722 Brower Ct · Dublin, GA 31021

$139,900

3 bd · 2.0 ba · 1,344 sqft · Manufactured public records · 200 Days on market

Built 2000 1.00 ac lot $104/sqft · 21% above area Est $116k · 21% over ↓ 3% since listing

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Why this score? — see what drove the D 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 +18.5/30.0
• DSCR +5.8/10.0
• 1% rule +5.0/10.0
• Schools +3.5/10.0
• Livability +3.1/5.0
• Rent growth +2.9/5.0
• Condition / age +2.5/5.0
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome to your dream home situated on a picturesque 1-acre lot, offering a perfect blend of comfort and modern living. This charming residence features a durable metal roof, enhancing both the aesthetic and structural integrity of the home. Move-in ready, it boasts fresh updates throughout, including new paint, carpet, and luxury vinyl plank flooring. Step into the heart of the home, where you'll find a brand-new stainless steel stove and dishwasher, perfect for entertaining and daily cooking. The property also showcases newly constructed porches at both the front and side entrances, providing inviting spaces to relax and enjoy your morning coffee or evening sunsets. Additionally, the home is equipped with a well and septic system, ensuring efficient and self-sufficient living. With convenient access to I-16, you'll have easy connectivity to nearby amenities, shopping, and recreational activities. Best of all, the titles are in hand, making the purchasing process seamless. This property is an ideal opportunity for first-time homebuyers or those looking to downsize without sacrificing comfort. Don't miss out on the chance to make this lovely home yours-schedule a viewing today!

Key facts

• Metal roof
• Access to i-16
• 1 acre lot

Tags

• METAL ROOF
• STAINLESS STEEL STOVE
• STAINLESS STEEL DISHWASHER
• NEWLY CONSTRUCTED PORCHES
• WELL AND SEPTIC SYSTEM
• ACCESS TO I-16

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $140k.

Deal economics

• At list price, monthly cash flow is $133 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $139k (0.5% below list).
• Recommended offer: $123k (12.0% below list) — sets the bar for market timing.
• Cap rate 7.4% vs local median 4.2% in 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 (#322 in GA) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A; Watch: crime D+, amenities F, commute 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: Southwest Laurens Elementary (math 50% / reading 37%, grade F, #364 of 1,228 statewide, top 30%, 1,005 students, 85% FRL); West Laurens Middle School (math 48% / reading 48%, grade C-, #80 of 470 statewide, top 17%, 927 students, 85% FRL); West Laurens High School (math 41% / reading 28%, grade F, #88 of 424 statewide, top 22%, 1,271 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: Rents rising (+1.4%/yr); 224 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 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 $967 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 200 days — a 12% lower offer ($123k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 80% chance of damaging wind over 30y; moderate wildfire risk; extreme-heat days projected 7→18/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $123,112 (12.0% below list)

Questions for the listing agent

1. It's been on market 200 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 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. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
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: 1.00% ✗
• Cap rate: 7.43%
• Cash-on-cash: 4.08%
• DSCR: 1.18
• GRM: 8.4

CMA / ARV

• ARV (median comp): $115,745
• List price: $139,900
• Delta: 20.87%
• Verdict: OVERPRICED
• Comps: 12 within 2.0 mi

Projected returns pro-forma

-3.0% appreciation · 1.45% rent growth · sell at horizon

5-year hold

• IRR: -11.7%
• Equity multiple: 0.58×
• Total profit: $-16,313
• Equity at exit: $20,860

10-year hold

• IRR: -4.9%
• Equity multiple: 0.70×
• Total profit: $-11,712
• Equity at exit: $12,096

Cash invested: $39,172 (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 31021

• Home prices YoY: -18.7%
• Rents YoY: 1.4%
• Active inventory: 224
• Price-to-rent: 8.4×

Monthly cashflow live

• Estimated rent: $1,392 medium
• Mortgage (P&I): −$734
• Tax est. 1.5%: −$175 /mo · $2,098/yr
• Insurance: −$58
• HOA: −$0
• Vacancy / Maint / Mgmt: −$292
• Net cashflow: $133

