1112 NE Augusta St · Dawson, GA 39842

$69,900

3 bd · 1.0 ba · 1,328 sqft · SingleFamily public records · 100 Days on market

Built 1967 0.32 ac lot $53/sqft · 159% above area

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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 +2.5/5.0
• Schools +0.8/10.0

Listing remarks MLS

Attention investors! This property is a great opportunity to add to your rental portfolio or complete your next value-add project. With solid potential and a price point that makes sense, this home offers investors the chance to build equity through updates and improvements. The property features a functional layout and sits on a spacious corner lot, providing room for enhancements that can increase both rental income and long-term value. Homes in this area have strong demand from renters, making this a promising option for buy-and-hold investors, as well as those looking for a light rehab project. Whether you're looking to fix and rent, renovate and resell, or secure an affordable investment property, this one has the upside investors look for. Don't miss the chance to turn this property into a profitable addition to your portfolio. Opportunities at this price point are becoming harder to find. Schedule a showing or request more details today.

Key facts

• Value-add project
• Spacious corner lot
• Functional layout

Tags

• SPACIOUS CORNER LOT
• FUNCTIONAL LAYOUT
• VALUE-ADD PROJECT

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $70k.

Deal economics

• At list price, monthly cash flow is $701 ($8k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $70k).
• Recommended offer: $64k (9.0% below list) — sets the bar for market timing.

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; 1 comparable units currently listed for rent nearby; 2 units permitted in Terrell County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $2k of equity ($483 loan paydown + $1k 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 $20k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• It's been on market 100 days — a 9% lower offer ($64k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $20k; list at $70k implies a 246% 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→19/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $63,609 (9.0% below list)

Questions for the listing agent

1. It's been on market 100 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 1967 — 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 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?
6. 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?
7. 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.
8. 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.
9. 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: 2.15% ✓
• Cap rate: 18.32%
• Cash-on-cash: 42.97%
• DSCR: 2.91
• GRM: 3.9

CMA / ARV

• ARV (median comp): $27,028
• List price: $69,900
• Delta: 158.62%
• Verdict: OVERPRICED
• Comps: 2 within 1.0 mi

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
149 Porter Aly	0.43mi	2/2.0 (-1)	1,360 (+2%)	15mo	$14,000	$10	55

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

Projected returns pro-forma

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

5-year hold

• IRR: 46.4%
• Equity multiple: 3.45×
• Total profit: $47,918
• Equity at exit: $25,939

10-year hold

• IRR: 47.5%
• Equity multiple: 6.87×
• Total profit: $114,883
• Equity at exit: $36,137

Cash invested: $19,572 (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: 3.9×

Monthly cashflow live

• Estimated rent: $1,500 medium
• Mortgage (P&I): −$367
• Tax from tax record: −$88 /mo · $1,062/yr
• Insurance: −$29
• HOA: −$0
• Vacancy / Maint / Mgmt: −$315
• Net cashflow: $701

Break-even live

Break-even rent $613

Max offer price $69,900

Occupancy floor 48%

Sensitivity live

Price	-10% $740	-5% $721	+0% $701	+5% $681	+10% $661
Rent	-10% $582	-5% $642	+0% $701	+5% $760	+10% $819
Rate	-1.0pp $736	-0.5pp $719	base $701	+0.5pp $683	+1.0pp $664

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: $17,475
• Closing costs: $2,097
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1239 Askew Dr NE Dawson, GA	3.0	2.0	1204	$1,500	$1.25	21d	1	0.79mi

Listing history 20 events

1. 2026-06-19
   days on market $69,900 Active 100 DOM
2. 2026-06-18
   days on market $69,900 Active 99 DOM
3. 2026-06-17
   days on market $69,900 Active 98 DOM
4. 2026-06-16
   days on market $69,900 Active 97 DOM
5. 2026-06-15
   days on market $69,900 Active 96 DOM
6. 2026-06-14
   days on market $69,900 Active 94 DOM
7. 2026-06-13
   days on market $69,900 Active 93 DOM
8. 2026-06-10
   days on market $69,900 Active 91 DOM
9. 2026-06-09
   days on market $69,900 Active 90 DOM
10. 2026-06-08
    days on market $69,900 Active 89 DOM
11. 2026-06-07
    days on market $69,900 Active 88 DOM
12. 2026-06-05
    days on market $69,900 Active 85 DOM
13. 2026-06-03
    days on market $69,900 Active 84 DOM
14. 2026-06-02
    days on market $69,900 Active 83 DOM
15. 2026-06-01
    days on market $69,900 Active 82 DOM
16. 2026-05-31
    days on market $69,900 Active 81 DOM
17. 2026-05-30
    days on market $69,900 Active 80 DOM
18. 2026-05-08
    price $69,900 958-char remark

    Show marketing remark (958 chars)

    Attention investors! This property is a great opportunity to add to your rental portfolio or complete your next value-add project. With solid potential and a price point that makes sense, this home offers investors the chance to build equity through updates and improvements. The property features a functional layout and sits on a spacious corner lot, providing room for enhancements that can increase both rental income and long-term value. Homes in this area have strong demand from renters, making this a promising option for buy-and-hold investors, as well as those looking for a light rehab project. Whether you're looking to fix and rent, renovate and resell, or secure an affordable investment property, this one has the upside investors look for. Don't miss the chance to turn this property into a profitable addition to your portfolio. Opportunities at this price point are becoming harder to find. Schedule a showing or request more details today.

19. 2026-03-11
    listed $75,000 Active 958-char remark

    Show marketing remark (958 chars)

    Attention investors! This property is a great opportunity to add to your rental portfolio or complete your next value-add project. With solid potential and a price point that makes sense, this home offers investors the chance to build equity through updates and improvements. The property features a functional layout and sits on a spacious corner lot, providing room for enhancements that can increase both rental income and long-term value. Homes in this area have strong demand from renters, making this a promising option for buy-and-hold investors, as well as those looking for a light rehab project. Whether you're looking to fix and rent, renovate and resell, or secure an affordable investment property, this one has the upside investors look for. Don't miss the chance to turn this property into a profitable addition to your portfolio. Opportunities at this price point are becoming harder to find. Schedule a showing or request more details today.

20. 2010-03-02
    soldstatus $20,193

ⓘ 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: $1,062 · $88/mo
• Projected year-2 tax: $1,062 · $88/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 8/10 Severe 7 d/yr ≥108°F today · 19 d/yr by 30 yrs out
• 💨 Wind 8/10 Severe 80% 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: $18,000
• − Mortgage interest: −$3,915
• − Property taxes: −$1,062
• − Insurance: −$350
• − Repairs & maintenance: −$1,440
• − Management: −$1,440
• − Depreciation: −$2,033
• Taxable income: $7,760
• Est. tax owed @ 24.0%: −$1,862
• After-tax cash flow: $6,548/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: 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

• 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

+246.2% since first listed

3 events — show timeline

• 2026-05-08 Price Changed $69,900 SWGABOR
• 2026-03-11 Listed $75,000 SWGABOR
• 2010-03-02 Sold (Public Records) $20,193 Public Records

Property tax history

+2.2%/yr

Latest (2025): $1,062 · -0.1% YoY. Source: county tax records.