3216 Brackett Dr · Gainesville, GA 30506

$265,000

3 bd · 2.0 ba · 1,368 sqft · SingleFamily public records · 41 Days on market

Built 2004 0.67 ac lot $194/sqft · 5% above area Est $326k · 19% under

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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).

• ARV discount +15.0/15.0
• Cash flow +9.4/30.0
• Rent growth +3.5/5.0
• Livability +3.3/5.0
• Schools +2.7/10.0
• DSCR +2.6/10.0
• Condition / age +2.5/5.0
• 1% rule +2.1/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Opportunity in Gainesville with strong value-add potential. This 3BR/2BA home with a bonus 4th bedroom addition offers approximately 1,700 sq ft, spacious living areas, and a functional layout. Interior features updated flooring, large bedrooms, and an open kitchen/dining area that is move-in ready. Exterior offers opportunity for cosmetic improvements and added value with some TLC. No HOA and no rental restrictions. Previously rented at $1,800/month, making this an excellent opportunity for investors, first-time home buyers looking for a project, or buyers wanting to build equity. Spacious lot with additional outdoor storage building and covered rear area. Conveniently located near Lake Lanier, shopping, dining, and major roadways. Property is being sold AS-IS. Likely will not qualify for FHA financing.

Key facts

• 0.67 acre lot
• 6 parking spots
• Built 2004

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $265k.

Deal economics

• At list price, monthly cash flow is $-191 ($-2k/yr) — negative.
• To cash-flow at today's rent, offer at most $231k (12.7% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $188k (29.1% below list).
• Recommended offer: $188k (29.1% below list) — sets the bar for 1% rule.
• Cap rate 5.4% 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+, schools F, crime 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.
• Market conditions: Rents rising (+3.8%/yr); 688 active listings in the ZIP; 6 comparable units currently listed for rent nearby; rentals at typical pace (median 24d on market — plan ~3-4 weeks tenant-placement turnaround); solid renter incomes; 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 $2k of loan paydown is wiped out by about $8k 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 41 days — a 3% lower offer ($257k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask is 18% above the opening price — seller raised mid-cycle; expect resistance to lowballs.
• Current owner paid $35k; list at $265k implies a 657% gain — meaningful room to come down on a strong offer.

Recommended offer $187,879 (29.1% below list)

Questions for the listing agent

1. 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?
2. It's been on market 41 days. Have you received any prior offers? Is the seller open to a 29% concession, seller financing, or rate buy-down credit?
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. 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?
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: 0.71% ✗
• Cap rate: 5.43%
• Cash-on-cash: -3.09%
• DSCR: 0.86
• GRM: 11.8

CMA / ARV

• ARV (median comp): $325,826
• List price: $265,000
• Delta: -18.67%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 8 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
3026 Summer Lake Dr	0.72mi	3/2.0	1,372 (+0%)	1mo	$321,500	$234	65
4119 Glenwood Dr	0.59mi	3/2.0	1,402 (+2%)	22mo	$315,000	$225	50
4132 Greenwood Dr	0.54mi	3/2.0	1,450 (+6%)	18mo	$312,000	$215	50
4040 Seabolt Rd	0.26mi	3/2.0	1,196 (-13%)	21mo	$230,000	$192	50
2755 Fran Mar Dr	0.64mi	4/2.0 (+1)	1,312 (-4%)	15mo	$307,500	$234	46
4187 Sardis Rd	0.57mi	3/2.0	1,544 (+13%)	8mo	$442,000	$286	46
2857 Fran Mar Dr	0.66mi	3/2.0	1,208 (-12%)	15mo	$330,000	$273	37
3068 Summer Lake Dr	0.59mi	2/2.0 (-1)	1,170 (-14%)	11mo	$309,000	$264	34

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 · 3.84% rent growth · sell at horizon

5-year hold

• IRR: -20.6%
• Equity multiple: 0.28×
• Total profit: $-53,563
• Equity at exit: $39,512

10-year hold

• IRR: -12.3%
• Equity multiple: 0.25×
• Total profit: $-55,885
• Equity at exit: $22,912

Cash invested: $74,200 (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 30506

• Home prices YoY: -32.1%
• Rents YoY: 3.8%
• Active inventory: 688
• Price-to-rent: 11.8×