Break-even live

Break-even rent $1,224

Max offer price $139,900

Occupancy floor 85%

Sensitivity live

Price	-10% $230	-5% $181	+0% $133	+5% $85	+10% $36
Rent	-10% $23	-5% $78	+0% $133	+5% $188	+10% $243
Rate	-1.0pp $204	-0.5pp $169	base $133	+0.5pp $97	+1.0pp $60

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: $34,975
• Closing costs: $4,197
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
611 Windcrest Dr Dublin, GA	3.0	2.0	1552	$1,600	$1.03	45d	1	1.05mi

Listing history 10 events

1. 2026-06-03
   status $139,900 Under Contract 200 DOM
2. 2026-06-02
   days on market $139,900 Active 200 DOM
3. 2026-06-01
   days on market $139,900 Active 199 DOM
4. 2026-05-31
   days on market $139,900 Active 198 DOM
5. 2026-05-30
   days on market $139,900 Active 197 DOM
6. 2026-05-13
   price $139,900 1196-char remark

   Show marketing remark (1196 chars)

   Welcome to your dream home situated on a picturesque 1-acre lot, offering a perfect blend of comfort and modern living. This charming residence features a durable metal roof, enhancing both the aesthetic and structural integrity of the home. Move-in ready, it boasts fresh updates throughout, including new paint, carpet, and luxury vinyl plank flooring. Step into the heart of the home, where you'll find a brand-new stainless steel stove and dishwasher, perfect for entertaining and daily cooking. The property also showcases newly constructed porches at both the front and side entrances, providing inviting spaces to relax and enjoy your morning coffee or evening sunsets. Additionally, the home is equipped with a well and septic system, ensuring efficient and self-sufficient living. With convenient access to I-16, you'll have easy connectivity to nearby amenities, shopping, and recreational activities. Best of all, the titles are in hand, making the purchasing process seamless. This property is an ideal opportunity for first-time homebuyers or those looking to downsize without sacrificing comfort. Don't miss out on the chance to make this lovely home yours-schedule a viewing today!

7. 2026-05-13
   status Back On Market 1196-char remark

   Show marketing remark (1196 chars)

   Welcome to your dream home situated on a picturesque 1-acre lot, offering a perfect blend of comfort and modern living. This charming residence features a durable metal roof, enhancing both the aesthetic and structural integrity of the home. Move-in ready, it boasts fresh updates throughout, including new paint, carpet, and luxury vinyl plank flooring. Step into the heart of the home, where you'll find a brand-new stainless steel stove and dishwasher, perfect for entertaining and daily cooking. The property also showcases newly constructed porches at both the front and side entrances, providing inviting spaces to relax and enjoy your morning coffee or evening sunsets. Additionally, the home is equipped with a well and septic system, ensuring efficient and self-sufficient living. With convenient access to I-16, you'll have easy connectivity to nearby amenities, shopping, and recreational activities. Best of all, the titles are in hand, making the purchasing process seamless. This property is an ideal opportunity for first-time homebuyers or those looking to downsize without sacrificing comfort. Don't miss out on the chance to make this lovely home yours-schedule a viewing today!

8. 2026-05-12
   historical 1196-char remark

   Show marketing remark (1196 chars)

   Welcome to your dream home situated on a picturesque 1-acre lot, offering a perfect blend of comfort and modern living. This charming residence features a durable metal roof, enhancing both the aesthetic and structural integrity of the home. Move-in ready, it boasts fresh updates throughout, including new paint, carpet, and luxury vinyl plank flooring. Step into the heart of the home, where you'll find a brand-new stainless steel stove and dishwasher, perfect for entertaining and daily cooking. The property also showcases newly constructed porches at both the front and side entrances, providing inviting spaces to relax and enjoy your morning coffee or evening sunsets. Additionally, the home is equipped with a well and septic system, ensuring efficient and self-sufficient living. With convenient access to I-16, you'll have easy connectivity to nearby amenities, shopping, and recreational activities. Best of all, the titles are in hand, making the purchasing process seamless. This property is an ideal opportunity for first-time homebuyers or those looking to downsize without sacrificing comfort. Don't miss out on the chance to make this lovely home yours-schedule a viewing today!

