24 E Main St · Gainesville, GA 30501

$339,900

4 bd · 2.0 ba · 1,908 sqft · SingleFamily public records · 94 Days on market

Built 1900 0.34 ac lot Est $233k · 46% over

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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).

• Cash flow +7.8/30.0
• Rent growth +3.6/5.0
• Livability +3.3/5.0
• Schools +2.7/10.0
• Condition / age +2.5/5.0
• DSCR +1.9/10.0
• 1% rule +1.5/10.0
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Listing remarks MLS

Investor opportunity – cash-flowing duplex priced to sell. Property features two 3BR / 1BA units currently tenant occupied with strong in-place rents of $1,650 per unit ($3,300 monthly / $39,600 annually). Extensive updates completed in 2024, including new roof, plumbing, ductwork, appliances, flooring throughout, and tile showers, helping minimize near-term maintenance and making the units highly attractive to tenants. Large three-bedroom layouts support strong rental demand in the Gainesville market. No appraisal contingency due to strong cash flow. Property is tenant occupied – do not disturb tenants. Showings will be scheduled only after proof of funds is provided. Excellent opportunity for investors seeking immediate income.

Key facts

• New plumbing
• New ductwork
• Two units

Tags

• CASH-FLOWING DUPLEX
• TWO UNITS
• NEW ROOF
• NEW PLUMBING
• NEW DUCTWORK
• NEW APPLIANCES

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $340k.

Deal economics

• At list price, monthly cash flow is $-375 ($-4k/yr) — negative.
• To cash-flow at today's rent, offer at most $274k (19.5% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $221k (35.1% below list).
• Recommended offer: $221k (35.1% below list) — sets the bar for 1% rule.
• Cap rate 5.0% 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 fast (+4.5%/yr); 251 active listings in the ZIP; 10 comparable units currently listed for rent nearby; rentals at typical pace (median 22d on market — plan ~3-4 weeks tenant-placement turnaround); 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 94 days — a 9% lower offer ($309k) is reasonable based on typical stale-listing flexibility.
• 14 sale attempts since 20y ago; this cycle's ask has dropped $19k (5%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: built in 1900 — expect roof / HVAC / electrical / plumbing capex.
• 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 $220,533 (35.1% 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 94 days. Have you received any prior offers? Is the seller open to a 35% concession, seller financing, or rate buy-down credit?
3. Built in 1900 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. 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?
8. 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?
9. 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.
10. 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.
11. 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: 4.97%
• Cash-on-cash: -4.72%
• DSCR: 0.79
• GRM: 12.8

CMA / ARV

• ARV (on-the-fly): $232,776
• Comps found: 3

Show comp detail 3 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
18 Spring St	0.36mi	4/1.0	1,848 (-3%)	6mo	$159,500	$86	69
13 Branch St	0.73mi	3/2.0 (-1)	1,848 (-3%)	6mo	$225,000	$122	51
655 Old Lakeview Rd	0.73mi	4/2.0	1,902 (-0%)	21mo	$328,300	$173	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 · 4.55% rent growth · sell at horizon

5-year hold

• IRR: -22.8%
• Equity multiple: 0.21×
• Total profit: $-75,555
• Equity at exit: $50,680

10-year hold

• IRR: -14.2%
• Equity multiple: 0.14×
• Total profit: $-82,167
• Equity at exit: $29,388

Cash invested: $95,172 (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 30501

• Rents YoY: 4.5%
• Active inventory: 251
• Price-to-rent: 12.8×

Monthly cashflow live

• Estimated rent: $2,205 high
• Mortgage (P&I): −$1,782
• Tax from tax record: −$193 /mo · $2,313/yr
• Insurance: −$142
• HOA: −$0
• Vacancy / Maint / Mgmt: −$463
• Net cashflow: $-375

Break-even live

Break-even rent $2,680

Max offer price $273,724

Occupancy floor —

Sensitivity live

Price	-10% $-182	-5% $-278	+0% $-375	+5% $-471	+10% $-567
Rent	-10% $-549	-5% $-462	+0% $-375	+5% $-287	+10% $-200
Rate	-1.0pp $-203	-0.5pp $-288	base $-375	+0.5pp $-463	+1.0pp $-552

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: $84,975
• Closing costs: $10,197
• Reserves months: —
• Total cash needed: —

