1374 Dawsonville Hwy · Dahlonega, GA 30533

$395,000

4 bd · 2.0 ba · 1,536 sqft · MultiFamily public records · 147 Days on market

Built 1940 1.34 ac lot

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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).

• Cash flow +13.8/30.0
• ARV discount +7.5/15.0
• DSCR +4.2/10.0
• Schools +3.5/10.0
• Livability +3.2/5.0
• 1% rule +3.1/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Multi-family units

County records classify this as Multi-Family (2-4 Unit). Listing-text estimate: 2 units. confirmed

Listing remarks MLS

Discover a rare investment opportunity in the heart of Dahlonega! This charming duplex at 1374 Dawsonville Highway sits on 1.34 acres with excellent highway visibility and easy access to town. Each unit features 2 bedrooms, a full bath, kitchen, living area, and in-unit laundry-perfect for tenants or guests. This property has a proven track record as a high-producing short-term rental, generating over $50,000 in gross annual revenue in the past. For investors seeking stable, long-term income, current market rent is $1,800 per unit, offering a total of $3,600 per month or $43,200 per year. Whether you want to return to its successful Airbnb legacy or continue with dependable long-term leases, this duplex offers flexibility and strong income potential. Enjoy proximity to local favorites like Accent Cellars, Hickory Prime, Dollar General, and the VCA Dahlonega Animal Hospital. Just minutes from Dahlonega's historic square and the University of North Georgia, this property blends small-town charm with outstanding investment appeal. Don't miss your chance to own a versatile, income-generating property in one of North Georgia's most desirable communities!

Key facts

• Easy access to town
• Income potential
• Highway visibility

Tags

• INVESTMENT OPPORTUNITY
• HIGHWAY VISIBILITY
• EASY ACCESS TO TOWN
• INCOME POTENTIAL
• PROXIMITY TO LOCAL FAVORITES
• MINUTES FROM HISTORIC SQUARE

What this means for you Summary

Snapshot

• This is a 2 × 2-bed/1.0-bath units multifamily listed at $395k.

Deal economics

• At list price, monthly cash flow is $38 ($458/yr) — positive. Per door: $19/mo.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $319k (19.1% below list).
• Recommended offer: $319k (19.1% below list) — sets the bar for 1% rule.
• Cap rate 6.4% vs local median 3.1% in Dahlonega — 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 65/100 on livability (#241 in GA) — a middle-class / working-renter tenant base. Strengths: crime A+, health & safety A+; Watch: schools D+, employment D, housing D.
• 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: 378 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 277 units permitted in Lumpkin County in 2024 (0 in 5+ unit buildings).
• At $3,194/mo this rent would consume 52% of the median local household income ($74k/yr) (locally 710% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $3k of loan paydown is wiped out by about $12k 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 147 days — a 12% lower offer ($348k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 2y 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 $255k; list at $395k implies a 55% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1940 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $319,400 (19.1% below list)

Questions for the listing agent

1. It's been on market 147 days. Have you received any prior offers? Is the seller open to a 19% concession, seller financing, or rate buy-down credit?
2. Can we see the unit-by-unit rent roll, current vacancy, and any below-market leases? What's the average tenancy length?
3. What capital expenditures (roof, boiler, parking lot, exteriors) have been made in the last 5 years, and what's planned in the next 2?
4. Built in 1940 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
5. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
6. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
7. 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?
8. 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?
9. 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.
10. 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.
11. How much new apartment / multifamily construction is in the pipeline within 1–3 miles? Heavy new supply (>2% of stock underway) typically softens rents 12–24 months out; light construction supports rent growth.

Investment metrics

• 1% rule: 0.81% ✗
• Cap rate: 6.41%
• Cash-on-cash: 0.41%
• DSCR: 1.02
• GRM: 10.3

CMA / ARV

No comps found within radius.

Projected returns pro-forma

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

5-year hold

• IRR: -15.7%
• Equity multiple: 0.44×
• Total profit: $-61,679
• Equity at exit: $58,896

10-year hold

• IRR: -7.3%
• Equity multiple: 0.54×
• Total profit: $-50,994
• Equity at exit: $34,152

Cash invested: $110,600 (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 30533

• Home prices YoY: -3.3%
• Active inventory: 378
• Price-to-rent: 20.6×

Monthly cashflow live

• Estimated rent: $3,194 medium
• Mortgage (P&I): −$2,071
• Tax from tax record: −$249 /mo · $2,989/yr
• Insurance: −$165
• HOA: −$0
• Vacancy / Maint / Mgmt: −$671
• Net cashflow: $38

Break-even live

Break-even rent $3,146

Max offer price $395,000

Occupancy floor 94%

2-unit breakdown (identical units grouped — click to expand)

Units	Beds	Baths	Est. rent
▸ 2× units	2	1	$3,194
Total (2 units)			$3,194

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: $98,750
• Closing costs: $11,850
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
50 Wesley Way Dahlonega, GA	3.0	2.0	2038	$2,450	$1.20	2d	1	1.03mi

