136 Bowie Ln · Dillard, GA 30537

$149,000

2 bd · 1.0 ba · 856 sqft · SingleFamily public records · 69 Days on market

Built 1974 1.05 ac lot $174/sqft · 46% below area Est $276k · 46% under

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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 +21.0/30.0
• ARV discount +15.0/15.0
• Appreciation +10.0/10.0
• DSCR +6.7/10.0
• 1% rule +5.5/10.0
• Schools +3.6/10.0
• Livability +2.9/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

Great starter or part time home nestled within a serene setting; this property on 1 acre offers a quiet get away to relax and enjoy. Great location close to Dillard, Clayton and Highlands. So much to enjoy and do in these North Georgia Mountains Hunting, Fishing, Hiking Golfing, and Site seeing. The home features a split-bedroom floor plan with 2 bedrooms and 1 full bath, offering comfortable living and added privacy between bedrooms. New Appliances and Heat pump mini splits throughout. Make an Appointment to come and explore its many possibilities.

Key facts

• 1.05 acre lot
• Built 1974
• Listed 69 days

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $149k.

Deal economics

• At list price, monthly cash flow is $210 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $149k).
• Recommended offer: $140k (6.0% below list) — sets the bar for market timing.
• Cap rate 8.0% vs local median 2.8% in Dillard — 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 58/100 on livability (#423 in GA) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, housing B+; Watch: employment D, schools F, amenities F.
• Rabun County (rural): math 42% / reading 44% proficiency, ranked #37 of 174 in GA (top 21%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 91 active listings in the ZIP; 2 comparable units currently listed for rent nearby; 147 units permitted in Rabun County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $16k of equity ($1k loan paydown + $15k appreciation (10.0% local appreciation)).
• Rabun County population projected at -14% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (10.0% appreciation + 3.0% rent growth), your $42k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 3, paydown + projected appreciation supports a ~$40k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 69 days — a 6% lower offer ($140k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 6y ago 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.
• Current owner paid $40k; list at $149k implies a 272% gain — meaningful room to come down on a strong offer.

Recommended offer $140,060 (6.0% below list)

Questions for the listing agent

1. It's been on market 69 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Built in 1974 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
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: 1.05% ✓
• Cap rate: 7.98%
• Cash-on-cash: 6.04%
• DSCR: 1.27
• GRM: 7.9

CMA / ARV

• ARV (median comp): $276,279
• List price: $149,000
• Delta: -46.07%
• Verdict: UNDERPRICED
• Comps: 9 within 1.0 mi

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
37 Holly Hock Cir	0.73mi	2/1.0	878 (+3%)	19mo	$259,000	$295	46

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

10.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 28.7%
• Equity multiple: 3.27×
• Total profit: $94,542
• Equity at exit: $134,231

10-year hold

• IRR: 24.9%
• Equity multiple: 7.42×
• Total profit: $267,944
• Equity at exit: $289,474

Cash invested: $41,720 (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 30537

• Home prices YoY: 29.7%
• Active inventory: 91
• Price-to-rent: 7.9×

Monthly cashflow live

• Estimated rent: $1,569 medium
• Mortgage (P&I): −$781
• Tax est. 1.5%: −$186 /mo · $2,235/yr
• Insurance: −$62
• HOA: −$0
• Vacancy / Maint / Mgmt: −$330
• Net cashflow: $210

Break-even live

Break-even rent $1,303

Max offer price $149,000

Occupancy floor 82%

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: $37,250
• Closing costs: $4,470
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
680 Chalet Village Dr Dillard, GA	2.0	2.0	1078	$1,700	$1.58	14d	1	0.24mi
490 Chalet Village Ln Dillard, GA	2.0	1.5	1075	$1,400	$1.30	23d	1	0.31mi