Monthly cashflow live

• Estimated rent: $1,879 high
• Mortgage (P&I): −$1,390
• Tax from tax record: −$175 /mo · $2,100/yr
• Insurance: −$110
• HOA: −$0
• Vacancy / Maint / Mgmt: −$395
• Net cashflow: $-191

Break-even live

Break-even rent $2,120

Max offer price $231,286

Occupancy floor —

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: $66,250
• Closing costs: $7,950
• Reserves months: —
• Total cash needed: —

Rent comps 6 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3903 Hidden Hollow Dr Gainesville, GA	2.0	2.0	1134	$1,640	$1.45	43d	1	0.39mi
3987 Hidden Hollow Dr Gainesville, GA	2.0	2.0	1176	$1,625	$1.38	5d	1	0.64mi
3976 Hidden Hollow Dr Unit B Gainesville, GA	2.0	2.0	1164	$1,550	$1.33	24d	1	0.64mi
3989 Hidden Hollow Dr Gainesville, GA	2.0	2.0	1189	$1,675	$1.41	43d	1	0.65mi
4003 Hidden Hollow Dr Gainesville, GA	2.0	2.0	1189	$1,670	$1.40	5d	1	0.69mi
4019 Hidden Hollow Dr Gainesville, GA	2.0	2.0	1176	$1,650	$1.40	5d	1	0.75mi

Listing history 7 events

1. 2026-04-16
   price $265,000 818-char remark

   Show marketing remark (818 chars)

   Opportunity in Gainesville with strong value-add potential. This 3BR/2BA home with a bonus 4th bedroom addition offers approximately 1,700 sq ft, spacious living areas, and a functional layout. Interior features updated flooring, large bedrooms, and an open kitchen/dining area that is move-in ready. Exterior offers opportunity for cosmetic improvements and added value with some TLC. No HOA and no rental restrictions. Previously rented at $1,800/month, making this an excellent opportunity for investors, first-time home buyers looking for a project, or buyers wanting to build equity. Spacious lot with additional outdoor storage building and covered rear area. Conveniently located near Lake Lanier, shopping, dining, and major roadways. Property is being sold AS-IS. Likely will not qualify for FHA financing.

2. 2026-04-16
   price $265,000 818-char remark

   Show marketing remark (818 chars)

   Opportunity in Gainesville with strong value-add potential. This 3BR/2BA home with a bonus 4th bedroom addition offers approximately 1,700 sq ft, spacious living areas, and a functional layout. Interior features updated flooring, large bedrooms, and an open kitchen/dining area that is move-in ready. Exterior offers opportunity for cosmetic improvements and added value with some TLC. No HOA and no rental restrictions. Previously rented at $1,800/month, making this an excellent opportunity for investors, first-time home buyers looking for a project, or buyers wanting to build equity. Spacious lot with additional outdoor storage building and covered rear area. Conveniently located near Lake Lanier, shopping, dining, and major roadways. Property is being sold AS-IS. Likely will not qualify for FHA financing.

3. 2026-04-14
   listed $225,000 Active 818-char remark

   Show marketing remark (818 chars)

   Opportunity in Gainesville with strong value-add potential. This 3BR/2BA home with a bonus 4th bedroom addition offers approximately 1,700 sq ft, spacious living areas, and a functional layout. Interior features updated flooring, large bedrooms, and an open kitchen/dining area that is move-in ready. Exterior offers opportunity for cosmetic improvements and added value with some TLC. No HOA and no rental restrictions. Previously rented at $1,800/month, making this an excellent opportunity for investors, first-time home buyers looking for a project, or buyers wanting to build equity. Spacious lot with additional outdoor storage building and covered rear area. Conveniently located near Lake Lanier, shopping, dining, and major roadways. Property is being sold AS-IS. Likely will not qualify for FHA financing.

