437 Mccord Rd · East Dublin, GA 31027

$129,000

3 bd · 2.0 ba · 1,216 sqft · Manufactured public records · 125 Days on market

Built 2022 1.00 ac lot ↓ 19% since listing

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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 MLS

UNBELIEVABLE NEW PRICE FOR THIS NEW HOME! SELLER SAID TO SALE SO PRICE IS SLASHED AGAIN! This new 3 bedroom, 2 bath home has open, split floorplan and is perfect for starter home or for someone looking for quiet country living. The kitchen is quite spacious with much counter space, built-in desk and nice appliances including refrigerator. The owner's suite has large walk-in closet and provides ample space for your comfort. Outside, there are beautiful front and rear custom decks. This home is energy efficient with double insulation in walls, floor, and ceiling; upgraded windows, and a high efficiency split HVAC system. This property meets FHA requirements, and lender is available to assist with financing. This home has many extras including custom underpinning and comes with one-year warranty which becomes effective at closing. Looking for larger lot? Adjoining lot is available for purchase! THIS ONE WON'T LAST LONG BECAUSE SELLER IS OFFERING AT LOW, LOW PRICE!

Key facts

• 1 acre lot
• Built 2022
• Listed 125 days

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $129k.

Deal economics

• At list price, monthly cash flow is $325 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $129k).
• Recommended offer: $114k (12.0% 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 Primary School (632 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 $892 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 125 days — a 12% lower offer ($114k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 3y ago; this cycle's ask has dropped $30k (19%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Recommended offer $113,520 (12.0% below list)

Questions for the listing agent

1. It's been on market 125 days. Have you received any prior offers? Is the seller open to a 12% 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 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?
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: 1.09% ✓
• Cap rate: 9.32%
• Cash-on-cash: 10.81%
• 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: -0.2%
• Equity multiple: 0.99×
• Total profit: $-222
• Equity at exit: $19,234

10-year hold

• IRR: 9.5%
• Equity multiple: 1.73×
• Total profit: $26,320
• Equity at exit: $11,154

Cash invested: $36,120 (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: $1,410 medium
• Mortgage (P&I): −$676
• Tax from tax record: −$58 /mo · $696/yr
• Insurance: −$54
• HOA: −$0
• Vacancy / Maint / Mgmt: −$296
• Net cashflow: $325

Break-even live

Break-even rent $998

Max offer price $129,000

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: $32,250
• Closing costs: $3,870
• Reserves months: —
• Total cash needed: —

Listing history 14 events

1. 2023-10-17
   soldstatus $129,000 Sold 975-char remark

   Show marketing remark (975 chars)

   UNBELIEVABLE NEW PRICE FOR THIS NEW HOME! SELLER SAID TO SALE SO PRICE IS SLASHED AGAIN! This new 3 bedroom, 2 bath home has open, split floorplan and is perfect for starter home or for someone looking for quiet country living. The kitchen is quite spacious with much counter space, built-in desk and nice appliances including refrigerator. The owner's suite has large walk-in closet and provides ample space for your comfort. Outside, there are beautiful front and rear custom decks. This home is energy efficient with double insulation in walls, floor, and ceiling; upgraded windows, and a high efficiency split HVAC system. This property meets FHA requirements, and lender is available to assist with financing. This home has many extras including custom underpinning and comes with one-year warranty which becomes effective at closing. Looking for larger lot? Adjoining lot is available for purchase! THIS ONE WON'T LAST LONG BECAUSE SELLER IS OFFERING AT LOW, LOW PRICE!

2. 2023-08-31
   status Under Contract 975-char remark

   Show marketing remark (975 chars)

   UNBELIEVABLE NEW PRICE FOR THIS NEW HOME! SELLER SAID TO SALE SO PRICE IS SLASHED AGAIN! This new 3 bedroom, 2 bath home has open, split floorplan and is perfect for starter home or for someone looking for quiet country living. The kitchen is quite spacious with much counter space, built-in desk and nice appliances including refrigerator. The owner's suite has large walk-in closet and provides ample space for your comfort. Outside, there are beautiful front and rear custom decks. This home is energy efficient with double insulation in walls, floor, and ceiling; upgraded windows, and a high efficiency split HVAC system. This property meets FHA requirements, and lender is available to assist with financing. This home has many extras including custom underpinning and comes with one-year warranty which becomes effective at closing. Looking for larger lot? Adjoining lot is available for purchase! THIS ONE WON'T LAST LONG BECAUSE SELLER IS OFFERING AT LOW, LOW PRICE!

