445 Saint Charles Dr · East Dublin, GA 31027

$124,800

3 bd · 2.0 ba · 1,064 sqft · Manufactured public records · 24 Days on market

Built 2021 1.00 ac lot

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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 +26.1/30.0
• DSCR +8.8/10.0
• ARV discount +7.5/15.0
• 1% rule +5.9/10.0
• Schools +3.5/10.0
• Livability +3.1/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

This home is situated on 1 acre and offers a spacious layout, comfortable living areas, and plenty of outdoor space to enjoy country living, gardening, or recreation. A great blend of privacy and convenience with room to relax and grow. MORE PHOTOS COMING SOON!

Key facts

• 1 acre
• Outdoor space
• 1 acre lot

Tags

• 1 ACRE
• OUTDOOR SPACE
• PRIVACY AND CONVENIENCE

Property features AI

Finance

• Other: 1 acre lot (public records); Located in the St Charles Place subdivision; Listing sold as-is; acceptable financing: Cash or Conventional
• HOA & community: No homeowners association

Exterior

• Parking: Open parking; Parking pad
• Utilities: Shared well water; Septic tank; Electricity available; Water available; Sewer available
• Home design: Manufactured home / Single-family residence; Resale property
• Construction: Built in 2021; Vinyl siding; Composition roof; Manufactured house structure
• Exterior features: Level lot

Interior

• Kitchen: Dishwasher; Refrigerator
• Bedrooms: 3 bedrooms on the main level
• Flooring: Carpet; Vinyl
• Bathrooms: 2 full bathrooms on the main level
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Vaulted ceilings; One level
• Laundry & utility: Laundry in hall

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $125k.

Deal economics

• At list price, monthly cash flow is $316 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $125k).
• Recommended offer: $123k (1.5% below list) — sets the bar for market timing.
• Cap rate 9.3% vs local median 5.9% in East 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 (#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; 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 $863 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 24 days — a 2% lower offer ($123k) is reasonable based on typical stale-listing flexibility.
• 7 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 $70k; list at $125k implies a 80% 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; extreme-heat days projected 7→18/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $122,928 (1.5% below list)

Questions for the listing agent

1. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
2. 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?
3. 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.
4. 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.
5. 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: 1.09% ✓
• Cap rate: 9.33%
• Cash-on-cash: 10.85%
• DSCR: 1.48
• GRM: 7.6

CMA / ARV

No comps found within radius.

Projected returns pro-forma

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

5-year hold

• IRR: -0.1%
• Equity multiple: 1.00×
• Total profit: $-135
• Equity at exit: $18,608

10-year hold

• IRR: 9.5%
• Equity multiple: 1.73×
• Total profit: $25,633
• Equity at exit: $10,790

Cash invested: $34,944 (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: 7.6×

Monthly cashflow live

• Estimated rent: $1,364 medium
• Mortgage (P&I): −$654
• Tax from tax record: −$55 /mo · $663/yr
• Insurance: −$52
• HOA: −$0
• Vacancy / Maint / Mgmt: −$286
• Net cashflow: $316

Break-even live

Break-even rent $964

Max offer price $124,800

Occupancy floor 72%

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: $31,200
• Closing costs: $3,744
• Reserves months: —
• Total cash needed: —

