1067 Desota St · Gainesville, GA 30501

$139,900

2 bd · 1.0 ba · 616 sqft · SingleFamily public records · 10 Days on market

Built 1938 4,791 sqft lot Est $237k · 41% 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 +23.1/30.0
• ARV discount +15.0/15.0
• DSCR +7.4/10.0
• 1% rule +6.0/10.0
• Rent growth +3.6/5.0
• Livability +3.3/5.0
• Condition / age +2.5/5.0
• Schools +2.0/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

2 Bedroom, 1 Bath small home with kitchen, laundry space, front porch and a level yard. Located within walking distance to basketball courts/park area. Home needs updating.

Key facts

• Park area
• Laundry space
• Level yard

Tags

• KITCHEN
• LAUNDRY SPACE
• FRONT PORCH
• LEVEL YARD
• PARK AREA

Property features AI

Exterior

• Parking: Driveway with two total parking spaces; Open parking available; Parking access at kitchen level
• Utilities: Public water; Septic tank sewer; 110-volt electric; Natural gas available; Electricity available; Water available
• Home design: Single-story home; Entry level: main; Vinyl siding; Composition roof
• Construction: Vinyl siding construction; Composition roof; Concrete perimeter foundation; Resale condition; Crawl space basement
• Exterior features: Front porch; Paved city street frontage; Please use GPS for directions

Interior

• Kitchen: Electric range; Refrigerator; No additional kitchen features listed
• Bedrooms: Two main-level bedrooms; Master bedroom on main
• Flooring: Hardwood flooring
• Bathrooms: One full bathroom with tub/shower combo (main level)
• Heating & cooling: Natural gas heating; Space heater; Window cooling units
• Interior features: One fireplace in the living room; No common walls; Other interior features
• Laundry & utility: Separate laundry room

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $140k.

Deal economics

• At list price, monthly cash flow is $250 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $140k).
• Cap rate 8.4% 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.
• Gainesville City (urban): math 23% / reading 25% proficiency, ranked #130 of 174 in GA (top 75%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 71% free/reduced lunch — lower-income household profile, screen leases tightly.
• Zoned schools: New Holland Knowledge Academy (math 25% / reading 17%, grade F, #850 of 1,228 statewide, top 70%, 548 students, 84% FRL); Gainesville Middle School East (math 21% / reading 29%, grade F, #291 of 470 statewide, top 64%, 841 students, 73% FRL); Gainesville High School (math 14% / reading 22%, grade F, #258 of 424 statewide, top 62%, 2,294 students, 57% FRL) — zoned schools at 71% FRL track the district average.
• 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 $967 of loan paydown is wiped out by about $4k 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 10 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

• Watch-outs: built in 1938 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: extreme-heat days projected 7→18/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $139,900

Questions for the listing agent

1. Built in 1938 — 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: 1.10% ✓
• Cap rate: 8.44%
• Cash-on-cash: 7.66%
• DSCR: 1.34
• GRM: 7.6

CMA / ARV

• ARV (on-the-fly): $237,160
• Comps found: 3

Show comp detail 3 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
712 Emily St SE	0.17mi	2/1.0	624 (+1%)	9mo	$240,000	$385	82
1068 Mill St SE	0.07mi	3/2.0 (+1)	572 (-7%)	13mo	$160,000	$280	65
987 Cooley Dr	0.53mi	2/1.0	616 (0%)	20mo	$240,000	$390	58

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: -2.9%
• Equity multiple: 0.89×
• Total profit: $-4,292
• Equity at exit: $20,860

10-year hold

• IRR: 8.5%
• Equity multiple: 1.69×
• Total profit: $27,181
• Equity at exit: $12,096

Cash invested: $39,172 (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: 7.6×

Monthly cashflow live

• Estimated rent: $1,540 high
• Mortgage (P&I): −$734
• Tax est. 1.5%: −$175 /mo · $2,098/yr
• Insurance: −$58
• HOA: −$0
• Vacancy / Maint / Mgmt: −$323
• Net cashflow: $250

