717 Brower Ct · Dublin, GA 31021

$117,000

3 bd · 2.0 ba · 1,612 sqft · Manufactured public records · 34 Days on market

Built 1998 1.00 ac lot

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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 +29.4/30.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• 1% rule +6.9/10.0
• Schools +3.5/10.0
• Livability +3.1/5.0
• Rent growth +2.9/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

BACK ON THE MARKET AT NO FAULT OF THE SELLER. Peaceful Country Living with Modern Comforts - West Laurens District! This beautifully updated 3-bedroom, 2-bath home sits on a 1-acre lot in Laurens County, offering the perfect mix of quiet country charm and modern convenience. Inside, you'll find a bright, open floor plan with new flooring, light fixtures, and kitchen appliances, all designed for easy everyday living. The kitchen feels fresh and functional, while the spacious living areas make this home as comfortable as it is inviting. Set on a permanent foundation with tie-downs and a retired title, this property is eligible for FHA and VA financing, giving buyers flexible options. Major updates - including a new roof, HVAC system, and water heater - add peace of mind for years to come. With no HOA and plenty of outdoor space for gardening, entertaining, or even a future workshop, this move-in-ready home offers freedom and privacy just minutes from Dublin and major highways in the West Laurens School District.

Key facts

• Renovated home
• Fixtures
• Interior paint

Tags

• RENOVATED HOME
• NEW ROOF
• INTERIOR PAINT
• FLOORING
• FIXTURES
• RANGE

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $117k.

Deal economics

• At list price, monthly cash flow is $414 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $117k).
• Recommended offer: $113k (3.0% below list) — sets the bar for market timing.
• Cap rate 10.5% vs local median 4.2% in Dublin — 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 62/100 on livability (#322 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: Rents rising (+1.4%/yr); 218 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 55 units permitted in Laurens County in 2024 (24 in 5+ unit buildings).
• This rent runs 30% of the median local income ($56k/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 $809 of loan paydown is wiped out by about $4k of value loss. Plan a longer hold.
• Laurens County population projected at -21% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (-3.0% appreciation + 1.4% rent growth), your $33k cash investment doubles in ~9 years — after that, you're playing with house money.

Negotiation context

• It's been on market 34 days — a 3% lower offer ($113k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 2y ago; this cycle's ask has dropped $33k (22%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 80% chance of damaging wind over 30y; moderate wildfire risk; extreme-heat days projected 7→17/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $113,490 (3.0% below list)

Questions for the listing agent

1. It's been on market 34 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. 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?
5. 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.
6. 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.
7. 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: 1.19% ✓
• Cap rate: 10.54%
• Cash-on-cash: 15.18%
• DSCR: 1.68
• GRM: 7.0

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 1.45% rent growth · sell at horizon

5-year hold

• IRR: 4.2%
• Equity multiple: 1.16×
• Total profit: $5,240
• Equity at exit: $17,445

10-year hold

• IRR: 12.3%
• Equity multiple: 1.91×
• Total profit: $29,811
• Equity at exit: $10,116

Cash invested: $32,760 (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 31021

• Home prices YoY: -18.7%
• Rents YoY: 1.4%
• Active inventory: 218
• Price-to-rent: 7.0×

Monthly cashflow live

• Estimated rent: $1,395 medium
• Mortgage (P&I): −$614
• Tax from tax record: −$26 /mo · $307/yr
• Insurance: −$49
• HOA: −$0
• Vacancy / Maint / Mgmt: −$293
• Net cashflow: $414

Break-even live

Break-even rent $871

Max offer price $117,000

Occupancy floor 65%

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: $29,250
• Closing costs: $3,510
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
611 Windcrest Dr Dublin, GA	3.0	2.0	1552	$1,600	$1.03	44d	1	1.07mi

Listing history 14 events

1. 2026-03-04
   soldstatus $160,000
2. 2026-03-02
   soldstatus $160,000 Sold 1032-char remark

   Show marketing remark (1032 chars)

   BACK ON THE MARKET AT NO FAULT OF THE SELLER. Peaceful Country Living with Modern Comforts - West Laurens District! This beautifully updated 3-bedroom, 2-bath home sits on a 1-acre lot in Laurens County, offering the perfect mix of quiet country charm and modern convenience. Inside, you'll find a bright, open floor plan with new flooring, light fixtures, and kitchen appliances, all designed for easy everyday living. The kitchen feels fresh and functional, while the spacious living areas make this home as comfortable as it is inviting. Set on a permanent foundation with tie-downs and a retired title, this property is eligible for FHA and VA financing, giving buyers flexible options. Major updates - including a new roof, HVAC system, and water heater - add peace of mind for years to come. With no HOA and plenty of outdoor space for gardening, entertaining, or even a future workshop, this move-in-ready home offers freedom and privacy just minutes from Dublin and major highways in the West Laurens School District.

