361/552 NW Tenth Ave · Dawson, GA 39842

$34,999

1 bd · 1.0 ba · 633 sqft · SingleFamily · 129 Days on market

Built 1950 Fair condition 0.40 ac lot ↓ 18% since listing

---

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
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Appreciation +5.8/10.0
• Livability +2.8/5.0
• Rent growth +2.5/5.0
• Condition / age +2.2/5.0
• Schools +0.8/10.0

Listing remarks MLS

Attention Investors! This package includes 361 and 552 10th Avenue, offering flexibility, income potential, and room to grow. 361 10th Avenue features a building that's ready for occupancy or rental, with refreshed systems and a layout suited for a variety of uses. The property also includes a solid slab already in place—an excellent opportunity for an additional structure or future expansion. 552 10th Avenue includes a second building that can also be rented out, providing added income potential and value. Both properties will be sold as is, making this a straightforward and exciting investment opportunity. Whether you're looking to start or grow your portfolio, this package offers immediate income possibilities and long-term development options.

Key facts

• 0.4 acre lot
• Built 1950
• Listed 128 days

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath single-family listed at $35k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $479 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($913 rent vs $35k).
• Recommended offer: $31k (12.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 55/100 on livability (#508 in GA) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, housing A-; Watch: crime D+, schools F, amenities F.
• Terrell County (rural): math 7% / reading 13% proficiency, ranked #167 of 174 in GA (top 96%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 79% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: 35 active listings in the ZIP; 2 units permitted in Terrell County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $790 of equity ($242 loan paydown + $548 appreciation (1.6% local appreciation)).
• Terrell County population projected at -33% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (1.6% appreciation + 3.0% rent growth), your $10k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• It's been on market 129 days — a 12% lower offer ($31k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: built in 1950 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: severe wind risk, 80% chance of damaging wind over 30y; extreme-heat days projected 7→19/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $30,799 (12.0% below list)

Questions for the listing agent

1. It's been on market 129 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
3. Built in 1950 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. 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?
8. 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.
9. 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.
10. 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: 2.61% ✓
• Cap rate: 22.72%
• Cash-on-cash: 58.67%
• DSCR: 3.61
• GRM: 3.2

CMA / ARV

No comps found within radius.

Projected returns pro-forma

1.56% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 62.1%
• Equity multiple: 4.28×
• Total profit: $32,162
• Equity at exit: $12,987

10-year hold

• IRR: 62.9%
• Equity multiple: 8.67×
• Total profit: $75,162
• Equity at exit: $18,094

Cash invested: $9,800 (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 39842

• Home prices YoY: 0.8%
• Active inventory: 35
• Price-to-rent: 3.2×

Monthly cashflow live

• Estimated rent: $913 medium
• Mortgage (P&I): −$184
• Tax est. 1.5%: −$44 /mo · $525/yr
• Insurance: −$15
• HOA: −$0
• Vacancy / Maint / Mgmt: −$192
• Net cashflow: $479

Break-even live

Break-even rent $306

Max offer price $34,999

Occupancy floor 42%

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: $8,750
• Closing costs: $1,050
• Reserves months: —
• Total cash needed: —

Listing history 20 events

1. 2026-06-19
   days on market $34,999 Active 129 DOM
2. 2026-06-18
   days on market $34,999 Active 128 DOM
3. 2026-06-17
   days on market $34,999 Active 127 DOM
4. 2026-06-16
   days on market $34,999 Active 126 DOM
5. 2026-06-15
   days on market $34,999 Active 125 DOM
6. 2026-06-14
   days on market $34,999 Active 123 DOM
7. 2026-06-13
   days on market $34,999 Active 122 DOM
8. 2026-06-10
   days on market $34,999 Active 120 DOM
9. 2026-06-09
   days on market $34,999 Active 119 DOM
10. 2026-06-08
    days on market $34,999 Active 118 DOM
11. 2026-06-07
    days on market $34,999 Active 117 DOM
12. 2026-06-05
    days on market $34,999 Active 114 DOM
13. 2026-06-03
    pricedays on market $34,999 Active 113 DOM
14. 2026-06-02
    days on market $36,999 Active 112 DOM
15. 2026-06-01
    days on market $36,999 Active 111 DOM
16. 2026-05-31
    days on market $36,999 Active 110 DOM
17. 2026-05-30
    days on market $36,999 Active 109 DOM
18. 2026-05-13
    price $36,999 763-char remark

    Show marketing remark (763 chars)

    Attention Investors! This package includes 361 and 552 10th Avenue, offering flexibility, income potential, and room to grow. 361 10th Avenue features a building that's ready for occupancy or rental, with refreshed systems and a layout suited for a variety of uses. The property also includes a solid slab already in place—an excellent opportunity for an additional structure or future expansion. 552 10th Avenue includes a second building that can also be rented out, providing added income potential and value. Both properties will be sold as is, making this a straightforward and exciting investment opportunity. Whether you're looking to start or grow your portfolio, this package offers immediate income possibilities and long-term development options.

