1856 Goldmine Rd · Dawsonville, GA 30534

$160,000

3 bd · 2.0 ba · 1,782 sqft · Manufactured public records · 4 Days on market

Built 2000 2.62 ac lot

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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
• DSCR +10.0/10.0
• 1% rule +8.1/10.0
• ARV discount +7.5/15.0
• Schools +3.7/10.0
• Livability +3.4/5.0
• Rent growth +3.3/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Opportunity awaits with this spacious manufactured home situated on over 2.5 peaceful acres in Dawsonville. Tucked away among mature trees, this property offers the perfect setting for those looking to renovate, invest, or create their own North Georgia retreat. The home is being sold AS-IS and offers great potential with a functioning layout, ample living space, and room to make it your own. You'll love the quiet country feel while still being conveniently located to shopping, dining, schools, and GA-400 access. Whether you're searching for a fixer-upper, rental opportunity, or a place to build equity, this property is full of possibilities. Bring your vision and unlock the potential this property has for you.

Key facts

• 2.62 acre lot
• Built 2000
• Listed 4 days

Property features AI

Exterior

• Parking: Driveway; Open parking available
• Utilities: Well water; Septic tank; Electric service with 110V and 220V; Electricity available; Phone service available
• Home design: Double wide mobile home; One level; Resale property; Pillar/post/pier foundation
• Construction: Other construction materials; Other roof type
• Exterior features: Deck; Other exterior features

Interior

• Kitchen: Breakfast bar; Stained cabinets; Eat-in kitchen; Laminate counters; Dishwasher; Electric oven and electric range
• Bedrooms: Three main-level bedrooms; Master bedroom on the main level
• Flooring: Carpet; Laminate; Vinyl
• Bathrooms: Two full bathrooms; Master bathroom with soaking tub; Two main-level bathrooms
• Heating & cooling: Central heating; Central air conditioning
• Interior features: No common walls; Other interior features; Great room and open concept dining area; Rooms include bathroom, bedroom, family room, kitchen, laundry, living room, master bathroom, and master bedroom
• Laundry & utility: Main-level laundry room; Electric water heater

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $160k.

Deal economics

• At list price, monthly cash flow is $681 ($8k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $160k).
• Cap rate 11.4% vs local median 3.0% in Dawsonville — 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 68/100 on livability (#155 in GA) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A+; Watch: amenities F, commute F, health & safety D-.
• Dawson County (rural): math 40% / reading 44% proficiency, ranked #30 of 174 in GA (top 17%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Robinson Elementary School (math 44% / reading 43%, grade F, #364 of 1,228 statewide, top 30%, 630 students, 46% FRL); Dawson County Middle School (math 47% / reading 48%, grade C-, #84 of 470 statewide, top 19%, 555 students, 46% FRL); Dawson County High School (math 5% / reading 33%, grade F, #250 of 424 statewide, top 60%, 773 students, 32% FRL) — zoned schools at 42% FRL track the district average.
• Market conditions: Rents rising (+3.0%/yr); 581 active listings in the ZIP; solid renter incomes; 887 units permitted in Dawson County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $1k of loan paydown is wiped out by about $5k of value loss. Plan a longer hold.
• Dawson County population projected at +10% by 2050 — modest demand growth; plan on rents tracking national, not racing it.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $45k cash investment doubles in ~7 years — after that, you're playing with house money.

Negotiation context

• Only 4 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.

Recommended offer $160,000

Questions for the listing agent

1. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
2. Schools are D-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
3. 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.
4. 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.
5. 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: 1.31% ✓
• Cap rate: 11.40%
• Cash-on-cash: 18.25%
• DSCR: 1.81
• GRM: 6.4

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 3.03% rent growth · sell at horizon

5-year hold

• IRR: 9.9%
• Equity multiple: 1.39×
• Total profit: $17,483
• Equity at exit: $23,857

10-year hold

• IRR: 19.0%
• Equity multiple: 2.59×
• Total profit: $71,167
• Equity at exit: $13,834

Cash invested: $44,800 (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 30534

