305 Dogwood St · Gainesville, GA 30501

$125,000

3 bd · 1.0 ba · 672 sqft · Other · 35 Days on market

Built 1971 0.42 ac lot $186/sqft · 36% below area Est $195k · 36% under

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Why this score? — see what drove the B 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 +30.0/30.0
• ARV discount +15.0/15.0
• DSCR +10.0/10.0
• 1% rule +7.4/10.0
• 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

Peaceful .42-acre property in a quiet Gainesville setting featuring a mobile home with plenty of potential. This beautiful lot offers privacy, a natural setting, and an excellent opportunity for a future homesite, investment property, or personal retreat. Conveniently located near shopping, schools, and everyday amenities while still enjoying the charm and tranquility of North Georgia living.

Key facts

• 0.42 acre lot
• Built 1971
• Listed 35 days

Property features AI

Exterior

• Parking: No parking details provided
• Security: No security features listed
• Utilities: Public water; Septic tank sewer; Electric available; Natural gas available; Cable available
• Home design: Single-wide mobile home; One level; Resale condition
• Construction: Aluminum siding; Metal roof; Block foundation
• Exterior features: Deck

Interior

• Kitchen: No specific kitchen features listed; Appliances: Other
• Bedrooms: 3 main-level bedrooms; No special bedroom features listed
• Flooring: Carpet; Laminate
• Bathrooms: 1 full bathroom (main level); No master bathroom features
• Heating & cooling: Natural gas heating; Window cooling units
• Interior features: Other interior features; No common walls
• Laundry & utility: No laundry details provided

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath other listed at $125k.

Deal economics

• At list price, monthly cash flow is $478 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $125k).
• Recommended offer: $121k (3.0% below list) — sets the bar for market timing.
• Cap rate 10.9% 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: West Hall Middle School (math 18% / reading 27%, grade F, #327 of 470 statewide, top 70%, 863 students, 66% FRL); West Hall High School (math 7% / reading 14%, grade F, #348 of 424 statewide, top 83%, 1,241 students, 52% FRL).
• Zoned-school proficiency averages 16% at this address vs 30% district-wide (-14 pts) — the specific schools serving this property underperform the Hall County average; the district grade overstates school quality for this exact location.
• Market conditions: Rents rising fast (+4.5%/yr); 251 active listings in the ZIP; 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 $864 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.
• At projected returns (-3.0% appreciation + 4.5% rent growth), your $35k cash investment doubles in ~7 years — after that, you're playing with house money.

Negotiation context

• It's been on market 35 days — a 3% lower offer ($121k) is reasonable based on typical stale-listing flexibility.
• 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 $121,250 (3.0% below list)

Questions for the listing agent

1. It's been on market 35 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1971 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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?
6. 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.
7. 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.
8. 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: 1.24% ✓
• Cap rate: 10.88%
• Cash-on-cash: 16.39%
• DSCR: 1.73
• GRM: 6.7

CMA / ARV

• ARV (median comp): $195,397
• List price: $125,000
• Delta: -36.03%
• Verdict: UNDERPRICED
• Comps: 8 within 1.0 mi

Projected returns pro-forma

-3.0% appreciation · 4.55% rent growth · sell at horizon

5-year hold

• IRR: 9.0%
• Equity multiple: 1.36×
• Total profit: $12,610
• Equity at exit: $18,638

10-year hold

• IRR: 19.4%
• Equity multiple: 2.73×
• Total profit: $60,437
• Equity at exit: $10,808

Cash invested: $35,000 (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: 6.7×

Monthly cashflow live

• Estimated rent: $1,556 medium
• Mortgage (P&I): −$656
• Tax from tax record: −$44 /mo · $526/yr
• Insurance: −$52
• HOA: −$0
• Vacancy / Maint / Mgmt: −$327
• Net cashflow: $478

Break-even live

Break-even rent $951

Max offer price $125,000

Occupancy floor 64%

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: $31,250
• Closing costs: $3,750
• Reserves months: —
• Total cash needed: —

Listing history 15 events

1. 2026-06-18
   days on market $125,000 Active 35 DOM
2. 2026-06-17
   days on market $125,000 Active 34 DOM
3. 2026-06-16
   days on market $125,000 Active 33 DOM
4. 2026-06-15
   days on market $125,000 Active 32 DOM
5. 2026-06-13
   days on market $125,000 Active 30 DOM
6. 2026-06-09
   days on market $125,000 Active 26 DOM
7. 2026-06-08
   days on market $125,000 Active 25 DOM
8. 2026-06-07
   days on market $125,000 Active 24 DOM
9. 2026-06-04
   days on market $125,000 Active 21 DOM
10. 2026-06-03
    days on market $125,000 Active 20 DOM
11. 2026-06-02
    days on market $125,000 Active 19 DOM
12. 2026-06-01
    days on market $125,000 Active 18 DOM
13. 2026-05-31
    days on market $125,000 Active 17 DOM
14. 2026-05-14
    listed $125,000 Active
15. 2026-05-08
    listed $125,000 New 395-char remark

    Show marketing remark (395 chars)

    Peaceful .42-acre property in a quiet Gainesville setting featuring a mobile home with plenty of potential. This beautiful lot offers privacy, a natural setting, and an excellent opportunity for a future homesite, investment property, or personal retreat. Conveniently located near shopping, schools, and everyday amenities while still enjoying the charm and tranquility of North Georgia living.

ⓘ 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: $526 · $44/mo
• Projected year-2 tax: $1,150 · $96/mo
• Expected delta: +$624/yr (+$52/mo · 118.8%)

ⓘ 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 2/10 Low
• 🌡 Heat 4/10 Moderate 7 d/yr ≥102°F today · 17 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 12% 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: $18,675
• − Mortgage interest: −$7,002
• − Property taxes: −$526
• − Insurance: −$625
• − Repairs & maintenance: −$1,494
• − Management: −$1,494
• − Depreciation: −$3,636
• Taxable income: $3,898
• Est. tax owed @ 24.0%: −$936
• After-tax cash flow: $4,801/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

+0.0% since first listed

2 events — show timeline

• 2026-05-14 Listed $125,000 FMLS
• 2026-05-08 Listed $125,000 GAMLS

Property tax history

+5.3%/yr

Latest (2025): $526 · +14.5% YoY. Source: county tax records.