213 West Dr · Dublin, GA 31021

$115,000

3 bd · 2.0 ba · 1,508 sqft · SingleFamily public records · 59 Days on market

Built 1940 0.25 ac lot $76/sqft · 10% below area Est $127k · 10% under ↓ 8% since listing

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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 +11.9/15.0
• DSCR +10.0/10.0
• 1% rule +8.7/10.0
• 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 MLS

Charming 3-bedroom, 2-bath home offering the perfect blend of comfort and functionality. Will not last long!

Key facts

• 0.25 acre lot
• Built 1940
• Listed 59 days

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $115k.

Deal economics

• At list price, monthly cash flow is $450 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $115k).
• Recommended offer: $112k (3.0% below list) — sets the bar for market timing.
• Cap rate 11.0% 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+, schools F, amenities 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.
• Market conditions: Rents rising (+1.4%/yr); 218 active listings in the ZIP; 2 comparable units currently listed for rent nearby; 55 units permitted in Laurens County in 2024 (24 in 5+ unit buildings).
• This rent runs 34% of the median local income ($56k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $795 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.
• At projected returns (-3.0% appreciation + 1.4% rent growth), your $32k cash investment doubles in ~9 years — after that, you're playing with house money.

Negotiation context

• It's been on market 59 days — a 3% lower offer ($112k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: built in 1940 — 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 $111,550 (3.0% below list)

Questions for the listing agent

1. It's been on market 59 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 1940 — 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: 1.37% ✓
• Cap rate: 10.99%
• Cash-on-cash: 16.76%
• DSCR: 1.75
• GRM: 6.1

CMA / ARV

• ARV (median comp): $127,397
• List price: $115,000
• Delta: -9.73%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 11 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
809 Highland Ave	0.19mi	3/2.0	1,497 (-1%)	18mo	$140,000	$94	75
913 Druid St	0.49mi	3/2.0	1,490 (-1%)	10mo	$120,000	$81	66
810 Stonewall St	0.35mi	3/2.0	1,644 (+9%)	9mo	$135,000	$82	62
107 Lacross St	0.47mi	3/2.0	1,429 (-5%)	11mo	$215,000	$150	60
1405 Camellia Dr	0.41mi	3/3.0	1,350 (-10%)	13mo	$42,000	$31	49
214 Geneva St	0.70mi	3/2.0	1,489 (-1%)	21mo	$184,900	$124	48
1502 Stonewall St	0.49mi	3/1.0	1,284 (-15%)	1mo	$165,000	$129	48
314 Coney St	0.45mi	2/1.5 (-1)	1,382 (-8%)	14mo	$135,000	$98	46
1602 Woodrow Ave	0.57mi	3/1.0	1,403 (-7%)	15mo	$136,000	$97	45
701 N Church St	0.65mi	3/2.0	1,320 (-12%)	16mo	$174,900	$133	36
131 Hillcrest Dr	0.74mi	3/1.0	1,350 (-10%)	23mo	$39,000	$29	25

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: 6.2%
• Equity multiple: 1.24×
• Total profit: $7,618
• Equity at exit: $17,147

10-year hold

• IRR: 14.1%
• Equity multiple: 2.06×
• Total profit: $33,997
• Equity at exit: $9,943

Cash invested: $32,200 (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: 6.1×

Monthly cashflow live

• Estimated rent: $1,575 medium
• Mortgage (P&I): −$603
• Tax est. 1.5%: −$144 /mo · $1,725/yr
• Insurance: −$48
• HOA: −$0
• Vacancy / Maint / Mgmt: −$331
• Net cashflow: $450

Break-even live

Break-even rent $1,006

Max offer price $115,000

Occupancy floor 66%

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: $28,750
• Closing costs: $3,450
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
113 Ramsey St Dublin, GA	3.0	2.0	1500	$1,500	$1.00	43d	1	0.28mi
412 Roberson St Dublin, GA	4.0	3.0	2152	$2,500	$1.16	43d	1	0.72mi

Listing history 4 events

1. 2026-05-18
   status Under Contract 108-char remark

   Show marketing remark (108 chars)

   Charming 3-bedroom, 2-bath home offering the perfect blend of comfort and functionality. Will not last long!

2. 2026-04-13
   price $115,000 108-char remark

   Show marketing remark (108 chars)

   Charming 3-bedroom, 2-bath home offering the perfect blend of comfort and functionality. Will not last long!

3. 2026-03-20
   listed $125,000 New 108-char remark

   Show marketing remark (108 chars)

   Charming 3-bedroom, 2-bath home offering the perfect blend of comfort and functionality. Will not last long!

4. 2026-03-17
   historical $125,000 108-char remark

   Show marketing remark (108 chars)

   Charming 3-bedroom, 2-bath home offering the perfect blend of comfort and functionality. Will not last long!

ⓘ 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 2/10 Low
• 🌡 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: $18,905
• − Mortgage interest: −$6,442
• − Property taxes: −$1,725
• − Insurance: −$575
• − Repairs & maintenance: −$1,512
• − Management: −$1,512
• − Depreciation: −$3,345
• Taxable income: $3,793
• Est. tax owed @ 24.0%: −$910
• After-tax cash flow: $4,488/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

-8.0% since first listed

4 events — show timeline

• 2026-05-18 Pending — GAMLS
• 2026-04-13 Price Changed $115,000 GAMLS
• 2026-03-20 Listed $125,000 GAMLS
• 2026-03-17 Coming Soon $125,000 GAMLS

Property tax history

+3.7%/yr

Latest (2025): $199 · -4.3% YoY. Source: county tax records.