Ashley A Plan · Gainesville, GA 30501

$232,221

3 bd · 2.0 ba · 1,525 sqft · SingleFamily · 765 Days on market

Good condition ↓ 6% 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 +6.4/30.0
• Condition / age +4.0/5.0
• Rent growth +3.6/5.0
• Livability +3.3/5.0
• Schools +2.0/10.0
• 1% rule +1.5/10.0
• DSCR +0.7/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome to the Ashley A, an inviting three-bedroom floor plan where convenience meets style! Step onto the rocking-chair-ready front porch, perfect for sipping your morning coffee or watching the sunset. Inside, you'll find an open living space that separates the master suite from the other bedrooms. Each bedroom includes a walk-in closet for all your essentials, and just past the kitchen, you'll find a utility room and pantry. This beloved home is the perfect place for making memories that last a lifetime.

Key facts

• Covered porch
• Master suite
• Listed 765 days

Tags

• COVERED PORCH
• MASTER SUITE

🏗️ New construction. The $232,221 list price is a builder figure, so every metric below is computed on the value from comparable previous sales — $304,469.

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $232k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $-532 ($-6k/yr) — negative.
• To cash-flow at today's rent, offer at most $227k (2.1% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $199k (14.3% below list).
• Recommended offer: $199k (14.3% below list) — sets the bar for 1% rule.
• Cap rate 4.2% vs local median 3.0% 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); 361 active listings in the ZIP; 20 comparable units currently listed for rent nearby; rentals lingering (median 70d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 55% 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 37% 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 $9k 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 765 days — a 12% lower offer ($204k) is reasonable based on typical stale-listing flexibility.

Recommended offer $198,969 (14.3% 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 765 days. Have you received any prior offers? Is the seller open to a 14% 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: 0.65% ✗
• Cap rate: 4.20%
• Cash-on-cash: -7.49%
• DSCR: 0.67
• GRM: 12.8

CMA / ARV

• ARV (median comp): $304,469
• List price: $232,221
• Delta: -23.73%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 5 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2130 Westhaven Dr	0.18mi	3/2.0	1,537 (+1%)	21mo	$305,000	$198	72
2228 Brandywine Ct	0.14mi	3/2.0	1,411 (-8%)	20mo	$290,000	$206	64
2502 Hollow Dr	0.46mi	3/2.0	1,536 (+1%)	19mo	$295,000	$192	61
303 Second St	0.51mi	4/1.5 (+1)	1,529 (+0%)	19mo	$268,000	$175	53
13 Hilltop St	0.69mi	3/2.0	1,444 (-5%)	14mo	$273,000	$189	47

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: -27.7%
• Equity multiple: 0.06×
• Total profit: $-80,056
• Equity at exit: $45,397

10-year hold

• IRR: -21.2%
• Equity multiple: -0.17×
• Total profit: $-99,896
• Equity at exit: $26,325

Cash invested: $85,251 (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 →

Buyer's market Market conditions within 1.0 mi — comparable homes for sale

Active competition Active MLS

• For sale now: 9 active · 2 under contract
• Months of supply: 27.0 mo (4%/mo absorbed)
• Median asking: $260,883 ($162/sqft)
• Median days on market: 554 d
• This list price: 22% of active listings are priced below it
• ARV vs active asking: +23.6% 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: 361
• Price-to-rent: 9.7×

Monthly cashflow live

• Estimated rent: $1,990 high
• Mortgage (P&I): −$1,597
• Tax est. 1.5%: −$381 /mo · $4,567/yr
• Insurance: −$127
• HOA: −$0
• Vacancy / Maint / Mgmt: −$418
• Net cashflow: $-532

Break-even live

Break-even rent $2,663

Max offer price $227,450

Occupancy floor —

Sensitivity live

Price	-10% $-322	-5% $-427	+0% $-532	+5% $-637	+10% $-743
Rent	-10% $-689	-5% $-611	+0% $-532	+5% $-454	+10% $-375
Rate	-1.0pp $-379	-0.5pp $-455	base $-532	+0.5pp $-611	+1.0pp $-691

