20 B Ave · Gainesville, GA 30504

$175,000

2 bd · 1.0 ba · 962 sqft · SingleFamily public records · 62 Days on market

Built 1926 10,018 sqft lot $182/sqft · 28% below area Est $244k · 28% under

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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 +19.8/30.0
• ARV discount +15.0/15.0
• DSCR +6.3/10.0
• 1% rule +4.4/10.0
• Livability +3.3/5.0
• Schools +2.7/10.0
• Condition / age +2.5/5.0
• Rent growth +1.3/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Great opportunity to fix up a piece of history in the heart of Gainesville. Call today to schedule an appointment!

Key facts

• 0.23 acre lot
• 2 parking spots
• Built 1926

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $175k.

Deal economics

• At list price, monthly cash flow is $209 ($3k/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 $164k (6.2% below list).
• Recommended offer: $164k (6.2% below list) — sets the bar for 1% rule.
• Cap rate 7.7% 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 falling (-4.7%/yr); 252 active listings in the ZIP; 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 $1k of loan paydown is wiped out by about $5k 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 62 days — a 6% lower offer ($164k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask is 35% above the opening price — seller raised mid-cycle; expect resistance to lowballs.

Risks & watch-outs

• Watch-outs: built in 1926 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $164,072 (6.2% below list)

Questions for the listing agent

1. It's been on market 62 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Built in 1926 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
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. 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: 0.94% ✗
• Cap rate: 7.73%
• Cash-on-cash: 5.13%
• DSCR: 1.23
• GRM: 8.9

CMA / ARV

• ARV (median comp): $244,243
• List price: $175,000
• Delta: -28.35%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 3 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
8 J Ave	0.41mi	2/1.0	896 (-7%)	14mo	$235,000	$262	58
2856 Pinecrest Dr	0.62mi	2/2.0	1,040 (+8%)	23mo	$256,000	$246	34
2856 Pinecrest Dr	0.62mi	2/2.0	1,040 (+8%)	23mo	$256,000	$246	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 · 0.0% rent growth · sell at horizon

5-year hold

• IRR: -11.5%
• Equity multiple: 0.59×
• Total profit: $-19,885
• Equity at exit: $26,093

10-year hold

• IRR: -6.9%
• Equity multiple: 0.61×
• Total profit: $-18,937
• Equity at exit: $15,131

Cash invested: $49,000 (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 30504

• Home prices YoY: -32.5%
• Rents YoY: -4.7%
• Active inventory: 252
• Price-to-rent: 8.9×

Monthly cashflow live

• Estimated rent: $1,641 medium
• Mortgage (P&I): −$918
• Tax from tax record: −$96 /mo · $1,155/yr
• Insurance: −$73
• HOA: −$0
• Vacancy / Maint / Mgmt: −$345
• Net cashflow: $209

Break-even live

Break-even rent $1,376

Max offer price $175,000

Occupancy floor 82%

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: $43,750
• Closing costs: $5,250
• Reserves months: —
• Total cash needed: —

Listing history 19 events

1. 2026-06-18
   days on market $175,000 Active 62 DOM
2. 2026-06-17
   days on market $175,000 Active 61 DOM
3. 2026-06-16
   days on market $175,000 Active 60 DOM
4. 2026-06-15
   days on market $175,000 Active 59 DOM
5. 2026-06-13
   pricedays on market $175,000 Active 57 DOM
6. 2026-06-09
   days on market $179,900 Active 53 DOM
7. 2026-06-08
   days on market $179,900 Active 52 DOM
8. 2026-06-07
   days on market $179,900 Active 51 DOM
9. 2026-06-04
   days on market $179,900 Active 48 DOM
10. 2026-06-03
    days on market $179,900 Active 47 DOM
11. 2026-06-02
    days on market $179,900 Active 46 DOM
12. 2026-06-01
    days on market $179,900 Active 45 DOM
13. 2026-05-31
    days on market $179,900 Active 44 DOM
14. 2026-04-18
    price $179,900 115-char remark

    Show marketing remark (115 chars)

    Great opportunity to fix up a piece of history in the heart of Gainesville. Call today to schedule an appointment!

15. 2026-04-18
    price $179,900 115-char remark

    Show marketing remark (115 chars)

    Great opportunity to fix up a piece of history in the heart of Gainesville. Call today to schedule an appointment!

16. 2026-04-17
    listed $129,900 New 115-char remark

    Show marketing remark (115 chars)

    Great opportunity to fix up a piece of history in the heart of Gainesville. Call today to schedule an appointment!

17. 2026-04-17
    listed $129,900 Active 115-char remark

    Show marketing remark (115 chars)

    Great opportunity to fix up a piece of history in the heart of Gainesville. Call today to schedule an appointment!

18. 2026-04-17
    soldstatus $267,000

    Show marketing remark (115 chars)

    Great opportunity to fix up a piece of history in the heart of Gainesville. Call today to schedule an appointment!

19. 1992-12-11
    soldstatus $42,000

ⓘ 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: $1,155 · $96/mo
• Projected year-2 tax: $1,610 · $134/mo
• Expected delta: +$455/yr (+$38/mo · 39.4%)

ⓘ 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 3/10 Moderate
• 🌡 Heat 4/10 Moderate 7 d/yr ≥102°F today · 18 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 10% 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: $19,689
• − Mortgage interest: −$9,803
• − Property taxes: −$1,155
• − Insurance: −$875
• − Repairs & maintenance: −$1,575
• − Management: −$1,575
• − Depreciation: −$5,091
• Taxable loss: −$385
• Est. tax savings @ 24.0%: +$92
• After-tax cash flow: $2,604/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): 29,422
• Household income: $75,885
• Rent vs Own: 44.8% rent · 55.2% own
• Severe rent burden: 787.0

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 0.60)
• Race & ethnicity: Hispanic / Latino 49% White 39% Two or more races 22% Black 6% Asian 4%
• Hispanic origin (detail): Mexican 33%
• Common ancestry: Lithuanian 1% Italian 1% Serbian 1%
• Foreign-born: 27% · Canada, Vietnam, Jamaica
• Languages at home: 52% English-only · Spanish 43% Vietnamese 3% 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: ▼ -115.54%
• Current HPI: 239.8544
• Rent YoY: ▼ -4.73%
• 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

+328.3% since first listed

6 events — show timeline

• 2026-04-18 Price Changed $179,900 GAMLS
• 2026-04-18 Price Changed $179,900 FMLS
• 2026-04-17 Sold (Public Records) $267,000 Public Records
• 2026-04-17 Listed $129,900 FMLS
• 2026-04-17 Listed $129,900 GAMLS
• 1992-12-11 Sold (Public Records) $42,000 Public Records

Property tax history

+4.8%/yr

Latest (2025): $1,155 · -0.7% YoY. Source: county tax records.