Listing history 30 events

1. 2026-06-18
   days on market $149,000 Active 69 DOM
2. 2026-06-17
   days on market $149,000 Active 68 DOM
3. 2026-06-16
   days on market $149,000 Active 67 DOM
4. 2026-06-15
   days on market $149,000 Active 66 DOM
5. 2026-06-13
   days on market $149,000 Active 64 DOM
6. 2026-06-12
   days on market $149,000 Active 63 DOM
7. 2026-06-09
   days on market $149,000 Active 60 DOM
8. 2026-06-08
   days on market $149,000 Active 59 DOM
9. 2026-06-07
   days on market $149,000 Active 58 DOM
10. 2026-06-07
    days on market $149,000 Active 57 DOM
11. 2026-06-04
    days on market $149,000 Active 54 DOM
12. 2026-06-02
    days on market $149,000 Active 53 DOM
13. 2026-06-01
    days on market $149,000 Active 52 DOM
14. 2026-05-31
    days on market $149,000 Active 51 DOM
15. 2026-05-31
    days on market $149,000 Active 50 DOM
16. 2026-04-10
    listed $149,000 New 555-char remark

    Show marketing remark (555 chars)

    Great starter or part time home nestled within a serene setting; this property on 1 acre offers a quiet get away to relax and enjoy. Great location close to Dillard, Clayton and Highlands. So much to enjoy and do in these North Georgia Mountains Hunting, Fishing, Hiking Golfing, and Site seeing. The home features a split-bedroom floor plan with 2 bedrooms and 1 full bath, offering comfortable living and added privacy between bedrooms. New Appliances and Heat pump mini splits throughout. Make an Appointment to come and explore its many possibilities.

17. 2023-07-31
    soldstatus $40,000 Sold 269-char remark

    Show marketing remark (269 chars)

    Are you looking for an opportunity to flex your rehab muscles or start fresh and build your own sanctuary? Then look no further! Located in lovely Rabun County, this 1 acre property is sold as-is. Fix it up or tear it down and start anew, the possibilities are endless!

18. 2023-07-07
    status Under Contract 269-char remark

    Show marketing remark (269 chars)

    Are you looking for an opportunity to flex your rehab muscles or start fresh and build your own sanctuary? Then look no further! Located in lovely Rabun County, this 1 acre property is sold as-is. Fix it up or tear it down and start anew, the possibilities are endless!

19. 2023-06-22
    status Back On Market 269-char remark

    Show marketing remark (269 chars)

    Are you looking for an opportunity to flex your rehab muscles or start fresh and build your own sanctuary? Then look no further! Located in lovely Rabun County, this 1 acre property is sold as-is. Fix it up or tear it down and start anew, the possibilities are endless!

20. 2023-05-02
    status Under Contract 269-char remark

    Show marketing remark (269 chars)

    Are you looking for an opportunity to flex your rehab muscles or start fresh and build your own sanctuary? Then look no further! Located in lovely Rabun County, this 1 acre property is sold as-is. Fix it up or tear it down and start anew, the possibilities are endless!

21. 2022-12-28
    price $75,000 269-char remark

    Show marketing remark (269 chars)

    Are you looking for an opportunity to flex your rehab muscles or start fresh and build your own sanctuary? Then look no further! Located in lovely Rabun County, this 1 acre property is sold as-is. Fix it up or tear it down and start anew, the possibilities are endless!

22. 2022-06-02
    status Back On Market 269-char remark

    Show marketing remark (269 chars)

    Are you looking for an opportunity to flex your rehab muscles or start fresh and build your own sanctuary? Then look no further! Located in lovely Rabun County, this 1 acre property is sold as-is. Fix it up or tear it down and start anew, the possibilities are endless!

23. 2022-05-17
    status Under Contract 269-char remark

    Show marketing remark (269 chars)

    Are you looking for an opportunity to flex your rehab muscles or start fresh and build your own sanctuary? Then look no further! Located in lovely Rabun County, this 1 acre property is sold as-is. Fix it up or tear it down and start anew, the possibilities are endless!

