499 Rider Rd · Dawsonville, GA 30534

$199,000

2 bd · 2.0 ba · 924 sqft · Other · 44 Days on market

Built 2004 1.17 ac lot $215/sqft · 35% below area Est $308k · 35% under

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Why this score? — see what drove the D+ 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 +15.0/15.0
• Cash flow +13.5/30.0
• DSCR +4.1/10.0
• 1% rule +3.8/10.0
• Schools +3.5/10.0
• 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

Tucked away on approximately 1.2 acres in the heart of North Georgia, this approximately 925 square feet mobile home offers a great blend of space, serenity and opportunity. Ideally positioned between Dahlonega and Dawsonville, you’ll enjoy the serenity of country living without sacrificing quick access to shopping, dining and everyday essentials. Surrounded by nature, this property is a dream for anyone who loves the outdoors. Just minutes away, Veterans Memorial Park offers something for everyone with trails, sports fields, tennis courts and a community pool. The home is also located within the highly regarded Lumpkin County school district and near University of North Georgia, adding to its long-term appeal. Set on a permanent foundation and well cared for over the years, this home offers a solid starting point with room to make it your own. This property is full of potential and ready for its next chapter.

Key facts

• 1.17 acre lot
• Built 2004
• Listed 44 days

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath other listed at $199k.

Deal economics

• At list price, monthly cash flow is $6 ($69/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $175k (12.2% below list).
• Recommended offer: $175k (12.2% below list) — sets the bar for 1% rule.
• Cap rate 6.3% 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.
• Lumpkin County (rural): math 38% / reading 45% proficiency, ranked #41 of 174 in GA (top 24%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: Rents rising (+3.0%/yr); 573 active listings in the ZIP; solid renter incomes; 277 units permitted in Lumpkin County in 2024 (0 in 5+ unit buildings).

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.
• Lumpkin County population projected at +8% by 2050 — modest demand growth; plan on rents tracking national, not racing it.

Negotiation context

• It's been on market 44 days — a 3% lower offer ($193k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 19y ago 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 $63k; list at $199k implies a 216% gain — meaningful room to come down on a strong offer.

Recommended offer $174,814 (12.2% below list)

Questions for the listing agent

1. It's been on market 44 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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?
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: 0.88% ✗
• Cap rate: 6.33%
• Cash-on-cash: 0.12%
• DSCR: 1.01
• GRM: 9.5

CMA / ARV

• ARV (median comp): $307,718
• List price: $199,000
• Delta: -35.33%
• Verdict: UNDERPRICED
• Comps: 3 within 1.0 mi

Projected returns pro-forma

-3.0% appreciation · 3.03% rent growth · sell at horizon

5-year hold

• IRR: -16.1%
• Equity multiple: 0.43×
• Total profit: $-31,799
• Equity at exit: $29,672

10-year hold

• IRR: -7.6%
• Equity multiple: 0.52×
• Total profit: $-26,891
• Equity at exit: $17,206

Cash invested: $55,720 (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: 573
• Price-to-rent: 9.5×

Monthly cashflow live

• Estimated rent: $1,748 medium
• Mortgage (P&I): −$1,044
• Tax est. 1.5%: −$249 /mo · $2,985/yr
• Insurance: −$83
• HOA: −$0
• Vacancy / Maint / Mgmt: −$367
• Net cashflow: $6

Break-even live

Break-even rent $1,741

Max offer price $199,000

Occupancy floor 95%

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: $49,750
• Closing costs: $5,970
• Reserves months: —
• Total cash needed: —

Listing history 15 events

1. 2026-06-07
   status $199,000 Pending 44 DOM
2. 2026-06-05
   days on market $199,000 Active Under Contract 44 DOM
3. 2026-06-03
   days on market $199,000 Active Under Contract 43 DOM
4. 2026-06-02
   days on market $199,000 Active Under Contract 42 DOM
5. 2026-06-01
   days on market $199,000 Active Under Contract 41 DOM
6. 2026-05-31
   days on market $199,000 Active Under Contract 40 DOM
7. 2026-05-31
   days on market $199,000 Active Under Contract 39 DOM
8. 2026-04-21
   listed $199,000 Active 935-char remark

   Show marketing remark (929 chars)

   Tucked away on approximately 1.2 acres in the heart of North Georgia, this approximately 925 square feet mobile home offers a great blend of space, serenity and opportunity. Ideally positioned between Dahlonega and Dawsonville, you'll enjoy the serenity of country living without sacrificing quick access to shopping, dining and everyday essentials. Surrounded by nature, this property is a dream for anyone who loves the outdoors. Just minutes away, Veterans Memorial Park offers something for everyone with trails, sports fields, tennis courts and a community pool. The home is also located within the highly regarded Lumpkin County school district and near University of North Georgia, adding to its long-term appeal. Set on a permanent foundation and well cared for over the years, this home offers a solid starting point with room to make it your own. This property is full of potential and ready for its next chapter.