Break-even live

Break-even rent $1,224

Max offer price $139,900

Occupancy floor 79%

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: $34,975
• Closing costs: $4,197
• Reserves months: —
• Total cash needed: —

Rent comps 11 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1030 Summit St SE Gainesville, GA	2.0–3.0	1.0	885	$1,335	$1.51	14d	3	0.34mi
710 Jesse Jewell Pkwy SE #111 Gainesville, GA	1.0	1.0	636	$1,350	$2.12	44d	1	0.47mi
710 Jesse Jewell Pkwy SE Apt 202 Gainesville, GA	1.0	1.0	469	$1,175	$2.51	44d	1	0.47mi
1000 Everly Way Gainesville, GA	3.0	1.0–2.0	1007	$2,013	$2.00	14d	15	0.73mi
1000 Rea Dr SW Gainesville, GA	2.0	1.0–2.0	938	$1,995	$2.13	14d	13	0.79mi
100 Foothills Pkwy Gainesville, GA	1.0–3.0	1.0–2.0	1008	$1,572	$1.56	14d	37	0.89mi
2100 Saint Thomas Dr Gainesville, GA	1.0–2.0	1.0–2.0	906	$2,249	$2.48	14d	20	0.99mi
3700 Limestone Rdg NE Gainesville, GA	1.0–3.0	1.0–2.0	1086	$2,080	$1.92	14d	72	1.21mi
415 Adair St Gainesville, GA	2.0	1.0–2.0	900	$1,450	$1.61	14d	4	1.23mi
703 West Ave Gainesville, GA	1.0–2.0	1.0	825	$1,275	$1.55	14d	9	1.24mi
700 Washington St NW Gainesville, GA	1.0–2.0	1.0–2.0	812	$1,644	$2.02	14d	6	1.27mi

Listing history 8 events

1. 2026-06-14
   statusdays on market $139,900 Pending 10 DOM
2. 2026-06-13
   days on market $139,900 Active 9 DOM
3. 2026-06-10
   days on market $139,900 Active 7 DOM
4. 2026-06-09
   days on market $139,900 Active 6 DOM
5. 2026-06-08
   days on market $139,900 Active 5 DOM
6. 2026-06-07
   days on market $139,900 Active 4 DOM
7. 2026-06-03
   remarks 172-char remark

   Show marketing remark (172 chars)

   2 Bedroom, 1 Bath small home with kitchen, laundry space, front porch and a level yard. Located within walking distance to basketball courts/park area. Home needs updating.

8. 2026-06-03
   listed $139,900 Active 1 DOM

   Show marketing remark (172 chars)

   2 Bedroom, 1 Bath small home with kitchen, laundry space, front porch and a level yard. Located within walking distance to basketball courts/park area. Home needs updating.

ⓘ 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 5/10 Major 7 d/yr ≥101°F today · 18 d/yr by 30 yrs out
• 💨 Wind 3/10 Moderate 9% 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: $18,482
• − Mortgage interest: −$7,837
• − Property taxes: −$2,098
• − Insurance: −$700
• − Repairs & maintenance: −$1,479
• − Management: −$1,479
• − Depreciation: −$4,070
• Taxable income: $820
• Est. tax owed @ 24.0%: −$197
• After-tax cash flow: $2,802/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: Gainesville City
• NCES district ID: 1302310
• Math proficiency: 23% ▼ -7.00%
• Reading proficiency: 25% ▼ -2.00%
• Median HH income: $40,331
• Composite: 20.3/100
• National rank: #8614
• State rank: #130 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

• Census place: Gainesville, GA
• 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

+0.0% since first listed

2 events — show timeline

• 2026-06-03 Listed $139,900 GAMLS
• 2026-06-03 Listed $139,900 FMLS

Property tax history

+5.7%/yr

Latest (2025): $236 · +44.4% YoY. Source: county tax records.