158 Bowen St · Abbeville, GA 31001

$74,000

4 bd · 1.0 ba · 1,802 sqft · SingleFamily public records · 54 Days on market

Built 1900 0.72 ac lot $41/sqft · 47% below area Est $139k · 47% under ↓ 8% since listing

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Why this score? — see what drove the A- 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
• ARV discount +15.0/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Appreciation +6.1/10.0
• Schools +2.9/10.0
• Livability +2.9/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks

Fully updated and move-in ready! This home at 158 Bowen St, Abbeville, GA features a roof less than 1 year old, offering peace of mind from the start. The interior has been completely renovated, including fresh paint throughout and updated bathrooms with modern finishes. Stay comfortable with window A/C units and ceiling fans, and enjoy a clean, well-maintained interior. The kitchen and both bathrooms have been updated, making this home functional and refreshed. A great opportunity for buyers looking for a turnkey property with recent upgrades already completed!

Key facts

• Updated bathrooms
• Updated kitchen
• 0.72 acre lot

Tags

• ROOF LESS THAN 1 YEAR OLD
• COMPLETELY RENOVATED INTERIOR
• UPDATED BATHROOMS
• UPDATED KITCHEN

Property features AI

Finance

• Financial info: Listing offered As Is; Financing accepted: Cash, Conventional, FHA, USDA Loan, VA Loan
• HOA & community: No homeowners association

Exterior

• Parking: Carport (1 parking space)
• Utilities: Public water; Public sewer (connected/available); Cable available
• Home design: Single family residence (house); One story
• Construction: Built in 1900; Vinyl siding; Metal roof
• Exterior features: Level lot; Lot size about 0.72 acres

Interior

• Kitchen: Appliances listed as 'Other'
• Bedrooms: Three bedrooms on the main level
• Flooring: Hardwood floors; Tile floors
• Bathrooms: Two full bathrooms on the main level
• Heating & cooling: Heating present (type listed as Other); Window unit(s) for cooling
• Interior features: One-level layout; Public records list living area as 1,802; Resale condition; No basement; No fireplaces reported
• Laundry & utility: Laundry features listed as 'Other'

What this means for you Summary

Snapshot

• This is a 4-bed/1.0-bath single-family listed at $74k.

Deal economics

• At list price, monthly cash flow is $526 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $74k).
• Recommended offer: $72k (3.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 58/100 on livability (#428 in GA) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, housing A+, crime B+; Watch: health & safety C-, schools F, amenities F.
• Wilcox County (rural): math 36% / reading 34% proficiency, ranked #73 of 174 in GA (top 42%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases; 72% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: 21 active listings in the ZIP.

Forward outlook

• In year one you build about $2k of equity ($512 loan paydown + $2k appreciation (2.1% local appreciation)).
• Wilcox County population projected at -16% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (2.1% appreciation + 3.0% rent growth), your $21k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• It's been on market 54 days — a 3% lower offer ($72k) is reasonable based on typical stale-listing flexibility.
• 8 sale attempts since 2y ago; this cycle's ask has dropped $36k (33%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: built in 1900 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: severe wind risk, 80% chance of damaging wind over 30y; major wildfire risk; extreme-heat days projected 7→19/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $71,780 (3.0% below list)

Questions for the listing agent

1. It's been on market 54 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 1900 — 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. 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: 1.84% ✓
• Cap rate: 14.83%
• Cash-on-cash: 30.49%
• DSCR: 2.36
• GRM: 4.5

CMA / ARV

• ARV (median comp): $138,898
• List price: $74,000
• Delta: -46.72%
• Verdict: UNDERPRICED
• Comps: 6 within 1.0 mi

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
127 Mccampbell St	0.09mi	3/2.0 (-1)	2,058 (+14%)	22mo	$164,000	$80	45

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

Projected returns pro-forma

2.15% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 34.9%
• Equity multiple: 2.89×
• Total profit: $39,198
• Equity at exit: $29,778

