379 East Lee St · Dawson, GA 39842

$139,900

3 bd · 2.0 ba · 1,004 sqft · SingleFamily · 63 Days on market

Built 1975 Good condition 6,534 sqft lot $139/sqft · 91% 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 +18.3/30.0
• ARV discount +7.5/15.0
• DSCR +5.8/10.0
• Appreciation +5.8/10.0
• 1% rule +4.9/10.0
• Condition / age +4.0/5.0
• Livability +2.8/5.0
• Rent growth +2.5/5.0
• Schools +0.8/10.0

Listing remarks

VERSATILE LIVE/WORK OPPORTUNITY WITH RESIDENTIAL COMFORT! This beautifully updated property offers the perfect blend of home-style living with the added bonus of flexible zoning—ideal for those who want the option to live, work, or invest all in one place! The spacious open-concept main area creates a welcoming living room or gathering space, while still offering the flexibility to function as a reception or shared workspace if desired. The kitchen is fully equipped with updated cabinetry, ample counter space, stainless appliances, and a large center island with bar seating—perfect for everyday living, entertaining, or even a breakroom setup. There are 3 private rooms that can e

Key facts

• Ample counter space
• Large center island
• Flexible zoning

Tags

• FLEXIBLE ZONING
• OPEN CONCEPT MAIN AREA
• UPDATED CABINETRY
• AMPLE COUNTER SPACE
• LARGE CENTER ISLAND
• PRIVATE ROOMS

Property features AI

Exterior

• Parking: 4 parking spaces
• Security: Smoke detector(s)
• Utilities: Public water; Sewer connected
• Home design: Single-family detached residence; 1 story
• Construction: Brick construction; Slab foundation
• Exterior features: Corner lot; Shingle roof

Interior

• Kitchen: Dishwasher; Microwave; Refrigerator; Electric cooktop; Electric oven
• Flooring: Vinyl
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central electric heating; Ceiling fan(s)
• Interior features: Dishwasher; Microwave; Refrigerator; Electric cooktop; Electric oven; Electric water heater; Ceiling fan(s); Smoke detector(s)
• Laundry & utility: Electric water heater

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $140k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $129 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $139k (0.8% below list).
• Recommended offer: $132k (6.0% 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+, amenities F, commute 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.
• Zoned schools: Cooper-Carver Elementary School (math 11% / reading 13%, grade F, #1,041 of 1,228 statewide, top 87%, 482 students, 100% FRL); Terrell Middle School (math 2% / reading 12%, grade F, #449 of 470 statewide, top 97%, 244 students, 100% FRL); Terrell High School (math 5% / reading 5%, grade F, #394 of 424 statewide, top 97%, 309 students, 100% FRL) — zoned schools average 100% FRL vs 79% district-wide (21 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 35 active listings in the ZIP; 2 comparable units currently listed for rent nearby; 2 units permitted in Terrell County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $3k of equity ($967 loan paydown + $2k 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 $39k cash investment doubles in ~7 years — after that, you're playing with house money.
• By year 10, paydown + projected appreciation supports a ~$31k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 63 days — a 6% lower offer ($132k) is reasonable based on typical stale-listing flexibility.

Recommended offer $131,506 (6.0% below list)

Questions for the listing agent

1. It's been on market 63 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Built in 1975 — 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: 0.99% ✗
• Cap rate: 7.40%
• Cash-on-cash: 3.96%
• DSCR: 1.18
• GRM: 8.4

CMA / ARV

• ARV (median comp): $73,346
• List price: $139,900
• Delta: 90.74%
• Verdict: OVERPRICED
• Comps: 2 within 1.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: 7.2%
• Equity multiple: 1.38×
• Total profit: $14,778
• Equity at exit: $51,914

10-year hold

• IRR: 10.8%
• Equity multiple: 2.40×
• Total profit: $54,753
• Equity at exit: $72,325

Cash invested: $39,172 (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: 8.4×

Monthly cashflow live

• Estimated rent: $1,387 medium
• Mortgage (P&I): −$734
• Tax est. 1.5%: −$175 /mo · $2,098/yr
• Insurance: −$58
• HOA: −$0
• Vacancy / Maint / Mgmt: −$291
• Net cashflow: $129

Break-even live

Break-even rent $1,224

Max offer price $139,900

Occupancy floor 86%

Sensitivity live

Price	-10% $226	-5% $178	+0% $129	+5% $81	+10% $33
Rent	-10% $20	-5% $74	+0% $129	+5% $184	+10% $239
Rate	-1.0pp $200	-0.5pp $165	base $129	+0.5pp $93	+1.0pp $56

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: $34,975
• Closing costs: $4,197
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1239 Askew Dr NE Dawson, GA	3.0	2.0	1204	$1,500	$1.25	23d	1	0.94mi
1404 Georgia Ave SE Dawson, GA	3.0	2.0	1310	$1,235	$0.94	45d	1	1.17mi

Listing history 19 events

1. 2026-06-21
   days on market $139,900 Active 63 DOM
2. 2026-06-19
   days on market $139,900 Active 61 DOM
3. 2026-06-18
   days on market $139,900 Active 60 DOM
4. 2026-06-17
   days on market $139,900 Active 59 DOM
5. 2026-06-16
   days on market $139,900 Active 58 DOM
6. 2026-06-15
   days on market $139,900 Active 57 DOM
7. 2026-06-14
   days on market $139,900 Active 55 DOM
8. 2026-06-13
   days on market $139,900 Active 54 DOM
9. 2026-06-10
   days on market $139,900 Active 52 DOM
10. 2026-06-09
    days on market $139,900 Active 51 DOM
11. 2026-06-08
    days on market $139,900 Active 50 DOM
12. 2026-06-07
    days on market $139,900 Active 49 DOM
13. 2026-06-05
    days on market $139,900 Active 46 DOM
14. 2026-06-03
    days on market $139,900 Active 45 DOM
15. 2026-06-02
    days on market $139,900 Active 44 DOM
16. 2026-06-01
    days on market $139,900 Active 43 DOM
17. 2026-05-31
    days on market $139,900 Active 42 DOM
18. 2026-05-30
    days on market $139,900 Active 41 DOM
19. 2026-04-19
    listed $139,900 Active 1472-char remark

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Taxation est. · year 1

• Rental income: $16,650
• − Mortgage interest: −$7,837
• − Property taxes: −$2,098
• − Insurance: −$700
• − Repairs & maintenance: −$1,332
• − Management: −$1,332
• − Depreciation: −$4,070
• Taxable loss: −$718
• Est. tax savings @ 24.0%: +$172
• After-tax cash flow: $1,724/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 · 12 photos

Good 80/100 Cosmetic rehab

This beautifully updated single-family home offers a perfect blend of residential comfort and flexible zoning, making it an ideal live/work opportunity. The open-concept main area and fully equipped kitchen create a welcoming and functional space.

Value-add opportunities

• Both Paint exterior and interior walls — Fresh paint can enhance curb appeal and interior aesthetics
• Both Replace blinds with energy-efficient windows — Improved energy efficiency and better light control
• Both Install smart home devices — Enhances convenience and adds modern appeal

Renovation cost estimate screening

Value-add ROI direction

• Both Paint exterior and interior walls — Fresh paint can enhance curb appeal and interior aesthetics ↑
• Both Replace blinds with energy-efficient windows — Improved energy efficiency and better light control ↑
• Both Install smart home devices — Enhances convenience and adds modern 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

1 event — show timeline

• 2026-04-19 Listed $139,900 SWGABOR