177 Dewey Warnock Rd · East Dublin, GA 31027

$115,000

3 bd · 1.5 ba · 1,440 sqft · Manufactured public records · 111 Days on market

Built 1975 1.00 ac lot $80/sqft · 22% below area Est $148k · 22% under ↓ 23% since listing

---

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 +15.0/15.0
• DSCR +10.0/10.0
• 1% rule +7.6/10.0
• 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 MLS

Enjoy country living on this 1 acre lot with 3 bedroom 1.5 bath mobile home. This home offers a spacious layout with updated flooring and stainless steel appliances. Outside you'll find a large storage building, a hot tub, and above ground pool. This would be a great starter home or investment property.

Key facts

• Hot tub
• Above ground pool
• Updated flooring

Tags

• ACRE LOT
• UPDATED FLOORING
• STAINLESS STEEL APPLIANCES
• LARGE STORAGE BUILDING
• HOT TUB
• ABOVE GROUND POOL

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath manufactured listed at $115k.

Deal economics

• At list price, monthly cash flow is $474 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $115k).
• Recommended offer: $105k (9.0% below list) — sets the bar for market timing.
• Cap rate 11.2% vs local median 5.6% 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: schools D-, amenities F, commute 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.
• 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 $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 + 3.0% rent growth), your $32k cash investment doubles in ~7 years — after that, you're playing with house money.

Negotiation context

• It's been on market 111 days — a 9% lower offer ($105k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 3y ago; this cycle's ask has dropped $20k (15%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $100k; 15% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 80% chance of damaging wind over 30y; major 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 $104,650 (9.0% below list)

Questions for the listing agent

1. It's been on market 111 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Built in 1975 — 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. 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: 1.26% ✓
• Cap rate: 11.24%
• Cash-on-cash: 17.67%
• DSCR: 1.79
• GRM: 6.6

CMA / ARV

• ARV (median comp): $147,894
• List price: $115,000
• Delta: -22.24%
• Verdict: UNDERPRICED
• Comps: 4 within 1.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: 9.1%
• Equity multiple: 1.36×
• Total profit: $11,518
• Equity at exit: $17,147

10-year hold

• IRR: 18.3%
• Equity multiple: 2.51×
• Total profit: $48,706
• 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 31027

• Home prices YoY: -7.6%
• Active inventory: 32
• Price-to-rent: 6.6×

Monthly cashflow live

• Estimated rent: $1,450 medium
• Mortgage (P&I): −$603
• Tax from tax record: −$20 /mo · $242/yr
• Insurance: −$48
• HOA: −$0
• Vacancy / Maint / Mgmt: −$304
• Net cashflow: $474

Break-even live

Break-even rent $850

Max offer price $115,000

Occupancy floor 62%

Sensitivity live

Price	-10% $539	-5% $507	+0% $474	+5% $442	+10% $271
Rent	-10% $360	-5% $417	+0% $474	+5% $532	+10% $589
Rate	-1.0pp $532	-0.5pp $504	base $474	+0.5pp $444	+1.0pp $414

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: —

Listing history 22 events

1. 2026-06-18
   days on market $115,000 Active 111 DOM
2. 2026-06-17
   days on market $115,000 Active 110 DOM
3. 2026-06-16
   days on market $115,000 Active 109 DOM
4. 2026-06-15
   days on market $115,000 Active 108 DOM
5. 2026-06-14
   days on market $115,000 Active 106 DOM
6. 2026-06-12
   days on market $115,000 Active 105 DOM
7. 2026-06-09
   days on market $115,000 Active 102 DOM
8. 2026-06-08
   days on market $115,000 Active 101 DOM
9. 2026-06-07
   days on market $115,000 Active 100 DOM
10. 2026-06-07
    days on market $115,000 Active 99 DOM
11. 2026-06-03
    days on market $115,000 Active 96 DOM
12. 2026-06-02
    days on market $115,000 Active 95 DOM
13. 2026-06-01
    days on market $115,000 Active 94 DOM
14. 2026-05-31
    days on market $115,000 Active 93 DOM
15. 2026-05-30
    days on market $115,000 Active 92 DOM
16. 2026-03-19
    price $115,000 304-char remark

    Show marketing remark (304 chars)

    Enjoy country living on this 1 acre lot with 3 bedroom 1.5 bath mobile home. This home offers a spacious layout with updated flooring and stainless steel appliances. Outside you'll find a large storage building, a hot tub, and above ground pool. This would be a great starter home or investment property.

