63 Moss Rd · Dawsonville, GA 30534

$199,900

3 bd · 1.5 ba · 1,344 sqft · SingleFamily public records · 63 Days on market

Built 1976 0.46 ac lot $149/sqft · 34% below area Est $305k · 34% under

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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 +29.0/30.0
• ARV discount +15.0/15.0
• DSCR +10.0/10.0
• 1% rule +7.3/10.0
• Schools +3.7/10.0
• Livability +3.4/5.0
• Rent growth +3.3/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Opportunity knocks with this charming ranch-style home nestled on a private, wooded lot in Dawsonville! Featuring a welcoming front porch and a durable metal roof, this property is the perfect canvas for your next renovation project or value-add investment. Inside, you'll find a functional layout ready for transformation. The home will require repairs and updates throughout, but offers great potential with ample natural light and a layout that can easily be modernized. The spacious lot provides privacy and room to enhance curb appeal, outdoor living, or even future expansion. Whether you're an investor looking for your next flip, a landlord seeking a strong rental opportunity, or a buyer ready to build sweat equity, this property checks the boxes.

Key facts

• Durable metal roof
• Ample natural light
• Spacious lot

Tags

• PRIVATE WOODED LOT
• WELCOMING FRONT PORCH
• DURABLE METAL ROOF
• FUNCTIONAL LAYOUT
• AMPLE NATURAL LIGHT
• SPACIOUS LOT

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath single-family listed at $200k.

Deal economics

• At list price, monthly cash flow is $683 ($8k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $200k).
• Recommended offer: $188k (6.0% below list) — sets the bar for market timing.
• Cap rate 10.4% 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: schools D+, amenities F, commute F.
• 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.
• Market conditions: Rents rising (+3.0%/yr); 581 active listings in the ZIP; 2 comparable units currently listed for rent nearby; solid renter incomes; 887 units permitted in Dawson County in 2024 (0 in 5+ unit buildings).
• This rent runs 31% of the median local income ($95k/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 $1k of loan paydown is wiped out by about $6k 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.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $56k cash investment doubles in ~8 years — after that, you're playing with house money.

Negotiation context

• It's been on market 63 days — a 6% lower offer ($188k) is reasonable based on typical stale-listing flexibility.
• 8 sale attempts since 19y ago; this cycle's ask has dropped $20k (9%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $132k; list at $200k implies a 51% gain — meaningful room to come down on a strong offer.

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 $187,906 (6.0% below list)

Questions for the listing agent

1. It's been on market 63 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Built in 1976 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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 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?
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: 1.23% ✓
• Cap rate: 10.40%
• Cash-on-cash: 14.65%
• DSCR: 1.65
• GRM: 6.8

CMA / ARV

• ARV (median comp): $304,736
• List price: $199,900
• Delta: -34.40%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 4 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
11 Mountainside Dr E	0.23mi	3/2.0	1,200 (-11%)	0mo	$275,000	$229	69
168 Silver Fox Dr	0.66mi	3/2.0	1,400 (+4%)	11mo	$400,000	$286	51
89 Silver Fox Dr	0.69mi	3/2.0	1,258 (-6%)	6mo	$285,000	$227	50
57 Toto Dr	0.58mi	3/2.0	1,200 (-11%)	5mo	$385,000	$321	48

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: 5.1%
• Equity multiple: 1.20×
• Total profit: $11,172
• Equity at exit: $29,806

10-year hold

• IRR: 14.6%
• Equity multiple: 2.18×
• Total profit: $65,936
• Equity at exit: $17,284

Cash invested: $55,972 (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: 581
• Price-to-rent: 6.8×

Monthly cashflow live

• Estimated rent: $2,464 medium
• Mortgage (P&I): −$1,048
• Tax from tax record: −$132 /mo · $1,580/yr
• Insurance: −$83
• HOA: −$0
• Vacancy / Maint / Mgmt: −$517
• Net cashflow: $683

Break-even live

Break-even rent $1,599

Max offer price $199,900

Occupancy floor 67%

Sensitivity live

Price	-10% $797	-5% $740	+0% $683	+5% $627	+10% $570
Rent	-10% $489	-5% $586	+0% $683	+5% $781	+10% $878
Rate	-1.0pp $784	-0.5pp $734	base $683	+0.5pp $632	+1.0pp $579

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: $49,975
• Closing costs: $5,997
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
33 Resty Hughes Cir Dawsonville, GA	3.0	2.5	1870	$2,300	$1.23	44d	1	0.82mi
109 Moss Overlook Rd Dawsonville, GA	3.0	2.0	1200	$2,100	$1.75	2d	1	1.07mi

Listing history 35 events

1. 2026-06-13
   statusdays on market $199,900 Pending 63 DOM
2. 2026-06-09
   days on market $199,900 Active 62 DOM
3. 2026-06-08
   days on market $199,900 Active 61 DOM
4. 2026-06-07
   days on market $199,900 Active 60 DOM
5. 2026-06-04
   days on market $199,900 Active 57 DOM
6. 2026-06-03
   days on market $199,900 Active 56 DOM
7. 2026-06-02
   days on market $199,900 Active 55 DOM
8. 2026-06-01
   days on market $199,900 Active 54 DOM
9. 2026-05-31
   days on market $199,900 Active 53 DOM
10. 2026-05-12
    price $209,900 757-char remark

    Show marketing remark (763 chars)

    Opportunity knocks with this charming ranch-style home nestled on a private, wooded lot in Dawsonville! Featuring a welcoming front porch and a durable metal roof, this property is the perfect canvas for your next renovation project or value-add investment. Inside, you’ll find a functional layout ready for transformation. The home will require repairs and updates throughout, but offers great potential with ample natural light and a layout that can easily be modernized. The spacious lot provides privacy and room to enhance curb appeal, outdoor living, or even future expansion. Whether you're an investor looking for your next flip, a landlord seeking a strong rental opportunity, or a buyer ready to build sweat equity, this property checks the boxes.