3. 2026-02-06
   status Under Contract 1032-char remark

   Show marketing remark (1032 chars)

   BACK ON THE MARKET AT NO FAULT OF THE SELLER. Peaceful Country Living with Modern Comforts - West Laurens District! This beautifully updated 3-bedroom, 2-bath home sits on a 1-acre lot in Laurens County, offering the perfect mix of quiet country charm and modern convenience. Inside, you'll find a bright, open floor plan with new flooring, light fixtures, and kitchen appliances, all designed for easy everyday living. The kitchen feels fresh and functional, while the spacious living areas make this home as comfortable as it is inviting. Set on a permanent foundation with tie-downs and a retired title, this property is eligible for FHA and VA financing, giving buyers flexible options. Major updates - including a new roof, HVAC system, and water heater - add peace of mind for years to come. With no HOA and plenty of outdoor space for gardening, entertaining, or even a future workshop, this move-in-ready home offers freedom and privacy just minutes from Dublin and major highways in the West Laurens School District.

4. 2026-01-06
   status Back On Market 1032-char remark

   Show marketing remark (1032 chars)

   BACK ON THE MARKET AT NO FAULT OF THE SELLER. Peaceful Country Living with Modern Comforts - West Laurens District! This beautifully updated 3-bedroom, 2-bath home sits on a 1-acre lot in Laurens County, offering the perfect mix of quiet country charm and modern convenience. Inside, you'll find a bright, open floor plan with new flooring, light fixtures, and kitchen appliances, all designed for easy everyday living. The kitchen feels fresh and functional, while the spacious living areas make this home as comfortable as it is inviting. Set on a permanent foundation with tie-downs and a retired title, this property is eligible for FHA and VA financing, giving buyers flexible options. Major updates - including a new roof, HVAC system, and water heater - add peace of mind for years to come. With no HOA and plenty of outdoor space for gardening, entertaining, or even a future workshop, this move-in-ready home offers freedom and privacy just minutes from Dublin and major highways in the West Laurens School District.

5. 2025-12-18
   status Under Contract 1032-char remark

   Show marketing remark (1032 chars)

   BACK ON THE MARKET AT NO FAULT OF THE SELLER. Peaceful Country Living with Modern Comforts - West Laurens District! This beautifully updated 3-bedroom, 2-bath home sits on a 1-acre lot in Laurens County, offering the perfect mix of quiet country charm and modern convenience. Inside, you'll find a bright, open floor plan with new flooring, light fixtures, and kitchen appliances, all designed for easy everyday living. The kitchen feels fresh and functional, while the spacious living areas make this home as comfortable as it is inviting. Set on a permanent foundation with tie-downs and a retired title, this property is eligible for FHA and VA financing, giving buyers flexible options. Major updates - including a new roof, HVAC system, and water heater - add peace of mind for years to come. With no HOA and plenty of outdoor space for gardening, entertaining, or even a future workshop, this move-in-ready home offers freedom and privacy just minutes from Dublin and major highways in the West Laurens School District.

6. 2025-08-11
   listed $149,900 Price Change 1032-char remark

   Show marketing remark (1032 chars)

   BACK ON THE MARKET AT NO FAULT OF THE SELLER. Peaceful Country Living with Modern Comforts - West Laurens District! This beautifully updated 3-bedroom, 2-bath home sits on a 1-acre lot in Laurens County, offering the perfect mix of quiet country charm and modern convenience. Inside, you'll find a bright, open floor plan with new flooring, light fixtures, and kitchen appliances, all designed for easy everyday living. The kitchen feels fresh and functional, while the spacious living areas make this home as comfortable as it is inviting. Set on a permanent foundation with tie-downs and a retired title, this property is eligible for FHA and VA financing, giving buyers flexible options. Major updates - including a new roof, HVAC system, and water heater - add peace of mind for years to come. With no HOA and plenty of outdoor space for gardening, entertaining, or even a future workshop, this move-in-ready home offers freedom and privacy just minutes from Dublin and major highways in the West Laurens School District.