Rent comps 10 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3700 Limestone Rdg NE Gainesville, GA	1.0–3.0	1.0–2.0	1086	$2,705	$2.49	14d	72	0.50mi
100 Foothills Pkwy Gainesville, GA	1.0–3.0	1.0–2.0	1008	$1,912	$1.90	14d	37	0.90mi
504 John Harm Way Gainesville, GA	3.0–4.0	2.5–3.5	1888	$2,262	$1.20	2d	15	0.92mi
2530 Harbor Ridge Pass Gainesville, GA	3.0	2.5	1869	$2,150	$1.15	14d	1	1.11mi
2530 Harbor Ridge Pass Gainesville, GA	3.0	2.5	1869	$2,250	$1.20	44d	1	1.11mi
3810 Rabbit Patch Ln Unit 3810 Gainesville, GA	3.0	2.5	1788	$1,900	$1.06	21d	1	1.13mi
2506 Dana Dr Gainesville, GA	3.0	2.0	1560	$2,000	$1.28	3d	1	1.25mi
1019 Smoky Mtn Spgs Ln Gainesville, GA	3.0	2.5	2051	$2,226	$1.09	44d	1	1.28mi
1015 Smoky Mtn Spgs Ln Gainesville, GA	3.0	2.5	2044	$2,146	$1.05	44d	1	1.29mi
1171 Spring Marsh Ct Gainesville, GA	3.0	2.5	2051	$2,346	$1.14	21d	1	1.34mi

Listing history 50 events

1. 2026-06-18
   days on market $339,900 Active 94 DOM
2. 2026-06-17
   days on market $339,900 Active 93 DOM
3. 2026-06-16
   days on market $339,900 Active 92 DOM
4. 2026-06-15
   days on market $339,900 Active 91 DOM
5. 2026-06-13
   days on market $339,900 Active 89 DOM
6. 2026-06-09
   days on market $339,900 Active 85 DOM
7. 2026-06-08
   days on market $339,900 Active 84 DOM
8. 2026-06-07
   days on market $339,900 Active 83 DOM
9. 2026-06-04
   days on market $339,900 Active 80 DOM
10. 2026-06-03
    days on market $339,900 Active 79 DOM
11. 2026-06-02
    days on market $339,900 Active 78 DOM
12. 2026-06-01
    days on market $339,900 Active 77 DOM
13. 2026-05-31
    days on market $339,900 Active 76 DOM
14. 2026-05-04
    price $339,900 752-char remark

    Show marketing remark (740 chars)

    Investor opportunity - cash-flowing duplex priced to sell. Property features two 3BR / 1BA units currently tenant occupied with strong in-place rents of $1,650 per unit ($3,300 monthly / $39,600 annually). Extensive updates completed in 2024, including new roof, plumbing, ductwork, appliances, flooring throughout, and tile showers, helping minimize near-term maintenance and making the units highly attractive to tenants. Large three-bedroom layouts support strong rental demand in the Gainesville market. No appraisal contingency due to strong cash flow. Property is tenant occupied - do not disturb tenants. Showings will be scheduled only after proof of funds is provided. Excellent opportunity for investors seeking immediate income.

15. 2026-05-04
    price $339,900 740-char remark

    Show marketing remark (740 chars)

    Investor opportunity - cash-flowing duplex priced to sell. Property features two 3BR / 1BA units currently tenant occupied with strong in-place rents of $1,650 per unit ($3,300 monthly / $39,600 annually). Extensive updates completed in 2024, including new roof, plumbing, ductwork, appliances, flooring throughout, and tile showers, helping minimize near-term maintenance and making the units highly attractive to tenants. Large three-bedroom layouts support strong rental demand in the Gainesville market. No appraisal contingency due to strong cash flow. Property is tenant occupied - do not disturb tenants. Showings will be scheduled only after proof of funds is provided. Excellent opportunity for investors seeking immediate income.

16. 2026-04-14
    price $349,000 752-char remark

    Show marketing remark (740 chars)

    Investor opportunity - cash-flowing duplex priced to sell. Property features two 3BR / 1BA units currently tenant occupied with strong in-place rents of $1,650 per unit ($3,300 monthly / $39,600 annually). Extensive updates completed in 2024, including new roof, plumbing, ductwork, appliances, flooring throughout, and tile showers, helping minimize near-term maintenance and making the units highly attractive to tenants. Large three-bedroom layouts support strong rental demand in the Gainesville market. No appraisal contingency due to strong cash flow. Property is tenant occupied - do not disturb tenants. Showings will be scheduled only after proof of funds is provided. Excellent opportunity for investors seeking immediate income.

