6321 Shady Grove Ln · Flowery Branch, GA 30542

$334,900

3 bd · 2.5 ba · 1,572 sqft · SingleFamily public records · 9 Days on market

Built 2000 0.57 ac lot $213/sqft · at area comps Est $551k · 39% 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 +8.6/30.0
• Livability +3.6/5.0
• Schools +2.7/10.0
• Condition / age +2.5/5.0
• DSCR +2.4/10.0
• 1% rule +1.4/10.0
• Rent growth +1.2/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome to this charming 3 bedroom and 2.5 bath home nestled on a peaceful cul-de-sac, wooded setting, offering privacy, functionality, and inviting living spaces throughout. The interior of the home has been freshly painted and new upgraded carpet and pad have been added. An ample front porch greets family and guest to the home, and the slate-tiled foyer welcomes you in and transitions seamlessly into a spacious main living area featuring rich hardwood floors and a cozy wood-burning stone fireplace. The open layout provides easy flow into the dining room, filled with natural light and perfectly positioned with views of the private backyard and access to the two -tiers deck. The kitchen offers ample cabinetry, generous counter space, and a practical layout that connects effortlessly to both the dining area and breakfast nook. The bright breakfast area overlooks the trees and opens directly to the deck, creating an ideal space for casual dining or morning coffee. Outdoor living is a true highlight, with a multi-level deck surrounded by lush landscaping, a pergola-covered seating area, fishpond, and a separate fire pit deck-perfect for relaxing or entertaining. The property is sprinkled with blooming trees and perennials planted by a master gardener. A private wooded backyard with a stream running through your lot while also featuring a storage shed for added convenience. The main-level primary suite offers a comfortable layout with direct access to an ensuite bath featuring dual vanities, a soaking tub, and separate shower, along with a spacious walk-in closet. Upstairs, two generously sized bedrooms share a full bath, offering flexibility for family, guests, or office space. The lower level offers a two-car garage, storage, and a fantastic woodworking area for a DIYer. With its serene setting, thoughtful layout, and inviting indoor-outdoor living spaces, this home is the perfect blend of comfort and convenience.

Key facts

• Slate-tiled foyer
• Upgraded carpet
• Freshly painted

Tags

• CUL-DE-SAC
• WOODED SETTING
• FRESHLY PAINTED
• UPGRADED CARPET
• SLATE-TILED FOYER
• HARDWOOD FLOORS

Property features AI

Finance

• HOA & community: Near schools; Near trails/greenway

Exterior

• Parking: Attached garage with 2 spaces; Drive-under main level garage; Driveway parking; Garage with opener and side-facing garage; Additional storage in garage; Open parking available
• Utilities: Private water source; Septic tank sewer; 220 volt service (including 220V in laundry and workshop); Cable available, electricity available, phone available; Underground utilities, water available
• Home design: Three or more levels; Resale property; Composition roof; Concrete perimeter foundation; Vinyl siding
• Construction: Built with vinyl siding; Composition roof; Concrete perimeter foundation
• Exterior features: Private yard; Rain gutters; Rear stairs; Front porch and deck; Wood privacy fencing in back yard; Outbuilding/shed

Interior

• Kitchen: Eat-in kitchen with breakfast room and view to family room; Stained cabinets; Laminate countertops; Range hood; Electric oven and electric range; Refrigerator
• Bedrooms: Main-level primary bedroom (master on main) with sitting room; Two upper-level bedrooms; Roommate floor plan
• Flooring: Carpet; Ceramic tile; Laminate; Wood
• Bathrooms: Two full bathrooms and one half bathroom; Main level has one full and one half bath; upper level has one full bath; Primary bath with double shower, separate tub/shower, and soaking tub
• Heating & cooling: Central heating and forced air with electric heat (zoned); Central air conditioning with ceiling fans (zoned)
• Interior features: Double vanity; Entrance foyer; High-speed internet available; Walk-in closets; No common walls; Fireplace with wood-burning stove and fire pit area; Daylight basement with exterior and interior entry and walk-out access; Separate dining room
• Laundry & utility: Main-level laundry in closet with electric dryer hookup; Washer and dryer included; Electric water heater (220 volts available in laundry/workshop)

What this means for you Summary

Snapshot

• This is a 3-bed/2.5-bath single-family listed at $335k.