17. 2026-03-09
    price $124,900 304-char remark

    Show marketing remark (304 chars)

    Enjoy country living on this 1 acre lot with 3 bedroom 1.5 bath mobile home. This home offers a spacious layout with updated flooring and stainless steel appliances. Outside you'll find a large storage building, a hot tub, and above ground pool. This would be a great starter home or investment property.

18. 2026-02-26
    listed $134,900 New 304-char remark

    Show marketing remark (304 chars)

    Enjoy country living on this 1 acre lot with 3 bedroom 1.5 bath mobile home. This home offers a spacious layout with updated flooring and stainless steel appliances. Outside you'll find a large storage building, a hot tub, and above ground pool. This would be a great starter home or investment property.

19. 2024-04-15
    soldstatus $100,000
20. 2024-04-12
    soldstatus $100,000 Sold 645-char remark

    Show marketing remark (645 chars)

    INVESTMENT OPPORTUNITY: Check out this pair of mobile homes on spacious acre(+) lots just minutes from East Laurens Schools. One of these vintage gems oozes retro charm and awaits your personal touch. Embrace its nostalgia or modernize it, the choice is yours! Next door is a larger, more updated home that is waiting for you! The larger home comes complete with a covered wooden deck that would be ideal for summer barbecues. Steps away from your new back porch you will find an additional building, perfect for creating a personal oasis, storing tools, or whatever you can imagine. Between the homes is a pole barn with ample enclosed storage.

21. 2024-03-10
    status Under Contract 645-char remark

    Show marketing remark (645 chars)

    INVESTMENT OPPORTUNITY: Check out this pair of mobile homes on spacious acre(+) lots just minutes from East Laurens Schools. One of these vintage gems oozes retro charm and awaits your personal touch. Embrace its nostalgia or modernize it, the choice is yours! Next door is a larger, more updated home that is waiting for you! The larger home comes complete with a covered wooden deck that would be ideal for summer barbecues. Steps away from your new back porch you will find an additional building, perfect for creating a personal oasis, storing tools, or whatever you can imagine. Between the homes is a pole barn with ample enclosed storage.

22. 2023-09-13
    listed $150,000 New 645-char remark

    Show marketing remark (645 chars)

    INVESTMENT OPPORTUNITY: Check out this pair of mobile homes on spacious acre(+) lots just minutes from East Laurens Schools. One of these vintage gems oozes retro charm and awaits your personal touch. Embrace its nostalgia or modernize it, the choice is yours! Next door is a larger, more updated home that is waiting for you! The larger home comes complete with a covered wooden deck that would be ideal for summer barbecues. Steps away from your new back porch you will find an additional building, perfect for creating a personal oasis, storing tools, or whatever you can imagine. Between the homes is a pole barn with ample enclosed storage.

ⓘ 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: $242 · $20/mo
• Projected year-2 tax: $1,058 · $88/mo
• Expected delta: +$816/yr (+$68/mo · 336.4%)

ⓘ 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 6/10 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 0 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $17,400
• − Mortgage interest: −$6,442
• − Property taxes: −$242
• − Insurance: −$575
• − Repairs & maintenance: −$1,392
• − Management: −$1,392
• − Depreciation: −$3,345
• Taxable income: $4,011
• Est. tax owed @ 24.0%: −$963
• After-tax cash flow: $4,729/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

-23.3% since first listed

7 events — show timeline

• 2026-03-19 Price Changed $115,000 GAMLS
• 2026-03-09 Price Changed $124,900 GAMLS
• 2026-02-26 Listed $134,900 GAMLS
• 2024-04-15 Sold (Public Records) $100,000 Public Records
• 2024-04-12 Sold (MLS) $100,000 GAMLS
• 2024-03-10 Pending — GAMLS
• 2023-09-13 Listed $150,000 GAMLS

Property tax history

+2.5%/yr

Latest (2025): $242 · +201.2% YoY. Source: county tax records.