10-year hold

• IRR: 35.9%
• Equity multiple: 5.67×
• Total profit: $96,863
• Equity at exit: $43,339

Cash invested: $20,720 (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 31001

• Home prices YoY: 2.1%
• Active inventory: 21
• Price-to-rent: 4.5×

Monthly cashflow live

• Estimated rent: $1,362 medium
• Mortgage (P&I): −$388
• Tax from tax record: −$131 /mo · $1,571/yr
• Insurance: −$31
• HOA: −$0
• Vacancy / Maint / Mgmt: −$286
• Net cashflow: $526

Break-even live

Break-even rent $696

Max offer price $74,000

Occupancy floor 56%

Sensitivity live

Price	-10% $568	-5% $547	+0% $526	+5% $505	+10% $484
Rent	-10% $419	-5% $473	+0% $526	+5% $580	+10% $634
Rate	-1.0pp $564	-0.5pp $545	base $526	+0.5pp $507	+1.0pp $488

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: $18,500
• Closing costs: $2,220
• Reserves months: —
• Total cash needed: —

Listing history 50 events

1. 2026-06-21
   days on market $74,000 Active 54 DOM
2. 2026-06-18
   days on market $74,000 Active 52 DOM
3. 2026-06-17
   days on market $74,000 Active 51 DOM
4. 2026-06-16
   days on market $74,000 Active 50 DOM
5. 2026-06-15
   statusdays on market $74,000 Active 49 DOM
6. 2026-06-13
   pricestatusdays on market $74,000 Price Change 47 DOM
7. 2026-06-12
   days on market $84,900 Active 46 DOM
8. 2026-06-09
   days on market $84,900 Active 43 DOM
9. 2026-06-08
   days on market $84,900 Active 42 DOM
10. 2026-06-07
    days on market $84,900 Active 41 DOM
11. 2026-06-07
    days on market $84,900 Active 40 DOM
12. 2026-06-04
    days on market $84,900 Active 37 DOM
13. 2026-06-02
    days on market $84,900 Active 36 DOM
14. 2026-06-01
    days on market $84,900 Active 35 DOM
15. 2026-05-31
    days on market $84,900 Active 34 DOM
16. 2026-05-31
    days on market $84,900 Active 33 DOM
17. 2026-05-08
    price $89,900 570-char remark
18. 2026-04-27
    listed $109,900 New 570-char remark
19. 2025-12-13
    status Pending
20. 2025-11-07
    price $125,000
21. 2025-09-20
    price $134,500
22. 2025-08-17
    price $140,000
23. 2025-07-24
    listed $145,000 Active
24. 2025-06-23
    historical
25. 2025-05-20
    price $150,000
26. 2025-05-20
    price $150,000
27. 2025-04-02
    listed $165,000 Active
28. 2025-03-14
    listed $165,000 New
29. 2024-05-11
    historical
30. 2024-05-11
    historical
31. 2024-05-06
    price $52,500
32. 2024-05-06
    price $52,500
33. 2024-04-29
    price $54,995
34. 2024-04-29
    price $54,995
35. 2024-04-22
    price $59,995
36. 2024-04-22
    price $59,995
37. 2024-04-18
    price $62,500
38. 2024-04-18
    price $62,500
39. 2024-04-11
    listed $64,995 New
40. 2024-04-11
    listed $64,995 Active
41. 2024-04-10
    historical
42. 2024-04-10
    historical
43. 2024-04-05
    price $57,500
44. 2024-04-05
    price $57,500
45. 2024-04-02
    price $59,995
46. 2024-04-02
    price $59,995
47. 2024-03-22
    price $65,000
48. 2024-03-22
    price $65,000
49. 2024-03-13
    listed $80,000 New
50. 2024-03-13
    listed $80,000 Active