Deal economics

• At list price, monthly cash flow is $-289 ($-3k/yr) — negative.
• To cash-flow at today's rent, offer at most $284k (15.2% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $215k (35.9% below list).
• Recommended offer: $215k (35.9% below list) — sets the bar for 1% rule.
• Cap rate 5.3% vs local median 3.1% in Flowery Branch — 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 71/100 on livability (#81 in GA) — a middle-class / working-renter tenant base. Strengths: crime A+, employment A+, housing A+; Watch: amenities F, commute F, health & safety D-.
• 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.
• Zoned schools: Friendship Elementary School (math 34% / reading 34%, grade F, #554 of 1,228 statewide, top 46%, 684 students, 56% FRL); C. W. Davis Middle School (math 35% / reading 39%, grade F, #164 of 470 statewide, top 35%, 794 students, 44% FRL); Flowery Branch High (math 17% / reading 47%, grade F, #110 of 424 statewide, top 28%, 1,363 students, 31% FRL).
• Market conditions: Rents falling (-5.2%/yr); 576 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals lingering (median 46d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 82% of comp listings sitting > 30 days — soft ceiling on asking rent; 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 $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

• Only 9 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 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.

Risks & watch-outs

• Climate carrying-cost: extreme-heat days projected 7→17/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $214,701 (35.9% 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. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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.
5. 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.
6. 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: 0.64% ✗
• Cap rate: 5.26%
• Cash-on-cash: -3.70%
• DSCR: 0.84
• GRM: 13.0

CMA / ARV

• ARV (median comp): $551,198
• List price: $334,900
• Delta: -39.24%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 10 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
6739 Spring Head Dr	0.18mi	3/2.0	1,676 (+7%)	2mo	$325,000	$194	76
6223 Clearbrook Dr	0.21mi	3/2.0	1,392 (-12%)	4mo	$333,400	$240	66
6255 Buttonwood Ct	0.09mi	3/2.0	1,392 (-12%)	12mo	$359,000	$258	65
6460 River Hill Dr	0.37mi	4/2.0 (+1)	1,734 (+10%)	2mo	$302,000	$174	57
6311 Bent Oaks Ct	0.49mi	3/2.0	1,725 (+10%)	3mo	$315,000	$183	56
6254 Buttonwood Ct	0.12mi	3/2.0	1,392 (-12%)	22mo	$340,000	$244	55
6707 Spring Head Dr	0.37mi	3/2.0	1,340 (-15%)	6mo	$335,000	$250	51
6133 Live Oak Dr	0.27mi	4/3.0 (+1)	1,758 (+12%)	12mo	$354,900	$202	51
6812 Summit View Dr	0.42mi	3/2.0	1,344 (-14%)	17mo	$329,900	$245	40
6321 Mitchell Creek Dr	0.39mi	4/3.0 (+1)	1,780 (+13%)	21mo	$370,000	$208	36

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 · 0.0% rent growth · sell at horizon

5-year hold

• IRR: -25.4%
• Equity multiple: 0.16×
• Total profit: $-79,134
• Equity at exit: $49,935

10-year hold

• IRR: -32.1%
• Equity multiple: -0.25×
• Total profit: $-117,613
• Equity at exit: $28,956

Cash invested: $93,772 (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 30542

• Home prices YoY: -32.2%
• Rents YoY: -5.2%
• Active inventory: 576
• Price-to-rent: 13.0×

Monthly cashflow live

• Estimated rent: $2,147 high
• Mortgage (P&I): −$1,756
• Tax from tax record: −$89 /mo · $1,072/yr
• Insurance: −$140
• HOA: −$0
• Vacancy / Maint / Mgmt: −$451
• Net cashflow: $-289

Break-even live

Break-even rent $2,513

Max offer price $283,855

Occupancy floor —

Sensitivity live

Price	-10% $-99	-5% $-194	+0% $-289	+5% $-384	+10% $-479
Rent	-10% $-459	-5% $-374	+0% $-289	+5% $-204	+10% $-119
Rate	-1.0pp $-120	-0.5pp $-204	base $-289	+0.5pp $-376	+1.0pp $-464