3. 2023-08-31
   status Pending

   Show marketing remark (975 chars)

   UNBELIEVABLE NEW PRICE FOR THIS NEW HOME! SELLER SAID TO SALE SO PRICE IS SLASHED AGAIN! This new 3 bedroom, 2 bath home has open, split floorplan and is perfect for starter home or for someone looking for quiet country living. The kitchen is quite spacious with much counter space, built-in desk and nice appliances including refrigerator. The owner's suite has large walk-in closet and provides ample space for your comfort. Outside, there are beautiful front and rear custom decks. This home is energy efficient with double insulation in walls, floor, and ceiling; upgraded windows, and a high efficiency split HVAC system. This property meets FHA requirements, and lender is available to assist with financing. This home has many extras including custom underpinning and comes with one-year warranty which becomes effective at closing. Looking for larger lot? Adjoining lot is available for purchase! THIS ONE WON'T LAST LONG BECAUSE SELLER IS OFFERING AT LOW, LOW PRICE!

4. 2023-08-21
   historical
5. 2023-08-19
   status Active

   Show marketing remark (975 chars)

   UNBELIEVABLE NEW PRICE FOR THIS NEW HOME! SELLER SAID TO SALE SO PRICE IS SLASHED AGAIN! This new 3 bedroom, 2 bath home has open, split floorplan and is perfect for starter home or for someone looking for quiet country living. The kitchen is quite spacious with much counter space, built-in desk and nice appliances including refrigerator. The owner's suite has large walk-in closet and provides ample space for your comfort. Outside, there are beautiful front and rear custom decks. This home is energy efficient with double insulation in walls, floor, and ceiling; upgraded windows, and a high efficiency split HVAC system. This property meets FHA requirements, and lender is available to assist with financing. This home has many extras including custom underpinning and comes with one-year warranty which becomes effective at closing. Looking for larger lot? Adjoining lot is available for purchase! THIS ONE WON'T LAST LONG BECAUSE SELLER IS OFFERING AT LOW, LOW PRICE!

6. 2023-08-19
   price $129,000

   Show marketing remark (975 chars)

   UNBELIEVABLE NEW PRICE FOR THIS NEW HOME! SELLER SAID TO SALE SO PRICE IS SLASHED AGAIN! This new 3 bedroom, 2 bath home has open, split floorplan and is perfect for starter home or for someone looking for quiet country living. The kitchen is quite spacious with much counter space, built-in desk and nice appliances including refrigerator. The owner's suite has large walk-in closet and provides ample space for your comfort. Outside, there are beautiful front and rear custom decks. This home is energy efficient with double insulation in walls, floor, and ceiling; upgraded windows, and a high efficiency split HVAC system. This property meets FHA requirements, and lender is available to assist with financing. This home has many extras including custom underpinning and comes with one-year warranty which becomes effective at closing. Looking for larger lot? Adjoining lot is available for purchase! THIS ONE WON'T LAST LONG BECAUSE SELLER IS OFFERING AT LOW, LOW PRICE!

7. 2023-08-19
   price $129,000 975-char remark

   Show marketing remark (975 chars)

   UNBELIEVABLE NEW PRICE FOR THIS NEW HOME! SELLER SAID TO SALE SO PRICE IS SLASHED AGAIN! This new 3 bedroom, 2 bath home has open, split floorplan and is perfect for starter home or for someone looking for quiet country living. The kitchen is quite spacious with much counter space, built-in desk and nice appliances including refrigerator. The owner's suite has large walk-in closet and provides ample space for your comfort. Outside, there are beautiful front and rear custom decks. This home is energy efficient with double insulation in walls, floor, and ceiling; upgraded windows, and a high efficiency split HVAC system. This property meets FHA requirements, and lender is available to assist with financing. This home has many extras including custom underpinning and comes with one-year warranty which becomes effective at closing. Looking for larger lot? Adjoining lot is available for purchase! THIS ONE WON'T LAST LONG BECAUSE SELLER IS OFFERING AT LOW, LOW PRICE!

