110 Mountainside Dr W · Dawsonville, GA 30534

$195,000

3 bd · 1.0 ba · 1,120 sqft · SingleFamily public records · 38 Days on market

Built 1994 Est $333k · 41% under

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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 +23.6/30.0
• ARV discount +15.0/15.0
• DSCR +7.6/10.0
• 1% rule +6.1/10.0
• 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

COUNTRY RANCH HOME ON LARGE PRIVATE LOT, LARGE OPEN KITCHEN W/NEW CABINETS-STAINED, ISLAND, 3 BD W/1 OVERSIZED BATH

Key facts

• Double pane windows
• Built 1994
• Listed 37 days

Tags

• RENOVATED IN THE PAST
• KITCHEN AND BATHROOM CABINETS
• DOUBLE PANE WINDOWS

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $195k.

Deal economics

• At list price, monthly cash flow is $367 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $195k).
• Recommended offer: $189k (3.0% below list) — sets the bar for market timing.
• Cap rate 8.6% 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: schools D+, amenities F, commute F.
• 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.
• Market conditions: Rents rising (+3.0%/yr); 573 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 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 $6k 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.

Negotiation context

• It's been on market 38 days — a 3% lower offer ($189k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 17y 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 $60k; list at $195k implies a 225% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• 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 $189,150 (3.0% below list)

Questions for the listing agent

1. It's been on market 38 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 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?
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: 1.11% ✓
• Cap rate: 8.55%
• Cash-on-cash: 8.07%
• DSCR: 1.36
• GRM: 7.5

CMA / ARV

• ARV (on-the-fly): $332,640
• Comps found: 6

Show comp detail 6 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
11 Mountainside Dr E	0.16mi	3/2.0	1,200 (+7%)	0mo	$275,000	$229	76
290 Silver Fox Dr	0.63mi	3/1.0	1,120 (0%)	2mo	$325,000	$290	69
100 Plantation Dr	0.16mi	2/2.0 (-1)	1,040 (-7%)	12mo	$355,000	$341	61
57 Toto Dr	0.63mi	3/2.0	1,200 (+7%)	5mo	$385,000	$321	50
89 Silver Fox Dr	0.68mi	3/2.0	1,258 (+12%)	6mo	$285,000	$227	38
220 Silver Fox Dr	0.63mi	3/1.0	960 (-14%)	11mo	$285,000	$297	38

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 · 3.03% rent growth · sell at horizon

5-year hold

• IRR: -4.0%
• Equity multiple: 0.85×
• Total profit: $-8,126
• Equity at exit: $29,075

10-year hold

• IRR: 5.8%
• Equity multiple: 1.43×
• Total profit: $23,425
• Equity at exit: $16,860

Cash invested: $54,600 (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: 573
• Price-to-rent: 7.5×

Monthly cashflow live

• Estimated rent: $2,170 medium
• Mortgage (P&I): −$1,023
• Tax est. 1.5%: −$244 /mo · $2,925/yr
• Insurance: −$81
• HOA: −$0
• Vacancy / Maint / Mgmt: −$456
• Net cashflow: $367

Break-even live

Break-even rent $1,706

Max offer price $195,000

Occupancy floor 78%

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: $48,750
• Closing costs: $5,850
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
109 Moss Overlook Rd Dawsonville, GA	3.0	2.0	1200	$2,100	$1.75	1d	1	1.24mi

Listing history 22 events

1. 2026-06-18
   days on market $195,000 Active 38 DOM
2. 2026-06-17
   days on market $195,000 Active 37 DOM
3. 2026-06-16
   days on market $195,000 Active 36 DOM
4. 2026-06-15
   days on market $195,000 Active 35 DOM
5. 2026-06-13
   days on market $195,000 Active 33 DOM
6. 2026-06-13
   days on market $195,000 Active 32 DOM
7. 2026-06-09
   days on market $195,000 Active 29 DOM
8. 2026-06-08
   days on market $195,000 Active 28 DOM
9. 2026-06-07
   days on market $195,000 Active 27 DOM
10. 2026-06-04
    days on market $195,000 Active 24 DOM
11. 2026-06-03
    days on market $195,000 Active 23 DOM
12. 2026-06-02
    days on market $195,000 Active 22 DOM
13. 2026-06-01
    days on market $195,000 Active 21 DOM
14. 2026-05-31
    days on market $195,000 Active 20 DOM
15. 2026-05-12
    listed $195,000 Active 233-char remark
16. 2009-10-23
    soldstatus $60,000 115-char remark

    Show marketing remark (115 chars)

    COUNTRY RANCH HOME ON LARGE PRIVATE LOT, LARGE OPEN KITCHEN W/NEW CABINETS-STAINED, ISLAND, 3 BD W/1 OVERSIZED BATH

17. 2009-07-24
    listed $58,900 115-char remark

    Show marketing remark (115 chars)

    COUNTRY RANCH HOME ON LARGE PRIVATE LOT, LARGE OPEN KITCHEN W/NEW CABINETS-STAINED, ISLAND, 3 BD W/1 OVERSIZED BATH

18. 2003-11-10
    soldstatus $80,000
19. 2003-11-10
    soldstatus $80,000
20. 2000-06-09
    soldstatus $100,000
21. 1999-07-28
    soldstatus $67,000
22. 1998-10-30
    soldstatus $51,500

ⓘ 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 3/10 Moderate
• 🌡 Heat 5/10 Major 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: $26,045
• − Mortgage interest: −$10,923
• − Property taxes: −$2,925
• − Insurance: −$975
• − Repairs & maintenance: −$2,084
• − Management: −$2,084
• − Depreciation: −$5,673
• Taxable income: $1,382
• Est. tax owed @ 24.0%: −$332
• After-tax cash flow: $4,072/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

+278.6% since first listed

8 events — show timeline

• 2026-05-12 Listed $195,000 FSBO.com
• 2009-10-23 Sold (MLS) $60,000 FMLS
• 2009-07-24 Listed $58,900 FMLS
• 2003-11-10 Sold (Public Records) $80,000 Public Records
• 2003-11-10 Sold (Public Records) $80,000 Public Records
• 2000-06-09 Sold (Public Records) $100,000 Public Records
• 1999-07-28 Sold (Public Records) $67,000 Public Records
• 1998-10-30 Sold (Public Records) $51,500 Public Records

Property tax history

-7.5%/yr

Latest (2025): $124 · +357.4% YoY. Source: county tax records.