5220 Bogus Rd · Clermont, GA 30506

$295,000

4 bd · 2.0 ba · 1,568 sqft · Other · 35 Days on market

Built 2026 0.72 ac lot

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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 +22.6/30.0
• ARV discount +7.5/15.0
• DSCR +7.3/10.0
• 1% rule +4.6/10.0
• Rent growth +3.5/5.0
• Livability +3.3/5.0
• Schools +2.7/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

New 4-Bedroom in North Hall School District - Private 0.72-Acre Lot - FHA Ready. Tucked into one of Hall County's most sought-after school zones - Wauka Mountain Elementary, North Hall Middle, and North Hall High - this brand-new 2026 Clayton Boone delivers four bedrooms, two full baths, and 1,568 square feet on a private 0.72-acre lot. Sits well off the road for added privacy, and the back of the property opens up to a neighboring pond and large field - no rooftops in the back yard view, just open space and quiet. Inside, an open kitchen anchors the home with a stained-cabinet island, coffee bar, and floating shelves, flowing into a spacious 16x12 living room and an adjoining den - two distinct gathering spaces giving you room to spread out. The primary suite is its own retreat at one end of the home, with a walk-in closet and en-suite bath. Three additional bedrooms and a hall bath sit at the other end, separated for privacy, plus a flex space off the kitchen that works as an office, mudroom, or pantry. Step out onto the back deck and the only thing you'll hear is the wood line. Built on a permanent foundation with brick skirting. Double-pane windows, brand-new stainless-steel appliances included. Shared well with 5228 Bogus Rd (recorded well easement, low-cost shared maintenance). No HOA. Approved for FHA, VA, USDA, and Conventional financing. Peace of mind from day one: 1-Year Full Manufacturer's Warranty Lifetime Siding Warranty 20-Year Shingle Warranty 7-Year HVAC Warranty Full Manufacturer Coverage on All New Appliances Permanent Foundation, Brick Skirting Smoke Alarms and GFI-Protected Outlets Anti-Scald Valves on All Showers and Tubs Wauka Mountain / North Hall Schools Why this one: Brand-new four-bedroom construction zoned to North Hall schools under $300,000 simply isn't available right now - except here and on Bogus Rd. North Hall is consistently a top-performing district in the county, and that holds value at resale. Add in the privacy of being set back from the road with open space behind the property, and this one has a rare combination going for it. Schedule your tour today.

Key facts

• Permanent foundation
• Back deck
• Floating shelves

Tags

• PRIVATE 0.72-ACRE LOT
• OPEN KITCHEN
• STAINED-CABINET ISLAND
• FLOATING SHELVES
• BACK DECK
• PERMANENT FOUNDATION

Property features AI

Exterior

• Parking: Driveway parking; Four total parking spaces; Open parking available
• Utilities: Well water; Septic tank sewer; Electric service (110V and 220V available); Electricity available; Water available
• Home design: Double-wide mobile home; One level; New construction; Facing entry level not specified
• Construction: Vinyl siding; Composition roof; Brick/mortar foundation; Built as new construction
• Exterior features: Private entrance; Private yard; Deck

Interior

• Kitchen: Stained cabinets; Kitchen island; Dishwasher; Electric range; Refrigerator
• Bedrooms: Four main-level bedrooms; Primary suite on the main level
• Flooring: Laminate flooring
• Bathrooms: Two full bathrooms; Primary bathroom with double vanity and separate tub and shower
• Heating & cooling: Electric heating; Electric cooling
• Interior features: Other interior features; Double-pane windows; No shared/common walls; Open-concept dining area; Family room
• Laundry & utility: Dedicated laundry room

🏗️ New construction. The $295,000 list price is a builder figure, so every metric below is computed on the value from comparable previous sales — $299,000.

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath other listed at $295k.

Deal economics

• At list price, monthly cash flow is $511 ($6k/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 $286k (3.1% below list).
• Recommended offer: $286k (3.1% below list) — sets the bar for 1% rule.
• Cap rate 8.3% vs local median 1.2% in Clermont — 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 (#194 in GA) — a middle-class / working-renter tenant base. Strengths: employment A+, housing A+, crime A; Watch: amenities F, commute F, health & safety D-.
• 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: Wauka Mountain Elementary School (math 49% / reading 56%, grade C-, #219 of 1,228 statewide, top 18%, 558 students, 27% FRL); North Hall Middle School (math 42% / reading 48%, grade D, #103 of 470 statewide, top 23%, 822 students, 31% FRL); North Hall High School (math 22% / reading 17%, grade F, #243 of 424 statewide, top 59%, 1,138 students, 26% FRL) — zoned schools average 28% FRL vs 53% district-wide (25 pts lower); this property's tenant base skews higher-income than the district average.
• Market conditions: Rents rising (+3.8%/yr); 700 active listings in the ZIP; 2 comparable units currently listed for rent nearby; solid renter incomes; 2,274 units permitted in Hall County in 2024 (620 in 5+ unit buildings).
• This rent runs 35% of the median local income ($97k/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 $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 35 days — a 3% lower offer ($286k) 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.

