419 Church St NE · Dawson, GA 39842

$55,580

6 bd · 4.0 ba · 2,994 sqft · SingleFamily public records · 58 Days on market

Built 1906 0.41 ac lot ↓ 10% since listing

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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!.Price Reduction - Exceptional Investment Opportunity. Property sold As-Is, ideal as a project to be completed and maximize its full potential. Buyer to perform all due diligence and independently verify all property information. The property has partial progress, providing a strategic advantage by potentially reducing scope, costs, and execution time. Seller and Broker make no warranties. Send your offers!!!.

Key facts

• 0.41 acre lot
• 2 garage spots
• Built 1906

Property features AI

Finance

• HOA & community: Community features listed as Other

Exterior

• Parking: Two garage spaces; Two carport spaces; Parking includes garage, carport and parking lot
• Utilities: Water source listed as Other; Sewer listed as Other; Electric service listed as Other; Utilities listed as Other
• Home design: Two-level home; Raised foundation; Entry/facing details not specified
• Construction: Construction materials listed as Other; Roof listed as Other
• Exterior features: Patio; Property condition: fixer; Other structures present; Road frontage on a city street; Asphalt road surface

Interior

• Kitchen: Kitchen features listed as Other; Appliances listed as Other
• Bedrooms: Four lower-level bedrooms; Two upper-level bedrooms; Bedroom features listed as Other
• Flooring: Flooring listed as Other
• Bathrooms: Four full bathrooms; Three main-level bathrooms; One upper-level full bathroom; Master bathroom features listed as Other
• Heating & cooling: Heating listed as Other; Cooling listed as Other
• Interior features: High 9-ft ceilings on lower level; Four fireplaces (brick fireplace in family room); Crawl space foundation
• Laundry & utility: Laundry features listed as Other

What this means for you Summary

Snapshot

• This is a 6-bed/4.0-bath single-family listed at $56k.

Deal economics

• At list price, monthly cash flow is $887 ($11k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $56k).
• Recommended offer: $54k (3.0% 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+, amenities F, commute 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.
• Zoned schools: Cooper-Carver Elementary School (math 11% / reading 13%, grade F, #1,041 of 1,228 statewide, top 87%, 482 students, 100% FRL) — zoned schools average 100% FRL vs 79% district-wide (21 pts higher); higher-poverty schools than district average — tighter screening recommended.
• 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 $1k of equity ($384 loan paydown + $870 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 $16k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• It's been on market 58 days — a 3% lower offer ($54k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts; this cycle's ask has dropped $94k (63%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: built in 1906 — expect roof / HVAC / electrical / plumbing capex.
• 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 $53,912 (3.0% below list)

Questions for the listing agent

1. It's been on market 58 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1906 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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. 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?
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: 2.85% ✓
• Cap rate: 25.44%
• Cash-on-cash: 68.40%
• DSCR: 4.04
• GRM: 2.9

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: 71.8%
• Equity multiple: 4.80×
• Total profit: $59,097
• Equity at exit: $20,625

10-year hold

• IRR: 72.4%
• Equity multiple: 9.78×
• Total profit: $136,644
• Equity at exit: $28,733

Cash invested: $15,562 (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: 2.9×

Monthly cashflow live

• Estimated rent: $1,581 medium
• Mortgage (P&I): −$291
• Tax from tax record: −$48 /mo · $571/yr
• Insurance: −$23
• HOA: −$0
• Vacancy / Maint / Mgmt: −$332
• Net cashflow: $887

Break-even live

Break-even rent $459

Max offer price $55,580

Occupancy floor 39%

Sensitivity live

Price	-10% $918	-5% $903	+0% $887	+5% $871	+10% $856
Rent	-10% $762	-5% $825	+0% $887	+5% $949	+10% $1,012
Rate	-1.0pp $915	-0.5pp $901	base $887	+0.5pp $873	+1.0pp $858

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: $13,895
• Closing costs: $1,667
• Reserves months: —
• Total cash needed: —

