1477 S Highway 100 · Bowdon, GA 30108

$119,000

2 bd · 1.0 ba · 970 sqft · SingleFamily public records · 2 Days on market

Built 1955 1.97 ac lot

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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 +21.4/30.0
• ARV discount +7.5/15.0
• DSCR +6.8/10.0
• 1% rule +5.0/10.0
• Appreciation +4.0/10.0
• Schools +3.6/10.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks

Tucked away on nearly 2 private acres, this property is full of potential and ready for your vision! Naturally fenced by mature trees creating an open backyard, this home offers the perfect opportunity for investors, renovators, or anyone dreaming of creating their own peaceful retreat. Whether you're looking to renovate and restore, add to your rental portfolio, or rebuild from the ground up, the possibilities here are endless. Inside, you'll find charming original hardwood floors and character just waiting to be brought back to life, while outside there's plenty of room to spread out and enjoy the privacy and serenity of country living. A workshop/outbuilding in the back provides extra st

Key facts

• Private acres
• Workshop outbuilding
• Extra storage

Tags

• PRIVATE ACRES
• MATURE TREES
• OPEN BACKYARD
• ORIGINAL HARDWOOD FLOORS
• WORKSHOP OUTBUILDING
• EXTRA STORAGE

Property features AI

Finance

• Other: Property condition listed as fixer; Lot size approximately 1.97 acres
• Financial info: Listing offered As-Is; Suitable for investors (Investor Owned); Accepted financing: Cash, Conventional
• HOA & community: No homeowners association

Exterior

• Parking: Attached carport; Total parking for 1 vehicle
• Utilities: Public water available; Septic tank; Electricity available; Natural gas available
• Home design: Single-family house; Residential property; Not attached to other structures; Built in 1955
• Construction: Vinyl siding; Metal roof; Block foundation
• Exterior features: Porch; Level, open lot; Grassed vegetation; Has a view; Outbuilding and workshop on the property

Interior

• Kitchen: Breakfast room; No appliances listed
• Bedrooms: 2 bedrooms on the main level
• Flooring: Hardwood floors; Vinyl flooring
• Bathrooms: 1 full bathroom (main level)
• Heating & cooling: Natural gas heating; Radiant heating; Ceiling fan cooling; No central air listed
• Interior features: One-level layout; Family room; Breakfast room off the kitchen; Crawl space foundation; No fireplaces; Other interior features
• Laundry & utility: Laundry located in the kitchen

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $119k.

Deal economics

• At list price, monthly cash flow is $176 ($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 $119k (0.0% below list).
• Recommended offer: $119k (0.0% below list) — sets the bar for 1% rule.
• Cap rate 8.1% vs local median 3.0% in Bowdon — 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 64/100 on livability (#244 in GA) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A+; Watch: amenities F, commute F, employment F.
• Carroll County (rural): math 42% / reading 41% proficiency, ranked #38 of 174 in GA (top 22%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Bowdon Elementary School (math 49% / reading 36%, grade F, #374 of 1,228 statewide, top 31%, 686 students, 62% FRL); Bowdon Middle School (math 44% / reading 45%, grade D, #109 of 470 statewide, top 24%, 282 students, 61% FRL); Bowdon High School (math 37% / reading 17%, grade F, #162 of 424 statewide, top 40%, 387 students, 60% FRL).
• Market conditions: 92 active listings in the ZIP; 876 units permitted in Carroll County in 2024 (150 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-1.9%/yr); year-one equity from $823 of loan paydown is wiped out by about $2k of value loss. Plan a longer hold.
• Carroll County population projected at +12% by 2050 — modest demand growth; plan on rents tracking national, not racing it.

Negotiation context

• Only 2 days on market — expect competitive offers; lowballing is unlikely to land.

Risks & watch-outs

• Watch-outs: built in 1955 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major wind risk, 27% 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 $118,969

Questions for the listing agent

1. Built in 1955 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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.
5. 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.
6. 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: 8.07%
• Cash-on-cash: 6.35%
• DSCR: 1.28
• GRM: 8.3

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-1.91% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: -1.9%
• Equity multiple: 0.92×
• Total profit: $-2,531
• Equity at exit: $23,637

10-year hold

• IRR: 6.0%
• Equity multiple: 1.51×
• Total profit: $17,148
• Equity at exit: $20,704

Cash invested: $33,320 (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 30108

• Home prices YoY: -0.5%
• Active inventory: 92
• Price-to-rent: 8.3×

Monthly cashflow live

• Estimated rent: $1,190 medium
• Mortgage (P&I): −$624
• Tax from tax record: −$90 /mo · $1,079/yr
• Insurance: −$50
• HOA: −$0
• Vacancy / Maint / Mgmt: −$250
• Net cashflow: $176

Break-even live

Break-even rent $967

Max offer price $119,000

Occupancy floor 80%

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: $29,750
• Closing costs: $3,570
• Reserves months: —
• Total cash needed: —

Listing history 3 events

1. 2026-06-07
   statusdays on market $119,000 Under Contract 2 DOM
2. 2026-06-04
   remarks 699-char remark
3. 2026-06-04
   listed $119,000 New 1 DOM

ⓘ 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: $1,079 · $90/mo
• Projected year-2 tax: $1,095 · $91/mo
• Expected delta: +$16/yr (+$1/mo · 1.5%)

ⓘ 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 4/10 Moderate
• 🌡 Heat 5/10 Major 7 d/yr ≥104°F today · 19 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 27% 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: $14,276
• − Mortgage interest: −$6,666
• − Property taxes: −$1,079
• − Insurance: −$595
• − Repairs & maintenance: −$1,142
• − Management: −$1,142
• − Depreciation: −$3,462
• Taxable income: $191
• Est. tax owed @ 24.0%: −$46
• After-tax cash flow: $2,070/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: Carroll County
• NCES district ID: 1300840
• Math proficiency: 42% ▼ -7.00%
• Reading proficiency: 41% ▼ -8.00%
• Median HH income: $48,692
• Composite: 35.62/100
• National rank: #4888
• State rank: #38 of 174 in GA

Livability — Bowdon

• Score: 64/100
• State rank: #244
• US rank: #13849

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• City population: 7,031
• Population (ZIP): 7,031

Population outlook (Carroll County) Hauer SSP2

• Today (2025): 123,370 people
• By 2030: 127,186 · +3.1%
• By 2040: 133,534 · +8.2%
• By 2050: 137,612 · +11.5%
• By 2075: 142,892 · +15.8%
• By 2100: 136,294 · +10.5%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (82%)
• Race & ethnicity: White 82% Black 10% Hispanic / Latino 4% Two or more races 3% Asian 1%
• Common ancestry: Serbian 2% Slovak 1% Italian 1%
• Foreign-born: 1% · Canada, South Korea
• Languages at home: 98% English-only · Korean 1% Spanish 1%

Political lean MEDSL · Carroll

• 2024 margin: Solid R (+41.2) · D 29.1% · R 70.3%
• 2008→2024 swing: -8.2pp toward R · 2008: -32.9pp · 2024: -41.2pp
• All cycles: 2024: R+41.2 2020: R+39.0 2016: R+40.1 2012: R+37.7 2008: R+32.9

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -1.91%
• Current HPI: 406.9299
• 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

1 event — show timeline

• 2026-06-03 Listed $119,000 GAMLS

Property tax history

+6.8%/yr

Latest (2025): $1,079 · -1.1% YoY. Source: county tax records.