106 Pheasant Run · Bogart, GA 30622

$225,000

3 bd · 2.5 ba · 1,380 sqft · SingleFamily public records · 6 Days on market

Built 1997 0.50 ac lot Est $313k · 28% under

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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 +20.5/30.0
• ARV discount +15.0/15.0
• DSCR +6.5/10.0
• 1% rule +5.6/10.0
• Livability +3.5/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.6/10.0
• Appreciation +0.0/10.0

Key facts

• 0.5 acre lot
• Garage
• Built 1997

Property features AI

Exterior

• Parking: Has garage
• Utilities: Water source: see remarks; Sewer: unknown
• Home design: Single-family residence; 2 stories
• Exterior features: Located in the Fowlers subdivision; Zoned R1

Interior

• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating (electric); Central cooling (electric)
• Interior features: Electric water heater
• Laundry & utility: Laundry: other (unspecified)

What this means for you Summary

Snapshot

• This is a 3-bed/2.5-bath single-family listed at $225k.

Deal economics

• At list price, monthly cash flow is $294 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $225k).

Location & tenants

• Location reads 70/100 on livability (#103 in GA) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A+; Watch: amenities F, commute F, health & safety F.
• Clarke County (urban): math 17% / reading 21% proficiency, ranked #146 of 174 in GA (top 84%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 74% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: 139 active listings in the ZIP; 4 comparable units currently listed for rent nearby; rentals at typical pace (median 22d on market — plan ~3-4 weeks tenant-placement turnaround); high-income renter base; 1,172 units permitted in Clarke County in 2024 (876 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $2k of loan paydown is wiped out by about $7k of value loss. Plan a longer hold.
• Clarke County population projected at +31% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.

Negotiation context

• Only 6 days on market — expect competitive offers; lowballing is unlikely to land.
• Current owner paid $89k; list at $225k implies a 153% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: moderate wind risk, 22% chance of damaging wind over 30y; extreme-heat days projected 7→17/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $225,000

Questions for the listing agent

1. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
2. 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.
3. 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.
4. 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: 1.06% ✓
• Cap rate: 7.86%
• Cash-on-cash: 5.61%
• DSCR: 1.25
• GRM: 7.9

CMA / ARV

• ARV (on-the-fly): $313,260
• Comps found: 3

Show comp detail 3 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
120 Meadowlark Ct	0.23mi	3/2.0	1,349 (-2%)	1mo	$305,853	$227	83
100 Pheasant Run	0.03mi	3/2.0	1,456 (+6%)	10mo	$325,000	$223	79
347 Burson Ave N	0.27mi	2/2.0 (-1)	1,260 (-9%)	10mo	$320,000	$254	58

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

Projected returns pro-forma

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

5-year hold

• IRR: -7.6%
• Equity multiple: 0.72×
• Total profit: $-17,654
• Equity at exit: $33,548

10-year hold

• IRR: 2.0%
• Equity multiple: 1.14×
• Total profit: $8,986
• Equity at exit: $19,454

Cash invested: $63,000 (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 30622

• Home prices YoY: -30.2%
• Active inventory: 139
• Price-to-rent: 7.9×

Monthly cashflow live

• Estimated rent: $2,374 medium
• Mortgage (P&I): −$1,180
• Tax from tax record: −$308 /mo · $3,692/yr
• Insurance: −$94
• HOA: −$0
• Vacancy / Maint / Mgmt: −$499
• Net cashflow: $294

Break-even live

Break-even rent $2,002

Max offer price $225,000

Occupancy floor 83%

Sensitivity live

Price	-10% $422	-5% $358	+0% $294	+5% $231	+10% $167
Rent	-10% $107	-5% $201	+0% $294	+5% $388	+10% $482
Rate	-1.0pp $408	-0.5pp $352	base $294	+0.5pp $236	+1.0pp $177

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: $56,250
• Closing costs: $6,750
• Reserves months: —
• Total cash needed: —

