active 521-char remark

    Show marketing remark (521 chars)

    Great Investment Opportunity in Gainesville! Beautiful property featuring a new roof and new siding. Located in a highly sought-after area with excellent schools, this home is perfect for investors looking to rent or flip for profit. The interior still needs to be finished, giving you the perfect chance to add value and increase equity. Don’t miss out on this fantastic opportunity in one of Gainesville’s most desirable locations! Motivated seller – ready to negotiate. Bring us your offer!

16. 2025-10-28
    listed $145,000 New

    Show marketing remark (521 chars)

    Great Investment Opportunity in Gainesville! Beautiful property featuring a new roof and new siding. Located in a highly sought-after area with excellent schools, this home is perfect for investors looking to rent or flip for profit. The interior still needs to be finished, giving you the perfect chance to add value and increase equity. Don’t miss out on this fantastic opportunity in one of Gainesville’s most desirable locations! Motivated seller – ready to negotiate. Bring us your offer!

17. 2025-10-28
    listed $145,000 New

    Show marketing remark (521 chars)

    Great Investment Opportunity in Gainesville! Beautiful property featuring a new roof and new siding. Located in a highly sought-after area with excellent schools, this home is perfect for investors looking to rent or flip for profit. The interior still needs to be finished, giving you the perfect chance to add value and increase equity. Don’t miss out on this fantastic opportunity in one of Gainesville’s most desirable locations! Motivated seller – ready to negotiate. Bring us your offer!

18. 2025-05-07
    soldstatus $56,000
19. 2004-05-06
    soldstatus $48,000

ⓘ 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: $400 · $33/mo
• Projected year-2 tax: $828 · $69/mo
• Expected delta: +$428/yr (+$36/mo · 107.2%)

ⓘ 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 4/10 Moderate
• 🌡 Heat 4/10 Moderate 7 d/yr ≥102°F today · 18 d/yr by 30 yrs out
• 💨 Wind 3/10 Moderate 7% 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: $20,360
• − Mortgage interest: −$5,041
• − Property taxes: −$400
• − Insurance: −$450
• − Repairs & maintenance: −$1,629
• − Management: −$1,629
• − Depreciation: −$2,618
• Taxable income: $8,594
• Est. tax owed @ 24.0%: −$2,062
• After-tax cash flow: $7,509/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): 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

+87.5% since first listed

13 events — show timeline

• 2026-03-13 Listed $90,000 GAMLS
• 2026-03-12 Relisted — FMLS
• 2026-03-12 Price Changed $90,000 FMLS
• 2026-02-28 Listing Removed — GAMLS
• 2026-02-28 Listing Removed — FMLS
• 2026-02-12 Price Changed $127,000 FMLS
• 2025-12-08 Price Changed $132,000 FMLS
• 2025-11-04 Listing Removed — GAMLS
• 2025-10-28 Listed $145,000 GAMLS
• 2025-10-28 Listed $145,000 GAMLS
• 2025-10-28 Listed $145,000 FMLS
• 2025-05-07 Sold (Public Records) $56,000 Public Records
• 2004-05-06 Sold (Public Records) $48,000 Public Records

Property tax history

+5.1%/yr

Latest (2025): $400 · -1.4% YoY. Source: county tax records.