269 N Dooley St · Hawkinsville, GA 31036

$79,000

3 bd · 1.0 ba · 1,056 sqft · SingleFamily public records · 22 Days on market

Built 1964 3,484 sqft lot Est $120k · 34% 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 +30.0/30.0
• ARV discount +15.0/15.0
• DSCR +10.0/10.0
• 1% rule +9.5/10.0
• Schools +2.9/10.0
• Livability +2.9/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Excellent investment opportunity at 269 Dooley St featuring two income-producing units with tenants already in place. This property includes one 3-bedroom, 1-bath unit and one 2-bedroom, 1-bath unit, offering immediate cash flow from day one. Whether you’re looking to expand your portfolio or add a multi-unit property to your investments, this property provides strong rental potential.

Key facts

• 3,484 sq ft lot
• Built 1964
• Listed 21 days

Property features AI

Finance

• Other: Lot size approximately 0.08 acres; Living area reported as 720 square feet
• HOA & community: No HOA

Exterior

• Parking: Open parking; Parking pad
• Utilities: Electricity available; Public water; Public sewer; Sewer connected; Water available
• Home design: Single-family residence; House; Resale property; Built in 1964
• Construction: Block construction; Metal roof
• Exterior features: City lot

Interior

• Kitchen: Appliances: Other
• Bedrooms: 3 bedrooms (all on the main level)
• Flooring: Other
• Bathrooms: 1 full bathroom
• Heating & cooling: Has heating (type: Other); Has cooling (type: Other)
• Interior features: One-level layout; Office
• Laundry & utility: Laundry features: Other

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $79k.

Deal economics

• At list price, monthly cash flow is $427 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $79k).
• Recommended offer: $78k (1.5% below list) — sets the bar for market timing.
• Cap rate 12.8% vs local median 3.4% in Hawkinsville — 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 57/100 on livability (#461 in GA) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+; Watch: amenities F, commute F, employment F.
• Pulaski County (town): math 34% / reading 36% proficiency, ranked #69 of 174 in GA (top 40%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases; 63% free/reduced lunch — lower-income household profile, screen leases tightly.
• Zoned schools: Pulaski County Elementary School (math 38% / reading 32%, grade F, #523 of 1,228 statewide, top 43%, 633 students, 100% FRL); Hawkinsville High School (math 42% / reading 34%, grade F, #64 of 424 statewide, top 15%, 388 students, 72% FRL) — zoned schools average 86% FRL vs 63% district-wide (23 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 109 active listings in the ZIP; 3 comparable units currently listed for rent nearby; rentals at typical pace (median 14d on market — plan ~3-4 weeks tenant-placement turnaround); 42 units permitted in Pulaski County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $546 of loan paydown is wiped out by about $2k of value loss. Plan a longer hold.
• Pulaski County population projected at -23% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $22k cash investment doubles in ~6 years — after that, you're playing with house money.

Negotiation context

• It's been on market 22 days — a 2% lower offer ($78k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts 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

• 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 $77,815 (1.5% below list)

Questions for the listing agent

1. Built in 1964 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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.
5. 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.
6. 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: 1.45% ✓
• Cap rate: 12.78%
• Cash-on-cash: 23.18%
• DSCR: 2.03
• GRM: 5.8

CMA / ARV

• ARV (on-the-fly): $120,384
• Comps found: 1

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
13 Massee Cir	0.56mi	3/2.0	1,064 (+1%)	1mo	$121,000	$114	68

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: 16.2%
• Equity multiple: 1.65×
• Total profit: $14,384
• Equity at exit: $11,779

10-year hold

• IRR: 24.7%
• Equity multiple: 3.15×
• Total profit: $47,461
• Equity at exit: $6,830

Cash invested: $22,120 (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 31036

• Home prices YoY: -5.1%
• Active inventory: 109
• Price-to-rent: 5.8×

Monthly cashflow live

• Estimated rent: $1,145 medium
• Mortgage (P&I): −$414
• Tax from tax record: −$30 /mo · $360/yr
• Insurance: −$33
• HOA: −$0
• Vacancy / Maint / Mgmt: −$240
• Net cashflow: $427

Break-even live

Break-even rent $604

Max offer price $79,000

Occupancy floor 58%

Sensitivity live

Price	-10% $472	-5% $450	+0% $427	+5% $405	+10% $383
Rent	-10% $337	-5% $382	+0% $427	+5% $472	+10% $518
Rate	-1.0pp $467	-0.5pp $447	base $427	+0.5pp $407	+1.0pp $386