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: $76,117
• Closing costs: $9,134
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Rent comps 20 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
622 Shallowford Rd NW Gainesville, GA	2.0–4.0	2.5	1859	$2,455	$1.32	0d	74	0.67mi
2161 Birch Mountain Run Gainesville, GA	4.0	2.5	1767	$2,025	$1.15	0d	1	1.21mi
1100 Park Creek Ct Gainesville, GA	1.0–3.0	1.0–2.0	971	$1,759	$1.81	0d	21	1.23mi
2223 Birch Mountain Run Gainesville, GA	4.0	2.5	1767	$2,025	$1.15	139d	1	1.24mi
2235 Birch Mountain Run Gainesville, GA	4.0	2.5	1767	$2,025	$1.15	0d	1	1.26mi
2309 Deerhaven Xing Gainesville, GA	4.0	2.5	1700	$2,025	$1.19	108d	1	1.31mi
2313 Deerhaven Xing Gainesville, GA	4.0	2.5	1767	$2,025	$1.15	89d	1	1.31mi
2283 Birch Mountain Run Gainesville, GA	4.0	2.5	1700	$2,025	$1.19	108d	1	1.34mi
1050 Eagle Eye Rd Gainesville, GA	1.0–3.0	1.0–3.0	1120	$1,537	$1.37	109d	10	1.35mi
835 Johnson St Gainesville, GA	4.0	2.5	1600	$1,900	$1.19	109d	1	1.35mi
2354 Deerhaven Xing Gainesville, GA	4.0	2.5	1700	$2,025	$1.19	139d	1	1.35mi
2299 Birch Mountain Run Gainesville, GA	4.0	2.5	1700	$2,025	$1.19	0d	1	1.36mi
2426 Peak Ridge Ln Gainesville, GA	4.0	2.5	1733	$2,025	$1.17	0d	1	1.41mi
2356 Birch Mountain Run Gainesville, GA	4.0	2.5	1767	$2,025	$1.15	3d	1	1.41mi
2430 Peak Ridge Ln Gainesville, GA	4.0	2.5	1700	$2,025	$1.19	69d	1	1.42mi
915 Washington St SW Gainesville, GA	2.0	2.0	1182	$1,650	$1.40	109d	1	1.43mi
2451 Peak Ridge Ln Gainesville, GA	4.0	2.5	1733	$2,025	$1.17	67d	1	1.44mi
915 Washington St NW Unit 917-1 Gainesville, GA	2.0	2.0	1182	$1,650	$1.40	6d	1	1.45mi
915 Washington St NW Unit 917-15 Gainesville, GA	2.0	2.0	1182	$1,650	$1.40	116d	1	1.45mi
2904 Cannes Cir SW Gainesville, GA	3.0	2.5	1673	$2,250	$1.34	6d	1	1.47mi

