280 Crescent Dr · Gainesville, GA 30501

$159,000

2 bd · 1.0 ba · 784 sqft · SingleFamily public records · 8 Days on market

Built 1960 0.47 ac lot $203/sqft · 36% below area Est $250k · 36% under

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Why this score? — see what drove the C 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 +18.6/30.0
• ARV discount +15.0/15.0
• DSCR +5.9/10.0
• 1% rule +5.0/10.0
• Rent growth +3.6/5.0
• Livability +3.3/5.0
• Schools +2.7/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Fixer upper in Gainesville. Good sized lot for the area. Ideal flip for experienced investors. Cash or hard money only.

Key facts

• 0.47 acre lot
• Parking
• Built 1960

Property features AI

Finance

• HOA & community: Near public transport; Near schools; Near shopping; Near trails/greenway

Exterior

• Parking: Carport (1 space)
• Utilities: Public water; Public sewer; 110-volt electric service; Electricity available; Water available; Sewer available; Other utilities
• Home design: One-level home; Brick construction; Composition roof; Crawl space foundation; Resale property
• Construction: Brick exterior; Composition roof; Block foundation
• Exterior features: Private entrance; Private yard; Patio; Side porch; Shed(s); Other exterior features

Interior

• Kitchen: Stained cabinets; Country-style eat-in kitchen; Open-concept dining area that seats 12+; Electric range
• Bedrooms: 2 bedrooms on the main level; Master on main; Roommate-friendly floor plan
• Flooring: Carpet; Vinyl
• Bathrooms: 1 full bathroom; Master bathroom with tub/shower combo
• Heating & cooling: Other heating; Other cooling
• Interior features: Wood-framed windows; No shared/common walls; Other interior features
• Laundry & utility: Laundry on the main level

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $159k.

Deal economics

• At list price, monthly cash flow is $155 ($2k/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 $159k (0.2% below list).
• Recommended offer: $159k (0.2% below list) — sets the bar for 1% rule.
• Cap rate 7.5% 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+, crime F, commute 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.
• Zoned schools: East Hall Middle School (math 15% / reading 20%, grade F, #377 of 470 statewide, top 81%, 909 students, 78% FRL); East Hall High School (math 12% / reading 33%, grade F, #210 of 424 statewide, top 50%, 1,330 students, 66% FRL) — zoned schools average 72% FRL vs 53% district-wide (19 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents rising fast (+4.5%/yr); 251 active listings in the ZIP; 11 comparable units currently listed for rent nearby; rentals at typical pace (median 14d on market — plan ~3-4 weeks tenant-placement turnaround); 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 $1k of loan paydown is wiped out by about $5k 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 8 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.

Recommended offer $158,687 (0.2% below list)

Questions for the listing agent

1. Built in 1960 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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?
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: 1.00% ✗
• Cap rate: 7.46%
• Cash-on-cash: 4.17%
• DSCR: 1.19
• GRM: 8.3

CMA / ARV

• ARV (median comp): $250,000
• List price: $159,000
• Delta: -36.40%
• Verdict: UNDERPRICED
• Comps: 3 within 1.0 mi

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
280 Crescent Dr	0.00mi	2/1.0	784 (0%)	1mo	$145,000	$185	99

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: -8.0%
• Equity multiple: 0.70×
• Total profit: $-13,368
• Equity at exit: $23,707

10-year hold

• IRR: 3.4%
• Equity multiple: 1.26×
• Total profit: $11,797
• Equity at exit: $13,747

Cash invested: $44,520 (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: 8.3×

Monthly cashflow live

• Estimated rent: $1,587 high
• Mortgage (P&I): −$834
• Tax est. 1.5%: −$199 /mo · $2,385/yr
• Insurance: −$66
• HOA: −$0
• Vacancy / Maint / Mgmt: −$333
• Net cashflow: $155

Break-even live

Break-even rent $1,391

Max offer price $159,000

Occupancy floor 85%

Sensitivity live

Price	-10% $265	-5% $210	+0% $155	+5% $100	+10% $45
Rent	-10% $29	-5% $92	+0% $155	+5% $217	+10% $280
Rate	-1.0pp $235	-0.5pp $195	base $155	+0.5pp $114	+1.0pp $72