• Home prices YoY: -23.0%
• Rents YoY: 3.0%
• Active inventory: 581
• Price-to-rent: 6.4×

Monthly cashflow live

• Estimated rent: $2,098 medium
• Mortgage (P&I): −$839
• Tax from tax record: −$70 /mo · $841/yr
• Insurance: −$67
• HOA: −$0
• Vacancy / Maint / Mgmt: −$441
• Net cashflow: $681

Break-even live

Break-even rent $1,235

Max offer price $160,000

Occupancy floor 63%

Sensitivity live

Price	-10% $772	-5% $727	+0% $681	+5% $636	+10% $591
Rent	-10% $516	-5% $598	+0% $681	+5% $764	+10% $847
Rate	-1.0pp $762	-0.5pp $722	base $681	+0.5pp $640	+1.0pp $598

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: $40,000
• Closing costs: $4,800
• Reserves months: —
• Total cash needed: —

Listing history 6 events

1. 2026-05-12
   status Under Contract 724-char remark

   Show marketing remark (724 chars)

   Opportunity awaits with this spacious manufactured home situated on over 2.5 peaceful acres in Dawsonville. Tucked away among mature trees, this property offers the perfect setting for those looking to renovate, invest, or create their own North Georgia retreat. The home is being sold AS-IS and offers great potential with a functioning layout, ample living space, and room to make it your own. You'll love the quiet country feel while still being conveniently located to shopping, dining, schools, and GA-400 access. Whether you're searching for a fixer-upper, rental opportunity, or a place to build equity, this property is full of possibilities. Bring your vision and unlock the potential this property has for you.

2. 2026-05-12
   status Pending

   Show marketing remark (724 chars)

   Opportunity awaits with this spacious manufactured home situated on over 2.5 peaceful acres in Dawsonville. Tucked away among mature trees, this property offers the perfect setting for those looking to renovate, invest, or create their own North Georgia retreat. The home is being sold AS-IS and offers great potential with a functioning layout, ample living space, and room to make it your own. You'll love the quiet country feel while still being conveniently located to shopping, dining, schools, and GA-400 access. Whether you're searching for a fixer-upper, rental opportunity, or a place to build equity, this property is full of possibilities. Bring your vision and unlock the potential this property has for you.

3. 2026-05-08
   listed $160,000 Active

   Show marketing remark (724 chars)

   Opportunity awaits with this spacious manufactured home situated on over 2.5 peaceful acres in Dawsonville. Tucked away among mature trees, this property offers the perfect setting for those looking to renovate, invest, or create their own North Georgia retreat. The home is being sold AS-IS and offers great potential with a functioning layout, ample living space, and room to make it your own. You'll love the quiet country feel while still being conveniently located to shopping, dining, schools, and GA-400 access. Whether you're searching for a fixer-upper, rental opportunity, or a place to build equity, this property is full of possibilities. Bring your vision and unlock the potential this property has for you.

4. 2026-05-08
   listed $160,000 New 724-char remark

   Show marketing remark (724 chars)

   Opportunity awaits with this spacious manufactured home situated on over 2.5 peaceful acres in Dawsonville. Tucked away among mature trees, this property offers the perfect setting for those looking to renovate, invest, or create their own North Georgia retreat. The home is being sold AS-IS and offers great potential with a functioning layout, ample living space, and room to make it your own. You'll love the quiet country feel while still being conveniently located to shopping, dining, schools, and GA-400 access. Whether you're searching for a fixer-upper, rental opportunity, or a place to build equity, this property is full of possibilities. Bring your vision and unlock the potential this property has for you.

5. 2026-05-08
   historical $160,000 724-char remark

   Show marketing remark (724 chars)

   Opportunity awaits with this spacious manufactured home situated on over 2.5 peaceful acres in Dawsonville. Tucked away among mature trees, this property offers the perfect setting for those looking to renovate, invest, or create their own North Georgia retreat. The home is being sold AS-IS and offers great potential with a functioning layout, ample living space, and room to make it your own. You'll love the quiet country feel while still being conveniently located to shopping, dining, schools, and GA-400 access. Whether you're searching for a fixer-upper, rental opportunity, or a place to build equity, this property is full of possibilities. Bring your vision and unlock the potential this property has for you.