19. 2026-03-31
    price $40,009 763-char remark

    Show marketing remark (763 chars)

    Attention Investors! This package includes 361 and 552 10th Avenue, offering flexibility, income potential, and room to grow. 361 10th Avenue features a building that's ready for occupancy or rental, with refreshed systems and a layout suited for a variety of uses. The property also includes a solid slab already in place—an excellent opportunity for an additional structure or future expansion. 552 10th Avenue includes a second building that can also be rented out, providing added income potential and value. Both properties will be sold as is, making this a straightforward and exciting investment opportunity. Whether you're looking to start or grow your portfolio, this package offers immediate income possibilities and long-term development options.

20. 2025-10-09
    listed $45,000 Active 763-char remark

    Show marketing remark (763 chars)

    Attention Investors! This package includes 361 and 552 10th Avenue, offering flexibility, income potential, and room to grow. 361 10th Avenue features a building that's ready for occupancy or rental, with refreshed systems and a layout suited for a variety of uses. The property also includes a solid slab already in place—an excellent opportunity for an additional structure or future expansion. 552 10th Avenue includes a second building that can also be rented out, providing added income potential and value. Both properties will be sold as is, making this a straightforward and exciting investment opportunity. Whether you're looking to start or grow your portfolio, this package offers immediate income possibilities and long-term development options.

ⓘ 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 4/10 Moderate
• 🌡 Heat 7/10 Severe 7 d/yr ≥108°F today · 19 d/yr by 30 yrs out
• 💨 Wind 8/10 Severe 80% chance of damaging wind over 30 yrs
• 🫁 Air quality 3/10 Moderate 2 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $10,952
• − Mortgage interest: −$1,960
• − Property taxes: −$525
• − Insurance: −$175
• − Repairs & maintenance: −$876
• − Management: −$876
• − Depreciation: −$1,018
• Taxable income: $5,521
• Est. tax owed @ 24.0%: −$1,325
• After-tax cash flow: $4,425/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.

Condition & rehab AI · 11 photos

Fair 45/100 Moderate rehab

This property requires moderate rehabilitation, focusing on repairs to plumbing, electrical, and exterior elements, with updates to flooring and landscaping to boost its resale and rental value.

Repairs flagged

• Major Exposed plumbing and electrical wiring — Safety hazard and potential water leaks
• Minor Overgrown vegetation — Aesthetic issue

Value-add opportunities

• Both Painting and updating the exterior — Enhances curb appeal and resale value
• Both Flooring replacement — Improves living space and rental appeal
• Both Landscaping — Enhances curb appeal and rental appeal

Renovation cost estimate screening

Repair item	Severity	Est. cost
Exposed plumbing and electrical wiring · Safety hazard and potential water leaks	Major	$15,000–50,000
Overgrown vegetation · Aesthetic issue	Minor	$500–3,000
Total estimated repair cost · 2 items		$15,500–53,000

Value-add ROI direction

• Both Painting and updating the exterior — Enhances curb appeal and resale value ↑
• Both Flooring replacement — Improves living space and rental appeal ↑
• Both Landscaping — Enhances curb appeal and rental appeal ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

Schools (NCES district)

• District: Terrell County
• NCES district ID: 1304860
• Math proficiency: 7% ▼ -14.00%
• Reading proficiency: 13% ▼ -9.00%
• Median HH income: $31,887
• Composite: 7.87/100
• National rank: #9928
• State rank: #167 of 174 in GA

Livability — Dawson

• Score: 55/100
• State rank: #508
• US rank: #23135

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Dawson, GA
• Population (ZIP): 7,780

Population outlook (Terrell County) Hauer SSP2

• Today (2025): 8,041 people
• By 2030: 7,444 · -7.4%
• By 2040: 6,339 · -21.2%
• By 2050: 5,415 · -32.7%
• By 2075: 4,220 · -47.5%
• By 2100: 3,750 · -53.4%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Majority Black (64%)
• Race & ethnicity: Black 64% White 33% Hispanic / Latino 2%
• Common ancestry: Serbian 1% Lithuanian 1% Italian 1%
• Foreign-born: 1% · Canada
• Languages at home: 97% English-only · Spanish 3%

Political lean MEDSL · Terrell

• 2024 margin: Toss-up / Even · D 51.9% · R 47.8%
• 2008→2024 swing: -9.7pp toward R · 2008: 13.8pp · 2024: 4.1pp
• All cycles: 2024: D+4.1 2020: D+8.4 2016: D+9.4 2012: D+16.1 2008: D+13.8

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 1.56%
• Current HPI: 190.252
• 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

-17.8% since first listed

3 events — show timeline

• 2026-05-13 Price Changed $36,999 SWGABOR
• 2026-03-31 Price Changed $40,009 SWGABOR
• 2025-10-09 Listed $45,000 SWGABOR