670 Harbor Cv · Gainesville, GA 30501

$299,900

4 bd · 2.5 ba · 2,718 sqft · SingleFamily public records · 42 Days on market

Built 1978 0.34 ac lot Est $389k · 23% 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 +16.8/30.0
• ARV discount +15.0/15.0
• DSCR +5.2/10.0
• Rent growth +3.6/5.0
• Livability +3.3/5.0
• 1% rule +3.2/10.0
• Condition / age +2.5/5.0
• Schools +2.0/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Traditional 2-story home in the heart of Gainesville that is close to the lake and has no HOA! This property is easy to access yet off the beaten path so there is not a lot of traffic to deal with. There is currently a make-shift 5th bedroom on the main level which is converted from a dining room. Wonderful fireplace in the Great Room for evenings watching TV or just hanging out. Bathrooms are updated and roomy. Come check out this wonderfully located home and make it your own.

Key facts

• Close to the lake
• 2 story home
• Updated bathrooms

Tags

• 2 STORY HOME
• CLOSE TO THE LAKE
• NO HOA
• FIREPLACE IN THE GREAT ROOM
• UPDATED BATHROOMS

What this means for you Summary

Snapshot

• This is a 4-bed/2.5-bath single-family listed at $300k.

Deal economics

• At list price, monthly cash flow is $139 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $246k (18.0% below list).
• Recommended offer: $246k (18.0% below list) — sets the bar for 1% rule.
• Cap rate 7.1% 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: Centennial Arts Academy (math 25% / reading 17%, grade F, #850 of 1,228 statewide, top 70%, 808 students, 73% 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 68% FRL track the district average.
• Market conditions: Rents rising fast (+4.5%/yr); 252 active listings in the ZIP; 2 comparable units currently listed for rent nearby; 2,274 units permitted in Hall County in 2024 (620 in 5+ unit buildings).
• At $2,460/mo this rent would consume 46% of the median local household income ($64k/yr) (locally 2055% 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 $2k of loan paydown is wiped out by about $9k 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

• It's been on market 42 days — a 3% lower offer ($291k) is reasonable based on typical stale-listing flexibility.
• 11 sale attempts since 12y 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 $187k; list at $300k implies a 60% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: flood insurance adds $56/mo.
• Climate carrying-cost: severe flood risk; extreme-heat days projected 7→18/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $245,984 (18.0% below list)

Questions for the listing agent

1. It's been on market 42 days. Have you received any prior offers? Is the seller open to a 18% concession, seller financing, or rate buy-down credit?
2. Built in 1978 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. 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?
7. 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.
8. 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.
9. 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: 0.82% ✗
• Cap rate: 7.07%
• Cash-on-cash: 2.78%
• DSCR: 1.12
• GRM: 10.2

CMA / ARV

• ARV (on-the-fly): $388,674
• Comps found: 7

Show comp detail 7 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
660 Honeysuckle Rd	0.11mi	4/3.0	2,900 (+7%)	2mo	$327,000	$113	80
684 Honeysuckle Rd	0.10mi	4/3.0	3,048 (+12%)	2mo	$350,000	$115	72
617 Mountain View Cir	0.20mi	4/2.5	2,394 (-12%)	6mo	$341,500	$143	66
546 Woodland Dr	0.33mi	4/2.5	2,464 (-9%)	6mo	$390,000	$158	64
486 Holly Pl	0.59mi	4/3.0	2,821 (+4%)	13mo	$410,000	$145	54
750 Holly Dr	0.23mi	3/3.5 (-1)	3,003 (+10%)	13mo	$680,000	$226	52
1454 Longview Dr	0.65mi	5/3.5 (+1)	3,120 (+15%)	5mo	$270,000	$87	32

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: -11.7%
• Equity multiple: 0.57×
• Total profit: $-35,996
• Equity at exit: $44,716

10-year hold

• IRR: -0.6%
• Equity multiple: 0.95×
• Total profit: $-3,990
• Equity at exit: $25,930

Cash invested: $83,972 (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: 252
• Price-to-rent: 10.2×

Monthly cashflow live

• Estimated rent: $2,460 medium
• Mortgage (P&I): −$1,573
• Tax from tax record: −$51 /mo · $616/yr
• Insurance: −$125
• Flood insurance flood zone: −$56 /mo · $666/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$517
• Net cashflow: $139

Break-even live

Break-even rent $2,284

Max offer price $299,900

Occupancy floor 89%

Sensitivity live

Price	-10% $308	-5% $224	+0% $139	+5% $-288	+10% $-392
Rent	-10% $-56	-5% $42	+0% $139	+5% $236	+10% $333
Rate	-1.0pp $290	-0.5pp $215	base $139	+0.5pp $61	+1.0pp $-18