Listing history 33 events

1. 2026-06-21
   days on market $55,580 Active 58 DOM
2. 2026-06-19
   days on market $55,580 Active 56 DOM
3. 2026-06-18
   days on market $55,580 Active 55 DOM
4. 2026-06-17
   days on market $55,580 Active 54 DOM
5. 2026-06-16
   days on market $55,580 Active 53 DOM
6. 2026-06-15
   days on market $55,580 Active 52 DOM
7. 2026-06-14
   days on market $55,580 Active 50 DOM
8. 2026-06-13
   days on market $55,580 Active 49 DOM
9. 2026-06-10
   days on market $55,580 Active 47 DOM
10. 2026-06-09
    days on market $55,580 Active 46 DOM
11. 2026-06-08
    days on market $55,580 Active 45 DOM
12. 2026-06-07
    days on market $55,580 Active 44 DOM
13. 2026-06-05
    days on market $55,580 Active 41 DOM
14. 2026-06-03
    days on market $55,580 Active 40 DOM
15. 2026-06-02
    days on market $55,580 Active 39 DOM
16. 2026-06-01
    pricedays on market $55,580 Active 38 DOM

    Show marketing remark (438 chars)

    Attention Investors!.Price Reduction - Exceptional Investment Opportunity. Property sold As-Is, ideal as a project to be completed and maximize its full potential. Buyer to perform all due diligence and independently verify all property information. The property has partial progress, providing a strategic advantage by potentially reducing scope, costs, and execution time. Seller and Broker make no warranties. Send your offers!!!.

17. 2026-05-31
    days on market $59,580 Active 37 DOM
18. 2026-05-30
    days on market $59,580 Active 36 DOM
19. 2026-05-08
    price $59,580 438-char remark

    Show marketing remark (438 chars)

    Attention Investors!.Price Reduction - Exceptional Investment Opportunity. Property sold As-Is, ideal as a project to be completed and maximize its full potential. Buyer to perform all due diligence and independently verify all property information. The property has partial progress, providing a strategic advantage by potentially reducing scope, costs, and execution time. Seller and Broker make no warranties. Send your offers!!!.

20. 2026-05-08
    price $59,580 407-char remark

    Show marketing remark (438 chars)

    Attention Investors!.Price Reduction - Exceptional Investment Opportunity. Property sold As-Is, ideal as a project to be completed and maximize its full potential. Buyer to perform all due diligence and independently verify all property information. The property has partial progress, providing a strategic advantage by potentially reducing scope, costs, and execution time. Seller and Broker make no warranties. Send your offers!!!.

21. 2026-04-23
    listed $150,000 New 438-char remark

    Show marketing remark (438 chars)

    Attention Investors!.Price Reduction - Exceptional Investment Opportunity. Property sold As-Is, ideal as a project to be completed and maximize its full potential. Buyer to perform all due diligence and independently verify all property information. The property has partial progress, providing a strategic advantage by potentially reducing scope, costs, and execution time. Seller and Broker make no warranties. Send your offers!!!.

22. 2026-04-23
    listed $150,000 Active 407-char remark

    Show marketing remark (438 chars)

    Attention Investors!.Price Reduction - Exceptional Investment Opportunity. Property sold As-Is, ideal as a project to be completed and maximize its full potential. Buyer to perform all due diligence and independently verify all property information. The property has partial progress, providing a strategic advantage by potentially reducing scope, costs, and execution time. Seller and Broker make no warranties. Send your offers!!!.

23. 2025-06-18
    soldstatus $132,000
24. 2025-04-07
    status Pending

    Show marketing remark (276 chars)

    Investor Special! Don’t miss out on this charming, spacious 6-bedroom, 4-bathroom home in the heart of historic Dawson, GA. Priced at just $65,000, this property offers incredible potential for the savvy investor. Act fast, opportunities like this don’t last long!