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: $19,750
• Closing costs: $2,370
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
16 Warren St Hawkinsville, GA	1.0–3.0	1.0–2.0	1243	$1,115	$0.90	14d	4	0.51mi
100 Houston St Hawkinsville, GA	2.0	2.5	1247	$950	$0.76	14d	1	0.75mi
32 Ashford Way Unit 704 Hawkinsville, GA	2.0	2.0	1040	$1,450	$1.39	14d	1	1.12mi

Listing history 19 events

1. 2026-06-19
   days on market $79,000 Active 22 DOM
2. 2026-06-18
   days on market $79,000 Active 21 DOM
3. 2026-06-17
   days on market $79,000 Active 20 DOM
4. 2026-06-16
   days on market $79,000 Active 19 DOM
5. 2026-06-15
   days on market $79,000 Active 18 DOM
6. 2026-06-14
   days on market $79,000 Active 16 DOM
7. 2026-06-13
   statusdays on market $79,000 Active 15 DOM
8. 2026-06-10
   days on market $79,000 New 13 DOM
9. 2026-06-09
   days on market $79,000 New 12 DOM
10. 2026-06-08
    days on market $79,000 New 11 DOM
11. 2026-06-07
    days on market $79,000 New 10 DOM
12. 2026-06-05
    days on market $79,000 New 7 DOM
13. 2026-06-03
    days on market $79,000 New 6 DOM
14. 2026-06-02
    days on market $79,000 New 5 DOM
15. 2026-06-01
    days on market $79,000 New 4 DOM
16. 2026-05-31
    days on market $79,000 New 3 DOM
17. 2026-05-30
    days on market $79,000 New 2 DOM
18. 2026-05-28
    listed $79,000 Active 394-char remark

    Show marketing remark (394 chars)

    Excellent investment opportunity at 269 Dooley St featuring two income-producing units with tenants already in place. This property includes one 3-bedroom, 1-bath unit and one 2-bedroom, 1-bath unit, offering immediate cash flow from day one. Whether you’re looking to expand your portfolio or add a multi-unit property to your investments, this property provides strong rental potential.

19. 2026-05-27
    listed $79,000 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: $360 · $30/mo
• Projected year-2 tax: $727 · $61/mo
• Expected delta: +$367/yr (+$31/mo · 101.7%)

ⓘ 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 ≥109°F today · 19 d/yr by 30 yrs out
• 💨 Wind 8/10 Severe 80% chance of damaging wind over 30 yrs
• 🫁 Air quality 4/10 Moderate 4 unhealthy d/yr today · 5 by 30 yrs out

Taxation est. · year 1

• Rental income: $13,738
• − Mortgage interest: −$4,425
• − Property taxes: −$360
• − Insurance: −$395
• − Repairs & maintenance: −$1,099
• − Management: −$1,099
• − Depreciation: −$2,298
• Taxable income: $4,062
• Est. tax owed @ 24.0%: −$975
• After-tax cash flow: $4,152/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: Pulaski County
• NCES district ID: 1304220
• Math proficiency: 34% ▬ 0.00%
• Reading proficiency: 36% ▲ 3.00%
• Median HH income: $37,759
• Composite: 29.18/100
• National rank: #6570
• State rank: #69 of 174 in GA

Livability — Hawkinsville

• Score: 57/100
• State rank: #461
• US rank: #21876

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Hawkinsville, GA
• Population (ZIP): 10,726

Population outlook (Pulaski County) Hauer SSP2

• Today (2025): 10,556 people
• By 2030: 10,123 · -4.1%
• By 2040: 9,099 · -13.8%
• By 2050: 8,132 · -23.0%
• By 2075: 6,447 · -38.9%
• By 2100: 4,740 · -55.1%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.57)
• Race & ethnicity: White 57% Black 32% Two or more races 6% Hispanic / Latino 6% Pacific Islander 2% Asian 1%
• Hispanic origin (detail): Mexican 2%
• Common ancestry: Slovak 3% Italian 1% Iranian 1%
• Foreign-born: 3% · Canada
• Languages at home: 94% English-only · Spanish 5% Other Asian/Pacific 1%

Political lean MEDSL · Pulaski

• 2024 margin: Solid R (+40.5) · D 29.5% · R 70.0%
• 2008→2024 swing: -10.7pp toward R · 2008: -29.8pp · 2024: -40.5pp
• All cycles: 2024: R+40.5 2020: R+38.8 2016: R+37.0 2012: R+33.3 2008: R+29.8

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -12.50%
• Current HPI: 233.8001
• 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

+0.0% since first listed

2 events — show timeline

• 2026-05-28 Listed $79,000 CGMLS
• 2026-05-27 Listed $79,000 GAMLS

Property tax history

-2.3%/yr

Latest (2025): $360 · -7.6% YoY. Source: county tax records.