Risks & watch-outs

• Climate carrying-cost: moderate wildfire risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $285,716 (3.1% 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. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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.
5. 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.
6. 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: 0.96% ✗
• Cap rate: 8.34%
• Cash-on-cash: 7.32%
• DSCR: 1.33
• GRM: 8.7

CMA / ARV

• ARV (median comp): $299,000
• List price: $295,000
• Delta: -1.34%
• Verdict: FAIR
• Comps: 13 within 1.0 mi

Projected returns pro-forma

-3.0% appreciation · 3.84% rent growth · sell at horizon

5-year hold

• IRR: -4.3%
• Equity multiple: 0.84×
• Total profit: $-13,637
• Equity at exit: $44,582

10-year hold

• IRR: 6.1%
• Equity multiple: 1.47×
• Total profit: $39,556
• Equity at exit: $25,852

Cash invested: $83,720 (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: 700
• Price-to-rent: 8.6×

Monthly cashflow live

• Estimated rent: $2,857 medium
• Mortgage (P&I): −$1,568
• Tax from tax record: −$54 /mo · $646/yr
• Insurance: −$125
• HOA: −$0
• Vacancy / Maint / Mgmt: −$600
• Net cashflow: $511

Break-even live

Break-even rent $2,211

Max offer price $299,000

Occupancy floor 77%

Sensitivity live

Price	-10% $680	-5% $595	+0% $511	+5% $426	+10% $-16
Rent	-10% $285	-5% $398	+0% $511	+5% $624	+10% $737
Rate	-1.0pp $661	-0.5pp $587	base $511	+0.5pp $433	+1.0pp $354

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: $74,750
• Closing costs: $8,970
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
4502 Highland Gate Pkwy Gainesville, GA	4.0	3.5	2104	$2,795	$1.33	45d	1	1.49mi
4502 Highland Gate Pkwy Gainesville, GA	4.0	3.5	2104	$2,820	$1.34	4d	1	1.49mi

Listing history 18 events

1. 2026-06-18
   status $295,000 Pending 35 DOM
2. 2026-06-18
   days on market $295,000 Active 35 DOM
3. 2026-06-17
   days on market $295,000 Active 34 DOM
4. 2026-06-16
   days on market $295,000 Active 33 DOM
5. 2026-06-15
   days on market $295,000 Active 32 DOM
6. 2026-06-13
   days on market $295,000 Active 30 DOM
7. 2026-06-09
   days on market $295,000 Active 26 DOM
8. 2026-06-08
   days on market $295,000 Active 25 DOM
9. 2026-06-07
   days on market $295,000 Active 24 DOM
10. 2026-06-04
    days on market $295,000 Active 21 DOM
11. 2026-06-03
    days on market $295,000 Active 20 DOM
12. 2026-06-02
    days on market $295,000 Active 19 DOM
13. 2026-06-01
    days on market $295,000 Active 18 DOM
14. 2026-05-31
    days on market $295,000 Active 17 DOM
15. 2026-05-14
    listed $295,000 Active 2187-char remark

    Show marketing remark (2145 chars)

