818 Mcbride St · Gainesville, GA 30501

$230,000

3 bd · 1.0 ba · 800 sqft · SingleFamily public records · 56 Days on market

Built 1939 4,356 sqft lot Est $254k · 9% 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 +11.7/15.0
• Cash flow +9.6/30.0
• Rent growth +3.6/5.0
• Livability +3.3/5.0
• 1% rule +2.9/10.0
• DSCR +2.7/10.0
• Condition / age +2.5/5.0
• Schools +2.0/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Investor opportunity in the heart of Gainesville! This property includes 818 McBride St SE along with the adjacent lot at 822 McBride St SE, offering added flexibility and potential for future use. The home features approximately 800 square feet with 3 bedrooms and 1 bathroom, and has been partially updated with solid curb appeal and room for additional improvements. Currently tenant-occupied, this property provides immediate rental income with a tenant in place who has expressed interest in remaining, making it a great addition to an investment portfolio. The neighboring lot at 822 McBride is included in the sale, providing additional space and opportunity. Conveniently located near downtown Gainesville, shopping, dining, and major roadways. Showings are limited. Please contact listing agent for details and scheduling.

Key facts

• Conveniently located
• Investor opportunity
• 4,356 sq ft lot

Tags

• INVESTOR OPPORTUNITY
• IMMEDIATE RENTAL INCOME
• CONVENIENTLY LOCATED

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $230k.

Deal economics

• At list price, monthly cash flow is $-156 ($-2k/yr) — negative.
• To cash-flow at today's rent, offer at most $207k (9.8% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $182k (21.1% below list).
• Recommended offer: $182k (21.1% below list) — sets the bar for 1% rule.
• Cap rate 5.5% 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; 14 comparable units currently listed for rent nearby; rentals at typical pace (median 15d on market — plan ~3-4 weeks tenant-placement turnaround); 2,274 units permitted in Hall County in 2024 (620 in 5+ unit buildings).
• This rent runs 34% of the median local income ($64k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $2k of loan paydown is wiped out by about $7k 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 56 days — a 3% lower offer ($223k) 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.
• Current owner paid $100k; list at $230k implies a 130% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1939 — 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 $181,502 (21.1% 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 56 days. Have you received any prior offers? Is the seller open to a 21% concession, seller financing, or rate buy-down credit?
3. Built in 1939 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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. 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?
8. 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.
9. 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.
10. 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: 0.79% ✗
• Cap rate: 5.48%
• Cash-on-cash: -2.90%
• DSCR: 0.87
• GRM: 10.6

CMA / ARV

• ARV (median comp): $253,625
• List price: $230,000
• Delta: -9.32%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
936 Black Dr	0.66mi	3/1.0	864 (+8%)	20mo	$265,000	$307	39

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: -19.4%
• Equity multiple: 0.31×
• Total profit: $-44,279
• Equity at exit: $34,294

10-year hold

• IRR: -9.2%
• Equity multiple: 0.39×
• Total profit: $-39,035
• Equity at exit: $19,886

Cash invested: $64,400 (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: 10.6×

Monthly cashflow live

• Estimated rent: $1,815 high
• Mortgage (P&I): −$1,206
• Tax est. 1.5%: −$288 /mo · $3,450/yr
• Insurance: −$96
• HOA: −$0
• Vacancy / Maint / Mgmt: −$381
• Net cashflow: $-156

Break-even live

Break-even rent $2,012

Max offer price $207,483

Occupancy floor —

Sensitivity live

Price	-10% $3	-5% $-76	+0% $-156	+5% $-235	+10% $-315
Rent	-10% $-299	-5% $-227	+0% $-156	+5% $-84	+10% $-12
Rate	-1.0pp $-40	-0.5pp $-97	base $-156	+0.5pp $-215	+1.0pp $-276

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: $57,500
• Closing costs: $6,900
• Reserves months: —
• Total cash needed: —