4. 2026-04-14
   listed $225,000 New 818-char remark

   Show marketing remark (818 chars)

   Opportunity in Gainesville with strong value-add potential. This 3BR/2BA home with a bonus 4th bedroom addition offers approximately 1,700 sq ft, spacious living areas, and a functional layout. Interior features updated flooring, large bedrooms, and an open kitchen/dining area that is move-in ready. Exterior offers opportunity for cosmetic improvements and added value with some TLC. No HOA and no rental restrictions. Previously rented at $1,800/month, making this an excellent opportunity for investors, first-time home buyers looking for a project, or buyers wanting to build equity. Spacious lot with additional outdoor storage building and covered rear area. Conveniently located near Lake Lanier, shopping, dining, and major roadways. Property is being sold AS-IS. Likely will not qualify for FHA financing.

5. 2026-04-07
   historical $225,000 818-char remark

   Show marketing remark (818 chars)

   Opportunity in Gainesville with strong value-add potential. This 3BR/2BA home with a bonus 4th bedroom addition offers approximately 1,700 sq ft, spacious living areas, and a functional layout. Interior features updated flooring, large bedrooms, and an open kitchen/dining area that is move-in ready. Exterior offers opportunity for cosmetic improvements and added value with some TLC. No HOA and no rental restrictions. Previously rented at $1,800/month, making this an excellent opportunity for investors, first-time home buyers looking for a project, or buyers wanting to build equity. Spacious lot with additional outdoor storage building and covered rear area. Conveniently located near Lake Lanier, shopping, dining, and major roadways. Property is being sold AS-IS. Likely will not qualify for FHA financing.

6. 2026-04-07
   historical $225,000 818-char remark

   Show marketing remark (818 chars)

   Opportunity in Gainesville with strong value-add potential. This 3BR/2BA home with a bonus 4th bedroom addition offers approximately 1,700 sq ft, spacious living areas, and a functional layout. Interior features updated flooring, large bedrooms, and an open kitchen/dining area that is move-in ready. Exterior offers opportunity for cosmetic improvements and added value with some TLC. No HOA and no rental restrictions. Previously rented at $1,800/month, making this an excellent opportunity for investors, first-time home buyers looking for a project, or buyers wanting to build equity. Spacious lot with additional outdoor storage building and covered rear area. Conveniently located near Lake Lanier, shopping, dining, and major roadways. Property is being sold AS-IS. Likely will not qualify for FHA financing.

7. 1997-01-16
   soldstatus $35,000

ⓘ 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: $2,100 · $175/mo
• Projected year-2 tax: $2,438 · $203/mo
• Expected delta: +$338/yr (+$28/mo · 16.1%)

ⓘ 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 ≥102°F today · 18 d/yr by 30 yrs out
• 💨 Wind 3/10 Moderate 6% chance of damaging wind over 30 yrs
• 🫁 Air quality 4/10 Moderate 4 unhealthy d/yr today · 6 by 30 yrs out

Taxation est. · year 1

• Rental income: $22,545
• − Mortgage interest: −$14,844
• − Property taxes: −$2,100
• − Insurance: −$1,325
• − Repairs & maintenance: −$1,804
• − Management: −$1,804
• − Depreciation: −$7,709
• Taxable loss: −$7,040
• Est. tax savings @ 24.0%: +$1,690
• After-tax cash flow: $-601/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): 45,612
• Household income: $97,413
• Rent vs Own: 16.0% rent · 84.0% own
• Severe rent burden: 561.0

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: Predominantly White (80%)
• Race & ethnicity: White 80% Hispanic / Latino 11% Two or more races 6% Black 3% Asian 2%
• Hispanic origin (detail): Mexican 8%
• Common ancestry: Slovak 3% Italian 2% Romanian 1%
• Foreign-born: 7% · Canada, Jamaica, Vietnam
• Languages at home: 88% English-only · Spanish 10%

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: ▼ -122.87%
• Current HPI: 259.9978
• Rent YoY: ▲ 3.84%
• 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

+657.1% since first listed

7 events — show timeline

• 2026-04-16 Price Changed $265,000 GAMLS
• 2026-04-16 Price Changed $265,000 FMLS
• 2026-04-14 Listed $225,000 FMLS
• 2026-04-14 Listed $225,000 GAMLS
• 2026-04-07 Coming Soon $225,000 GAMLS
• 2026-04-07 Coming Soon $225,000 FMLS
• 1997-01-16 Sold (Public Records) $35,000 Public Records

Property tax history

+3.3%/yr

Latest (2025): $2,100 · -6.2% YoY. Source: county tax records.