11. 2026-05-12
    price $209,900 763-char remark

    Show marketing remark (763 chars)

    Opportunity knocks with this charming ranch-style home nestled on a private, wooded lot in Dawsonville! Featuring a welcoming front porch and a durable metal roof, this property is the perfect canvas for your next renovation project or value-add investment. Inside, you’ll find a functional layout ready for transformation. The home will require repairs and updates throughout, but offers great potential with ample natural light and a layout that can easily be modernized. The spacious lot provides privacy and room to enhance curb appeal, outdoor living, or even future expansion. Whether you're an investor looking for your next flip, a landlord seeking a strong rental opportunity, or a buyer ready to build sweat equity, this property checks the boxes.

12. 2026-04-08
    listed $219,900 New 757-char remark

    Show marketing remark (763 chars)

    Opportunity knocks with this charming ranch-style home nestled on a private, wooded lot in Dawsonville! Featuring a welcoming front porch and a durable metal roof, this property is the perfect canvas for your next renovation project or value-add investment. Inside, you’ll find a functional layout ready for transformation. The home will require repairs and updates throughout, but offers great potential with ample natural light and a layout that can easily be modernized. The spacious lot provides privacy and room to enhance curb appeal, outdoor living, or even future expansion. Whether you're an investor looking for your next flip, a landlord seeking a strong rental opportunity, or a buyer ready to build sweat equity, this property checks the boxes.

13. 2026-04-08
    listed $219,900 Active 763-char remark

    Show marketing remark (763 chars)

    Opportunity knocks with this charming ranch-style home nestled on a private, wooded lot in Dawsonville! Featuring a welcoming front porch and a durable metal roof, this property is the perfect canvas for your next renovation project or value-add investment. Inside, you’ll find a functional layout ready for transformation. The home will require repairs and updates throughout, but offers great potential with ample natural light and a layout that can easily be modernized. The spacious lot provides privacy and room to enhance curb appeal, outdoor living, or even future expansion. Whether you're an investor looking for your next flip, a landlord seeking a strong rental opportunity, or a buyer ready to build sweat equity, this property checks the boxes.

14. 2026-04-02
    soldstatus $132,500
15. 2016-02-10
    price $35,000
16. 2015-06-04
    price $40,000
17. 2014-01-24
    historical
18. 2013-12-17
    soldstatus $65,000
19. 2013-11-25
    status Under Contract
20. 2013-10-10
    listed $72,900 New
21. 2013-09-21
    price $35,000
22. 2013-09-10
    historical
23. 2013-09-06
    soldstatus $40,000 Sold
24. 2013-09-06
    soldstatus $40,000 Sold
25. 2013-08-16
    status Under Contract
26. 2013-08-16
    status Pending
27. 2013-08-16
    price $40,000
28. 2013-08-13
    status Back On Market
29. 2013-08-13
    status Active
30. 2013-06-26
    status Under Contract
31. 2013-06-26
    status Pending
32. 2013-06-21
    listed $35,000 New
33. 2013-06-21
    listed $35,000 Active
34. 2007-10-19
    soldstatus $105,051
35. 2007-04-18
    listed $99,500

ⓘ 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: $1,580 · $132/mo
• Projected year-2 tax: $1,839 · $153/mo
• Expected delta: +$259/yr (+$22/mo · 16.4%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 3/10 Moderate FEMA zone X (unshaded) · 20% chance over 30 yrs
• 🔥 Wildfire 4/10 Moderate
• 🌡 Heat 5/10 Major 7 d/yr ≥102°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: $29,569
• − Mortgage interest: −$11,198
• − Property taxes: −$1,580
• − Insurance: −$1,000
• − Repairs & maintenance: −$2,366
• − Management: −$2,366
• − Depreciation: −$5,815
• Taxable income: $5,246
• Est. tax owed @ 24.0%: −$1,259
• After-tax cash flow: $6,942/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

+111.0% since first listed

26 events — show timeline

• 2026-05-12 Price Changed $209,900 GAMLS
• 2026-05-12 Price Changed $209,900 FMLS
• 2026-04-08 Listed $219,900 FMLS
• 2026-04-08 Listed $219,900 GAMLS
• 2026-04-02 Sold (Public Records) $132,500 Public Records
• 2016-02-10 Price Changed $35,000 FMLS
• 2015-06-04 Price Changed $40,000 FMLS
• 2014-01-24 Listing Removed — GAMLS
• 2013-12-17 Sold (Public Records) $65,000 Public Records
• 2013-11-25 Pending — GAMLS
• 2013-10-10 Listed $72,900 GAMLS
• 2013-09-21 Price Changed $35,000 GAMLS
• 2013-09-10 Listing Removed — FMLS
• 2013-09-06 Sold (MLS) $40,000 GAMLS
• 2013-09-06 Sold (MLS) $40,000 FMLS
• 2013-08-16 Pending — GAMLS
• 2013-08-16 Pending — FMLS
• 2013-08-16 Price Changed $40,000 GAMLS
• 2013-08-13 Relisted — GAMLS
• 2013-08-13 Relisted — FMLS
• 2013-06-26 Pending — GAMLS
• 2013-06-26 Pending — FMLS
• 2013-06-21 Listed $35,000 GAMLS
• 2013-06-21 Listed $35,000 FMLS
• 2007-10-19 Sold (MLS) $105,051 FMLS
• 2007-04-18 Listed $99,500 FMLS

Property tax history

+5.6%/yr

Latest (2025): $1,580 · +0.9% YoY. Source: county tax records.