210 Savannah Ave · East Dublin, GA 31027

$139,900

3 bd · 1.0 ba · 1,380 sqft · SingleFamily public records · 96 Days on market

Built 1971 0.30 ac lot Est $144k · at est.

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Why this score? — see what drove the D 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 +14.5/30.0
• ARV discount +8.6/15.0
• DSCR +4.4/10.0
• Schools +3.5/10.0
• 1% rule +3.1/10.0
• Livability +3.1/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Well-maintained 1,380 sq ft single-story, stick-built home (1971) situated on approximately 0.30 acres with city water and sewer. This 3-bedroom, 2-full-bath home offers a functional layout with wood plank flooring throughout, standard ceilings, and a brick and vinyl exterior. The kitchen features painted cabinets, Formica countertops, and includes a refrigerator, gas stove, and dishwasher. Laundry hookups are conveniently located in the mudroom (washer and dryer not included). Exterior features include concrete parking from the road, a one-bay covered carport, an additional rear carport, and a covered front porch. A major highlight is the approximately 1,500 sq ft detached outbuilding, off

Key facts

• Painted cabinets
• City water
• Wood plank flooring

Tags

• CITY WATER
• CITY SEWER
• WOOD PLANK FLOORING
• BRICK AND VINYL EXTERIOR
• PAINTED CABINETS
• FORMICA COUNTERTOPS

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $140k.

Deal economics

• At list price, monthly cash flow is $31 ($373/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $114k (18.6% below list).
• Recommended offer: $114k (18.6% below list) — sets the bar for 1% rule.

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: amenities F, commute F, employment 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.
• Zoned schools: East Laurens Middle School (math 40% / reading 39%, grade F, #147 of 470 statewide, top 33%, 552 students, 85% FRL); East Laurens High School (math 27% / reading 22%, grade F, #184 of 424 statewide, top 48%, 648 students, 85% FRL) — zoned schools average 85% FRL vs 55% district-wide (30 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 32 active listings in the ZIP; 3 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 $967 of loan paydown is wiped out by about $4k 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 96 days — a 9% lower offer ($127k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $50k; list at $140k implies a 180% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 80% chance of damaging wind over 30y; moderate wildfire risk; extreme-heat days projected 7→18/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $113,891 (18.6% below list)

Questions for the listing agent

1. It's been on market 96 days. Have you received any prior offers? Is the seller open to a 19% concession, seller financing, or rate buy-down credit?
2. Built in 1971 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
7. 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.
8. 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.
9. 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: 0.81% ✗
• Cap rate: 6.56%
• Cash-on-cash: 0.95%
• DSCR: 1.04
• GRM: 10.2

CMA / ARV

• ARV (on-the-fly): $143,520
• Comps found: 3

Show comp detail 3 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
216 Broad St	0.48mi	3/2.0	1,484 (+8%)	13mo	$120,700	$81	50
108 Sunset Dr	0.41mi	3/2.0	1,204 (-13%)	12mo	$194,000	$161	46
120 Pinecone Dr	0.61mi	3/2.0	1,456 (+6%)	16mo	$152,000	$104	45

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: -14.8%
• Equity multiple: 0.47×
• Total profit: $-20,736
• Equity at exit: $20,860

10-year hold

• IRR: -6.2%
• Equity multiple: 0.60×
• Total profit: $-15,685
• Equity at exit: $12,096

Cash invested: $39,172 (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: 10.2×

Monthly cashflow live

• Estimated rent: $1,139 medium
• Mortgage (P&I): −$734
• Tax from tax record: −$77 /mo · $921/yr
• Insurance: −$58
• HOA: −$0
• Vacancy / Maint / Mgmt: −$239
• Net cashflow: $31

Break-even live

Break-even rent $1,100

Max offer price $139,900

Occupancy floor 92%

Sensitivity live

Price	-10% $110	-5% $71	+0% $31	+5% $-9	+10% $-48
Rent	-10% $-59	-5% $-14	+0% $31	+5% $76	+10% $121
Rate	-1.0pp $101	-0.5pp $67	base $31	+0.5pp $-5	+1.0pp $-42

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: $34,975
• Closing costs: $4,197
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
99 Celia Dr Unit 2 East Dublin, GA	3.0	2.0	1300	$1,195	$0.92	44d	1	0.45mi
103 Celia Dr East Dublin, GA	3.0	1.0	936	$950	$1.01	44d	1	0.50mi
113 Lakeview Dr East Dublin, GA	3.0	1.0	1350	$1,250	$0.93	44d	1	0.79mi

Listing history 8 events

1. 2026-04-24
   status Under Contract
2. 2026-04-14
   price $139,900
3. 2026-02-24
   price $144,900
4. 2026-02-03
   price $149,900
5. 2026-02-03
   price $150,000
6. 2026-01-14
   listed $165,000 New
7. 2018-10-22
   soldstatus $50,000
8. 2010-02-02
   soldstatus $57,500

ⓘ 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: $921 · $77/mo
• Projected year-2 tax: $1,287 · $107/mo
• Expected delta: +$366/yr (+$31/mo · 39.7%)

ⓘ 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 5/10 Major
• 🌡 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: $13,667
• − Mortgage interest: −$7,837
• − Property taxes: −$921
• − Insurance: −$700
• − Repairs & maintenance: −$1,093
• − Management: −$1,093
• − Depreciation: −$4,070
• Taxable loss: −$2,047
• Est. tax savings @ 24.0%: +$491
• After-tax cash flow: $864/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

+143.3% since first listed

8 events — show timeline

• 2026-04-24 Pending — GAMLS
• 2026-04-14 Price Changed $139,900 GAMLS
• 2026-02-24 Price Changed $144,900 GAMLS
• 2026-02-03 Price Changed $149,900 GAMLS
• 2026-02-03 Price Changed $150,000 GAMLS
• 2026-01-14 Listed $165,000 GAMLS
• 2018-10-22 Sold (Public Records) $50,000 Public Records
• 2010-02-02 Sold (Public Records) $57,500 Public Records

Property tax history

+7.9%/yr

Latest (2025): $921 · +28.0% YoY. Source: county tax records.