122 Dewberry Dr · Sylvester, GA 31791

$89,505

3 bd · 1.0 ba · 1,275 sqft · SingleFamily public records · 84 Days on market

Built 1990 0.55 ac lot $70/sqft · 44% below area Est $159k · 44% under

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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 +29.5/30.0
• ARV discount +15.0/15.0
• DSCR +10.0/10.0
• 1% rule +8.4/10.0
• Livability +3.2/5.0
• Schools +2.6/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome to this charming home in Sylvester, offering comfortable living in a peaceful neighborhood. The property features a spacious yard with plenty of room for outdoor enjoyment, gardening, or future improvements. Conveniently located near local schools, shopping, and everyday amenities, this home is a great opportunity for homeowners or investors looking for both comfort and potential.

Key facts

• Spacious yard
• Outdoor enjoyment
• Local schools

Tags

• SPACIOUS YARD
• PEACEFUL NEIGHBORHOOD
• LOCAL SCHOOLS
• SHOPPING
• OUTDOOR ENJOYMENT

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $90k.

Deal economics

• At list price, monthly cash flow is $321 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $90k).
• Recommended offer: $84k (6.0% below list) — sets the bar for market timing.
• Cap rate 10.6% vs local median 3.6% in Sylvester — 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 63/100 on livability (#287 in GA) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, crime B+; Watch: schools F, amenities F, commute F.
• Worth County (town): math 28% / reading 34% proficiency, ranked #91 of 174 in GA (top 52%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases; 66% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: 71 active listings in the ZIP; 26 units permitted in Worth County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $619 of loan paydown is wiped out by about $3k of value loss. Plan a longer hold.
• Worth County population projected at -31% 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 $25k cash investment doubles in ~8 years — after that, you're playing with house money.

Negotiation context

• It's been on market 84 days — a 6% lower offer ($84k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts; this cycle's ask is 750% above the opening price — seller raised mid-cycle; expect resistance to lowballs.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 96% 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 $84,134 (6.0% below list)

Questions for the listing agent

1. It's been on market 84 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
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. 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: 1.34% ✓
• Cap rate: 10.59%
• Cash-on-cash: 15.36%
• DSCR: 1.68
• GRM: 6.2

CMA / ARV

• ARV (median comp): $159,406
• List price: $89,505
• Delta: -43.85%
• Verdict: UNDERPRICED
• Comps: 19 within 1.0 mi

Show comp detail 4 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
104 Lynn Cir	0.29mi	3/1.5	1,324 (+4%)	17mo	$135,000	$102	64
111 Donna Dr	0.34mi	4/2.0 (+1)	1,337 (+5%)	15mo	$153,000	$114	54
117 Donna Dr	0.37mi	3/1.5	1,100 (-14%)	5mo	$146,800	$133	54
318 Hillside Dr	0.29mi	3/1.0	1,125 (-12%)	23mo	$120,500	$107	48

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: 6.1%
• Equity multiple: 1.24×
• Total profit: $5,957
• Equity at exit: $13,345

10-year hold

• IRR: 15.5%
• Equity multiple: 2.26×
• Total profit: $31,602
• Equity at exit: $7,739

Cash invested: $25,061 (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 31791

• Home prices YoY: -20.8%
• Active inventory: 71
• Price-to-rent: 6.2×

Monthly cashflow live

• Estimated rent: $1,203 medium
• Mortgage (P&I): −$469
• Tax from tax record: −$123 /mo · $1,471/yr
• Insurance: −$37
• HOA: −$0
• Vacancy / Maint / Mgmt: −$253
• Net cashflow: $321

Break-even live

Break-even rent $797

Max offer price $89,505

Occupancy floor 68%

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: $22,376
• Closing costs: $2,685
• Reserves months: —
• Total cash needed: —

