216 Stonewall St NE · Dawson, GA 39842

$99,900

6 bd · 2.0 ba · 4,100 sqft · SingleFamily · 14 Days on market

Built 1900 Fair condition 0.50 ac lot

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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
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Appreciation +5.8/10.0
• Livability +2.8/5.0
• Rent growth +2.5/5.0
• Condition / age +2.2/5.0
• Schools +0.8/10.0

Listing remarks

~ HISTORIC 1900 VICTORIAN WITH OVER 4,100 SQ FT IN THE HEART OF DAWSON, GA ~ Step back in time and discover the incredible charm, character, and opportunity offered by this historic circa-1900 Victorian home located in the heart of downtown Dawson, Georgia. Boasting over 4,100 square feet of living space, this architectural treasure is filled with original craftsmanship and period details that are becoming increasingly difficult to find. From the moment you arrive, you'll be captivated by the stately exterior, wraparound porch, grand entry, soaring ceilings, original woodwork, transom windows, oversized rooms, beautiful original fireplace mantels, and timeless Victorian character throughou

Key facts

• Grand entry
• Transom windows
• Historic victorian

Tags

• HISTORIC VICTORIAN
• WRAPAROUND PORCH
• GRAND ENTRY
• SOARING CEILINGS
• ORIGINAL WOODWORK
• TRANSOM WINDOWS

Property features AI

Exterior

• Parking: 2 parking spaces
• Utilities: Sewer connected
• Home design: Detached single-family residence; 2 stories
• Construction: Wood siding; Shingle roof
• Exterior features: Covered patio/porch; Fenced yard; Corner lot

Interior

• Kitchen: Electric cooktop; Electric oven; Electric water heater
• Flooring: Ceramic tile; Hardwood
• Bathrooms: 2 full bathrooms
• Heating & cooling: Has cooling; Ceiling fan(s)
• Interior features: Fireplace (1); Ceiling fan(s)
• Laundry & utility: Laundry room

What this means for you Summary

Snapshot

• This is a 6-bed/2.0-bath single-family listed at $100k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $587 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $100k).

Location & tenants

• Location reads 55/100 on livability (#508 in GA) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, housing A-; Watch: crime D+, schools F, amenities F.
• Terrell County (rural): math 7% / reading 13% proficiency, ranked #167 of 174 in GA (top 96%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 79% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: 35 active listings in the ZIP; 2 units permitted in Terrell County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $2k of equity ($691 loan paydown + $2k appreciation (1.6% local appreciation)).
• Terrell County population projected at -33% 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 $28k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• Only 14 days on market — expect competitive offers; lowballing is unlikely to land.

Risks & watch-outs

• Watch-outs: built in 1900 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: severe wind risk, 92% chance of damaging wind over 30y; extreme-heat days projected 7→20/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $99,900

Questions for the listing agent

1. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
2. Built in 1900 — 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: 1.62% ✓
• Cap rate: 13.35%
• Cash-on-cash: 25.19%
• DSCR: 2.12
• GRM: 5.1

CMA / ARV

No comps found within radius.

Projected returns pro-forma

1.56% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 28.5%
• Equity multiple: 2.50×
• Total profit: $42,081
• Equity at exit: $37,071

10-year hold

• IRR: 30.5%
• Equity multiple: 4.83×
• Total profit: $107,177
• Equity at exit: $51,646

Cash invested: $27,972 (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 39842

• Home prices YoY: 0.8%
• Active inventory: 35
• Price-to-rent: 5.1×

Monthly cashflow live

• Estimated rent: $1,617 medium
• Mortgage (P&I): −$524
• Tax est. 1.5%: −$125 /mo · $1,498/yr
• Insurance: −$42
• HOA: −$0
• Vacancy / Maint / Mgmt: −$340
• Net cashflow: $587

Break-even live

Break-even rent $874

Max offer price $99,900

Occupancy floor 59%

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: $24,975
• Closing costs: $2,997
• Reserves months: —
• Total cash needed: —

Listing history 12 events

1. 2026-06-19
   days on market $99,900 Active 14 DOM
2. 2026-06-18
   days on market $99,900 Active 13 DOM
3. 2026-06-17
   days on market $99,900 Active 12 DOM
4. 2026-06-16
   days on market $99,900 Active 11 DOM
5. 2026-06-15
   days on market $99,900 Active 10 DOM
6. 2026-06-14
   days on market $99,900 Active 8 DOM
7. 2026-06-13
   days on market $99,900 Active 7 DOM
8. 2026-06-10
   days on market $99,900 Active 5 DOM
9. 2026-06-09
   days on market $99,900 Active 4 DOM
10. 2026-06-08
    days on market $99,900 Active 3 DOM
11. 2026-06-07
    remarks 699-char remark
12. 2026-06-07
    listed $99,900 Active 2 DOM