17. 2026-04-14
    price $349,000 740-char remark

    Show marketing remark (740 chars)

    Investor opportunity - cash-flowing duplex priced to sell. Property features two 3BR / 1BA units currently tenant occupied with strong in-place rents of $1,650 per unit ($3,300 monthly / $39,600 annually). Extensive updates completed in 2024, including new roof, plumbing, ductwork, appliances, flooring throughout, and tile showers, helping minimize near-term maintenance and making the units highly attractive to tenants. Large three-bedroom layouts support strong rental demand in the Gainesville market. No appraisal contingency due to strong cash flow. Property is tenant occupied - do not disturb tenants. Showings will be scheduled only after proof of funds is provided. Excellent opportunity for investors seeking immediate income.

18. 2026-04-10
    price $354,900 752-char remark

    Show marketing remark (740 chars)

    Investor opportunity - cash-flowing duplex priced to sell. Property features two 3BR / 1BA units currently tenant occupied with strong in-place rents of $1,650 per unit ($3,300 monthly / $39,600 annually). Extensive updates completed in 2024, including new roof, plumbing, ductwork, appliances, flooring throughout, and tile showers, helping minimize near-term maintenance and making the units highly attractive to tenants. Large three-bedroom layouts support strong rental demand in the Gainesville market. No appraisal contingency due to strong cash flow. Property is tenant occupied - do not disturb tenants. Showings will be scheduled only after proof of funds is provided. Excellent opportunity for investors seeking immediate income.

19. 2026-04-10
    price $354,900 740-char remark

    Show marketing remark (740 chars)

    Investor opportunity - cash-flowing duplex priced to sell. Property features two 3BR / 1BA units currently tenant occupied with strong in-place rents of $1,650 per unit ($3,300 monthly / $39,600 annually). Extensive updates completed in 2024, including new roof, plumbing, ductwork, appliances, flooring throughout, and tile showers, helping minimize near-term maintenance and making the units highly attractive to tenants. Large three-bedroom layouts support strong rental demand in the Gainesville market. No appraisal contingency due to strong cash flow. Property is tenant occupied - do not disturb tenants. Showings will be scheduled only after proof of funds is provided. Excellent opportunity for investors seeking immediate income.

20. 2026-03-16
    listed $359,000 Active 752-char remark

    Show marketing remark (752 chars)

    Investor opportunity – cash-flowing duplex priced to sell. Property features two 3BR / 1BA units currently tenant occupied with strong in-place rents of $1,650 per unit ($3,300 monthly / $39,600 annually). Extensive updates completed in 2024, including new roof, plumbing, ductwork, appliances, flooring throughout, and tile showers, helping minimize near-term maintenance and making the units highly attractive to tenants. Large three-bedroom layouts support strong rental demand in the Gainesville market. No appraisal contingency due to strong cash flow. Property is tenant occupied – do not disturb tenants. Showings will be scheduled only after proof of funds is provided. Excellent opportunity for investors seeking immediate income.

21. 2026-03-15
    listed $359,000 New 740-char remark

    Show marketing remark (740 chars)

    Investor opportunity - cash-flowing duplex priced to sell. Property features two 3BR / 1BA units currently tenant occupied with strong in-place rents of $1,650 per unit ($3,300 monthly / $39,600 annually). Extensive updates completed in 2024, including new roof, plumbing, ductwork, appliances, flooring throughout, and tile showers, helping minimize near-term maintenance and making the units highly attractive to tenants. Large three-bedroom layouts support strong rental demand in the Gainesville market. No appraisal contingency due to strong cash flow. Property is tenant occupied - do not disturb tenants. Showings will be scheduled only after proof of funds is provided. Excellent opportunity for investors seeking immediate income.

