904 Ash St NE · Dawson, GA 39842

$50,000

4 bd · 2.0 ba · 1,800 sqft · SingleFamily public records · 32 Days on market

Built 1950 6,677 sqft lot ↓ 17% since listing

---

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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Appreciation +5.8/10.0
• Livability +2.8/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +0.8/10.0

Listing remarks

INVESTOR OPPORTUNITY – INCOME PRODUCING DUPLEX Turnkey duplex offering immediate rental income with future upside potential. This income producing property features two occupied 2 bedroom, 1 bath units with established rental history already in place. Unit 1 currently rents for $435 per month with a $435 security deposit. Lease expires July 1st. Unit 2 currently rents for $400 per month with a $400 security deposit and is leased through February 2026. Market rents in the area are estimated around $650 to $700 per unit, creating an opportunity for future income growth and improved cash flow. The property features durable cinder block and siding construction, a newer roof installed w

Key facts

• Occupied units
• Siding construction
• Rental income

Tags

• INCOME PRODUCING DUPLEX
• RENTAL INCOME
• OCCUPIED UNITS
• ESTABLISHED RENTAL HISTORY
• CINDER BLOCK CONSTRUCTION
• SIDING CONSTRUCTION

Property features AI

Finance

• Financial info: Two-unit multifamily property; Unit 1 rent $435; deposit $435; tenant occupies; Utilities (electric, gas, water, garbage) not included for Unit 1; Maintenance is included for Unit 1
• HOA & community: Community features: Other

Exterior

• Parking: Driveway parking; Open parking
• Utilities: Cable available; Electricity available; Natural gas available; Phone available; Sewer available; Water available
• Home design: One-level property; Resale condition; Facing/direction not specified
• Construction: Frame construction; Composition roof
• Exterior features: Driveway; Open parking available; Public water; Septic tank sewer

Interior

• Bedrooms: 2 bedrooms
• Bathrooms: 1 bathroom
• Heating & cooling: Electric heating; Other cooling
• Interior features: Wood window frames
• Laundry & utility: Maintenance included for Unit 1

🏷️ Possibly a rental listed for sale. The $50,000 price doesn't fit this home's estimated sale value (~$117,311) and the remarks read like a rental — treat the cards below with caution.

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $50k.

Deal economics

• At list price, monthly cash flow is $664 ($8k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $50k).
• Recommended offer: $48k (3.0% 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; 1 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 $1k of equity ($346 loan paydown + $782 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 $14k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• It's been on market 32 days — a 3% lower offer ($48k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 2y 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.

Risks & watch-outs

• Watch-outs: built in 1950 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: severe wind risk, 80% chance of damaging wind over 30y; extreme-heat days projected 7→19/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $48,500 (3.0% below list)

Questions for the listing agent

1. It's been on market 32 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1950 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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: 2.47% ✓
• Cap rate: 22.23%
• Cash-on-cash: 56.90%
• DSCR: 3.53
• GRM: 3.4

CMA / ARV

• ARV (median comp): $117,311
• List price: $50,000
• Delta: -57.38%
• Verdict: UNDERPRICED
• Comps: 6 within 1.0 mi

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
456 Henry Mitchell Dr NE	0.57mi	4/2.0	1,680 (-7%)	10mo	$40,000	$24	54
624 Johnson St SE	0.74mi	3/2.0 (-1)	1,692 (-6%)	16mo	$125,000	$74	37

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

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

5-year hold

• IRR: 60.3%
• Equity multiple: 4.19×
• Total profit: $44,611
• Equity at exit: $18,554

10-year hold

• IRR: 61.1%
• Equity multiple: 8.46×
• Total profit: $104,432
• Equity at exit: $25,849

Cash invested: $14,000 (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: 3.4×

Monthly cashflow live

• Estimated rent: $1,235 medium
• Mortgage (P&I): −$262
• Tax from tax record: −$29 /mo · $345/yr
• Insurance: −$21
• HOA: −$0
• Vacancy / Maint / Mgmt: −$259
• Net cashflow: $664

Break-even live

Break-even rent $395

Max offer price $50,000

Occupancy floor 41%

Sensitivity live

Price	-10% $692	-5% $678	+0% $664	+5% $650	+10% $636
Rent	-10% $566	-5% $615	+0% $664	+5% $713	+10% $761
Rate	-1.0pp $689	-0.5pp $677	base $664	+0.5pp $651	+1.0pp $638

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: $12,500
• Closing costs: $1,500
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1404 Georgia Ave SE Dawson, GA	3.0	2.0	1310	$1,235	$0.94	46d	1	1.44mi

Listing history 22 events

1. 2026-06-15
   days on market $50,000 Active 32 DOM
2. 2026-06-14
   days on market $50,000 Active 30 DOM
3. 2026-06-13
   days on market $50,000 Active 29 DOM
4. 2026-06-10
   days on market $50,000 Active 27 DOM
5. 2026-06-09
   days on market $50,000 Active 26 DOM
6. 2026-06-08
   days on market $50,000 Active 25 DOM
7. 2026-06-07
   days on market $50,000 Active 24 DOM
8. 2026-06-05
   days on market $50,000 Active 21 DOM
9. 2026-06-03
   days on market $50,000 Active 20 DOM
10. 2026-06-02
    days on market $50,000 Active 19 DOM
11. 2026-06-01
    days on market $50,000 Active 18 DOM
12. 2026-05-31
    days on market $50,000 Active 17 DOM
13. 2026-05-30
    days on market $50,000 Active 16 DOM
14. 2026-05-14
    listed $50,000 Active 1772-char remark
15. 2026-05-14
    listed $50,000 New 1766-char remark
16. 2026-05-08
    historical
17. 2026-01-08
    price $64,000
18. 2026-01-07
    listed $55,000 New
19. 2025-02-07
    historical
20. 2025-01-31
    historical
21. 2024-10-20
    listed $60,000 Active
22. 2024-10-20
    listed $60,000 New

ⓘ 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: $345 · $29/mo
• Projected year-2 tax: $460 · $38/mo
• Expected delta: +$115/yr (+$10/mo · 33.4%)

ⓘ 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 4/10 Moderate
• 🌡 Heat 7/10 Severe 7 d/yr ≥108°F today · 19 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 · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $14,820
• − Mortgage interest: −$2,801
• − Property taxes: −$345
• − Insurance: −$250
• − Repairs & maintenance: −$1,186
• − Management: −$1,186
• − Depreciation: −$1,455
• Taxable income: $7,599
• Est. tax owed @ 24.0%: −$1,824
• After-tax cash flow: $6,143/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: 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

-16.7% since first listed

9 events — show timeline

• 2026-06-15 Listing Removed — GAMLS
• 2026-05-14 Listed $50,000 GAMLS
• 2026-05-08 Listing Removed — GAMLS
• 2026-01-08 Price Changed $64,000 GAMLS
• 2026-01-07 Listed $55,000 GAMLS
• 2025-02-07 Listing Removed — FMLS
• 2025-01-31 Listing Removed — GAMLS
• 2024-10-20 Listed $60,000 GAMLS
• 2024-10-20 Listed $60,000 FMLS

Property tax history

+0.3%/yr

Latest (2025): $345 · -0.1% YoY. Source: county tax records.