Listing history 23 events

1. 2026-06-18
   days on market $395,000 Active 147 DOM
2. 2026-06-17
   days on market $395,000 Active 146 DOM
3. 2026-06-16
   days on market $395,000 Active 145 DOM
4. 2026-06-15
   days on market $395,000 Active 144 DOM
5. 2026-06-14
   days on market $395,000 Active 142 DOM
6. 2026-06-10
   days on market $395,000 Active 139 DOM
7. 2026-06-09
   days on market $395,000 Active 138 DOM
8. 2026-06-08
   days on market $395,000 Active 137 DOM
9. 2026-06-07
   days on market $395,000 Active 136 DOM
10. 2026-06-05
    days on market $395,000 Active 133 DOM
11. 2026-06-03
    days on market $395,000 Active 132 DOM
12. 2026-06-02
    days on market $395,000 Active 131 DOM
13. 2026-06-01
    days on market $395,000 Active 130 DOM
14. 2026-05-31
    days on market $395,000 Active 129 DOM
15. 2026-05-31
    days on market $395,000 Active 128 DOM
16. 2026-01-22
    listed $395,000 New 1170-char remark

    Show marketing remark (1194 chars)

    Discover a rare investment opportunity in the heart of Dahlonega! This charming duplex at 1374 Dawsonville Highway sits on 1.34 acres with excellent highway visibility and easy access to town. Each unit features 2 bedrooms, a full bath, kitchen, living area, and in-unit laundry—perfect for tenants or guests. This property has a proven track record as a high-producing short-term rental, generating over $50,000 in gross annual revenue in the past. For investors seeking stable, long-term income, current market rent is $1,800 per unit, offering a total of $3,600 per month or $43,200 per year. Whether you want to return to its successful Airbnb legacy or continue with dependable long-term leases, this duplex offers flexibility and strong income potential. Enjoy proximity to local favorites like Accent Cellars, Hickory Prime, Dollar General, and the VCA Dahlonega Animal Hospital. Just minutes from Dahlonega’s historic square and the University of North Georgia, this property blends small-town charm with outstanding investment appeal. Don’t miss your chance to own a versatile, income-generating property in one of North Georgia’s most desirable communities!

17. 2026-01-22
    listed $395,000 Active 1194-char remark

    Show marketing remark (1194 chars)

    Discover a rare investment opportunity in the heart of Dahlonega! This charming duplex at 1374 Dawsonville Highway sits on 1.34 acres with excellent highway visibility and easy access to town. Each unit features 2 bedrooms, a full bath, kitchen, living area, and in-unit laundry—perfect for tenants or guests. This property has a proven track record as a high-producing short-term rental, generating over $50,000 in gross annual revenue in the past. For investors seeking stable, long-term income, current market rent is $1,800 per unit, offering a total of $3,600 per month or $43,200 per year. Whether you want to return to its successful Airbnb legacy or continue with dependable long-term leases, this duplex offers flexibility and strong income potential. Enjoy proximity to local favorites like Accent Cellars, Hickory Prime, Dollar General, and the VCA Dahlonega Animal Hospital. Just minutes from Dahlonega’s historic square and the University of North Georgia, this property blends small-town charm with outstanding investment appeal. Don’t miss your chance to own a versatile, income-generating property in one of North Georgia’s most desirable communities!

18. 2024-03-31
    historical
19. 2024-03-31
    historical
20. 2024-01-23
    listed $450,000 New
21. 2024-01-23
    listed $450,000 Active
22. 2021-05-19
    soldstatus $255,000
23. 1997-04-25
    soldstatus $16,000

ⓘ 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: $2,989 · $249/mo
• Projected year-2 tax: $3,634 · $303/mo
• Expected delta: +$645/yr (+$54/mo · 21.6%)

ⓘ 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 4/10 Moderate
• 🌡 Heat 4/10 Moderate 7 d/yr ≥100°F today · 18 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 2% chance of damaging wind over 30 yrs
• 🫁 Air quality 3/10 Moderate 3 unhealthy d/yr today · 4 by 30 yrs out

Taxation est. · year 1

• Rental income: $38,328
• − Mortgage interest: −$22,126
• − Property taxes: −$2,989
• − Insurance: −$1,975
• − Repairs & maintenance: −$3,066
• − Management: −$3,066
• − Depreciation: −$11,491
• Taxable loss: −$6,386
• Est. tax savings @ 24.0%: +$1,533
• After-tax cash flow: $1,990/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 — Dahlonega

• Score: 65/100
• State rank: #241
• US rank: #13603

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Lumpkin County · 28,049 people
• City population: 28,049
• Metro: nan
• Population (ZIP): 28,049
• Household income: $74,035
• Rent vs Own: 24.6% rent · 75.4% own
• Severe rent burden: 710.0

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 (90%)
• Race & ethnicity: White 90% Hispanic / Latino 5% Two or more races 4% Black 1% Asian 1%
• Hispanic origin (detail): Mexican 3%
• Common ancestry: Slovak 3% Italian 3% Serbian 2%
• Foreign-born: 4% · Canada, China
• Languages at home: 94% English-only · Spanish 4% Other Asian/Pacific 1% French/Haitian/Cajun 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: ▼ -10.95%
• Current HPI: 316.4948
• Rent YoY: —
• Metro: nan
• 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

+2368.8% since first listed

8 events — show timeline

• 2026-01-22 Listed $395,000 FMLS
• 2026-01-22 Listed $395,000 GAMLS
• 2024-03-31 Listing Removed — FMLS
• 2024-03-31 Listing Removed — GAMLS
• 2024-01-23 Listed $450,000 FMLS
• 2024-01-23 Listed $450,000 GAMLS
• 2021-05-19 Sold (Public Records) $255,000 Public Records
• 1997-04-25 Sold (Public Records) $16,000 Public Records

Property tax history

+11.9%/yr

Latest (2025): $2,989 · +1.9% YoY. Source: county tax records.