410 E Mary St · Dublin, GA 31021

$79,900

2 bd · 1.0 ba · 864 sqft · SingleFamily public records · 27 Days on market

Built 1930 5,227 sqft lot $92/sqft · 135% above area ↓ 31% since listing

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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 +28.3/30.0
• DSCR +10.0/10.0
• 1% rule +7.8/10.0
• ARV discount +7.5/15.0
• 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

WELL MAINTIAINED TWO BEDROOM ONE BATHROOM FOR SALE. HOMES IS SOLD AS IS WHERE IS. CALL TODAY FOR A SHOWING. SELLER AND REALTOR ARE RELATED.

Key facts

• 5,227 sq ft lot
• Built 1930
• Listed 27 days

Property features AI

Finance

• HOA & community: No HOA

Exterior

• Parking: Carport
• Utilities: Public water; Public sewer; Cable available; Electricity available; High-speed internet available
• Home design: Single-family residence; House structure; Resale property; Built in 1930
• Construction: Wood siding exterior; Metal roof
• Exterior features: City lot

Interior

• Kitchen: No appliances 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
• Interior features: One-level layout; Family room; Crawl space foundation
• Laundry & utility: Laundry closet; Additional utility space (other)

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $80k.

Deal economics

• At list price, monthly cash flow is $256 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $80k).
• Recommended offer: $79k (1.5% below list) — sets the bar for market timing.
• Cap rate 10.1% 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); 218 active listings in the ZIP; 6 comparable units currently listed for rent nearby; rentals lingering (median 44d 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 $552 of loan paydown is wiped out by about $2k 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 27 days — a 2% lower offer ($79k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 3y 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 $55k; 45% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: built in 1930 — expect roof / HVAC / electrical / plumbing capex.
• 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 $78,701 (1.5% below list)

Questions for the listing agent

1. Built in 1930 — 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. 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?
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: 1.28% ✓
• Cap rate: 10.14%
• Cash-on-cash: 13.76%
• DSCR: 1.61
• GRM: 6.5

CMA / ARV

• ARV (median comp): $34,035
• List price: $79,900
• Delta: 134.76%
• Verdict: OVERPRICED
• Comps: 15 within 1.0 mi

Show comp detail 3 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
410 E Mary St	0.00mi	2/1.0	864 (0%)	0mo	$55,000	$64	100
115 Hillcrest Dr	0.51mi	2/1.0	800 (-7%)	17mo	$34,000	$43	50
508 Georgia St	0.42mi	2/1.0	738 (-15%)	10mo	$10,500	$14	47

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: 2.2%
• Equity multiple: 1.08×
• Total profit: $1,830
• Equity at exit: $11,913

10-year hold

• IRR: 10.2%
• Equity multiple: 1.73×
• Total profit: $16,437
• Equity at exit: $6,908

Cash invested: $22,372 (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: 218
• Price-to-rent: 6.5×

Monthly cashflow live

• Estimated rent: $1,024 high
• Mortgage (P&I): −$419
• Tax est. 1.5%: −$100 /mo · $1,198/yr
• Insurance: −$33
• HOA: −$0
• Vacancy / Maint / Mgmt: −$215
• Net cashflow: $256

Break-even live

Break-even rent $699

Max offer price $79,900

Occupancy floor 70%

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: $19,975
• Closing costs: $2,397
• Reserves months: —
• Total cash needed: —

Rent comps 6 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
211 N Washington St Apt B-5 Dublin, GA	1.0	1.0	650	$650	$1.00	44d	1	0.49mi
201 Woodlawn Dr Dublin, GA	1.0–2.0	1.0–2.0	800	$1,350	$1.69	44d	4	0.78mi
703 Hudson St Dublin, GA	3.0	1.0	1032	$1,250	$1.21	44d	1	1.07mi
608 Hillcrest Pkwy Dublin, GA	2.0	1.0	726	$1,325	$1.83	44d	1	1.18mi
215 Outler St Unit B Dublin, GA	1.0	1.0	984	$600	$0.61	44d	1	1.31mi
810 Euclid St Apt 1 Dublin, GA	2.0	1.5	910	$800	$0.88	44d	1	1.34mi

Listing history 14 events

1. 2026-06-12
   status $79,900 Under Contract 27 DOM
2. 2026-06-09
   days on market $79,900 Active 27 DOM
3. 2026-06-08
   days on market $79,900 Active 26 DOM
4. 2026-06-07
   days on market $79,900 Active 25 DOM
5. 2026-06-07
   days on market $79,900 Active 24 DOM
6. 2026-06-03
   days on market $79,900 Active 21 DOM
7. 2026-06-02
   days on market $79,900 Active 20 DOM
8. 2026-06-01
   days on market $79,900 Active 19 DOM
9. 2026-05-31
   days on market $79,900 Active 18 DOM
10. 2026-05-30
    days on market $79,900 Active 17 DOM
11. 2026-05-09
    listed $79,900 New 139-char remark
12. 2024-02-16
    historical $795
13. 2023-11-17
    price $795
14. 2023-11-16
    listed

ⓘ 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 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 · 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: $12,283
• − Mortgage interest: −$4,476
• − Property taxes: −$1,198
• − Insurance: −$400
• − Repairs & maintenance: −$983
• − Management: −$983
• − Depreciation: −$2,324
• Taxable income: $1,920
• Est. tax owed @ 24.0%: −$461
• After-tax cash flow: $2,617/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

-31.2% since first listed

6 events — show timeline

• 2026-06-17 Sold (MLS) $55,000 GAMLS
• 2026-06-10 Pending — GAMLS
• 2026-05-09 Listed $79,900 GAMLS
• 2024-02-16 Rental Removed $795 CGMLS
• 2023-11-17 Price Changed $795 CGMLS
• 2023-11-16 Listed for Rent — CGMLS

Property tax history

+5.9%/yr

Latest (2025): $75 · +71.9% YoY. Source: county tax records.