255 Double Branch Rd · Danielsville, GA 30633

$319,800

4 bd · 2.0 ba · 2,128 sqft · Other · 41 Days on market

Built 2003 5.34 ac lot $150/sqft · 13% below area Est $369k · 13% 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 +13.5/15.0
• Appreciation +10.0/10.0
• Cash flow +3.7/30.0
• Schools +3.7/10.0
• Livability +3.6/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• 1% rule +0.1/10.0
• DSCR +0.0/10.0

Listing remarks

Welcome home to peaceful country living just minutes from town! Situated on 5.34 acres and located approximately 2 miles from downtown Danielsville, this beautifully updated 4-bedroom, 2-bathroom home offers the perfect blend of privacy and convenience. Inside, you will find fresh paint, new flooring throughout, new countertops, and a brand-new HVAC unit for added peace of mind. The split-bedroom floor plan provides both functionality and comfort, while the oversized master suite features a large walk-in closet and plenty of room to unwind. A huge flex space/second living room offers endless possibilities for a game room, home office, playroom, or additional entertaining. Enjoy quiet mornin

Key facts

• New flooring
• 5.34 acres
• New hvac unit

Tags

• 5.34 ACRES
• UPDATED HOME
• NEW FLOORING
• NEW COUNTERTOPS
• NEW HVAC UNIT
• SPLIT-BEDROOM FLOOR PLAN

Property features AI

Finance

• Other: Lot size approximately 5.34 acres; Electric service on property
• HOA & community: No HOA

Exterior

• Parking: Open parking; Parking pad
• Utilities: Well water; Septic tank; Cable available; Electricity available
• Home design: Single-family residence; One-story; Resale property
• Construction: Built in 2003; Metal roof; Other construction materials
• Exterior features: Deck; Porch; Private lot

Interior

• Kitchen: Dishwasher
• Bedrooms: 4 bedrooms on the main level
• Flooring: Carpet; Vinyl
• Bathrooms: 2 full bathrooms (main level)
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Double vanity; Separate shower; Soaking tub; Walk-in closet(s); Family room
• Laundry & utility: Mud room / laundry area

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath other listed at $320k.

Deal economics

• At list price, monthly cash flow is $-933 ($-11k/yr) — negative.
• To cash-flow at today's rent, offer at most $185k (42.2% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $162k (49.4% below list).
• Recommended offer: $162k (49.4% below list) — sets the bar for 1% rule.
• Cap rate 2.8% vs local median 2.3% in Danielsville — meaningfully above typical; check what's discounted (condition, days-on-market, listing class) to confirm the premium yield is real.

Location & tenants

• Location reads 71/100 on livability (#83 in GA) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A+; Watch: amenities F, commute F, health & safety F.
• Madison County (rural): math 46% / reading 42% proficiency, ranked #29 of 174 in GA (top 17%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Danielsville Elementary School (math 52% / reading 45%, grade D, #284 of 1,228 statewide, top 23%, 679 students, 61% FRL); Madison County Middle School (math 45% / reading 42%, grade D, #114 of 470 statewide, top 24%, 1,174 students, 58% FRL); Madison County High School (math 30% / reading 38%, grade F, #93 of 424 statewide, top 23%, 1,436 students, 49% FRL) — zoned schools at 56% FRL track the district average.
• Market conditions: 63 active listings in the ZIP; 189 units permitted in Madison County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $34k of equity ($2k loan paydown + $32k appreciation (10.0% local appreciation)).
• By year 2, paydown + projected appreciation supports a ~$55k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 41 days — a 3% lower offer ($310k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 23y 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 $120k; list at $320k implies a 166% gain — meaningful room to come down on a strong offer.

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 $161,689 (49.4% 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 41 days. Have you received any prior offers? Is the seller open to a 49% concession, seller financing, or rate buy-down credit?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
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: 0.51% ✗
• Cap rate: 2.79%
• Cash-on-cash: -12.50%
• DSCR: 0.44
• GRM: 16.5

CMA / ARV

• ARV (median comp): $368,680
• List price: $319,800
• Delta: -13.26%
• Verdict: UNDERPRICED
• Comps: 2 within 1.0 mi

Projected returns pro-forma

10.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 15.6%
• Equity multiple: 2.28×
• Total profit: $114,790
• Equity at exit: $288,101

10-year hold

• IRR: 15.1%
• Equity multiple: 5.30×
• Total profit: $384,803
• Equity at exit: $621,301

Cash invested: $89,544 (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 30633

• Home prices YoY: 4.0%
• Active inventory: 63
• Price-to-rent: 16.5×

Monthly cashflow live

• Estimated rent: $1,617 medium
• Mortgage (P&I): −$1,677
• Tax est. 1.5%: −$400 /mo · $4,797/yr
• Insurance: −$133
• HOA: −$0
• Vacancy / Maint / Mgmt: −$340
• Net cashflow: $-933

