408 Register St · Dexter, GA 31019

$93,900

3 bd · 2.0 ba · 980 sqft · Other · 22 Days on market

Built 1996 10,454 sqft 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 +21.2/30.0
• ARV discount +7.5/15.0
• Appreciation +7.1/10.0
• DSCR +6.8/10.0
• 1% rule +5.6/10.0
• Schools +3.5/10.0
• Livability +3.1/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks

Move-in ready 3BR/2BA home in Dexter priced UNDER $100K! Fully renovated with new carpet, luxury vinyl plank flooring, fresh paint, and updated fixtures throughout. Additional updates include an updated A/C system and updated meter base. Kitchen comes complete with refrigerator and stove. Great opportunity for first-time buyers, downsizers, or investors looking for an affordable updated home!

Key facts

• Fully renovated
• Updated a/c system
• Updated meter base

Tags

• FULLY RENOVATED
• UPDATED A/C SYSTEM
• UPDATED METER BASE

Property features AI

Finance

• Other: Lot size approximately 0.24 acre
• HOA & community: No association

Exterior

• Parking: No designated parking
• Utilities: Public water; Public sewer; Electricity available; Water available; Sewer available
• Home design: Manufactured home (single family residence); Manufactured house; Faces unspecified direction
• Construction: Built in 1996; Vinyl siding; Metal roof; 980 building area
• Exterior features: City lot

Interior

• Kitchen: Refrigerator included
• Bedrooms: 3 bedrooms on the main level
• Flooring: Vinyl flooring
• Bathrooms: 2 full bathrooms on the main level
• Heating & cooling: Central heating; Central air
• Interior features: One-level layout; Crawl space basement; Resale condition
• Laundry & utility: Laundry in hall

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath other listed at $94k.

Deal economics

• At list price, monthly cash flow is $136 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($994 rent vs $94k).
• Recommended offer: $92k (1.5% below list) — sets the bar for market timing.

Location & tenants

• Location reads 61/100 on livability (#343 in GA) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+; Watch: crime D-, amenities F, commute F.
• Laurens County (rural): math 45% / reading 39% proficiency, ranked #42 of 174 in GA (top 24%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Southwest Laurens Elementary (math 50% / reading 37%, grade F, #364 of 1,228 statewide, top 30%, 1,005 students, 85% FRL); West Laurens Middle School (math 48% / reading 48%, grade C-, #80 of 470 statewide, top 17%, 927 students, 85% FRL); West Laurens High School (math 41% / reading 28%, grade F, #88 of 424 statewide, top 22%, 1,271 students, 85% FRL) — zoned schools average 85% FRL vs 55% district-wide (30 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 24 active listings in the ZIP; 55 units permitted in Laurens County in 2024 (24 in 5+ unit buildings).

Forward outlook

• In year one you build about $5k of equity ($649 loan paydown + $4k appreciation (4.1% local appreciation)).
• Laurens County population projected at -21% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (4.1% appreciation + 3.0% rent growth), your $26k cash investment doubles in ~4 years — after that, you're playing with house money.
• By year 8, paydown + projected appreciation supports a ~$34k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 22 days — a 2% lower offer ($92k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $10k; list at $94k implies a 794% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 80% chance of damaging wind over 30y; moderate wildfire risk; extreme-heat days projected 7→18/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $92,491 (1.5% below list)

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. Crime grade is D 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?
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: 1.06% ✓
• Cap rate: 8.04%
• Cash-on-cash: 6.22%
• DSCR: 1.28
• GRM: 7.9

CMA / ARV

No comps found within radius.