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: $83,725
• Closing costs: $10,047
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
6756 Spring Head Dr Flowery Branch, GA	3.0	2.0	1108	$2,070	$1.87	26d	1	0.23mi
6820 Summit View Dr Flowery Branch, GA	3.0	2.0	1440	$2,030	$1.41	7d	1	0.36mi
7318 Litany Ct Flowery Branch, GA	3.0	2.0	1900	$2,200	$1.16	45d	1	0.56mi
6345 Aarons Way Flowery Branch, GA	3.0	2.0	1943	$2,275	$1.17	45d	1	0.73mi
6804 Spout Springs Rd Flowery Branch, GA	3.0	2.5	1814	$2,480	$1.37	0d	5	0.88mi
7187 Williams Rd Flowery Branch, GA	3.0	2.0	1912	$2,100	$1.10	45d	1	0.95mi
6803 Spout Springs Rd Flowery Branch, GA	3.0	2.5	1678	$2,128	$1.27	26d	26	0.98mi
6826 Nipton Xing Flowery Branch, GA	3.0	2.5	1627	$2,125	$1.31	45d	1	1.00mi
6822 Nipton Xing Flowery Branch, GA	3.0	2.5	1600	$1,940	$1.21	45d	1	1.00mi
6814 Nipton Xing Flowery Branch, GA	3.0	2.5	1600	$1,940	$1.21	45d	1	1.00mi
6806 Nipton Xing Flowery Branch, GA	3.0	2.5	1600	$2,015	$1.26	45d	1	1.00mi
7401 Eaveswell St Flowery Branch, GA	3.0	2.5	1627	$2,100	$1.29	45d	1	1.00mi
7402 Eaveswell St Flowery Branch, GA	3.0	2.5	1600	$2,065	$1.29	6d	1	1.00mi
7405 Eaveswell St Flowery Branch, GA	3.0	2.5	1600	$1,915	$1.20	45d	1	1.01mi
6846 Nipton Xing Flowery Branch, GA	3.0	2.5	1600	$1,865	$1.17	0d	1	1.01mi
6889 Nipton Xing Flowery Branch, GA	3.0	2.5	1677	$2,250	$1.34	45d	1	1.01mi
7409 Eaveswell St Flowery Branch, GA	3.0	2.5	1627	$2,050	$1.26	45d	1	1.01mi
6854 Nipton Xing Flowery Branch, GA	3.0	2.5	1600	$1,940	$1.21	45d	1	1.01mi
6893 Nipton Xing Flowery Branch, GA	3.0	2.5	1722	$2,225	$1.29	45d	1	1.01mi
7413 Eaveswell St Flowery Branch, GA	3.0	2.5	1600	$1,940	$1.21	45d	1	1.01mi
6858 Nipton Xing Flowery Branch, GA	3.0	2.5	1627	$2,050	$1.26	45d	1	1.01mi
6897 Nipton Xing Flowery Branch, GA	3.0	2.5	1677	$2,175	$1.30	45d	1	1.02mi
7417 Eaveswell St Flowery Branch, GA	3.0	2.5	1627	$2,050	$1.26	45d	1	1.02mi
6866 Nipton Xing Flowery Branch, GA	3.0	2.5	1627	$2,125	$1.31	45d	1	1.02mi
6901 Nipton Xing Flowery Branch, GA	3.0	2.5	1757	$2,290	$1.30	45d	1	1.02mi
7421 Eaveswell St Flowery Branch, GA	3.0	2.5	1600	$2,015	$1.26	45d	1	1.02mi
6905 Nipton Xing Flowery Branch, GA	3.0	2.5	1677	$2,175	$1.30	45d	1	1.02mi
7223 Nipton Xing Flowery Branch, GA	3.0	2.5	1600	$2,065	$1.29	45d	1	1.03mi
6909 Nipton Xing Flowery Branch, GA	3.0	2.5	1722	$2,300	$1.34	45d	1	1.03mi
6917 Nipton Xing Flowery Branch, GA	3.0	2.5	1757	$2,290	$1.30	45d	1	1.04mi
7441 Eaveswell St Flowery Branch, GA	3.0	2.5	1627	$2,050	$1.26	45d	1	1.04mi
6921 Nipton Xing Flowery Branch, GA	3.0	2.5	1677	$2,175	$1.30	45d	1	1.04mi
6925 Nipton Xing Flowery Branch, GA	3.0	2.5	1722	$2,225	$1.29	45d	1	1.04mi
6929 Nipton Xing Flowery Branch, GA	3.0	2.5	1677	$2,175	$1.30	45d	1	1.05mi
6933 Nipton Xing Flowery Branch, GA	3.0	2.5	1757	$2,365	$1.35	45d	1	1.05mi
7446 Eaveswell St Flowery Branch, GA	3.0	2.5	1627	$1,975	$1.21	0d	1	1.05mi
7247 Nipton Xing Flowery Branch, GA	3.0	2.5	1600	$1,990	$1.24	45d	1	1.05mi
7250 Nipton Xing Flowery Branch, GA	3.0	2.5	1600	$1,990	$1.24	45d	1	1.07mi
6989 Nipton Xing Flowery Branch, GA	3.0	2.5	1722	$2,175	$1.26	45d	1	1.08mi
6997 Nipton Xing Flowery Branch, GA	3.0	2.5	1757	$2,240	$1.27	45d	1	1.08mi

Listing history 5 events

1. 2026-05-16
   status Pending 1992-char remark
2. 2026-05-11
   historical Active Under Contract 1948-char remark