24. 2021-09-20
    listed $84,000 New 269-char remark

    Show marketing remark (269 chars)

    Are you looking for an opportunity to flex your rehab muscles or start fresh and build your own sanctuary? Then look no further! Located in lovely Rabun County, this 1 acre property is sold as-is. Fix it up or tear it down and start anew, the possibilities are endless!

25. 2021-09-04
    historical
26. 2021-07-13
    price $84,000
27. 2020-09-05
    listed $99,000 Active
28. 2002-04-01
    soldstatus $25,000
29. 1997-01-01
    soldstatus $43,700
30. 1991-08-01
    soldstatus $20,000

ⓘ 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 4/10 Moderate
• 🌡 Heat 3/10 Moderate 7 d/yr ≥95°F today · 19 d/yr by 30 yrs out
• 💨 Wind 2/10 Low
• 🫁 Air quality 4/10 Moderate 6 unhealthy d/yr today · 6 by 30 yrs out

Taxation est. · year 1

• Rental income: $18,829
• − Mortgage interest: −$8,346
• − Property taxes: −$2,235
• − Insurance: −$745
• − Repairs & maintenance: −$1,506
• − Management: −$1,506
• − Depreciation: −$4,335
• Taxable income: $156
• Est. tax owed @ 24.0%: −$37
• After-tax cash flow: $2,481/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: Rabun County
• NCES district ID: 1304320
• Math proficiency: 42% ▼ -17.00%
• Reading proficiency: 44% ▼ -4.00%
• Median HH income: $35,980
• Composite: 35.64/100
• National rank: #4882
• State rank: #37 of 174 in GA

Livability — Dillard

• Score: 58/100
• State rank: #423
• US rank: #20839

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 1,278

Population outlook (Rabun County) Hauer SSP2

• Today (2025): 16,227 people
• By 2030: 16,000 · -1.4%
• By 2040: 15,213 · -6.2%
• By 2050: 13,974 · -13.9%
• By 2075: 10,717 · -34.0%
• By 2100: 7,824 · -51.8%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (86%)
• Race & ethnicity: White 86% Asian 10% Hispanic / Latino 3% Two or more races 2%
• Common ancestry: Serbian 3% Slovak 3% Lithuanian 2%
• Foreign-born: 12% · Canada
• Languages at home: 85% English-only · Other Indo-European 10% Spanish 4% German/W. Germanic 1%

Political lean MEDSL · Rabun

• 2024 margin: Solid R (+56.9) · D 21.3% · R 78.2%
• 2008→2024 swing: -11.0pp toward R · 2008: -45.9pp · 2024: -56.9pp
• All cycles: 2024: R+56.9 2020: R+57.4 2016: R+60.9 2012: R+56.4 2008: R+45.9

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 59.68%
• Current HPI: 260.55
• 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

+645.0% since first listed

15 events — show timeline

• 2026-04-10 Listed $149,000 GAMLS
• 2023-07-31 Sold (MLS) $40,000 GAMLS
• 2023-07-07 Pending — GAMLS
• 2023-06-22 Relisted — GAMLS
• 2023-05-02 Pending — GAMLS
• 2022-12-28 Price Changed $75,000 GAMLS
• 2022-06-02 Relisted — GAMLS
• 2022-05-17 Pending — GAMLS
• 2021-09-20 Listed $84,000 GAMLS
• 2021-09-04 Listing Removed — GAMLS
• 2021-07-13 Price Changed $84,000 GAMLS
• 2020-09-05 Listed $99,000 GAMLS
• 2002-04-01 Sold (Public Records) $25,000 Public Records
• 1997-01-01 Sold (Public Records) $43,700 Public Records
• 1991-08-01 Sold (Public Records) $20,000 Public Records

Property tax history

+6.0%/yr

Latest (2025): $261 · -1.0% YoY. Source: county tax records.