Projected returns pro-forma

4.13% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 16.1%
• Equity multiple: 1.98×
• Total profit: $25,743
• Equity at exit: $48,321

10-year hold

• IRR: 17.0%
• Equity multiple: 3.77×
• Total profit: $72,764
• Equity at exit: $79,606

Cash invested: $26,292 (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 31019

• Home prices YoY: 2.4%
• Active inventory: 24
• Price-to-rent: 7.9×

Monthly cashflow live

• Estimated rent: $994 medium
• Mortgage (P&I): −$492
• Tax est. 1.5%: −$117 /mo · $1,408/yr
• Insurance: −$39
• HOA: −$0
• Vacancy / Maint / Mgmt: −$209
• Net cashflow: $136

Break-even live

Break-even rent $821

Max offer price $93,900

Occupancy floor 81%

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: $23,475
• Closing costs: $2,817
• Reserves months: —
• Total cash needed: —

Listing history 19 events

1. 2026-06-19
   days on market $93,900 Active 22 DOM
2. 2026-06-18
   days on market $93,900 Active 21 DOM
3. 2026-06-17
   days on market $93,900 Active 20 DOM
4. 2026-06-16
   days on market $93,900 Active 19 DOM
5. 2026-06-15
   days on market $93,900 Active 18 DOM
6. 2026-06-14
   days on market $93,900 Active 16 DOM
7. 2026-06-12
   statusdays on market $93,900 Active 15 DOM
8. 2026-06-09
   days on market $93,900 Price Change 12 DOM
9. 2026-06-09
   pricestatus $93,900 Price Change 11 DOM
10. 2026-06-08
    days on market $95,900 New 11 DOM
11. 2026-06-07
    days on market $95,900 New 10 DOM
12. 2026-06-07
    days on market $95,900 New 9 DOM
13. 2026-06-03
    days on market $95,900 New 6 DOM
14. 2026-06-02
    days on market $95,900 New 5 DOM
15. 2026-06-01
    days on market $95,900 New 4 DOM
16. 2026-05-31
    days on market $95,900 New 3 DOM
17. 2026-05-30
    days on market $95,900 New 2 DOM
18. 2026-05-28
    listed $95,900 New
19. 2012-04-16
    soldstatus $10,500

ⓘ 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 5/10 Major
• 🌡 Heat 7/10 Severe 7 d/yr ≥108°F today · 18 d/yr by 30 yrs out
• 💨 Wind 8/10 Severe 80% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $11,928
• − Mortgage interest: −$5,260
• − Property taxes: −$1,408
• − Insurance: −$470
• − Repairs & maintenance: −$954
• − Management: −$954
• − Depreciation: −$2,732
• Taxable income: $150
• Est. tax owed @ 24.0%: −$36
• After-tax cash flow: $1,600/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: Laurens County
• NCES district ID: 1301890
• Math proficiency: 45% ▼ -8.00%
• Reading proficiency: 39% ▼ -8.00%
• Median HH income: $38,220
• Composite: 35.06/100
• National rank: #5030
• State rank: #42 of 174 in GA

Livability — Dexter

• Score: 61/100
• State rank: #343
• US rank: #17832

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Dexter, GA
• Population (ZIP): 3,198

Population outlook (Laurens County) Hauer SSP2

• Today (2025): 45,685 people
• By 2030: 44,056 · -3.6%
• By 2040: 40,270 · -11.9%
• By 2050: 36,094 · -21.0%
• By 2075: 26,275 · -42.5%
• By 2100: 17,160 · -62.4%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (70%)
• Race & ethnicity: White 70% Black 22% Native American 4%
• Foreign-born: 1%
• Languages at home: 98% English-only · Korean 1%

Political lean MEDSL · Laurens

• 2024 margin: Solid R (+32.7) · D 33.5% · R 66.2%
• 2008→2024 swing: -11.2pp toward R · 2008: -21.5pp · 2024: -32.7pp
• All cycles: 2024: R+32.7 2020: R+28.2 2016: R+29.1 2012: R+22.7 2008: R+21.5

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 4.13%
• Current HPI: 179.0922
• Rent YoY: —
• Metro: —
• 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

+813.3% since first listed

2 events — show timeline

• 2026-05-28 Listed $95,900 GAMLS
• 2012-04-16 Sold (Public Records) $10,500 Public Records

Property tax history

+1.4%/yr

Latest (2025): $35 · +1.2% YoY. Source: county tax records.