210 Penn Ave · Dublin, GA 31021

$179,900

4 bd · 2.0 ba · 2,357 sqft · SingleFamily public records · 176 Days on market

Built 1955 0.31 ac lot $76/sqft · 11% below area Est $203k · 11% under ↓ 7% since listing

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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 +23.0/30.0
• ARV discount +12.6/15.0
• DSCR +7.4/10.0
• 1% rule +6.0/10.0
• Livability +3.1/5.0
• Rent growth +2.9/5.0
• Condition / age +2.5/5.0
• Schools +1.0/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Charming older home with updated kitchen and baths. 4 bedrooms and 2 baths, with an upstairs bonus room. The out building has a small garage/shop area. Property also includes a privacy fence. Beautiful landscaped garden setting. Hardwood floors and much character with an old school quality. Must see!

Key facts

• Updated baths
• Privacy fence
• Updated kitchen

Tags

• UPDATED KITCHEN
• UPDATED BATHS
• UPSTAIRS BONUS ROOM
• PRIVACY FENCE
• LANDSCAPED GARDEN
• HARDWOOD FLOORS

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $180k.

Deal economics

• At list price, monthly cash flow is $318 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $180k).
• Recommended offer: $158k (12.0% below list) — sets the bar for market timing.
• Cap rate 8.4% 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.
• Dublin City (town): math 10% / reading 16% proficiency, ranked #165 of 174 in GA (top 95%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 78% free/reduced lunch — lower-income household profile, screen leases tightly.
• Zoned schools: Susie Dasher (math 12% / reading 12%, grade F, #1,041 of 1,228 statewide, top 87%, 538 students, 100% FRL); Dublin Middle School (math 7% / reading 19%, grade F, #408 of 470 statewide, top 87%, 618 students, 100% FRL); Dublin High School (math 2% / reading 10%, grade F, #390 of 424 statewide, top 93%, 544 students, 100% FRL) — zoned schools average 100% FRL vs 78% district-wide (22 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents rising (+1.4%/yr); 220 active listings in the ZIP; 2 comparable units currently listed for rent nearby; 55 units permitted in Laurens County in 2024 (24 in 5+ unit buildings).
• This rent runs 43% 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 $1k of loan paydown is wiped out by about $5k 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.

Negotiation context

• It's been on market 176 days — a 12% lower offer ($158k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: built in 1955 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major flood risk; severe wind risk, 80% chance of damaging wind over 30y; extreme-heat days projected 7→18/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $158,312 (12.0% below list)

Questions for the listing agent

1. It's been on market 176 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1955 — 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 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?
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: 1.10% ✓
• Cap rate: 8.41%
• Cash-on-cash: 7.57%
• DSCR: 1.34
• GRM: 7.6

CMA / ARV

• ARV (median comp): $202,758
• List price: $179,900
• Delta: -11.27%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 6 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
203 Zenith St	0.34mi	4/3.0	2,114 (-10%)	4mo	$235,000	$111	60
304 Woodridge Rd	0.49mi	3/3.0 (-1)	2,382 (+1%)	13mo	$274,000	$115	56
108 Oakhurst St	0.40mi	3/2.0 (-1)	2,466 (+5%)	16mo	$181,000	$73	56
107 Vernon St	0.18mi	4/3.0	2,056 (-13%)	15mo	$204,000	$99	54
1520 Highland Ave	0.56mi	4/2.5	2,556 (+8%)	24mo	$271,250	$106	38
305 Oak Pointe Dr	0.57mi	3/2.5 (-1)	2,086 (-12%)	13mo	$370,000	$177	37

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 · 1.45% rent growth · sell at horizon

5-year hold

• IRR: -6.5%
• Equity multiple: 0.76×
• Total profit: $-11,910
• Equity at exit: $26,824

10-year hold

• IRR: 1.1%
• Equity multiple: 1.07×
• Total profit: $3,749
• Equity at exit: $15,554

Cash invested: $50,372 (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: 220
• Price-to-rent: 7.6×

Monthly cashflow live

• Estimated rent: $1,976 medium
• Mortgage (P&I): −$943
• Tax est. 1.5%: −$225 /mo · $2,698/yr
• Insurance: −$75
• HOA: −$0
• Vacancy / Maint / Mgmt: −$415
• Net cashflow: $318

Break-even live

Break-even rent $1,574

Max offer price $179,900

Occupancy floor 79%

Sensitivity live

Price	-10% $442	-5% $380	+0% $318	+5% $256	+10% $194
Rent	-10% $162	-5% $240	+0% $318	+5% $396	+10% $474
Rate	-1.0pp $408	-0.5pp $364	base $318	+0.5pp $271	+1.0pp $224

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: $44,975
• Closing costs: $5,397
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1810 Pine Forest Cir Dublin, GA	4.0	3.5	2624	$1,995	$0.76	45d	1	0.75mi
412 Roberson St Dublin, GA	4.0	3.0	2152	$2,500	$1.16	45d	1	0.75mi

Listing history 7 events

1. 2026-06-03
   days on market $179,900 Active 176 DOM
2. 2026-06-02
   days on market $179,900 Active 175 DOM
3. 2026-06-01
   statusdays on market $179,900 Active 174 DOM
4. 2026-05-31
   days on market $179,900 Price Change 173 DOM
5. 2026-05-30
   days on market $179,900 Price Change 172 DOM
6. 2026-01-29
   price $199,500 301-char remark

   Show marketing remark (301 chars)

   Charming older home with updated kitchen and baths. 4 bedrooms and 2 baths, with an upstairs bonus room. The out building has a small garage/shop area. Property also includes a privacy fence. Beautiful landscaped garden setting. Hardwood floors and much character with an old school quality. Must see!

7. 2025-12-03
   listed $213,900 New 301-char remark

   Show marketing remark (301 chars)

   Charming older home with updated kitchen and baths. 4 bedrooms and 2 baths, with an upstairs bonus room. The out building has a small garage/shop area. Property also includes a privacy fence. Beautiful landscaped garden setting. Hardwood floors and much character with an old school quality. Must see!

ⓘ 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 6/10 Major FEMA zone X (unshaded) · 69% chance over 30 yrs
• 🔥 Wildfire 4/10 Moderate
• 🌡 Heat 7/10 Severe 7 d/yr ≥109°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 · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $23,714
• − Mortgage interest: −$10,077
• − Property taxes: −$2,698
• − Insurance: −$900
• − Repairs & maintenance: −$1,897
• − Management: −$1,897
• − Depreciation: −$5,233
• Taxable income: $1,011
• Est. tax owed @ 24.0%: −$243
• After-tax cash flow: $3,572/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: Dublin City
• NCES district ID: 1301870
• Math proficiency: 10% ▼ -15.00%
• Reading proficiency: 16% ▼ -6.00%
• Median HH income: $29,841
• Composite: 10.16/100
• National rank: #9796
• State rank: #165 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

• Census place: Dublin, GA
• 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

-6.7% since first listed

2 events — show timeline

• 2026-01-29 Price Changed $199,500 GAMLS
• 2025-12-03 Listed $213,900 GAMLS

Property tax history

+3.7%/yr

Latest (2025): $276 · -4.3% YoY. Source: county tax records.