Listing history 50 events

1. 2026-09-24
   days on market $232,221 Active 765 DOM
2. 2026-09-22
   days on market $232,221 Active 764 DOM
3. 2026-09-21
   days on market $232,221 Active 763 DOM
4. 2026-09-20
   days on market $232,221 Active 762 DOM
5. 2026-09-18
   days on market $232,221 Active 760 DOM
6. 2026-09-17
   days on market $232,221 Active 759 DOM
7. 2026-09-16
   days on market $232,221 Active 758 DOM
8. 2026-09-15
   days on market $232,221 Active 757 DOM
9. 2026-09-14
   days on market $232,221 Active 756 DOM
10. 2026-09-13
    days on market $232,221 Active 755 DOM
11. 2026-09-12
    days on market $232,221 Active 754 DOM
12. 2026-09-11
    days on market $232,221 Active 753 DOM
13. 2026-09-05
    days on market $232,221 Active 747 DOM
14. 2026-09-04
    days on market $232,221 Active 746 DOM
15. 2026-09-03
    days on market $232,221 Active 745 DOM
16. 2026-08-31
    days on market $232,221 Active 742 DOM
17. 2026-08-30
    days on market $232,221 Active 741 DOM
18. 2026-08-29
    days on market $232,221 Active 740 DOM
19. 2026-08-28
    days on market $232,221 Active 739 DOM
20. 2026-08-27
    days on market $232,221 Active 738 DOM
21. 2026-08-26
    days on market $232,221 Active 737 DOM
22. 2026-08-25
    days on market $232,221 Active 736 DOM
23. 2026-08-24
    days on market $232,221 Active 735 DOM
24. 2026-08-23
    days on market $232,221 Active 734 DOM
25. 2026-08-22
    days on market $232,221 Active 733 DOM
26. 2026-08-21
    days on market $232,221 Active 732 DOM
27. 2026-08-20
    days on market $232,221 Active 731 DOM
28. 2026-08-19
    days on market $232,221 Active 730 DOM
29. 2026-08-18
    days on market $232,221 Active 729 DOM
30. 2026-08-17
    days on market $232,221 Active 728 DOM
31. 2026-08-16
    days on market $232,221 Active 727 DOM
32. 2026-08-15
    days on market $232,221 Active 726 DOM
33. 2026-08-14
    days on market $232,221 Active 725 DOM
34. 2026-08-13
    days on market $232,221 Active 724 DOM
35. 2026-08-12
    days on market $232,221 Active 723 DOM
36. 2026-08-11
    days on market $232,221 Active 722 DOM
37. 2026-08-10
    days on market $232,221 Active 721 DOM
38. 2026-08-09
    days on market $232,221 Active 720 DOM
39. 2026-08-08
    days on market $232,221 Active 719 DOM
40. 2026-08-07
    days on market $232,221 Active 718 DOM
41. 2026-08-06
    days on market $232,221 Active 717 DOM
42. 2026-08-05
    days on market $232,221 Active 716 DOM
43. 2026-08-04
    days on market $232,221 Active 715 DOM
44. 2026-08-03
    days on market $232,221 Active 714 DOM
45. 2026-07-31
    days on market $232,221 Active 711 DOM
46. 2026-07-30
    days on market $232,221 Active 710 DOM
47. 2026-07-29
    days on market $232,221 Active 709 DOM
48. 2026-07-27
    days on market $232,221 Active 707 DOM
49. 2026-07-25
    days on market $232,221 Active 705 DOM
50. 2026-07-24
    days on market $232,221 Active 704 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: $23,876
• − Mortgage interest: −$17,055
• − Property taxes: −$4,567
• − Insurance: −$1,522
• − Repairs & maintenance: −$1,910
• − Management: −$1,910
• − Depreciation: −$8,857
• Taxable loss: −$11,946
• Est. tax savings @ 24.0%: +$2,867
• After-tax cash flow: $-3,520/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 · 6 photos

Good 80/100 None rehab

This well-maintained single-family home in Gainesville, GA, is move-in ready with a good condition score and minimal repairs needed. Potential buyers and renters will appreciate the updated kitchen and curb appeal.

Value-add opportunities

• Both Painting the exterior — Fresh paint can enhance curb appeal and property value. ↑
• Both Landscaping improvements — Enhanced landscaping can increase both resale and rental value. ↑
• Resale Kitchen appliances — Upgrading appliances can attract more buyers and increase the home's value. ↑
• Resale Painting interior walls — Fresh paint can make the interior look more inviting and modern. ↑

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

-6.4% since first listed

4 events — show timeline

• 2025-08-18 Price Changed $228,947 Zillow
• 2025-07-02 Price Changed $222,063 Zillow
• 2024-11-01 Price Changed $238,572 Zillow
• 2024-08-19 Listed $244,714 Zillow