131 E Dasher St · Sycamore, GA 31790

$159,900

3 bd · 1.0 ba · 1,800 sqft · SingleFamily public records · 21 Days on market

Built 1989 Est $243k · 34% under

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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).

• ARV discount +15.0/15.0
• Cash flow +12.6/30.0
• Appreciation +5.8/10.0
• DSCR +3.8/10.0
• Livability +3.3/5.0
• 1% rule +2.7/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.3/10.0

Listing remarks MLS

Check out this charming home with a motivated seller! With a new roof and new HVAC system, this home is ready for its next chapter, offering 1,800 square feet of potential. It has 3 generously sized bedrooms and 2 full bathrooms. With hardwood floors throughout most of the home and an abundance of natural light, the space has fantastic bones and character to bring your vision to life. A bright sunroom, roomy kitchen, and separate dining and living rooms provide a versatile layout with endless opportunities. Situated on a . 57-acre corner lot with a fully fenced yard, this property is a hidden gem, perfect for investors or those looking to personalize a home with significant upside potential. Home is move-in ready, don't miss this chance to create value and make this property shine!

Key facts

• All new a/c ductwork
• Fresh interior paint
• Bright sunroom

Tags

• HARDWOOD FLOORS
• BRIGHT SUNROOM
• SPACIOUS KITCHEN LAYOUT
• ALL NEW A/C DUCTWORK
• NEW MOISTURE BARRIER
• FRESH INTERIOR PAINT

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $160k.

Deal economics

• At list price, monthly cash flow is $-21 ($-249/yr) — negative.
• To cash-flow at today's rent, offer at most $156k (2.3% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $124k (22.7% below list).
• Recommended offer: $124k (22.7% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 66/100 on livability (#193 in GA) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety A+; Watch: amenities F, commute F, employment F.
• Turner County (town): math 14% / reading 18% proficiency, ranked #158 of 174 in GA (top 91%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 74% free/reduced lunch — lower-income household profile, screen leases tightly.
• Zoned schools: Turner County Elementary School (math 27% / reading 23%, grade F, #745 of 1,228 statewide, top 61%, 591 students, 100% FRL); Turner County Middle School (math 6% / reading 12%, grade F, #438 of 470 statewide, top 93%, 242 students, 100% FRL); Turner County High School (math 8% / reading 22%, grade F, #297 of 424 statewide, top 74%, 356 students, 100% FRL) — zoned schools average 100% FRL vs 74% district-wide (26 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 6 active listings in the ZIP; 9 units permitted in Turner County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $4k of equity ($1k loan paydown + $3k appreciation (1.6% local appreciation)).
• Turner County population projected at -35% 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 $45k cash investment doubles in ~9 years — after that, you're playing with house money.
• By year 9, paydown + projected appreciation supports a ~$32k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 21 days — a 2% lower offer ($158k) is reasonable based on typical stale-listing flexibility.
• 2 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.
• Current owner paid $118k; 36% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 98% 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 $123,628 (22.7% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
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. 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?
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: 0.77% ✗
• Cap rate: 6.14%
• Cash-on-cash: -0.56%
• DSCR: 0.98
• GRM: 10.8

CMA / ARV

• ARV (on-the-fly): $243,000
• Comps found: 2

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
131 E Dasher St	0.00mi	3/2.0	1,800 (0%)	17mo	$117,900	$66	82
461 Hwy 32	0.51mi	3/2.0	1,573 (-13%)	9mo	$211,900	$135	43

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

Projected returns pro-forma

1.58% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 2.6%
• Equity multiple: 1.14×
• Total profit: $6,191
• Equity at exit: $59,451

10-year hold

• IRR: 6.8%
• Equity multiple: 1.88×
• Total profit: $39,290
• Equity at exit: $82,914

Cash invested: $44,772 (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 31790

• Home prices YoY: 1.1%
• Active inventory: 6
• Price-to-rent: 10.8×

Monthly cashflow live

• Estimated rent: $1,236 medium
• Mortgage (P&I): −$839
• Tax from tax record: −$92 /mo · $1,107/yr
• Insurance: −$67
• HOA: −$0
• Vacancy / Maint / Mgmt: −$260
• Net cashflow: $-21

Break-even live

Break-even rent $1,263

Max offer price $156,228

Occupancy floor 97%

Sensitivity live

Price	-10% $70	-5% $24	+0% $-21	+5% $-66	+10% $-111
Rent	-10% $-118	-5% $-70	+0% $-21	+5% $28	+10% $77
Rate	-1.0pp $60	-0.5pp $20	base $-21	+0.5pp $-62	+1.0pp $-104

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: $39,975
• Closing costs: $4,797
• Reserves months: —
• Total cash needed: —

Listing history 18 events

1. 2026-06-16
   days on market $159,900 Active 21 DOM
2. 2026-06-15
   days on market $159,900 Active 20 DOM
3. 2026-06-13
   days on market $159,900 Active 18 DOM
4. 2026-06-12
   days on market $159,900 Active 17 DOM
5. 2026-06-09
   days on market $159,900 Active 14 DOM
6. 2026-06-08
   days on market $159,900 Active 13 DOM
7. 2026-06-07
   days on market $159,900 Active 12 DOM
8. 2026-06-07
   days on market $159,900 Active 11 DOM
9. 2026-06-04
   days on market $159,900 Active 8 DOM
10. 2026-06-02
    days on market $159,900 Active 7 DOM
11. 2026-06-01
    days on market $159,900 Active 6 DOM
12. 2026-05-31
    days on market $159,900 Active 5 DOM
13. 2026-05-31
    days on market $159,900 Active 4 DOM
14. 2026-05-26
    listed $159,900 Active
15. 2025-01-10
    soldstatus $117,900 Closed 792-char remark

    Show marketing remark (792 chars)

    Check out this charming home with a motivated seller! With a new roof and new HVAC system, this home is ready for its next chapter, offering 1,800 square feet of potential. It has 3 generously sized bedrooms and 2 full bathrooms. With hardwood floors throughout most of the home and an abundance of natural light, the space has fantastic bones and character to bring your vision to life. A bright sunroom, roomy kitchen, and separate dining and living rooms provide a versatile layout with endless opportunities. Situated on a . 57-acre corner lot with a fully fenced yard, this property is a hidden gem, perfect for investors or those looking to personalize a home with significant upside potential. Home is move-in ready, don't miss this chance to create value and make this property shine!