Break-even live

Break-even rent $2,798

Max offer price $184,834

Occupancy floor —

Sensitivity live

Price	-10% $-712	-5% $-822	+0% $-933	+5% $-1,043	+10% $-1,154
Rent	-10% $-1,060	-5% $-997	+0% $-933	+5% $-869	+10% $-805
Rate	-1.0pp $-772	-0.5pp $-851	base $-933	+0.5pp $-1,016	+1.0pp $-1,100

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: $79,950
• Closing costs: $9,594
• Reserves months: —
• Total cash needed: —

Listing history 24 events

1. 2026-06-22
   days on market $319,800 Active 41 DOM
2. 2026-06-19
   days on market $319,800 Active 39 DOM
3. 2026-06-18
   days on market $319,800 Active 38 DOM
4. 2026-06-17
   days on market $319,800 Active 37 DOM
5. 2026-06-16
   days on market $319,800 Active 36 DOM
6. 2026-06-15
   days on market $319,800 Active 35 DOM
7. 2026-06-14
   days on market $319,800 Active 33 DOM
8. 2026-06-13
   days on market $319,800 Active 32 DOM
9. 2026-06-10
   days on market $319,800 Active 30 DOM
10. 2026-06-09
    days on market $319,800 Active 29 DOM
11. 2026-06-08
    days on market $319,800 Active 28 DOM
12. 2026-06-07
    days on market $319,800 Active 27 DOM
13. 2026-06-02
    days on market $319,800 Active 22 DOM
14. 2026-06-01
    days on market $319,800 Active 21 DOM
15. 2026-05-31
    days on market $319,800 Active 20 DOM
16. 2026-05-30
    days on market $319,800 Active 19 DOM
17. 2026-05-07
    listed $319,800 New 879-char remark
18. 2026-03-30
    historical $1,395
19. 2026-03-22
    listed $1,395
20. 2025-12-11
    historical $1,395
21. 2025-10-17
    listed $1,395
22. 2003-03-31
    soldstatus $120,000
23. 2003-03-31
    soldstatus $120,000
24. 2003-02-10
    listed $109,900

ⓘ 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 5/10 Major 7 d/yr ≥106°F today · 17 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 20% chance of damaging wind over 30 yrs
• 🫁 Air quality 4/10 Moderate 4 unhealthy d/yr today · 5 by 30 yrs out

Taxation est. · year 1

• Rental income: $19,403
• − Mortgage interest: −$17,914
• − Property taxes: −$4,797
• − Insurance: −$1,599
• − Repairs & maintenance: −$1,552
• − Management: −$1,552
• − Depreciation: −$9,303
• Taxable loss: −$17,315
• Est. tax savings @ 24.0%: +$4,156
• After-tax cash flow: $-7,037/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: Madison County
• NCES district ID: 1303480
• Math proficiency: 46% ▼ -10.00%
• Reading proficiency: 42% ▼ -9.00%
• Median HH income: $43,465
• Composite: 37.21/100
• National rank: #4469
• State rank: #29 of 174 in GA

Livability — Danielsville

• Score: 71/100
• State rank: #83
• US rank: #7029

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 8,706

Population outlook (Madison County) Hauer SSP2

• Today (2025): 28,986 people
• By 2030: 28,972 · +-0.0%
• By 2040: 28,711 · -0.9%
• By 2050: 28,282 · -2.4%
• By 2075: 28,346 · -2.2%
• By 2100: 28,189 · -2.7%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (86%)
• Race & ethnicity: White 86% Two or more races 11% Hispanic / Latino 8%
• Common ancestry: Serbian 2% Italian 1% Iranian 1%
• Foreign-born: 4% · Canada
• Languages at home: 95% English-only · Spanish 5%

Political lean MEDSL · Madison

• 2024 margin: Solid R (+54.8) · D 22.4% · R 77.2%
• 2008→2024 swing: -8.4pp toward R · 2008: -46.4pp · 2024: -54.8pp
• All cycles: 2024: R+54.8 2020: R+53.0 2016: R+56.7 2012: R+53.8 2008: R+46.4

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 10.65%
• Current HPI: 274.92
• Rent YoY: —
• Metro: —
• 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

+191.0% since first listed

8 events — show timeline

• 2026-05-07 Listed $319,800 GAMLS
• 2026-03-30 Rental Removed $1,395 APPFOLIO
• 2026-03-22 Listed for Rent $1,395 APPFOLIO
• 2025-12-11 Rental Removed $1,395 APPFOLIO
• 2025-10-17 Listed for Rent $1,395 APPFOLIO
• 2003-03-31 Sold (Public Records) $120,000 Public Records
• 2003-03-31 Sold (MLS) $120,000 Hive MLS
• 2003-02-10 Listed $109,900 Hive MLS

Property tax history

+8.5%/yr

Latest (2025): $508 · -16.3% YoY. Source: county tax records.