Listing history 16 events

1. 2026-06-10
   status $89,505 Pending 84 DOM
2. 2026-06-09
   days on market $89,505 Active 84 DOM
3. 2026-06-08
   days on market $89,505 Active 83 DOM
4. 2026-06-07
   pricedays on market $89,505 Active 82 DOM
5. 2026-06-05
   days on market $105,300 Active 79 DOM
6. 2026-06-03
   days on market $105,300 Active 78 DOM
7. 2026-06-02
   days on market $105,300 Active 77 DOM
8. 2026-06-01
   days on market $105,300 Active 76 DOM
9. 2026-05-31
   days on market $105,300 Active 75 DOM
10. 2026-05-30
    days on market $105,300 Active 74 DOM
11. 2026-04-06
    historical
12. 2026-04-04
    price $105,300
13. 2026-04-03
    listed $10,530 New
14. 2026-03-10
    listed $105,300 New 391-char remark

    Show marketing remark (391 chars)

    Welcome to this charming home in Sylvester, offering comfortable living in a peaceful neighborhood. The property features a spacious yard with plenty of room for outdoor enjoyment, gardening, or future improvements. Conveniently located near local schools, shopping, and everyday amenities, this home is a great opportunity for homeowners or investors looking for both comfort and potential.

15. 2026-03-10
    listed $105,300 Active

    Show marketing remark (391 chars)

    Welcome to this charming home in Sylvester, offering comfortable living in a peaceful neighborhood. The property features a spacious yard with plenty of room for outdoor enjoyment, gardening, or future improvements. Conveniently located near local schools, shopping, and everyday amenities, this home is a great opportunity for homeowners or investors looking for both comfort and potential.

16. 2010-10-08
    soldstatus $106,000

ⓘ 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: $1,471 · $123/mo
• Projected year-2 tax: $1,471 · $123/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ 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 ≥108°F today · 19 d/yr by 30 yrs out
• 💨 Wind 8/10 Severe 96% chance of damaging wind over 30 yrs
• 🫁 Air quality 4/10 Moderate 4 unhealthy d/yr today · 4 by 30 yrs out

Taxation est. · year 1

• Rental income: $14,433
• − Mortgage interest: −$5,014
• − Property taxes: −$1,471
• − Insurance: −$448
• − Repairs & maintenance: −$1,155
• − Management: −$1,155
• − Depreciation: −$2,604
• Taxable income: $2,587
• Est. tax owed @ 24.0%: −$621
• After-tax cash flow: $3,229/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: Worth County
• NCES district ID: 1305850
• Math proficiency: 28% ▼ -5.00%
• Reading proficiency: 34% ▼ -3.00%
• Median HH income: $39,056
• Composite: 25.97/100
• National rank: #7327
• State rank: #91 of 174 in GA

Livability — Sylvester

• Score: 63/100
• State rank: #287
• US rank: #15795

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Sylvester, GA
• Population (ZIP): 11,312

Population outlook (Worth County) Hauer SSP2

• Today (2025): 18,547 people
• By 2030: 17,345 · -6.5%
• By 2040: 14,978 · -19.2%
• By 2050: 12,782 · -31.1%
• By 2075: 8,832 · -52.4%
• By 2100: 6,226 · -66.4%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Majority White (57%)
• Race & ethnicity: White 57% Black 35% Two or more races 6%
• Common ancestry: Italian 2% Slovak 2% Lithuanian 1%
• Foreign-born: 1%

Political lean MEDSL · Worth

• 2024 margin: Solid R (+50.4) · D 24.7% · R 75.1%
• 2008→2024 swing: -11.7pp toward R · 2008: -38.7pp · 2024: -50.4pp
• All cycles: 2024: R+50.4 2020: R+47.8 2016: R+50.0 2012: R+40.2 2008: R+38.7

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -48.96%
• Current HPI: 185.9708
• 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

-0.7% since first listed

6 events — show timeline

• 2026-04-06 Listing Removed — GAMLS
• 2026-04-04 Price Changed $105,300 GAMLS
• 2026-04-03 Listed $10,530 GAMLS
• 2026-03-10 Listed $105,300 FMLS
• 2026-03-10 Listed $105,300 GAMLS
• 2010-10-08 Sold (Public Records) $106,000 Public Records

Property tax history

+1.5%/yr

Latest (2025): $1,471 · +14.2% YoY. Source: county tax records.