25. 2025-04-04
    soldstatus $50,000 Closed

    Show marketing remark (276 chars)

    Investor Special! Don’t miss out on this charming, spacious 6-bedroom, 4-bathroom home in the heart of historic Dawson, GA. Priced at just $65,000, this property offers incredible potential for the savvy investor. Act fast, opportunities like this don’t last long!

26. 2025-04-04
    soldstatus $50,000 Sold

    Show marketing remark (276 chars)

    Investor Special! Don’t miss out on this charming, spacious 6-bedroom, 4-bathroom home in the heart of historic Dawson, GA. Priced at just $65,000, this property offers incredible potential for the savvy investor. Act fast, opportunities like this don’t last long!

27. 2025-03-29
    status Under Contract
28. 2025-03-24
    status Pending

    Show marketing remark (276 chars)

    Investor Special! Don’t miss out on this charming, spacious 6-bedroom, 4-bathroom home in the heart of historic Dawson, GA. Priced at just $65,000, this property offers incredible potential for the savvy investor. Act fast, opportunities like this don’t last long!

29. 2025-03-09
    price $55,000

    Show marketing remark (276 chars)

    Investor Special! Don’t miss out on this charming, spacious 6-bedroom, 4-bathroom home in the heart of historic Dawson, GA. Priced at just $65,000, this property offers incredible potential for the savvy investor. Act fast, opportunities like this don’t last long!

30. 2025-03-09
    price $55,000

    Show marketing remark (276 chars)

    Investor Special! Don’t miss out on this charming, spacious 6-bedroom, 4-bathroom home in the heart of historic Dawson, GA. Priced at just $65,000, this property offers incredible potential for the savvy investor. Act fast, opportunities like this don’t last long!

31. 2025-01-09
    listed $65,000 Active

    Show marketing remark (276 chars)

    Investor Special! Don’t miss out on this charming, spacious 6-bedroom, 4-bathroom home in the heart of historic Dawson, GA. Priced at just $65,000, this property offers incredible potential for the savvy investor. Act fast, opportunities like this don’t last long!

32. 2025-01-09
    listed $65,000 New

    Show marketing remark (276 chars)

    Investor Special! Don’t miss out on this charming, spacious 6-bedroom, 4-bathroom home in the heart of historic Dawson, GA. Priced at just $65,000, this property offers incredible potential for the savvy investor. Act fast, opportunities like this don’t last long!

33. 2001-11-02
    soldstatus $62,000

ⓘ 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: $571 · $48/mo
• Projected year-2 tax: $571 · $48/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: $18,976
• − Mortgage interest: −$3,113
• − Property taxes: −$571
• − Insurance: −$278
• − Repairs & maintenance: −$1,518
• − Management: −$1,518
• − Depreciation: −$1,617
• Taxable income: $10,361
• Est. tax owed @ 24.0%: −$2,487
• After-tax cash flow: $8,158/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

• 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

-10.4% since first listed

17 events — show timeline

• 2026-06-01 Price Changed $55,580 GAMLS
• 2026-06-01 Price Changed $55,580 FMLS
• 2026-05-08 Price Changed $59,580 GAMLS
• 2026-05-08 Price Changed $59,580 FMLS
• 2026-04-23 Listed $150,000 FMLS
• 2026-04-23 Listed $150,000 GAMLS
• 2025-06-18 Sold (Public Records) $132,000 Public Records
• 2025-04-07 Pending — FMLS
• 2025-04-04 Sold (MLS) $50,000 GAMLS
• 2025-04-04 Sold (MLS) $50,000 FMLS
• 2025-03-29 Pending — GAMLS
• 2025-03-24 Pending — FMLS
• 2025-03-09 Price Changed $55,000 GAMLS
• 2025-03-09 Price Changed $55,000 FMLS
• 2025-01-09 Listed $65,000 GAMLS
• 2025-01-09 Listed $65,000 FMLS
• 2001-11-02 Sold (Public Records) $62,000 Public Records

Property tax history

-5.6%/yr

Latest (2025): $571 · -0.1% YoY. Source: county tax records.