Rent comps 4 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1130 Darlington Station Rd Bogart, GA	3.0	2.0	1702	$1,900	$1.12	21d	1	1.10mi
110 Spetchley Way Bogart, GA	3.0	2.0	1847	$2,400	$1.30	13d	1	1.14mi
1050 Aiken Rd Bogart, GA	4.0	3.0	1813	$2,200	$1.21	5d	1	1.24mi
657 Aubrey Dr Athens, GA	2.0	1.0	950	$1,250	$1.32	21d	1	1.29mi

Listing history 6 events

1. 2026-06-10
   status $225,000 Pending 6 DOM
2. 2026-06-09
   days on market $225,000 Active 6 DOM
3. 2026-06-08
   days on market $225,000 Active 5 DOM
4. 2026-06-07
   statusdays on market $225,000 Active 4 DOM
5. 2026-05-31
   status $225,000 Pending 1 DOM
6. 2026-05-30
   listed $225,000 Active 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: $3,692 · $308/mo
• Projected year-2 tax: $3,692 · $308/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 3/10 Moderate
• 🌡 Heat 5/10 Major 7 d/yr ≥106°F today · 17 d/yr by 30 yrs out
• 💨 Wind 5/10 Major 22% chance of damaging wind over 30 yrs
• 🫁 Air quality 3/10 Moderate 3 unhealthy d/yr today · 4 by 30 yrs out

Taxation est. · year 1

• Rental income: $28,493
• − Mortgage interest: −$12,603
• − Property taxes: −$3,692
• − Insurance: −$1,125
• − Repairs & maintenance: −$2,279
• − Management: −$2,279
• − Depreciation: −$6,545
• Taxable loss: −$32
• Est. tax savings @ 24.0%: +$8
• After-tax cash flow: $3,541/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: Clarke County
• NCES district ID: 1301170
• Math proficiency: 17% ▼ -15.00%
• Reading proficiency: 21% ▼ -12.00%
• Median HH income: $33,649
• Composite: 15.51/100
• National rank: #9302
• State rank: #146 of 174 in GA

Livability — Bogart

• Score: 70/100
• State rank: #103
• US rank: #8144

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Bogart, GA
• County: Oconee County · 33,896 people
• City population: 11,280
• Metro: Athens-Clarke County, GA
• Population (ZIP): 11,280
• Household income: $133,563
• Rent vs Own: 18.8% rent · 81.2% own
• Severe rent burden: 94.0

Population outlook (Clarke County) Hauer SSP2

• Today (2025): 141,365 people
• By 2030: 151,724 · +7.3%
• By 2040: 168,541 · +19.2%
• By 2050: 184,855 · +30.8%
• By 2075: 221,736 · +56.9%
• By 2100: 253,853 · +79.6%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (80%)
• Race & ethnicity: White 80% Two or more races 8% Black 5% Asian 5% Hispanic / Latino 3%
• Common ancestry: Slovak 5% Serbian 4% Italian 2%
• Foreign-born: 7% · China, South Korea, Canada
• Languages at home: 91% English-only · Spanish 3% Chinese 2% Korean 1%

Political lean MEDSL · Clarke

• 2024 margin: Solid D (+38.3) · D 68.6% · R 30.4% · Other 1.0%
• 2008→2024 swing: +7.0pp toward D · 2008: 31.3pp · 2024: 38.3pp
• All cycles: 2024: D+38.3 2020: D+42.1 2016: D+38.0 2012: D+28.9 2008: D+31.3

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -110.34%
• Current HPI: 255.4345
• Rent YoY: —
• Metro: Athens-Clarke County, 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

+765.4% since first listed

4 events — show timeline

• 2026-05-30 Pending — Hive MLS
• 2026-05-28 Listed $225,000 Hive MLS
• 1997-12-04 Sold (Public Records) $89,000 Public Records
• 1997-05-19 Sold (Public Records) $26,000 Public Records

Property tax history

+7.9%/yr

Latest (2025): $3,692 · +4.0% YoY. Source: county tax records.