Rent comps 14 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1030 Summit St SE Gainesville, GA	2.0–3.0	1.0	885	$1,451	$1.64	15d	3	0.35mi
1000 Everly Way Gainesville, GA	3.0	1.0–2.0	1007	$2,324	$2.31	15d	15	0.51mi
1000 Rea Dr SW Gainesville, GA	2.0	1.0–2.0	938	$1,995	$2.13	15d	13	0.57mi
25 Branch St Gainesville, GA	2.0	2.0	1000	$1,700	$1.70	6d	1	0.73mi
46 Mill St Unit 47 Gainesville, GA	2.0	1.5	1100	$1,550	$1.41	14d	1	0.76mi
2100 Saint Thomas Dr Gainesville, GA	1.0–2.0	1.0–2.0	906	$2,249	$2.48	15d	20	0.77mi
100 Foothills Pkwy Gainesville, GA	1.0–3.0	1.0–2.0	1008	$1,912	$1.90	15d	37	0.92mi
17 Liberty St Unit 18 Gainesville, GA	2.0	2.0	1093	$1,650	$1.51	14d	1	0.98mi
17 Liberty St Unit 17 Gainesville, GA	2.0	2.0	1093	$1,650	$1.51	19d	1	0.98mi
415 Adair St Gainesville, GA	2.0	1.0–2.0	900	$1,450	$1.61	15d	4	1.01mi
703 West Ave Gainesville, GA	1.0–2.0	1.0	825	$1,275	$1.55	15d	9	1.01mi
700 Washington St NW Gainesville, GA	1.0–2.0	1.0–2.0	812	$1,644	$2.02	15d	6	1.04mi
565 North Ave Apt 17 Gainesville, GA	2.0	2.0	942	$1,550	$1.65	23d	1	1.07mi
3700 Limestone Rdg NE Gainesville, GA	1.0–3.0	1.0–2.0	1086	$2,705	$2.49	15d	72	1.31mi

Listing history 14 events

1. 2026-06-10
   days on market $230,000 Active 56 DOM
2. 2026-06-09
   days on market $230,000 Active 55 DOM
3. 2026-06-08
   days on market $230,000 Active 54 DOM
4. 2026-06-07
   days on market $230,000 Active 53 DOM
5. 2026-06-05
   days on market $230,000 Active 50 DOM
6. 2026-06-03
   days on market $230,000 Active 49 DOM
7. 2026-06-02
   days on market $230,000 Active 48 DOM
8. 2026-06-01
   days on market $230,000 Active 47 DOM
9. 2026-05-31
   days on market $230,000 Active 46 DOM
10. 2026-05-30
    days on market $230,000 Active 45 DOM
11. 2026-04-14
    listed $230,000 New 833-char remark

    Show marketing remark (754 chars)

    Investor opportunity in the heart of Gainesville! This property includes 818 McBride St SE along with the adjacent lot at 822 McBride St SE, offering added flexibility and potential for future use. The home features approximately 800 square feet with 3 bedrooms and 1 bathroom, and has been partially updated with solid curb appeal and room for additional improvements. Currently tenant-occupied, this property provides immediate rental income with a tenant in place who has expressed interest in remaining, making it a great addition to an investment portfolio. The neighboring lot at 822 McBride is included in the sale, providing additional space and opportunity. Conveniently located near downtown Gainesville, shopping, dining, and major roadways.

12. 2026-04-14
    listed $230,000 Active 754-char remark

    Show marketing remark (754 chars)

    Investor opportunity in the heart of Gainesville! This property includes 818 McBride St SE along with the adjacent lot at 822 McBride St SE, offering added flexibility and potential for future use. The home features approximately 800 square feet with 3 bedrooms and 1 bathroom, and has been partially updated with solid curb appeal and room for additional improvements. Currently tenant-occupied, this property provides immediate rental income with a tenant in place who has expressed interest in remaining, making it a great addition to an investment portfolio. The neighboring lot at 822 McBride is included in the sale, providing additional space and opportunity. Conveniently located near downtown Gainesville, shopping, dining, and major roadways.

13. 2025-05-20
    soldstatus $100,000
14. 2022-09-19
    soldstatus $125,000

ⓘ 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 2/10 Low
• 🌡 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: $21,780
• − Mortgage interest: −$12,884
• − Property taxes: −$3,450
• − Insurance: −$1,150
• − Repairs & maintenance: −$1,742
• − Management: −$1,742
• − Depreciation: −$6,691
• Taxable loss: −$5,879
• Est. tax savings @ 24.0%: +$1,411
• After-tax cash flow: $-456/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

+84.0% since first listed

4 events — show timeline

• 2026-04-14 Listed $230,000 FMLS
• 2026-04-14 Listed $230,000 GAMLS
• 2025-05-20 Sold (Public Records) $100,000 Public Records
• 2022-09-19 Sold (Public Records) $125,000 Public Records

Property tax history

+5.1%/yr

Latest (2025): $175 · +12.6% YoY. Source: county tax records.