8. 2023-08-14
   historical
9. 2023-07-25
   price $139,000

   Show marketing remark (975 chars)

   UNBELIEVABLE NEW PRICE FOR THIS NEW HOME! SELLER SAID TO SALE SO PRICE IS SLASHED AGAIN! This new 3 bedroom, 2 bath home has open, split floorplan and is perfect for starter home or for someone looking for quiet country living. The kitchen is quite spacious with much counter space, built-in desk and nice appliances including refrigerator. The owner's suite has large walk-in closet and provides ample space for your comfort. Outside, there are beautiful front and rear custom decks. This home is energy efficient with double insulation in walls, floor, and ceiling; upgraded windows, and a high efficiency split HVAC system. This property meets FHA requirements, and lender is available to assist with financing. This home has many extras including custom underpinning and comes with one-year warranty which becomes effective at closing. Looking for larger lot? Adjoining lot is available for purchase! THIS ONE WON'T LAST LONG BECAUSE SELLER IS OFFERING AT LOW, LOW PRICE!

10. 2023-07-25
    price $139,000 975-char remark

    Show marketing remark (975 chars)

    UNBELIEVABLE NEW PRICE FOR THIS NEW HOME! SELLER SAID TO SALE SO PRICE IS SLASHED AGAIN! This new 3 bedroom, 2 bath home has open, split floorplan and is perfect for starter home or for someone looking for quiet country living. The kitchen is quite spacious with much counter space, built-in desk and nice appliances including refrigerator. The owner's suite has large walk-in closet and provides ample space for your comfort. Outside, there are beautiful front and rear custom decks. This home is energy efficient with double insulation in walls, floor, and ceiling; upgraded windows, and a high efficiency split HVAC system. This property meets FHA requirements, and lender is available to assist with financing. This home has many extras including custom underpinning and comes with one-year warranty which becomes effective at closing. Looking for larger lot? Adjoining lot is available for purchase! THIS ONE WON'T LAST LONG BECAUSE SELLER IS OFFERING AT LOW, LOW PRICE!

11. 2023-06-29
    price $154,000

    Show marketing remark (975 chars)

    UNBELIEVABLE NEW PRICE FOR THIS NEW HOME! SELLER SAID TO SALE SO PRICE IS SLASHED AGAIN! This new 3 bedroom, 2 bath home has open, split floorplan and is perfect for starter home or for someone looking for quiet country living. The kitchen is quite spacious with much counter space, built-in desk and nice appliances including refrigerator. The owner's suite has large walk-in closet and provides ample space for your comfort. Outside, there are beautiful front and rear custom decks. This home is energy efficient with double insulation in walls, floor, and ceiling; upgraded windows, and a high efficiency split HVAC system. This property meets FHA requirements, and lender is available to assist with financing. This home has many extras including custom underpinning and comes with one-year warranty which becomes effective at closing. Looking for larger lot? Adjoining lot is available for purchase! THIS ONE WON'T LAST LONG BECAUSE SELLER IS OFFERING AT LOW, LOW PRICE!

12. 2023-06-29
    price $154,000 975-char remark

    Show marketing remark (975 chars)

    UNBELIEVABLE NEW PRICE FOR THIS NEW HOME! SELLER SAID TO SALE SO PRICE IS SLASHED AGAIN! This new 3 bedroom, 2 bath home has open, split floorplan and is perfect for starter home or for someone looking for quiet country living. The kitchen is quite spacious with much counter space, built-in desk and nice appliances including refrigerator. The owner's suite has large walk-in closet and provides ample space for your comfort. Outside, there are beautiful front and rear custom decks. This home is energy efficient with double insulation in walls, floor, and ceiling; upgraded windows, and a high efficiency split HVAC system. This property meets FHA requirements, and lender is available to assist with financing. This home has many extras including custom underpinning and comes with one-year warranty which becomes effective at closing. Looking for larger lot? Adjoining lot is available for purchase! THIS ONE WON'T LAST LONG BECAUSE SELLER IS OFFERING AT LOW, LOW PRICE!