9. 2026-04-21
   listed $199,000 New 929-char remark

   Show marketing remark (929 chars)

   Tucked away on approximately 1.2 acres in the heart of North Georgia, this approximately 925 square feet mobile home offers a great blend of space, serenity and opportunity. Ideally positioned between Dahlonega and Dawsonville, you'll enjoy the serenity of country living without sacrificing quick access to shopping, dining and everyday essentials. Surrounded by nature, this property is a dream for anyone who loves the outdoors. Just minutes away, Veterans Memorial Park offers something for everyone with trails, sports fields, tennis courts and a community pool. The home is also located within the highly regarded Lumpkin County school district and near University of North Georgia, adding to its long-term appeal. Set on a permanent foundation and well cared for over the years, this home offers a solid starting point with room to make it your own. This property is full of potential and ready for its next chapter.

10. 2026-04-20
    historical $199,000 929-char remark

    Show marketing remark (935 chars)

    Tucked away on approximately 1.2 acres in the heart of North Georgia, this approximately 925 square feet mobile home offers a great blend of space, serenity and opportunity. Ideally positioned between Dahlonega and Dawsonville, you’ll enjoy the serenity of country living without sacrificing quick access to shopping, dining and everyday essentials. Surrounded by nature, this property is a dream for anyone who loves the outdoors. Just minutes away, Veterans Memorial Park offers something for everyone with trails, sports fields, tennis courts and a community pool. The home is also located within the highly regarded Lumpkin County school district and near University of North Georgia, adding to its long-term appeal. Set on a permanent foundation and well cared for over the years, this home offers a solid starting point with room to make it your own. This property is full of potential and ready for its next chapter.

11. 2026-04-20
    historical $199,000 935-char remark

    Show marketing remark (935 chars)

    Tucked away on approximately 1.2 acres in the heart of North Georgia, this approximately 925 square feet mobile home offers a great blend of space, serenity and opportunity. Ideally positioned between Dahlonega and Dawsonville, you’ll enjoy the serenity of country living without sacrificing quick access to shopping, dining and everyday essentials. Surrounded by nature, this property is a dream for anyone who loves the outdoors. Just minutes away, Veterans Memorial Park offers something for everyone with trails, sports fields, tennis courts and a community pool. The home is also located within the highly regarded Lumpkin County school district and near University of North Georgia, adding to its long-term appeal. Set on a permanent foundation and well cared for over the years, this home offers a solid starting point with room to make it your own. This property is full of potential and ready for its next chapter.

12. 2026-02-06
    listed $199,000 Active
13. 2007-11-09
    soldstatus $62,900
14. 2007-11-09
    soldstatus $62,900
15. 2007-10-09
    listed $69,900

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

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 ≥100°F today · 18 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 3% chance of damaging wind over 30 yrs
• 🫁 Air quality 3/10 Moderate 3 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $20,978
• − Mortgage interest: −$11,147
• − Property taxes: −$2,985
• − Insurance: −$995
• − Repairs & maintenance: −$1,678
• − Management: −$1,678
• − Depreciation: −$5,789
• Taxable loss: −$3,295
• Est. tax savings @ 24.0%: +$791
• After-tax cash flow: $860/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: Lumpkin County
• NCES district ID: 1303420
• Math proficiency: 38% ▼ -10.00%
• Reading proficiency: 45% ▼ -3.00%
• Median HH income: $43,380
• Composite: 35.08/100
• National rank: #5023
• State rank: #41 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 (Lumpkin County) Hauer SSP2

• Today (2025): 33,244 people
• By 2030: 34,108 · +2.6%
• By 2040: 35,346 · +6.3%
• By 2050: 36,017 · +8.3%
• By 2075: 38,305 · +15.2%
• By 2100: 38,739 · +16.5%

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 · Lumpkin

• 2024 margin: Solid R (+61.7) · D 18.9% · R 80.5%
• 2008→2024 swing: -9.8pp toward R · 2008: -51.8pp · 2024: -61.7pp
• All cycles: 2024: R+61.7 2020: R+58.2 2016: R+60.0 2012: R+60.5 2008: R+51.8

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

+184.7% since first listed

8 events — show timeline

• 2026-04-21 Listed $199,000 FMLS
• 2026-04-21 Listed $199,000 GAMLS
• 2026-04-20 Coming Soon $199,000 GAMLS
• 2026-04-20 Coming Soon $199,000 FMLS
• 2026-02-06 Listed $199,000 ForSaleByOwner.com
• 2007-11-09 Sold (Public Records) $62,900 Public Records
• 2007-11-09 Sold (MLS) $62,900 FMLS
• 2007-10-09 Listed $69,900 FMLS

Property tax history

+0.9%/yr

Latest (2025): $246 · +2.4% YoY. Source: county tax records.