6. 2026-05-08
   historical $160,000

   Show marketing remark (724 chars)

   Opportunity awaits with this spacious manufactured home situated on over 2.5 peaceful acres in Dawsonville. Tucked away among mature trees, this property offers the perfect setting for those looking to renovate, invest, or create their own North Georgia retreat. The home is being sold AS-IS and offers great potential with a functioning layout, ample living space, and room to make it your own. You'll love the quiet country feel while still being conveniently located to shopping, dining, schools, and GA-400 access. Whether you're searching for a fixer-upper, rental opportunity, or a place to build equity, this property is full of possibilities. Bring your vision and unlock the potential this property has for you.

ⓘ 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: $841 · $70/mo
• Projected year-2 tax: $1,472 · $123/mo
• Expected delta: +$631/yr (+$53/mo · 75.0%)

ⓘ 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 ≥100°F today · 18 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 4% chance of damaging wind over 30 yrs
• 🫁 Air quality 3/10 Moderate 2 unhealthy d/yr today · 4 by 30 yrs out

Taxation est. · year 1

• Rental income: $25,172
• − Mortgage interest: −$8,962
• − Property taxes: −$841
• − Insurance: −$800
• − Repairs & maintenance: −$2,014
• − Management: −$2,014
• − Depreciation: −$4,655
• Taxable income: $5,886
• Est. tax owed @ 24.0%: −$1,413
• After-tax cash flow: $6,763/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: Dawson County
• NCES district ID: 1301650
• Math proficiency: 40% ▼ -10.00%
• Reading proficiency: 44% ▼ -5.00%
• Median HH income: $55,562
• Composite: 36.68/100
• National rank: #4604
• State rank: #30 of 174 in GA

Livability — Dawsonville

• Score: 68/100
• State rank: #155
• US rank: #9928

Category grades

Amenities F Commute F Cost of living A+ Crime A+ Employment C Housing A+ Health & safety D- User ratings A+

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Dawson County · 34,365 people
• City population: 34,365
• Metro: Atlanta-Sandy Springs-Alpharetta, GA
• Population (ZIP): 34,365
• Household income: $95,341
• Rent vs Own: 21.8% rent · 78.2% own
• Severe rent burden: 390.0

Population outlook (Dawson County) Hauer SSP2

• Today (2025): 25,423 people
• By 2030: 26,299 · +3.4%
• By 2040: 27,482 · +8.1%
• By 2050: 27,937 · +9.9%
• By 2075: 28,056 · +10.4%
• By 2100: 26,102 · +2.7%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (87%)
• Race & ethnicity: White 87% Hispanic / Latino 7% Two or more races 7% Black 2%
• Hispanic origin (detail): Mexican 4%
• Common ancestry: Slovak 2% Serbian 2% Iranian 1%
• Foreign-born: 6% · Canada, Jamaica
• Languages at home: 92% English-only · Spanish 6% Arabic 1% Tagalog/Filipino 1%

Political lean MEDSL · Dawson

• 2024 margin: Solid R (+65.2) · D 17.1% · R 82.4%
• 2008→2024 swing: +1.0pp toward D · 2008: -66.3pp · 2024: -65.2pp
• All cycles: 2024: R+65.2 2020: R+67.9 2016: R+72.2 2012: R+74.3 2008: R+66.3

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -86.36%
• Current HPI: 289.1765
• Rent YoY: ▲ 3.03%
• Metro: Atlanta-Sandy Springs-Alpharetta, 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

6 events — show timeline

• 2026-05-12 Pending — GAMLS
• 2026-05-12 Pending — FMLS
• 2026-05-08 Listed $160,000 FMLS
• 2026-05-08 Listed $160,000 GAMLS
• 2026-05-08 Coming Soon $160,000 GAMLS
• 2026-05-08 Coming Soon $160,000 FMLS

Property tax history

+0.7%/yr

Latest (2025): $841 · -0.2% YoY. Source: county tax records.