Listing history 50 events

1. 2026-06-19
   days on market $124,800 Active 24 DOM
2. 2026-06-18
   days on market $124,800 Active 23 DOM
3. 2026-06-17
   days on market $124,800 Active 22 DOM
4. 2026-06-16
   days on market $124,800 Active 21 DOM
5. 2026-06-15
   days on market $124,800 Active 20 DOM
6. 2026-06-14
   days on market $124,800 Active 18 DOM
7. 2026-06-12
   days on market $124,800 Active 17 DOM
8. 2026-06-09
   statusdays on market $124,800 Active 14 DOM
9. 2026-06-08
   days on market $124,800 New 13 DOM
10. 2026-06-07
    days on market $124,800 New 12 DOM
11. 2026-06-07
    days on market $124,800 New 11 DOM
12. 2026-06-03
    days on market $124,800 New 8 DOM
13. 2026-06-02
    days on market $124,800 New 7 DOM
14. 2026-06-01
    days on market $124,800 New 6 DOM
15. 2026-05-31
    days on market $124,800 New 5 DOM
16. 2026-05-30
    days on market $124,800 New 4 DOM
17. 2026-05-25
    listed $124,800 New
18. 2026-04-28
    historical
19. 2026-01-23
    historical
20. 2025-11-06
    price $120,000
21. 2025-09-12
    price $125,000
22. 2025-07-29
    listed $120,000 New
23. 2025-07-29
    listed $135,000 New
24. 2024-02-23
    soldstatus $69,500 Sold
25. 2024-01-23
    status Under Contract
26. 2024-01-23
    status Pending
27. 2024-01-22
    status Back On Market
28. 2024-01-22
    status Active
29. 2024-01-12
    status Under Contract
30. 2024-01-12
    status Pending
31. 2024-01-12
    historical
32. 2023-12-27
    price $69,500
33. 2023-12-21
    price $69,500
34. 2023-12-04
    price $73,900
35. 2023-11-10
    price $74,900
36. 2023-11-10
    price $74,900
37. 2023-11-06
    price $78,500
38. 2023-11-06
    price $78,500
39. 2023-10-27
    price $82,500
40. 2023-10-27
    price $82,500
41. 2023-10-17
    price $88,500
42. 2023-10-16
    price $88,500
43. 2023-10-04
    price $94,500
44. 2023-09-11
    price $99,500
45. 2023-09-02
    price $99,500
46. 2023-08-22
    price $107,500
47. 2023-08-22
    price $107,500
48. 2023-07-25
    listed $114,500 New
49. 2023-07-25
    listed $114,500 Active
50. 2012-05-30
    soldstatus $32,900

ⓘ 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: $663 · $55/mo
• Projected year-2 tax: $1,148 · $96/mo
• Expected delta: +$485/yr (+$40/mo · 73.3%)

ⓘ 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 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 0 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $16,371
• − Mortgage interest: −$6,991
• − Property taxes: −$663
• − Insurance: −$624
• − Repairs & maintenance: −$1,310
• − Management: −$1,310
• − Depreciation: −$3,631
• Taxable income: $1,843
• Est. tax owed @ 24.0%: −$442
• After-tax cash flow: $3,350/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

• 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

+279.3% since first listed

34 events — show timeline

• 2026-05-25 Listed $124,800 GAMLS
• 2026-04-28 Listing Removed — GAMLS
• 2026-01-23 Listing Removed — GAMLS
• 2025-11-06 Price Changed $120,000 GAMLS
• 2025-09-12 Price Changed $125,000 GAMLS
• 2025-07-29 Listed $135,000 GAMLS
• 2025-07-29 Listed $120,000 GAMLS
• 2024-02-23 Sold (MLS) $69,500 GAMLS
• 2024-01-23 Pending — GAMLS
• 2024-01-23 Pending — FMLS
• 2024-01-22 Relisted — GAMLS
• 2024-01-22 Relisted — FMLS
• 2024-01-12 Pending — GAMLS
• 2024-01-12 Pending — FMLS
• 2024-01-12 Listing Removed — FMLS
• 2023-12-27 Price Changed $69,500 FMLS
• 2023-12-21 Price Changed $69,500 GAMLS
• 2023-12-04 Price Changed $73,900 GAMLS
• 2023-11-10 Price Changed $74,900 GAMLS
• 2023-11-10 Price Changed $74,900 FMLS
• 2023-11-06 Price Changed $78,500 GAMLS
• 2023-11-06 Price Changed $78,500 FMLS
• 2023-10-27 Price Changed $82,500 GAMLS
• 2023-10-27 Price Changed $82,500 FMLS
• 2023-10-17 Price Changed $88,500 GAMLS
• 2023-10-16 Price Changed $88,500 FMLS
• 2023-10-04 Price Changed $94,500 FMLS
• 2023-09-11 Price Changed $99,500 FMLS
• 2023-09-02 Price Changed $99,500 GAMLS
• 2023-08-22 Price Changed $107,500 GAMLS
• 2023-08-22 Price Changed $107,500 FMLS
• 2023-07-25 Listed $114,500 FMLS
• 2023-07-25 Listed $114,500 GAMLS
• 2012-05-30 Sold (Public Records) $32,900 Public Records

Property tax history

+6.9%/yr

Latest (2025): $663 · -2.9% YoY. Source: county tax records.