804 Wrightsville Ave · East Dublin, GA 31027

$99,000

2 bd · 1.5 ba · 1,108 sqft · SingleFamily public records · 114 Days on market

Built 1982 0.54 ac lot $89/sqft · 28% below area Est $138k · 28% under

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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 +25.4/30.0
• ARV discount +15.0/15.0
• DSCR +8.4/10.0
• 1% rule +5.7/10.0
• Schools +3.5/10.0
• Livability +3.1/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Great investment or starter house. Lot of potential!

Key facts

• 0.54 acre lot
• Built 1982
• Listed 113 days

What this means for you Summary

Snapshot

• This is a 2-bed/1.5-bath single-family listed at $99k.

Deal economics

• At list price, monthly cash flow is $229 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $99k).
• Recommended offer: $90k (9.0% below list) — sets the bar for market timing.
• Cap rate 9.1% vs local median 5.9% in East 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 (#326 in GA) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, crime A; Watch: schools 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.
• Market conditions: 32 active listings in the ZIP; 4 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 $684 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 114 days — a 9% lower offer ($90k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 8y ago with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.
• Current owner paid $70k; 41% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Climate carrying-cost: 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 $90,090 (9.0% below list)

Questions for the listing agent

1. It's been on market 114 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. Schools are D-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. 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: 1.07% ✓
• Cap rate: 9.06%
• Cash-on-cash: 9.90%
• DSCR: 1.44
• GRM: 7.8

CMA / ARV

• ARV (median comp): $138,018
• List price: $99,000
• Delta: -28.27%
• Verdict: UNDERPRICED
• Comps: 11 within 1.0 mi

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
330 Bradley Ct	0.20mi	3/2.0 (+1)	1,232 (+11%)	6mo	$151,000	$123	60

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 · 3.0% rent growth · sell at horizon

5-year hold

• IRR: -1.4%
• Equity multiple: 0.95×
• Total profit: $-1,509
• Equity at exit: $14,761

10-year hold

• IRR: 8.2%
• Equity multiple: 1.62×
• Total profit: $17,318
• Equity at exit: $8,560

Cash invested: $27,720 (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 31027

• Home prices YoY: -7.6%
• Active inventory: 32
• Price-to-rent: 7.8×

Monthly cashflow live

• Estimated rent: $1,062 medium
• Mortgage (P&I): −$519
• Tax from tax record: −$50 /mo · $595/yr
• Insurance: −$41
• HOA: −$0
• Vacancy / Maint / Mgmt: −$223
• Net cashflow: $229

Break-even live

Break-even rent $772

Max offer price $99,000

Occupancy floor 73%

Sensitivity live

Price	-10% $285	-5% $257	+0% $229	+5% $201	+10% $173
Rent	-10% $145	-5% $187	+0% $229	+5% $271	+10% $313
Rate	-1.0pp $279	-0.5pp $254	base $229	+0.5pp $203	+1.0pp $177

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: $24,750
• Closing costs: $2,970
• Reserves months: —
• Total cash needed: —

Rent comps 4 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
151 Circle Dr East Dublin, GA	2.0	1.0	750	$995	$1.33	44d	1	1.33mi
99 Celia Dr Unit 2 East Dublin, GA	3.0	2.0	1300	$1,195	$0.92	44d	1	1.34mi
159 Circle Dr East Dublin, GA	2.0	1.0	750	$1,095	$1.46	44d	1	1.37mi
103 Celia Dr East Dublin, GA	3.0	1.0	936	$950	$1.01	44d	1	1.39mi

Listing history 27 events

1. 2026-06-19
   days on market $99,000 Active 114 DOM
2. 2026-06-18
   days on market $99,000 Active 113 DOM
3. 2026-06-17
   days on market $99,000 Active 112 DOM
4. 2026-06-16
   days on market $99,000 Active 111 DOM
5. 2026-06-15
   days on market $99,000 Active 110 DOM
6. 2026-06-14
   days on market $99,000 Active 108 DOM
7. 2026-06-12
   days on market $99,000 Active 107 DOM
8. 2026-06-09
   days on market $99,000 Active 104 DOM
9. 2026-06-08
   days on market $99,000 Active 103 DOM
10. 2026-06-07
    days on market $99,000 Active 102 DOM
11. 2026-06-07
    days on market $99,000 Active 101 DOM
12. 2026-06-03
    days on market $99,000 Active 98 DOM
13. 2026-06-02
    days on market $99,000 Active 97 DOM
14. 2026-06-01
    days on market $99,000 Active 96 DOM
15. 2026-05-31
    days on market $99,000 Active 95 DOM
16. 2026-05-30
    days on market $99,000 Active 94 DOM
17. 2026-04-02
    status Back On Market 52-char remark

