803 Woodland St · Dublin, GA 31021

$87,900

2 bd · 2.0 ba · 952 sqft · SingleFamily public records · 29 Days on market

Built 1947 0.26 ac lot $92/sqft · 93% above area

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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 +23.5/30.0
• DSCR +7.6/10.0
• ARV discount +7.5/15.0
• 1% rule +6.1/10.0
• 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

This updated 2 bedroom, 1 bath home-just under 1,000 sq ft-is a smart buy near Stubbs Park and the new trail system. With brand-new flooring and fresh paint, much of the work has already been done for you. At $87,900, the price point makes this property a strong fit for investors, empty-nest buyers, or first-time homeowners looking for value and convenience. A solid opportunity in a growing pocket of Dublin. * * A package HVAC is being added to the propertyas well

Key facts

• Brand-new flooring
• New trail system
• Fresh paint

Tags

• NEAR STUBBS PARK
• NEW TRAIL SYSTEM
• BRAND-NEW FLOORING
• FRESH PAINT
• PACKAGE HVAC

Property features AI

Finance

• Other: Property type: Residential; Property subtype: Single family residence; Lot size approximately 0.26 acres
• HOA & community: No homeowners association

Exterior

• Parking: Off-street parking
• Utilities: Public water; Public sewer; Electricity available; Natural gas available; Cable available; High-speed internet available
• Home design: Single family residence; House structure
• Construction: Built in 1947; Vinyl siding; Composition roof
• Exterior features: City lot; Park nearby

Interior

• Kitchen: Refrigerator included
• Bedrooms: 2 bedrooms on the main level
• Flooring: Laminate flooring
• Bathrooms: 1 full bathroom on the main level
• Heating & cooling: Central heating; Central air conditioning; Ceiling fan(s)
• Interior features: One-level home; Living area listed at 952 (public records); Crawl space foundation; Resale condition
• Laundry & utility: Laundry located in the kitchen

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath single-family listed at $88k.

Deal economics

• At list price, monthly cash flow is $98 ($1k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($977 rent vs $88k).
• Recommended offer: $87k (1.5% below list) — sets the bar for market timing.
• Cap rate 8.5% 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.
• 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: Hillcrest Elementary (math 22% / reading 8%, grade F, #988 of 1,228 statewide, top 81%, 533 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; 7 comparable units currently listed for rent nearby; rentals lingering (median 45d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 100% of comp listings sitting > 30 days — soft ceiling on asking rent; 55 units permitted in Laurens County in 2024 (24 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $608 of loan paydown is wiped out by about $3k 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 29 days — a 2% lower offer ($87k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $48k; list at $88k implies a 85% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: flood insurance adds $66/mo; built in 1947 — 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 $86,581 (1.5% below list)

Questions for the listing agent

1. Built in 1947 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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?
6. 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.
7. 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.
8. 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: 1.11% ✓
• Cap rate: 8.53%
• Cash-on-cash: 8.00%
• DSCR: 1.36
• GRM: 7.5

CMA / ARV

• ARV (median comp): $45,461
• List price: $87,900
• Delta: 93.35%
• Verdict: OVERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 3 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
109 Hillcrest Dr	0.61mi	2/1.0	1,036 (+9%)	5mo	$38,000	$37	48
119 Hillcrest Dr	0.57mi	3/1.0 (+1)	1,032 (+8%)	16mo	$31,000	$30	37
1210 Academy Ave	0.74mi	2/1.0	820 (-14%)	6mo	$30,000	$37	33

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: -10.8%
• Equity multiple: 0.62×
• Total profit: $-9,474
• Equity at exit: $13,106

10-year hold

• IRR: -4.0%
• Equity multiple: 0.76×
• Total profit: $-5,988
• Equity at exit: $7,600

Cash invested: $24,612 (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: 7.5×

Monthly cashflow live

• Estimated rent: $977 high
• Mortgage (P&I): −$461
• Tax est. 1.5%: −$110 /mo · $1,318/yr
• Insurance: −$37
• Flood insurance flood zone: −$66 /mo · $798/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$205
• Net cashflow: $98

Break-even live

Break-even rent $853

Max offer price $87,900

Occupancy floor 85%

Sensitivity live

Price	-10% $158	-5% $128	+0% $98	+5% $67	+10% $37
Rent	-10% $20	-5% $59	+0% $98	+5% $136	+10% $175
Rate	-1.0pp $142	-0.5pp $120	base $98	+0.5pp $75	+1.0pp $52

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: $21,975
• Closing costs: $2,637
• Reserves months: —
• Total cash needed: —

Rent comps 7 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
215 Outler St Unit B Dublin, GA	1.0	1.0	984	$600	$0.61	45d	1	0.48mi
810 Euclid St Apt 1 Dublin, GA	2.0	1.5	910	$800	$0.88	45d	1	0.53mi
201 Woodlawn Dr Dublin, GA	1.0–2.0	1.0–2.0	800	$1,350	$1.69	45d	4	0.62mi
608 Hillcrest Pkwy Dublin, GA	2.0	1.0	726	$1,325	$1.83	45d	1	0.71mi
211 N Washington St Apt B-5 Dublin, GA	1.0	1.0	650	$650	$1.00	45d	1	0.88mi
410 Kingsby St Unit A Dublin, GA	1.0	1.0	700	$595	$0.85	45d	1	1.14mi
703 Hudson St Dublin, GA	3.0	1.0	1032	$1,250	$1.21	45d	1	1.37mi

Listing history 12 events

1. 2026-06-12
   statusdays on market $87,900 Under Contract 29 DOM
2. 2026-06-09
   days on market $87,900 Active 28 DOM
3. 2026-06-08
   days on market $87,900 Active 27 DOM
4. 2026-06-07
   days on market $87,900 Active 26 DOM
5. 2026-06-07
   days on market $87,900 Active 25 DOM
6. 2026-06-03
   days on market $87,900 Active 22 DOM
7. 2026-06-02
   days on market $87,900 Active 21 DOM
8. 2026-06-01
   days on market $87,900 Active 20 DOM
9. 2026-05-31
   days on market $87,900 Active 19 DOM
10. 2026-05-30
    days on market $87,900 Active 18 DOM
11. 2026-05-12
    listed $87,900 New 466-char remark
12. 2026-02-25
    soldstatus $47,500

ⓘ 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 7/10 Severe FEMA zone X (unshaded) · 75% chance over 30 yrs
• 🔥 Wildfire 3/10 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: $11,719
• − Mortgage interest: −$4,924
• − Property taxes: −$1,318
• − Insurance: −$1,237
• − Repairs & maintenance: −$937
• − Management: −$937
• − Depreciation: −$2,557
• Taxable loss: −$193
• Est. tax savings @ 24.0%: +$46
• After-tax cash flow: $1,217/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

+85.1% since first listed

3 events — show timeline

• 2026-06-10 Pending — GAMLS
• 2026-05-12 Listed $87,900 GAMLS
• 2026-02-25 Sold (Public Records) $47,500 Public Records

Property tax history

+2.2%/yr

Latest (2025): $98 · +0.1% YoY. Source: county tax records.