13. 2023-04-10
    listed $159,000 New 975-char remark

    Show marketing remark (975 chars)

    UNBELIEVABLE NEW PRICE FOR THIS NEW HOME! SELLER SAID TO SALE SO PRICE IS SLASHED AGAIN! This new 3 bedroom, 2 bath home has open, split floorplan and is perfect for starter home or for someone looking for quiet country living. The kitchen is quite spacious with much counter space, built-in desk and nice appliances including refrigerator. The owner's suite has large walk-in closet and provides ample space for your comfort. Outside, there are beautiful front and rear custom decks. This home is energy efficient with double insulation in walls, floor, and ceiling; upgraded windows, and a high efficiency split HVAC system. This property meets FHA requirements, and lender is available to assist with financing. This home has many extras including custom underpinning and comes with one-year warranty which becomes effective at closing. Looking for larger lot? Adjoining lot is available for purchase! THIS ONE WON'T LAST LONG BECAUSE SELLER IS OFFERING AT LOW, LOW PRICE!

14. 2023-04-10
    listed $159,000 Active

    Show marketing remark (975 chars)

    UNBELIEVABLE NEW PRICE FOR THIS NEW HOME! SELLER SAID TO SALE SO PRICE IS SLASHED AGAIN! This new 3 bedroom, 2 bath home has open, split floorplan and is perfect for starter home or for someone looking for quiet country living. The kitchen is quite spacious with much counter space, built-in desk and nice appliances including refrigerator. The owner's suite has large walk-in closet and provides ample space for your comfort. Outside, there are beautiful front and rear custom decks. This home is energy efficient with double insulation in walls, floor, and ceiling; upgraded windows, and a high efficiency split HVAC system. This property meets FHA requirements, and lender is available to assist with financing. This home has many extras including custom underpinning and comes with one-year warranty which becomes effective at closing. Looking for larger lot? Adjoining lot is available for purchase! THIS ONE WON'T LAST LONG BECAUSE SELLER IS OFFERING AT LOW, LOW PRICE!

ⓘ 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: $696 · $58/mo
• Projected year-2 tax: $1,187 · $99/mo
• Expected delta: +$491/yr (+$41/mo · 70.6%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Taxation est. · year 1

• Rental income: $16,915
• − Mortgage interest: −$7,226
• − Property taxes: −$696
• − Insurance: −$645
• − Repairs & maintenance: −$1,353
• − Management: −$1,353
• − Depreciation: −$3,753
• Taxable income: $1,889
• Est. tax owed @ 24.0%: −$453
• After-tax cash flow: $3,451/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

-18.9% since first listed

14 events — show timeline

• 2023-10-17 Sold (MLS) $129,000 GAMLS
• 2023-08-31 Pending — GAMLS
• 2023-08-31 Pending — CGMLS
• 2023-08-21 Delisted — CGMLS
• 2023-08-19 Relisted — CGMLS
• 2023-08-19 Price Changed $129,000 CGMLS
• 2023-08-19 Price Changed $129,000 GAMLS
• 2023-08-14 Delisted — CGMLS
• 2023-07-25 Price Changed $139,000 CGMLS
• 2023-07-25 Price Changed $139,000 GAMLS
• 2023-06-29 Price Changed $154,000 CGMLS
• 2023-06-29 Price Changed $154,000 GAMLS
• 2023-04-10 Listed $159,000 CGMLS
• 2023-04-10 Listed $159,000 GAMLS

Property tax history

-3.0%/yr

Latest (2025): $696 · -3.0% YoY. Source: county tax records.