7. 2024-08-23
   soldstatus $112,000 Sold 247-char remark

   Show marketing remark (247 chars)

   Renovated home in Southwest Laurens School District. This home is located just outside of the city and renovations include new roof, interior paint, flooring, fixtures, range, and dishwasher. Titles are retired and home is on permanent foundation.

8. 2024-08-23
   soldstatus $112,000

   Show marketing remark (247 chars)

   Renovated home in Southwest Laurens School District. This home is located just outside of the city and renovations include new roof, interior paint, flooring, fixtures, range, and dishwasher. Titles are retired and home is on permanent foundation.

9. 2024-07-18
   status Pending

   Show marketing remark (247 chars)

   Renovated home in Southwest Laurens School District. This home is located just outside of the city and renovations include new roof, interior paint, flooring, fixtures, range, and dishwasher. Titles are retired and home is on permanent foundation.

10. 2024-07-18
    status Under Contract 247-char remark

    Show marketing remark (247 chars)

    Renovated home in Southwest Laurens School District. This home is located just outside of the city and renovations include new roof, interior paint, flooring, fixtures, range, and dishwasher. Titles are retired and home is on permanent foundation.

11. 2024-07-05
    price $117,000

    Show marketing remark (247 chars)

    Renovated home in Southwest Laurens School District. This home is located just outside of the city and renovations include new roof, interior paint, flooring, fixtures, range, and dishwasher. Titles are retired and home is on permanent foundation.

12. 2024-07-05
    price $117,000 247-char remark

    Show marketing remark (247 chars)

    Renovated home in Southwest Laurens School District. This home is located just outside of the city and renovations include new roof, interior paint, flooring, fixtures, range, and dishwasher. Titles are retired and home is on permanent foundation.

13. 2024-06-10
    listed $129,000 New 247-char remark

    Show marketing remark (247 chars)

    Renovated home in Southwest Laurens School District. This home is located just outside of the city and renovations include new roof, interior paint, flooring, fixtures, range, and dishwasher. Titles are retired and home is on permanent foundation.

14. 2024-06-10
    listed $129,000 Active

    Show marketing remark (247 chars)

    Renovated home in Southwest Laurens School District. This home is located just outside of the city and renovations include new roof, interior paint, flooring, fixtures, range, and dishwasher. Titles are retired and home is on permanent foundation.

ⓘ 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: $307 · $26/mo
• Projected year-2 tax: $1,076 · $90/mo
• Expected delta: +$770/yr (+$64/mo · 251.1%)

ⓘ 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 7/10 Severe 7 d/yr ≥109°F today · 17 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 · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $16,744
• − Mortgage interest: −$6,554
• − Property taxes: −$307
• − Insurance: −$585
• − Repairs & maintenance: −$1,339
• − Management: −$1,339
• − Depreciation: −$3,404
• Taxable income: $3,216
• Est. tax owed @ 24.0%: −$772
• After-tax cash flow: $4,201/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 — Dublin

• Score: 62/100
• State rank: #322
• US rank: #17202

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Laurens County · 28,190 people
• City population: 28,190
• Metro: Dublin, GA
• Population (ZIP): 28,190
• Household income: $55,697
• Rent vs Own: 44.7% rent · 55.3% own
• Severe rent burden: 1279.0

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: Majority White (51%)
• Race & ethnicity: White 51% Black 45% Asian 1%
• Common ancestry: Italian 1% Serbian 1%
• Foreign-born: 2% · Canada
• Languages at home: 98% English-only · Other Indo-European 1% Spanish 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: ▼ -42.86%
• Current HPI: 186.3422
• Rent YoY: ▲ 1.45%
• Metro: Dublin, 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

+24.0% since first listed

14 events — show timeline

• 2026-03-04 Sold (Public Records) $160,000 Public Records
• 2026-03-02 Sold (MLS) $160,000 GAMLS
• 2026-02-06 Pending — GAMLS
• 2026-01-06 Relisted — GAMLS
• 2025-12-18 Pending — GAMLS
• 2025-08-11 Listed $149,900 GAMLS
• 2024-08-23 Sold (Public Records) $112,000 Public Records
• 2024-08-23 Sold (MLS) $112,000 GAMLS
• 2024-07-18 Pending — CGMLS
• 2024-07-18 Pending — GAMLS
• 2024-07-05 Price Changed $117,000 CGMLS
• 2024-07-05 Price Changed $117,000 GAMLS
• 2024-06-10 Listed $129,000 CGMLS
• 2024-06-10 Listed $129,000 GAMLS

Property tax history

+0.4%/yr

Latest (2025): $307 · -0.9% YoY. Source: county tax records.