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: $39,750
• Closing costs: $4,770
• Reserves months: —
• Total cash needed: —

Rent comps 11 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	$2,080	$1.92	14d	72	0.65mi
48 Quarry St Gainesville, GA	1.0	2.0	924	$1,395	$1.51	44d	1	0.73mi
17 Liberty St Unit 18 Gainesville, GA	2.0	2.0	1093	$1,650	$1.51	13d	1	0.76mi
17 Liberty St Unit 17 Gainesville, GA	2.0	2.0	1093	$1,650	$1.51	18d	1	0.76mi
46 Mill St Unit 47 Gainesville, GA	2.0	1.5	1100	$1,550	$1.41	13d	1	0.92mi
25 Branch St Gainesville, GA	2.0	2.0	1000	$1,700	$1.70	5d	1	0.94mi
31 Branch St Unit 32 Gainesville, GA	1.0	1.0	900	$1,100	$1.22	44d	1	0.98mi
100 Foothills Pkwy Gainesville, GA	1.0–3.0	1.0–2.0	1008	$1,572	$1.56	14d	37	1.08mi
900 Elm Grove Ave Gainesville, GA	1.0–2.0	1.0–2.0	1006	$1,850	$1.84	3d	36	1.08mi
2350 Windward Ln Gainesville, GA	1.0–3.0	1.0–2.0	945	$1,592	$1.68	2d	40	1.10mi
1030 Summit St SE Gainesville, GA	2.0–3.0	1.0	885	$1,335	$1.51	14d	3	1.38mi

Listing history 8 events

1. 2026-05-12
   status Under Contract 119-char remark

   Show marketing remark (119 chars)

   Fixer upper in Gainesville. Good sized lot for the area. Ideal flip for experienced investors. Cash or hard money only.

2. 2026-05-12
   status Pending 124-char remark

   Show marketing remark (119 chars)

   Fixer upper in Gainesville. Good sized lot for the area. Ideal flip for experienced investors. Cash or hard money only.

3. 2026-05-04
   listed $159,000 Active 124-char remark
4. 2026-05-03
   listed $159,000 New 119-char remark

   Show marketing remark (119 chars)

   Fixer upper in Gainesville. Good sized lot for the area. Ideal flip for experienced investors. Cash or hard money only.

5. 1993-07-02
   soldstatus $37,000
6. 1992-08-01
   soldstatus $31,900
7. 1992-08-01
   soldstatus $31,900
8. 1992-07-01
   soldstatus $24,000

ⓘ 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 3/10 Moderate
• 🌡 Heat 4/10 Moderate 7 d/yr ≥102°F today · 17 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 10% 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: $19,042
• − Mortgage interest: −$8,906
• − Property taxes: −$2,385
• − Insurance: −$795
• − Repairs & maintenance: −$1,523
• − Management: −$1,523
• − Depreciation: −$4,625
• Taxable loss: −$716
• Est. tax savings @ 24.0%: +$172
• After-tax cash flow: $2,030/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

+504.2% since first listed

12 events — show timeline

• 2026-05-20 Sold (Public Records) $145,000 Public Records
• 2026-05-19 Sold (MLS) $145,000 FMLS
• 2026-05-19 Sold (MLS) $145,000 GAMLS
• 2026-05-12 Pending — GAMLS
• 2026-05-12 Pending — FMLS
• 2026-05-04 Listed $159,000 FMLS
• 2026-05-03 Listed $159,000 GAMLS
• 2026-05-01 Sold (Public Records) $111,000 Public Records
• 1993-07-02 Sold (Public Records) $37,000 Public Records
• 1992-08-01 Sold (Public Records) $31,900 Public Records
• 1992-08-01 Sold (Public Records) $31,900 Public Records
• 1992-07-01 Sold (Public Records) $24,000 Public Records

Property tax history

-1.0%/yr

Latest (2025): $299 · -0.8% YoY. Source: county tax records.