    Show marketing remark (52 chars)

    Great investment or starter house. Lot of potential!

18. 2026-04-01
    historical 52-char remark

    Show marketing remark (52 chars)

    Great investment or starter house. Lot of potential!

19. 2026-02-24
    listed $99,000 New 52-char remark

    Show marketing remark (52 chars)

    Great investment or starter house. Lot of potential!

20. 2021-12-30
    historical 80-char remark

    Show marketing remark (80 chars)

    INVESTMENT OPPORTUNITY! 2 br/1.5 ba. Currently rented. Call today for more info!

21. 2021-12-30
    soldstatus $70,000

    Show marketing remark (80 chars)

    INVESTMENT OPPORTUNITY! 2 br/1.5 ba. Currently rented. Call today for more info!

22. 2021-12-28
    soldstatus $70,000 Sold 80-char remark

    Show marketing remark (80 chars)

    INVESTMENT OPPORTUNITY! 2 br/1.5 ba. Currently rented. Call today for more info!

23. 2021-11-29
    status Under Contract 80-char remark

    Show marketing remark (80 chars)

    INVESTMENT OPPORTUNITY! 2 br/1.5 ba. Currently rented. Call today for more info!

24. 2021-09-01
    listed $85,000 New 80-char remark

    Show marketing remark (80 chars)

    INVESTMENT OPPORTUNITY! 2 br/1.5 ba. Currently rented. Call today for more info!

25. 2018-10-10
    soldstatus $48,000
26. 2018-10-08
    soldstatus $48,000
27. 2018-04-18
    listed $59,000

ⓘ 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: $595 · $50/mo
• Projected year-2 tax: $911 · $76/mo
• Expected delta: +$316/yr (+$26/mo · 53.1%)

ⓘ 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 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 1/10 Low 0 unhealthy d/yr today · 0 by 30 yrs out

Taxation est. · year 1

• Rental income: $12,739
• − Mortgage interest: −$5,546
• − Property taxes: −$595
• − Insurance: −$495
• − Repairs & maintenance: −$1,019
• − Management: −$1,019
• − Depreciation: −$2,880
• Taxable income: $1,185
• Est. tax owed @ 24.0%: −$284
• After-tax cash flow: $2,459/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 — East Dublin

• Score: 62/100
• State rank: #326
• US rank: #17266

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: East Dublin, GA
• Population (ZIP): 10,879

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: Diverse neighborhood (Simpson 0.58)
• Race & ethnicity: White 54% Black 35% Hispanic / Latino 8% Two or more races 3%
• Hispanic origin (detail): Mexican 6%
• Common ancestry: Slovak 1%
• Foreign-born: 5% · Canada
• Languages at home: 92% English-only · Spanish 8%

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: ▼ -16.67%
• Current HPI: 202.153
• 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

+67.8% since first listed

11 events — show timeline

• 2026-04-02 Relisted — GAMLS
• 2026-04-01 Listing Removed — GAMLS
• 2026-02-24 Listed $99,000 GAMLS
• 2021-12-30 Listing Removed — GAMLS
• 2021-12-30 Sold (Public Records) $70,000 Public Records
• 2021-12-28 Sold (MLS) $70,000 GAMLS
• 2021-11-29 Pending — GAMLS
• 2021-09-01 Listed $85,000 GAMLS
• 2018-10-10 Sold (Public Records) $48,000 Public Records
• 2018-10-08 Sold (MLS) $48,000 GAMLS
• 2018-04-18 Listed $59,000 GAMLS

Property tax history

+4.7%/yr

Latest (2025): $595 · +4.7% YoY. Source: county tax records.