    New 4-Bedroom in North Hall School District - Private 0.72-Acre Lot - FHA Ready. Tucked into one of Hall County's most sought-after school zones - Wauka Mountain Elementary, North Hall Middle, and North Hall High - this brand-new 2026 Clayton Boone delivers four bedrooms, two full baths, and 1,568 square feet on a private 0.72-acre lot. Sits well off the road for added privacy, and the back of the property opens up to a neighboring pond and large field - no rooftops in the back yard view, just open space and quiet. Inside, an open kitchen anchors the home with a stained-cabinet island, coffee bar, and floating shelves, flowing into a spacious 16x12 living room and an adjoining den - two distinct gathering spaces giving you room to spread out. The primary suite is its own retreat at one end of the home, with a walk-in closet and en-suite bath. Three additional bedrooms and a hall bath sit at the other end, separated for privacy, plus a flex space off the kitchen that works as an office, mudroom, or pantry. Step out onto the back deck and the only thing you'll hear is the wood line. Built on a permanent foundation with brick skirting. Double-pane windows, brand-new stainless-steel appliances included. Shared well with 5228 Bogus Rd (recorded well easement, low-cost shared maintenance). No HOA. Approved for FHA, VA, USDA, and Conventional financing. Peace of mind from day one: 1-Year Full Manufacturer's Warranty Lifetime Siding Warranty 20-Year Shingle Warranty 7-Year HVAC Warranty Full Manufacturer Coverage on All New Appliances Permanent Foundation, Brick Skirting Smoke Alarms and GFI-Protected Outlets Anti-Scald Valves on All Showers and Tubs Wauka Mountain / North Hall Schools Why this one: Brand-new four-bedroom construction zoned to North Hall schools under $300,000 simply isn't available right now - except here and on Bogus Rd. North Hall is consistently a top-performing district in the county, and that holds value at resale. Add in the privacy of being set back from the road with open space behind the property, and this one has a rare combination going for it. Schedule your tour today.

16. 2026-05-14
    listed $295,000 New 2145-char remark

    Show marketing remark (2145 chars)

    New 4-Bedroom in North Hall School District - Private 0.72-Acre Lot - FHA Ready. Tucked into one of Hall County's most sought-after school zones - Wauka Mountain Elementary, North Hall Middle, and North Hall High - this brand-new 2026 Clayton Boone delivers four bedrooms, two full baths, and 1,568 square feet on a private 0.72-acre lot. Sits well off the road for added privacy, and the back of the property opens up to a neighboring pond and large field - no rooftops in the back yard view, just open space and quiet. Inside, an open kitchen anchors the home with a stained-cabinet island, coffee bar, and floating shelves, flowing into a spacious 16x12 living room and an adjoining den - two distinct gathering spaces giving you room to spread out. The primary suite is its own retreat at one end of the home, with a walk-in closet and en-suite bath. Three additional bedrooms and a hall bath sit at the other end, separated for privacy, plus a flex space off the kitchen that works as an office, mudroom, or pantry. Step out onto the back deck and the only thing you'll hear is the wood line. Built on a permanent foundation with brick skirting. Double-pane windows, brand-new stainless-steel appliances included. Shared well with 5228 Bogus Rd (recorded well easement, low-cost shared maintenance). No HOA. Approved for FHA, VA, USDA, and Conventional financing. Peace of mind from day one: 1-Year Full Manufacturer's Warranty Lifetime Siding Warranty 20-Year Shingle Warranty 7-Year HVAC Warranty Full Manufacturer Coverage on All New Appliances Permanent Foundation, Brick Skirting Smoke Alarms and GFI-Protected Outlets Anti-Scald Valves on All Showers and Tubs Wauka Mountain / North Hall Schools Why this one: Brand-new four-bedroom construction zoned to North Hall schools under $300,000 simply isn't available right now - except here and on Bogus Rd. North Hall is consistently a top-performing district in the county, and that holds value at resale. Add in the privacy of being set back from the road with open space behind the property, and this one has a rare combination going for it. Schedule your tour today.

17. 2026-03-11
    soldstatus $284,000
18. 2026-03-11
    soldstatus $295,000

ⓘ 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: $646 · $54/mo
• Projected year-2 tax: $2,714 · $226/mo
• Expected delta: +$2,068/yr (+$172/mo · 320.4%)

ⓘ 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 5/10 Major
• 🌡 Heat 4/10 Moderate 7 d/yr ≥101°F today · 16 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 4% 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: $34,286
• − Mortgage interest: −$16,749
• − Property taxes: −$646
• − Insurance: −$1,495
• − Repairs & maintenance: −$2,743
• − Management: −$2,743
• − Depreciation: −$8,698
• Taxable income: $1,213
• Est. tax owed @ 24.0%: −$291
• After-tax cash flow: $5,838/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 — Clermont

• Score: 66/100
• State rank: #194
• US rank: #12104

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Hall County · 188,353 people
• City population: 3,975
• 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

+3.9% since first listed

4 events — show timeline

• 2026-05-14 Listed $295,000 FMLS
• 2026-05-14 Listed $295,000 GAMLS
• 2026-03-11 Sold (Public Records) $295,000 Public Records
• 2026-03-11 Sold (Public Records) $284,000 Public Records

Property tax history

+16.2%/yr

Latest (2025): $646 · -16.8% YoY. Source: county tax records.