9. 2026-04-29
   price $142,400 1196-char remark

   Show marketing remark (1196 chars)

   Welcome to your dream home situated on a picturesque 1-acre lot, offering a perfect blend of comfort and modern living. This charming residence features a durable metal roof, enhancing both the aesthetic and structural integrity of the home. Move-in ready, it boasts fresh updates throughout, including new paint, carpet, and luxury vinyl plank flooring. Step into the heart of the home, where you'll find a brand-new stainless steel stove and dishwasher, perfect for entertaining and daily cooking. The property also showcases newly constructed porches at both the front and side entrances, providing inviting spaces to relax and enjoy your morning coffee or evening sunsets. Additionally, the home is equipped with a well and septic system, ensuring efficient and self-sufficient living. With convenient access to I-16, you'll have easy connectivity to nearby amenities, shopping, and recreational activities. Best of all, the titles are in hand, making the purchasing process seamless. This property is an ideal opportunity for first-time homebuyers or those looking to downsize without sacrificing comfort. Don't miss out on the chance to make this lovely home yours-schedule a viewing today!

10. 2025-11-13
    listed $144,900 New 1196-char remark

    Show marketing remark (1196 chars)

    Welcome to your dream home situated on a picturesque 1-acre lot, offering a perfect blend of comfort and modern living. This charming residence features a durable metal roof, enhancing both the aesthetic and structural integrity of the home. Move-in ready, it boasts fresh updates throughout, including new paint, carpet, and luxury vinyl plank flooring. Step into the heart of the home, where you'll find a brand-new stainless steel stove and dishwasher, perfect for entertaining and daily cooking. The property also showcases newly constructed porches at both the front and side entrances, providing inviting spaces to relax and enjoy your morning coffee or evening sunsets. Additionally, the home is equipped with a well and septic system, ensuring efficient and self-sufficient living. With convenient access to I-16, you'll have easy connectivity to nearby amenities, shopping, and recreational activities. Best of all, the titles are in hand, making the purchasing process seamless. This property is an ideal opportunity for first-time homebuyers or those looking to downsize without sacrificing comfort. Don't miss out on the chance to make this lovely home yours-schedule a viewing today!

ⓘ 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 5/10 Major
• 🌡 Heat 7/10 Severe 7 d/yr ≥109°F today · 18 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 · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $16,707
• − Mortgage interest: −$7,837
• − Property taxes: −$2,098
• − Insurance: −$700
• − Repairs & maintenance: −$1,337
• − Management: −$1,337
• − Depreciation: −$4,070
• Taxable loss: −$671
• Est. tax savings @ 24.0%: +$161
• After-tax cash flow: $1,758/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 — Dublin

• Score: 62/100
• State rank: #322
• US rank: #17202

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Laurens County · 28,190 people
• City population: 28,190
• Metro: Dublin, GA
• Population (ZIP): 28,190
• Household income: $55,697
• Rent vs Own: 44.7% rent · 55.3% own
• Severe rent burden: 1279.0

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: Majority White (51%)
• Race & ethnicity: White 51% Black 45% Asian 1%
• Common ancestry: Italian 1% Serbian 1%
• Foreign-born: 2% · Canada
• Languages at home: 98% English-only · Other Indo-European 1% Spanish 1%

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: ▼ -42.86%
• Current HPI: 186.3422
• Rent YoY: ▲ 1.45%
• Metro: Dublin, GA
• 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

-3.5% since first listed

5 events — show timeline

• 2026-05-13 Price Changed $139,900 GAMLS
• 2026-05-13 Relisted — GAMLS
• 2026-05-12 Listing Removed — GAMLS
• 2026-04-29 Price Changed $142,400 GAMLS
• 2025-11-13 Listed $144,900 GAMLS

Property tax history

+0.6%/yr

Latest (2025): $279 · -2.2% YoY. Source: county tax records.