22. 2025-05-05
    status Active
23. 2025-05-05
    historical
24. 2025-04-30
    status Back On Market
25. 2025-04-30
    historical
26. 2025-04-30
    historical
27. 2025-03-17
    status Pending
28. 2025-03-17
    status Under Contract
29. 2025-02-25
    status Back On Market
30. 2025-02-25
    status Active
31. 2025-02-13
    status Pending
32. 2025-02-13
    status Under Contract
33. 2025-01-22
    price $399,999
34. 2025-01-22
    price $399,999
35. 2025-01-15
    price $419,900
36. 2025-01-07
    status Back On Market
37. 2025-01-07
    status Active
38. 2025-01-03
    status Under Contract
39. 2025-01-03
    status Pending
40. 2024-12-04
    listed $399,999
41. 2024-11-27
    price $435,000
42. 2024-11-27
    listed $450,000 Active
43. 2024-11-23
    price $435,000
44. 2024-10-31
    listed $450,000 New
45. 2024-08-12
    soldstatus $527,100
46. 2024-06-18
    listed $245,000 Active
47. 2024-05-01
    soldstatus $115,000
48. 2010-11-18
    historical
49. 2010-11-12
    status Pending
50. 2010-11-11
    soldstatus $30,000 Sold

ⓘ 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: $2,313 · $193/mo
• Projected year-2 tax: $3,127 · $261/mo
• Expected delta: +$814/yr (+$68/mo · 35.2%)

ⓘ 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 3/10 Moderate
• 🌡 Heat 5/10 Major 7 d/yr ≥102°F today · 18 d/yr by 30 yrs out
• 💨 Wind 3/10 Moderate 8% chance of damaging wind over 30 yrs
• 🫁 Air quality 4/10 Moderate 3 unhealthy d/yr today · 6 by 30 yrs out

Taxation est. · year 1

• Rental income: $26,464
• − Mortgage interest: −$19,040
• − Property taxes: −$2,313
• − Insurance: −$1,700
• − Repairs & maintenance: −$2,117
• − Management: −$2,117
• − Depreciation: −$9,888
• Taxable loss: −$10,710
• Est. tax savings @ 24.0%: +$2,570
• After-tax cash flow: $-1,925/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): 32,258
• Household income: $64,175
• Rent vs Own: 62.6% rent · 37.4% own
• Severe rent burden: 2055.0

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: 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%

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

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

+240.2% since first listed

42 events — show timeline

• 2026-05-04 Price Changed $339,900 FMLS
• 2026-05-04 Price Changed $339,900 GAMLS
• 2026-04-14 Price Changed $349,000 FMLS
• 2026-04-14 Price Changed $349,000 GAMLS
• 2026-04-10 Price Changed $354,900 FMLS
• 2026-04-10 Price Changed $354,900 GAMLS
• 2026-03-16 Listed $359,000 FMLS
• 2026-03-15 Listed $359,000 GAMLS
• 2025-05-05 Relisted — FMLS
• 2025-05-05 Listing Removed — FMLS
• 2025-04-30 Relisted — GAMLS
• 2025-04-30 Listing Removed — Hive MLS
• 2025-04-30 Listing Removed — GAMLS
• 2025-03-17 Pending — FMLS
• 2025-03-17 Pending — GAMLS
• 2025-02-25 Relisted — GAMLS
• 2025-02-25 Relisted — FMLS
• 2025-02-13 Pending — FMLS
• 2025-02-13 Pending — GAMLS
• 2025-01-22 Price Changed $399,999 FMLS
• 2025-01-22 Price Changed $399,999 GAMLS
• 2025-01-15 Price Changed $419,900 GAMLS
• 2025-01-07 Relisted — GAMLS
• 2025-01-07 Relisted — FMLS
• 2025-01-03 Pending — GAMLS
• 2025-01-03 Pending — FMLS
• 2024-12-04 Listed $399,999 Hive MLS
• 2024-11-27 Price Changed $435,000 FMLS
• 2024-11-27 Listed $450,000 FMLS
• 2024-11-23 Price Changed $435,000 GAMLS
• 2024-10-31 Listed $450,000 GAMLS
• 2024-08-12 Sold (Public Records) $527,100 Public Records
• 2024-06-18 Listed $245,000 FMLS
• 2024-05-01 Sold (Public Records) $115,000 Public Records
• 2010-11-18 Listing Removed — FMLS
• 2010-11-12 Pending — FMLS
• 2010-11-11 Sold (MLS) $30,000 FMLS
• 2010-11-01 Contingent — FMLS
• 2010-09-24 Listed $50,000 FMLS
• 2006-11-01 Sold (Public Records) $102,000 Public Records
• 2006-09-26 Sold (MLS) $92,000 Hive MLS
• 2006-05-10 Listed $99,900 Hive MLS

Property tax history

+7.6%/yr

Latest (2025): $2,313 · +6.4% YoY. Source: county tax records.