   Show marketing remark (1948 chars)

   Welcome to this charming 3 bedroom and 2.5 bath home nestled on a peaceful cul-de-sac, wooded setting, offering privacy, functionality, and inviting living spaces throughout. The interior of the home has been freshly painted and new upgraded carpet and pad have been added. An ample front porch greets family and guest to the home, and the slate-tiled foyer welcomes you in and transitions seamlessly into a spacious main living area featuring rich hardwood floors and a cozy wood-burning stone fireplace. The open layout provides easy flow into the dining room, filled with natural light and perfectly positioned with views of the private backyard and access to the two -tiers deck. The kitchen offers ample cabinetry, generous counter space, and a practical layout that connects effortlessly to both the dining area and breakfast nook. The bright breakfast area overlooks the trees and opens directly to the deck, creating an ideal space for casual dining or morning coffee. Outdoor living is a true highlight, with a multi-level deck surrounded by lush landscaping, a pergola-covered seating area, fishpond, and a separate fire pit deck-perfect for relaxing or entertaining. The property is sprinkled with blooming trees and perennials planted by a master gardener. A private wooded backyard with a stream running through your lot while also featuring a storage shed for added convenience. The main-level primary suite offers a comfortable layout with direct access to an ensuite bath featuring dual vanities, a soaking tub, and separate shower, along with a spacious walk-in closet. Upstairs, two generously sized bedrooms share a full bath, offering flexibility for family, guests, or office space. The lower level offers a two-car garage, storage, and a fantastic woodworking area for a DIYer. With its serene setting, thoughtful layout, and inviting indoor-outdoor living spaces, this home is the perfect blend of comfort and convenience.

3. 2026-05-11
   historical Active Under Contract 1992-char remark

   Show marketing remark (1948 chars)

   Welcome to this charming 3 bedroom and 2.5 bath home nestled on a peaceful cul-de-sac, wooded setting, offering privacy, functionality, and inviting living spaces throughout. The interior of the home has been freshly painted and new upgraded carpet and pad have been added. An ample front porch greets family and guest to the home, and the slate-tiled foyer welcomes you in and transitions seamlessly into a spacious main living area featuring rich hardwood floors and a cozy wood-burning stone fireplace. The open layout provides easy flow into the dining room, filled with natural light and perfectly positioned with views of the private backyard and access to the two -tiers deck. The kitchen offers ample cabinetry, generous counter space, and a practical layout that connects effortlessly to both the dining area and breakfast nook. The bright breakfast area overlooks the trees and opens directly to the deck, creating an ideal space for casual dining or morning coffee. Outdoor living is a true highlight, with a multi-level deck surrounded by lush landscaping, a pergola-covered seating area, fishpond, and a separate fire pit deck-perfect for relaxing or entertaining. The property is sprinkled with blooming trees and perennials planted by a master gardener. A private wooded backyard with a stream running through your lot while also featuring a storage shed for added convenience. The main-level primary suite offers a comfortable layout with direct access to an ensuite bath featuring dual vanities, a soaking tub, and separate shower, along with a spacious walk-in closet. Upstairs, two generously sized bedrooms share a full bath, offering flexibility for family, guests, or office space. The lower level offers a two-car garage, storage, and a fantastic woodworking area for a DIYer. With its serene setting, thoughtful layout, and inviting indoor-outdoor living spaces, this home is the perfect blend of comfort and convenience.

4. 2026-05-06
   listed $334,900 Active 1992-char remark

   Show marketing remark (1948 chars)

   Welcome to this charming 3 bedroom and 2.5 bath home nestled on a peaceful cul-de-sac, wooded setting, offering privacy, functionality, and inviting living spaces throughout. The interior of the home has been freshly painted and new upgraded carpet and pad have been added. An ample front porch greets family and guest to the home, and the slate-tiled foyer welcomes you in and transitions seamlessly into a spacious main living area featuring rich hardwood floors and a cozy wood-burning stone fireplace. The open layout provides easy flow into the dining room, filled with natural light and perfectly positioned with views of the private backyard and access to the two -tiers deck. The kitchen offers ample cabinetry, generous counter space, and a practical layout that connects effortlessly to both the dining area and breakfast nook. The bright breakfast area overlooks the trees and opens directly to the deck, creating an ideal space for casual dining or morning coffee. Outdoor living is a true highlight, with a multi-level deck surrounded by lush landscaping, a pergola-covered seating area, fishpond, and a separate fire pit deck-perfect for relaxing or entertaining. The property is sprinkled with blooming trees and perennials planted by a master gardener. A private wooded backyard with a stream running through your lot while also featuring a storage shed for added convenience. The main-level primary suite offers a comfortable layout with direct access to an ensuite bath featuring dual vanities, a soaking tub, and separate shower, along with a spacious walk-in closet. Upstairs, two generously sized bedrooms share a full bath, offering flexibility for family, guests, or office space. The lower level offers a two-car garage, storage, and a fantastic woodworking area for a DIYer. With its serene setting, thoughtful layout, and inviting indoor-outdoor living spaces, this home is the perfect blend of comfort and convenience.