16. 2025-01-10
    soldstatus $117,900

    Show marketing remark (792 chars)

    Check out this charming home with a motivated seller! With a new roof and new HVAC system, this home is ready for its next chapter, offering 1,800 square feet of potential. It has 3 generously sized bedrooms and 2 full bathrooms. With hardwood floors throughout most of the home and an abundance of natural light, the space has fantastic bones and character to bring your vision to life. A bright sunroom, roomy kitchen, and separate dining and living rooms provide a versatile layout with endless opportunities. Situated on a . 57-acre corner lot with a fully fenced yard, this property is a hidden gem, perfect for investors or those looking to personalize a home with significant upside potential. Home is move-in ready, don't miss this chance to create value and make this property shine!

17. 2024-11-18
    price $129,000 792-char remark

    Show marketing remark (792 chars)

    Check out this charming home with a motivated seller! With a new roof and new HVAC system, this home is ready for its next chapter, offering 1,800 square feet of potential. It has 3 generously sized bedrooms and 2 full bathrooms. With hardwood floors throughout most of the home and an abundance of natural light, the space has fantastic bones and character to bring your vision to life. A bright sunroom, roomy kitchen, and separate dining and living rooms provide a versatile layout with endless opportunities. Situated on a . 57-acre corner lot with a fully fenced yard, this property is a hidden gem, perfect for investors or those looking to personalize a home with significant upside potential. Home is move-in ready, don't miss this chance to create value and make this property shine!

18. 2024-11-02
    listed $140,000 Active 792-char remark

    Show marketing remark (792 chars)

    Check out this charming home with a motivated seller! With a new roof and new HVAC system, this home is ready for its next chapter, offering 1,800 square feet of potential. It has 3 generously sized bedrooms and 2 full bathrooms. With hardwood floors throughout most of the home and an abundance of natural light, the space has fantastic bones and character to bring your vision to life. A bright sunroom, roomy kitchen, and separate dining and living rooms provide a versatile layout with endless opportunities. Situated on a . 57-acre corner lot with a fully fenced yard, this property is a hidden gem, perfect for investors or those looking to personalize a home with significant upside potential. Home is move-in ready, don't miss this chance to create value and make this property shine!

ⓘ 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: $1,107 · $92/mo
• Projected year-2 tax: $1,471 · $123/mo
• Expected delta: +$364/yr (+$30/mo · 32.8%)

ⓘ 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 3/10 Moderate
• 🌡 Heat 7/10 Severe 7 d/yr ≥107°F today · 19 d/yr by 30 yrs out
• 💨 Wind 8/10 Severe 98% chance of damaging wind over 30 yrs
• 🫁 Air quality 3/10 Moderate 4 unhealthy d/yr today · 4 by 30 yrs out

Taxation est. · year 1

• Rental income: $14,835
• − Mortgage interest: −$8,957
• − Property taxes: −$1,107
• − Insurance: −$800
• − Repairs & maintenance: −$1,187
• − Management: −$1,187
• − Depreciation: −$4,652
• Taxable loss: −$3,054
• Est. tax savings @ 24.0%: +$733
• After-tax cash flow: $483/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: Turner County
• NCES district ID: 1305190
• Math proficiency: 14% ▼ -7.00%
• Reading proficiency: 18% ▼ -9.00%
• Median HH income: $32,714
• Composite: 12.94/100
• National rank: #9578
• State rank: #158 of 174 in GA

Livability — Sycamore

• Score: 66/100
• State rank: #193
• US rank: #11925

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Sycamore, GA
• Population (ZIP): 2,648

Population outlook (Turner County) Hauer SSP2

• Today (2025): 6,561 people
• By 2030: 5,905 · -10.0%
• By 2040: 4,899 · -25.3%
• By 2050: 4,246 · -35.3%
• By 2075: 3,606 · -45.0%
• By 2100: 3,471 · -47.1%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (74%)
• Race & ethnicity: White 74% Hispanic / Latino 13% Black 8% Two or more races 5%
• Hispanic origin (detail): Mexican 13%
• Common ancestry: Romanian 2% Portuguese 1% Slovak 1%
• Foreign-born: 7% · Canada
• Languages at home: 90% English-only · Spanish 10%

Political lean MEDSL · Turner

• 2024 margin: Strong R (+28.5) · D 35.6% · R 64.1%
• 2008→2024 swing: -9.7pp toward R · 2008: -18.8pp · 2024: -28.5pp
• All cycles: 2024: R+28.5 2020: R+24.8 2016: R+25.1 2012: R+14.6 2008: R+18.8

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 1.58%
• Current HPI: 151.1607
• 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

+14.2% since first listed

5 events — show timeline

• 2026-05-26 Listed $159,900 FSBO.com
• 2025-01-10 Sold (Public Records) $117,900 Public Records
• 2025-01-10 Sold (MLS) $117,900 TBOR
• 2024-11-18 Price Changed $129,000 TBOR
• 2024-11-02 Listed $140,000 TBOR

Property tax history

+0.1%/yr

Latest (2025): $1,107 · +4.2% YoY. Source: county tax records.