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: $74,975
• Closing costs: $8,997
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
691 Harbor Cv Gainesville, GA	4.0	3.0	3395	$5,900	$1.74	45d	1	0.07mi
1181 Lakeshore Cir Gainesville, GA	4.0	3.5	2564	$2,700	$1.05	45d	1	1.06mi

Listing history 41 events

1. 2026-03-31
   status Pending
2. 2026-03-30
   historical Active Under Contract

   Show marketing remark (482 chars)

   Traditional 2-story home in the heart of Gainesville that is close to the lake and has no HOA! This property is easy to access yet off the beaten path so there is not a lot of traffic to deal with. There is currently a make-shift 5th bedroom on the main level which is converted from a dining room. Wonderful fireplace in the Great Room for evenings watching TV or just hanging out. Bathrooms are updated and roomy. Come check out this wonderfully located home and make it your own.

3. 2026-03-30
   status Under Contract 482-char remark

   Show marketing remark (482 chars)

   Traditional 2-story home in the heart of Gainesville that is close to the lake and has no HOA! This property is easy to access yet off the beaten path so there is not a lot of traffic to deal with. There is currently a make-shift 5th bedroom on the main level which is converted from a dining room. Wonderful fireplace in the Great Room for evenings watching TV or just hanging out. Bathrooms are updated and roomy. Come check out this wonderfully located home and make it your own.

4. 2026-03-02
   status Active

   Show marketing remark (482 chars)

   Traditional 2-story home in the heart of Gainesville that is close to the lake and has no HOA! This property is easy to access yet off the beaten path so there is not a lot of traffic to deal with. There is currently a make-shift 5th bedroom on the main level which is converted from a dining room. Wonderful fireplace in the Great Room for evenings watching TV or just hanging out. Bathrooms are updated and roomy. Come check out this wonderfully located home and make it your own.

5. 2026-03-02
   status Back On Market 482-char remark

   Show marketing remark (482 chars)

   Traditional 2-story home in the heart of Gainesville that is close to the lake and has no HOA! This property is easy to access yet off the beaten path so there is not a lot of traffic to deal with. There is currently a make-shift 5th bedroom on the main level which is converted from a dining room. Wonderful fireplace in the Great Room for evenings watching TV or just hanging out. Bathrooms are updated and roomy. Come check out this wonderfully located home and make it your own.

6. 2026-02-24
   historical Active Under Contract 482-char remark

   Show marketing remark (482 chars)

   Traditional 2-story home in the heart of Gainesville that is close to the lake and has no HOA! This property is easy to access yet off the beaten path so there is not a lot of traffic to deal with. There is currently a make-shift 5th bedroom on the main level which is converted from a dining room. Wonderful fireplace in the Great Room for evenings watching TV or just hanging out. Bathrooms are updated and roomy. Come check out this wonderfully located home and make it your own.

7. 2026-02-24
   historical Active Under Contract

   Show marketing remark (482 chars)

   Traditional 2-story home in the heart of Gainesville that is close to the lake and has no HOA! This property is easy to access yet off the beaten path so there is not a lot of traffic to deal with. There is currently a make-shift 5th bedroom on the main level which is converted from a dining room. Wonderful fireplace in the Great Room for evenings watching TV or just hanging out. Bathrooms are updated and roomy. Come check out this wonderfully located home and make it your own.

8. 2026-02-15
   listed $299,900 Active

   Show marketing remark (482 chars)

   Traditional 2-story home in the heart of Gainesville that is close to the lake and has no HOA! This property is easy to access yet off the beaten path so there is not a lot of traffic to deal with. There is currently a make-shift 5th bedroom on the main level which is converted from a dining room. Wonderful fireplace in the Great Room for evenings watching TV or just hanging out. Bathrooms are updated and roomy. Come check out this wonderfully located home and make it your own.

9. 2026-02-15
   listed $299,900 New 482-char remark

   Show marketing remark (482 chars)

   Traditional 2-story home in the heart of Gainesville that is close to the lake and has no HOA! This property is easy to access yet off the beaten path so there is not a lot of traffic to deal with. There is currently a make-shift 5th bedroom on the main level which is converted from a dining room. Wonderful fireplace in the Great Room for evenings watching TV or just hanging out. Bathrooms are updated and roomy. Come check out this wonderfully located home and make it your own.