5. 2026-05-06
   listed $334,900 New 1948-char remark

   Show marketing remark (1948 chars)

   Welcome to this charming 3 bedroom and 2.5 bath home nestled on a peaceful cul-de-sac, wooded setting, offering privacy, functionality, and inviting living spaces throughout. The interior of the home has been freshly painted and new upgraded carpet and pad have been added. An ample front porch greets family and guest to the home, and the slate-tiled foyer welcomes you in and transitions seamlessly into a spacious main living area featuring rich hardwood floors and a cozy wood-burning stone fireplace. The open layout provides easy flow into the dining room, filled with natural light and perfectly positioned with views of the private backyard and access to the two -tiers deck. The kitchen offers ample cabinetry, generous counter space, and a practical layout that connects effortlessly to both the dining area and breakfast nook. The bright breakfast area overlooks the trees and opens directly to the deck, creating an ideal space for casual dining or morning coffee. Outdoor living is a true highlight, with a multi-level deck surrounded by lush landscaping, a pergola-covered seating area, fishpond, and a separate fire pit deck-perfect for relaxing or entertaining. The property is sprinkled with blooming trees and perennials planted by a master gardener. A private wooded backyard with a stream running through your lot while also featuring a storage shed for added convenience. The main-level primary suite offers a comfortable layout with direct access to an ensuite bath featuring dual vanities, a soaking tub, and separate shower, along with a spacious walk-in closet. Upstairs, two generously sized bedrooms share a full bath, offering flexibility for family, guests, or office space. The lower level offers a two-car garage, storage, and a fantastic woodworking area for a DIYer. With its serene setting, thoughtful layout, and inviting indoor-outdoor living spaces, this home is the perfect blend of comfort and convenience.

ⓘ 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: $1,072 · $89/mo
• Projected year-2 tax: $3,081 · $257/mo
• Expected delta: +$2,009/yr (+$167/mo · 187.5%)

ⓘ 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 ≥104°F today · 17 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 12% chance of damaging wind over 30 yrs
• 🫁 Air quality 5/10 Major 6 unhealthy d/yr today · 8 by 30 yrs out

Taxation est. · year 1

• Rental income: $25,764
• − Mortgage interest: −$18,760
• − Property taxes: −$1,072
• − Insurance: −$1,674
• − Repairs & maintenance: −$2,061
• − Management: −$2,061
• − Depreciation: −$9,743
• Taxable loss: −$9,606
• Est. tax savings @ 24.0%: +$2,306
• After-tax cash flow: $-1,162/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 — Flowery Branch

• Score: 71/100
• State rank: #81
• US rank: #6941

Category grades

Amenities F Commute F Cost of living C+ Crime A+ Employment A+ Housing A+ Health & safety D- User ratings A+

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Hall County · 188,353 people
• City population: 38,605
• Metro: Gainesville, GA
• Population (ZIP): 38,605
• Household income: $99,648
• Rent vs Own: 21.1% rent · 78.9% own
• Severe rent burden: 421.0

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 (68%)
• Race & ethnicity: White 68% Hispanic / Latino 19% Two or more races 15% Black 6% Asian 3%
• Hispanic origin (detail): Mexican 12% Cuban 1%
• Common ancestry: Romanian 2% Italian 2% Slovak 2%
• Foreign-born: 14% · Canada, Jamaica, South Korea
• Languages at home: 80% English-only · Spanish 16% Other Indo-European 1% Korean 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: ▼ -119.84%
• Current HPI: 252.6437
• Rent YoY: ▼ -5.24%
• 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

+1.5% since first listed

7 events — show timeline

• 2026-06-08 Sold (MLS) $340,000 GAMLS
• 2026-06-08 Sold (MLS) $340,000 FMLS
• 2026-05-16 Pending — FMLS
• 2026-05-11 Contingent — GAMLS
• 2026-05-11 Contingent — FMLS
• 2026-05-06 Listed $334,900 GAMLS
• 2026-05-06 Listed $334,900 FMLS

Property tax history

-0.8%/yr

Latest (2025): $1,072 · -9.8% YoY. Source: county tax records.