ⓘ 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: $1,571 · $131/mo
• Projected year-2 tax: $1,571 · $131/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 6/10 Major
• 🌡 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 3/10 Moderate 3 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $16,347
• − Mortgage interest: −$4,145
• − Property taxes: −$1,571
• − Insurance: −$370
• − Repairs & maintenance: −$1,308
• − Management: −$1,308
• − Depreciation: −$2,153
• Taxable income: $5,493
• Est. tax owed @ 24.0%: −$1,318
• After-tax cash flow: $4,998/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: Wilcox County
• NCES district ID: 1305730
• Math proficiency: 36% ▼ -16.00%
• Reading proficiency: 34% ▼ -6.00%
• Median HH income: $32,741
• Composite: 28.71/100
• National rank: #6685
• State rank: #73 of 174 in GA

Livability — Abbeville

• Score: 58/100
• State rank: #428
• US rank: #20968

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Abbeville, GA
• Population (ZIP): 4,323

Population outlook (Wilcox County) Hauer SSP2

• Today (2025): 8,207 people
• By 2030: 7,894 · -3.8%
• By 2040: 7,387 · -10.0%
• By 2050: 6,884 · -16.1%
• By 2075: 5,503 · -32.9%
• By 2100: 4,115 · -49.9%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.57)
• Race & ethnicity: White 50% Black 42% Hispanic / Latino 4% Two or more races 4%
• Common ancestry: Serbian 1% Italian 1%
• Foreign-born: 2% · Canada
• Languages at home: 97% English-only · Spanish 2%

Political lean MEDSL · Wilcox

• 2024 margin: Solid R (+49.2) · D 25.3% · R 74.5%
• 2008→2024 swing: -11.8pp toward R · 2008: -37.3pp · 2024: -49.2pp
• All cycles: 2024: R+49.2 2020: R+47.0 2016: R+41.8 2012: R+31.7 2008: R+37.3

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 2.15%
• Current HPI: 104.9016
• 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

-7.5% since first listed

36 events — show timeline

• 2026-06-12 Price Changed $74,000 GAMLS
• 2026-05-26 Price Changed $84,900 GAMLS
• 2026-05-08 Price Changed $89,900 GAMLS
• 2026-04-27 Listed $109,900 GAMLS
• 2025-12-13 Pending — CABOR
• 2025-11-07 Price Changed $125,000 CABOR
• 2025-09-20 Price Changed $134,500 CABOR
• 2025-08-17 Price Changed $140,000 CABOR
• 2025-07-24 Listed $145,000 CABOR
• 2025-06-23 Listing Removed — GAMLS
• 2025-05-20 Price Changed $150,000 TBOR
• 2025-05-20 Price Changed $150,000 GAMLS
• 2025-04-02 Listed $165,000 TBOR
• 2025-03-14 Listed $165,000 GAMLS
• 2024-05-11 Listing Removed — GAMLS
• 2024-05-11 Listing Removed — FMLS
• 2024-05-06 Price Changed $52,500 FMLS
• 2024-05-06 Price Changed $52,500 GAMLS
• 2024-04-29 Price Changed $54,995 GAMLS
• 2024-04-29 Price Changed $54,995 FMLS
• 2024-04-22 Price Changed $59,995 GAMLS
• 2024-04-22 Price Changed $59,995 FMLS
• 2024-04-18 Price Changed $62,500 GAMLS
• 2024-04-18 Price Changed $62,500 FMLS
• 2024-04-11 Listed $64,995 GAMLS
• 2024-04-11 Listed $64,995 FMLS
• 2024-04-10 Listing Removed — GAMLS
• 2024-04-10 Listing Removed — FMLS
• 2024-04-05 Price Changed $57,500 GAMLS
• 2024-04-05 Price Changed $57,500 FMLS
• 2024-04-02 Price Changed $59,995 GAMLS
• 2024-04-02 Price Changed $59,995 FMLS
• 2024-03-22 Price Changed $65,000 GAMLS
• 2024-03-22 Price Changed $65,000 FMLS
• 2024-03-13 Listed $80,000 GAMLS
• 2024-03-13 Listed $80,000 FMLS

Property tax history

+10.5%/yr

Latest (2025): $1,571 · +50.1% YoY. Source: county tax records.