ⓘ 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 3/10 Moderate
• 🌡 Heat 8/10 Severe 7 d/yr ≥108°F today · 20 d/yr by 30 yrs out
• 💨 Wind 8/10 Severe 92% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $19,407
• − Mortgage interest: −$5,596
• − Property taxes: −$1,498
• − Insurance: −$500
• − Repairs & maintenance: −$1,553
• − Management: −$1,553
• − Depreciation: −$2,906
• Taxable income: $5,801
• Est. tax owed @ 24.0%: −$1,392
• After-tax cash flow: $5,654/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.

Condition & rehab AI · 13 photos

Fair 45/100 Extensive rehab

This historic Victorian home requires extensive repairs and maintenance, including roof repair, exterior siding and fencing repair, and HVAC maintenance. However, with these updates, the home has the potential to be a valuable investment.

Repairs flagged

• Major roof — The roof appears to be in poor condition, with visible damage and potential leaks.
• Major exterior siding — The exterior siding is peeling and in need of repainting or replacement.
• Major fencing — The fencing is in poor condition and may need repair or replacement.
• Major interior walls/paint — The interior walls and paint show signs of wear and tear, with some areas appearing to be in poor condition.
• Major HVAC and mechanical systems — The HVAC and mechanical systems appear to be in poor condition, with visible signs of wear and tear.

Value-add opportunities

• Resale roof repair — A new roof will significantly improve the home's curb appeal and overall condition, making it more attractive to potential buyers.
• Resale exterior siding and fencing repair — Repainting and repairing the exterior siding and fencing will improve the home's curb appeal and make it more attractive to potential buyers.
• Rental HVAC and mechanical systems maintenance — Maintaining the HVAC and mechanical systems will ensure the home is comfortable and energy-efficient, making it more attractive to potential renters.

Renovation cost estimate screening

Repair item	Severity	Est. cost
roof · The roof appears to be in poor condition, with visible damage and potential leaks.	Major	$15,000–50,000
exterior siding · The exterior siding is peeling and in need of repainting or replacement.	Major	$15,000–50,000
fencing · The fencing is in poor condition and may need repair or replacement.	Major	$15,000–50,000
interior walls/paint · The interior walls and paint show signs of wear and tear, with some areas appearing to be in poor condition.	Major	$15,000–50,000
HVAC and mechanical systems · The HVAC and mechanical systems appear to be in poor condition, with visible signs of wear and tear.	Major	$15,000–50,000
Total estimated repair cost · 5 items		$75,000–250,000

Value-add ROI direction

• Resale roof repair — A new roof will significantly improve the home's curb appeal and overall condition, making it more attractive to potential buyers. ↑
• Resale exterior siding and fencing repair — Repainting and repairing the exterior siding and fencing will improve the home's curb appeal and make it more attractive to potential buyers. ↑
• Rental HVAC and mechanical systems maintenance — Maintaining the HVAC and mechanical systems will ensure the home is comfortable and energy-efficient, making it more attractive to potential renters. ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

Schools (NCES district)

• District: Terrell County
• NCES district ID: 1304860
• Math proficiency: 7% ▼ -14.00%
• Reading proficiency: 13% ▼ -9.00%
• Median HH income: $31,887
• Composite: 7.87/100
• National rank: #9928
• State rank: #167 of 174 in GA

Livability — Dawson

• Score: 55/100
• State rank: #508
• US rank: #23135

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Dawson, GA
• Population (ZIP): 7,780

Population outlook (Terrell County) Hauer SSP2

• Today (2025): 8,041 people
• By 2030: 7,444 · -7.4%
• By 2040: 6,339 · -21.2%
• By 2050: 5,415 · -32.7%
• By 2075: 4,220 · -47.5%
• By 2100: 3,750 · -53.4%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Majority Black (64%)
• Race & ethnicity: Black 64% White 33% Hispanic / Latino 2%
• Common ancestry: Serbian 1% Lithuanian 1% Italian 1%
• Foreign-born: 1% · Canada
• Languages at home: 97% English-only · Spanish 3%

Political lean MEDSL · Terrell

• 2024 margin: Toss-up / Even · D 51.9% · R 47.8%
• 2008→2024 swing: -9.7pp toward R · 2008: 13.8pp · 2024: 4.1pp
• All cycles: 2024: D+4.1 2020: D+8.4 2016: D+9.4 2012: D+16.1 2008: D+13.8

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 1.56%
• Current HPI: 190.252
• 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

1 event — show timeline

• 2026-06-05 Listed $99,900 SWGABOR