255 Double Branch Rd

Danielsville, GA 30633

$319,800D-

4 bd · 2.0 ba · 2,128 sqft · Built 2003 · Other · Active · 41 DOM

Cashflow @ list (25.0% down · 7.5%)

• Estimated rent: $1,617/mo
• Mortgage (P&I): −$1,677
• Tax + insurance: −$533
• HOA: −$0
• Vac / Maint / Mgmt: −$340
• Net cashflow: $-933/mo
• Annual: $-11,193/yr
• Cap rate: 2.79%
• Cash-on-cash: -12.50%
• DSCR: 0.44
• 1% rule: 0.51%
• Cash to close: $89,544

Investor read

• This is a 4-bed/2.0-bath other listed at $320k.
• 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).
• It's been on market 41 days — a 3% lower offer ($310k) is reasonable based on typical stale-listing flexibility.
• Recommended offer: $162k (49.4% below list) — sets the bar for 1% rule.
• In year one you build about $34k of equity ($2k loan paydown + $32k appreciation (10.0% local appreciation)).
• 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).
• 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.
• By year 2, paydown + projected appreciation supports a ~$55k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.
• 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.
• 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.

Questions for listing agent

• 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?
• 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?
• Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
• 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?
• 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.
• 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.
• 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.