10. 2026-01-13
    historical
11. 2026-01-13
    historical
12. 2025-12-06
    status Back On Market
13. 2025-12-06
    status Active
14. 2025-12-02
    historical Active Under Contract
15. 2025-12-02
    historical Active Under Contract
16. 2025-11-12
    price $325,000
17. 2025-11-12
    price $325,000
18. 2025-09-26
    price $335,000
19. 2025-09-26
    price $335,000
20. 2025-09-05
    listed $350,000 New
21. 2025-09-05
    listed $350,000 Active
22. 2015-03-28
    price $187,000
23. 2015-03-20
    soldstatus $187,000
24. 2015-03-16
    price $187,000
25. 2015-03-13
    historical
26. 2015-03-13
    soldstatus $187,000 Sold
27. 2015-03-13
    soldstatus $187,000 Sold
28. 2015-03-13
    price $199,000
29. 2015-03-04
    status Under Contract
30. 2015-03-04
    price $199,000
31. 2015-02-24
    historical Contingent - Due Diligence
32. 2015-01-21
    price $199,000
33. 2015-01-21
    price $199,000
34. 2015-01-02
    listed $204,900 Active
35. 2014-12-30
    historical
36. 2014-12-13
    price $204,900
37. 2014-12-12
    price $204,900
38. 2014-11-21
    price $214,900
39. 2014-11-20
    price $214,900
40. 2014-09-02
    listed $229,000 New
41. 2014-08-29
    listed $229,000 Active

ⓘ 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: $616 · $51/mo
• Projected year-2 tax: $2,759 · $230/mo
• Expected delta: +$2,143/yr (+$179/mo · 347.5%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 8/10 Severe FEMA zone X (unshaded) · 99% 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 4/10 Moderate 11% 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: $29,518
• − Mortgage interest: −$16,799
• − Property taxes: −$616
• − Insurance: −$2,166
• − Repairs & maintenance: −$2,361
• − Management: −$2,361
• − Depreciation: −$8,724
• Taxable loss: −$3,511
• Est. tax savings @ 24.0%: +$843
• After-tax cash flow: $2,507/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

+31.0% since first listed

41 events — show timeline

• 2026-03-31 Pending — FMLS
• 2026-03-30 Contingent — FMLS
• 2026-03-30 Pending — GAMLS
• 2026-03-02 Relisted — FMLS
• 2026-03-02 Relisted — GAMLS
• 2026-02-24 Contingent — GAMLS
• 2026-02-24 Contingent — FMLS
• 2026-02-15 Listed $299,900 GAMLS
• 2026-02-15 Listed $299,900 FMLS
• 2026-01-13 Listing Removed — FMLS
• 2026-01-13 Listing Removed — GAMLS
• 2025-12-06 Relisted — GAMLS
• 2025-12-06 Relisted — FMLS
• 2025-12-02 Contingent — GAMLS
• 2025-12-02 Contingent — FMLS
• 2025-11-12 Price Changed $325,000 GAMLS
• 2025-11-12 Price Changed $325,000 FMLS
• 2025-09-26 Price Changed $335,000 GAMLS
• 2025-09-26 Price Changed $335,000 FMLS
• 2025-09-05 Listed $350,000 FMLS
• 2025-09-05 Listed $350,000 GAMLS
• 2015-03-28 Price Changed $187,000 GAMLS
• 2015-03-20 Sold (Public Records) $187,000 Public Records
• 2015-03-16 Price Changed $187,000 FMLS
• 2015-03-13 Listing Removed — FMLS
• 2015-03-13 Sold (MLS) $187,000 GAMLS
• 2015-03-13 Price Changed $199,000 FMLS
• 2015-03-13 Sold (MLS) $187,000 FMLS
• 2015-03-04 Pending — GAMLS
• 2015-03-04 Price Changed $199,000 GAMLS
• 2015-02-24 Contingent — FMLS
• 2015-01-21 Price Changed $199,000 FMLS
• 2015-01-21 Price Changed $199,000 GAMLS
• 2015-01-02 Listed $204,900 FMLS
• 2014-12-30 Listing Removed — FMLS
• 2014-12-13 Price Changed $204,900 GAMLS
• 2014-12-12 Price Changed $204,900 FMLS
• 2014-11-21 Price Changed $214,900 GAMLS
• 2014-11-20 Price Changed $214,900 FMLS
• 2014-09-02 Listed $229,000 GAMLS
• 2014-08-29 Listed $229,000 FMLS

Property tax history

+1.5%/yr

Latest (2025): $616 · +8.5% YoY. Source: county tax records.