945 Pearson Dr SW · Dawson, GA 39842

$150,000

4 bd · 2.0 ba · 3,030 sqft · SingleFamily · 2 Days on market

Built 1986 Fair condition 0.50 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 +20.7/30.0
• ARV discount +7.5/15.0
• DSCR +6.6/10.0
• Appreciation +5.8/10.0
• 1% rule +5.5/10.0
• Livability +2.8/5.0
• Rent growth +2.5/5.0
• Condition / age +2.2/5.0
• Schools +0.8/10.0

Listing remarks

INVESTOR SPECIAL!!! Endless Potential in Desirable Neighborhood! Opportunity awaits with this spacious all-brick home built in 1986, offering 3,030 square feet of living space and incredible potential for the right buyer willing to bring their vision and updates. This 4-bedroom, 2-bathroom home features multiple living areas, including a large family room, a cozy den with fireplace, and a formal dining room complete with built-in corner cabinets and a charming bay window. The generously sized kitchen offers unique character with brick flooring, a smooth cooktop, double ovens, and a built-in desk/workspace. The oversized primary suite includes a private bath with double vanities, while the

Key facts

• Formal dining room
• Bay window
• All brick home

Tags

• ALL BRICK HOME
• MULTIPLE LIVING AREAS
• COZY DEN WITH FIREPLACE
• FORMAL DINING ROOM
• BUILT IN CORNER CABINETS
• BAY WINDOW

Property features AI

Exterior

• Utilities: Connected to sewer
• Home design: Single-family detached residence; Single-story
• Construction: Brick construction; Shingle roof
• Exterior features: Covered patio/porch; Corner lot

Interior

• Kitchen: Cooktop; Double oven; Electric water heater
• Flooring: Carpet; Ceramic tile; Vinyl
• Bathrooms: 2 full bathrooms
• Interior features: Built-in bookcases; Bay windows; Masonry fireplace (1)

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $150k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $202 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $150k).

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; 2 units permitted in Terrell County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $3k of equity ($1k loan paydown + $2k 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 $42k cash investment doubles in ~6 years — after that, you're playing with house money.
• By year 10, paydown + projected appreciation supports a ~$34k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• Only 2 days on market — expect competitive offers; lowballing is unlikely to land.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 92% 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 $150,000

Questions for the listing agent

1. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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?
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: 1.05% ✓
• Cap rate: 7.91%
• Cash-on-cash: 5.78%
• DSCR: 1.26
• GRM: 8.0

CMA / ARV

No comps found within radius.

Projected returns pro-forma

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

5-year hold

• IRR: 9.0%
• Equity multiple: 1.47×
• Total profit: $19,896
• Equity at exit: $55,662

10-year hold

• IRR: 12.5%
• Equity multiple: 2.61×
• Total profit: $67,453
• Equity at exit: $77,546

Cash invested: $42,000 (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: 8.0×

Monthly cashflow live

• Estimated rent: $1,568 medium
• Mortgage (P&I): −$787
• Tax est. 1.5%: −$188 /mo · $2,250/yr
• Insurance: −$62
• HOA: −$0
• Vacancy / Maint / Mgmt: −$329
• Net cashflow: $202

Break-even live

Break-even rent $1,312

Max offer price $150,000

Occupancy floor 82%

Sensitivity live

Price	-10% $306	-5% $254	+0% $202	+5% $150	+10% $99
Rent	-10% $78	-5% $140	+0% $202	+5% $264	+10% $326
Rate	-1.0pp $278	-0.5pp $240	base $202	+0.5pp $163	+1.0pp $124

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: $37,500
• Closing costs: $4,500
• Reserves months: —
• Total cash needed: —

Listing history 3 events

1. 2026-06-08
   status $150,000 Pending 2 DOM
2. 2026-06-07
   remarks 699-char remark
3. 2026-06-07
   listed $150,000 Active 2 DOM

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 2/10 Low
• 🌡 Heat 7/10 Severe 7 d/yr ≥108°F today · 18 d/yr by 30 yrs out
• 💨 Wind 8/10 Severe 92% chance of damaging wind over 30 yrs
• 🫁 Air quality 3/10 Moderate 2 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $18,818
• − Mortgage interest: −$8,402
• − Property taxes: −$2,250
• − Insurance: −$750
• − Repairs & maintenance: −$1,505
• − Management: −$1,505
• − Depreciation: −$4,364
• Taxable income: $41
• Est. tax owed @ 24.0%: −$10
• After-tax cash flow: $2,417/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.

Condition & rehab AI · 13 photos

Fair 45/100 Moderate rehab

This 1986 brick home has fair condition with moderate rehab needed, focusing on exterior and interior updates to boost its resale and rental value.

Repairs flagged

• Major Landscaping — Overgrown vegetation
• Moderate Exterior paint — Some wear

Value-add opportunities

• Both Landscaping and exterior painting — Enhances curb appeal and value
• Resale Kitchen flooring — Updates flooring improves aesthetics
• Resale Bathroom fixtures — Modernizing bathrooms enhances appeal

Renovation cost estimate screening

Repair item	Severity	Est. cost
Landscaping · Overgrown vegetation	Major	$15,000–50,000
Exterior paint · Some wear	Moderate	$3,000–15,000
Total estimated repair cost · 2 items		$18,000–65,000

Value-add ROI direction

• Both Landscaping and exterior painting — Enhances curb appeal and value ↑
• Resale Kitchen flooring — Updates flooring improves aesthetics ↑
• Resale Bathroom fixtures — Modernizing bathrooms enhances appeal ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

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

• Census place: Dawson, GA
• 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

1 event — show timeline

• 2026-06-05 Listed $150,000 SWGABOR