1240 NE Askew Dr · Dawson, GA 39842

$134,900

3 bd · 2.0 ba · 1,244 sqft · SingleFamily public records · 129 Days on market

Built 2017 0.31 ac lot $108/sqft · 18% above area Est $115k · 18% over

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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 +25.5/30.0
• DSCR +8.5/10.0
• 1% rule +6.0/10.0
• 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
• ARV discount +0.0/15.0

Listing remarks MLS

Wonderful 3-bedroom 2 bath home in Dawson, GA! This is a newer home having been built in 2017! Easy to care for LVP hardwood floors throughout much of the home! Convenient location close to everything! Wonderful neighborhood! A fantastic buy at only $134900!

Key facts

• 0.31 acre lot
• Parking
• Built 2017

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $135k.

Deal economics

• At list price, monthly cash flow is $315 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $135k).
• Recommended offer: $119k (12.0% 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; 2 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 $3k of equity ($933 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 $38k cash investment doubles in ~5 years — after that, you're playing with house money.
• By year 10, paydown + projected appreciation supports a ~$30k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 129 days — a 12% lower offer ($119k) is reasonable based on typical stale-listing flexibility.
• 3 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; extreme-heat days projected 7→19/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $118,712 (12.0% below list)

Questions for the listing agent

1. It's been on market 129 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. 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: 1.10% ✓
• Cap rate: 9.10%
• Cash-on-cash: 10.02%
• DSCR: 1.45
• GRM: 7.6

CMA / ARV

• ARV (median comp): $114,576
• List price: $134,900
• Delta: 17.74%
• Verdict: OVERPRICED
• Comps: 3 within 1.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: 13.3%
• Equity multiple: 1.70×
• Total profit: $26,348
• Equity at exit: $50,059

10-year hold

• IRR: 16.3%
• Equity multiple: 3.09×
• Total profit: $78,779
• Equity at exit: $69,740

Cash invested: $37,772 (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: 7.6×

Monthly cashflow live

• Estimated rent: $1,478 medium
• Mortgage (P&I): −$707
• Tax from tax record: −$89 /mo · $1,063/yr
• Insurance: −$56
• HOA: −$0
• Vacancy / Maint / Mgmt: −$310
• Net cashflow: $315

Break-even live

Break-even rent $1,079

Max offer price $134,900

Occupancy floor 74%

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: $33,725
• Closing costs: $4,047
• Reserves months: —
• Total cash needed: —

Rent comps 2 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	0.02mi
1404 Georgia Ave SE Dawson, GA	3.0	2.0	1310	$1,235	$0.94	44d	1	1.08mi

Listing history 20 events

1. 2026-06-19
   days on market $134,900 Active 129 DOM
2. 2026-06-18
   days on market $134,900 Active 128 DOM
3. 2026-06-17
   days on market $134,900 Active 127 DOM
4. 2026-06-16
   days on market $134,900 Active 126 DOM
5. 2026-06-15
   days on market $134,900 Active 125 DOM
6. 2026-06-14
   days on market $134,900 Active 123 DOM
7. 2026-06-13
   days on market $134,900 Active 122 DOM
8. 2026-06-10
   days on market $134,900 Active 120 DOM
9. 2026-06-09
   days on market $134,900 Active 119 DOM
10. 2026-06-08
    days on market $134,900 Active 118 DOM
11. 2026-06-07
    days on market $134,900 Active 117 DOM
12. 2026-06-05
    days on market $134,900 Active 114 DOM
13. 2026-06-03
    days on market $134,900 Active 113 DOM
14. 2026-06-02
    days on market $134,900 Active 112 DOM
15. 2026-06-01
    days on market $134,900 Active 111 DOM
16. 2026-05-31
    days on market $134,900 Active 110 DOM
17. 2026-05-30
    days on market $134,900 Active 109 DOM
18. 2026-05-01
    status Active 258-char remark

    Show marketing remark (258 chars)

    Wonderful 3-bedroom 2 bath home in Dawson, GA! This is a newer home having been built in 2017! Easy to care for LVP hardwood floors throughout much of the home! Convenient location close to everything! Wonderful neighborhood! A fantastic buy at only $134900!

19. 2026-03-02
    status Active 258-char remark

    Show marketing remark (258 chars)

    Wonderful 3-bedroom 2 bath home in Dawson, GA! This is a newer home having been built in 2017! Easy to care for LVP hardwood floors throughout much of the home! Convenient location close to everything! Wonderful neighborhood! A fantastic buy at only $134900!

20. 2025-12-03
    listed $134,900 Active 258-char remark

    Show marketing remark (258 chars)

    Wonderful 3-bedroom 2 bath home in Dawson, GA! This is a newer home having been built in 2017! Easy to care for LVP hardwood floors throughout much of the home! Convenient location close to everything! Wonderful neighborhood! A fantastic buy at only $134900!

ⓘ 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: $1,063 · $89/mo
• Projected year-2 tax: $1,241 · $103/mo
• Expected delta: +$178/yr (+$15/mo · 16.7%)

ⓘ 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 7/10 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: $17,736
• − Mortgage interest: −$7,556
• − Property taxes: −$1,063
• − Insurance: −$674
• − Repairs & maintenance: −$1,419
• − Management: −$1,419
• − Depreciation: −$3,924
• Taxable income: $1,680
• Est. tax owed @ 24.0%: −$403
• After-tax cash flow: $3,381/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

3 events — show timeline

• 2026-05-01 Relisted — SWGABOR
• 2026-03-02 Relisted — SWGABOR
• 2025-12-03 Listed $134,900 SWGABOR

Property tax history

+9.6%/yr

Latest (2025): $1,063 · -0.1% YoY. Source: county tax records.