110 Bevis Cir · Bowdon, GA 30108

$150,000

4 bd · 1.5 ba · 1,440 sqft · SingleFamily public records · 486 Days on market

Built 1936 0.46 ac lot $104/sqft · 29% below area Est $211k · 29% 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 +20.9/30.0
• ARV discount +15.0/15.0
• DSCR +6.6/10.0
• 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 MLS

Charming Bungalow in the Heart of Bowdon - Perfect for Homeowners or Investors! Nestled in the heart of Bowdon, GA, 110 Bevis Cir offers small-town charm with easy access to schools, dining, and local amenities. Enjoy a friendly community with year-round events, nearby parks, and plenty of recreational opportunities. Whether you're a homeowner or investor, this centrally located property provides both comfort and convenience. This adorable bungalow-style home is packed with potential and ready for its next owner! With solid bones and timeless character, it's perfect for a buyer looking to add their personal touch or an investor seeking their next profitable flip. The original hardwood floors are in great condition and just need refinishing to shine again! Situated on a beautiful corner lot, there's plenty of space for kids, pets, or future landscaping enhancements. While the home could use some cosmetic updates, it's completely functional and offers a great opportunity to build equity-whether as a primary residence, rental, or renovation project. Schedule your showing today through ShowingTime! Don't miss out on this value-packed opportunity in one of Bowdon's most inviting neighborhoods!

Key facts

• Beautiful corner lot
• Nearby parks
• 0.46 acre lot

Tags

• ORIGINAL HARDWOOD FLOORS
• BEAUTIFUL CORNER LOT
• NEARBY PARKS
• RECREATIONAL OPPORTUNITIES

What this means for you Summary

Snapshot

• This is a 4-bed/1.5-bath single-family listed at $150k.

Deal economics

• At list price, monthly cash flow is $208 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $150k).
• Recommended offer: $132k (12.0% below list) — sets the bar for market timing.
• Cap rate 8.0% vs local median 2.9% 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: 98 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 $1k of loan paydown is wiped out by about $3k 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

• It's been on market 486 days — a 12% lower offer ($132k) is reasonable based on typical stale-listing flexibility.
• 10 sale attempts since 3y 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 $129k; 17% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: built in 1936 — 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 $132,000 (12.0% below list)

Questions for the listing agent

1. It's been on market 486 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1936 — 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: 1.00% ✓
• Cap rate: 7.96%
• Cash-on-cash: 5.94%
• DSCR: 1.26
• GRM: 8.3

CMA / ARV

• ARV (median comp): $210,705
• List price: $150,000
• Delta: -28.81%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 9 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
310 W College St	0.41mi	3/2.0 (-1)	1,388 (-4%)	1mo	$243,500	$175	67
488 West Ave	0.74mi	3/2.0 (-1)	1,400 (-3%)	9mo	$322,000	$230	46
500 West Ave	0.74mi	3/2.0 (-1)	1,500 (+4%)	12mo	$314,900	$210	42
113 Fowler Dr	0.41mi	3/2.0 (-1)	1,232 (-14%)	13mo	$225,000	$183	39
126 N Johnson St	0.52mi	3/3.0 (-1)	1,496 (+4%)	23mo	$210,000	$140	39
165 N Carroll St	0.68mi	3/2.0 (-1)	1,400 (-3%)	22mo	$300,000	$214	38
165 N Carroll St	0.69mi	3/2.0 (-1)	1,400 (-3%)	22mo	$300,000	$214	38
611 Mitchell Ave	0.70mi	3/1.0 (-1)	1,260 (-12%)	7mo	$213,150	$169	34
813 Tyus Rd	0.62mi	4/2.0	1,652 (+15%)	20mo	$80,000	$48	28

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

Projected returns pro-forma

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

5-year hold

• IRR: -2.4%
• Equity multiple: 0.90×
• Total profit: $-4,103
• Equity at exit: $29,795

10-year hold

• IRR: 5.5%
• Equity multiple: 1.47×
• Total profit: $19,671
• Equity at exit: $26,097

Cash invested: $42,000 (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 30108

• Home prices YoY: -0.5%
• Active inventory: 98
• Price-to-rent: 8.3×

Monthly cashflow live

• Estimated rent: $1,501 medium
• Mortgage (P&I): −$787
• Tax from tax record: −$129 /mo · $1,551/yr
• Insurance: −$62
• HOA: −$0
• Vacancy / Maint / Mgmt: −$315
• Net cashflow: $208

Break-even live

Break-even rent $1,238

Max offer price $150,000

Occupancy floor 81%

Sensitivity live

Price	-10% $293	-5% $250	+0% $208	+5% $165	+10% $123
Rent	-10% $89	-5% $148	+0% $208	+5% $267	+10% $326
Rate	-1.0pp $283	-0.5pp $246	base $208	+0.5pp $169	+1.0pp $129

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: $37,500
• Closing costs: $4,500
• Reserves months: —
• Total cash needed: —

Listing history 43 events

1. 2026-06-22
   days on market $150,000 Active 486 DOM
2. 2026-06-21
   days on market $150,000 Active 485 DOM
3. 2026-06-18
   days on market $150,000 Active 482 DOM
4. 2026-06-17
   days on market $150,000 Active 481 DOM
5. 2026-06-16
   days on market $150,000 Active 480 DOM
6. 2026-06-15
   days on market $150,000 Active 479 DOM
7. 2026-06-13
   days on market $150,000 Active 477 DOM
8. 2026-06-09
   days on market $150,000 Active 473 DOM
9. 2026-06-08
   days on market $150,000 Active 472 DOM
10. 2026-06-07
    days on market $150,000 Active 471 DOM
11. 2026-06-04
    days on market $150,000 Active 468 DOM
12. 2026-06-03
    days on market $150,000 Active 467 DOM
13. 2026-06-02
    days on market $150,000 Active 466 DOM
14. 2026-06-01
    days on market $150,000 Active 465 DOM
15. 2026-05-31
    days on market $150,000 Active 464 DOM
16. 2026-02-20
    status Back On Market 1220-char remark

    Show marketing remark (1220 chars)

    Charming Bungalow in the Heart of Bowdon - Perfect for Homeowners or Investors! Nestled in the heart of Bowdon, GA, 110 Bevis Cir offers small-town charm with easy access to schools, dining, and local amenities. Enjoy a friendly community with year-round events, nearby parks, and plenty of recreational opportunities. Whether you're a homeowner or investor, this centrally located property provides both comfort and convenience. This adorable bungalow-style home is packed with potential and ready for its next owner! With solid bones and timeless character, it's perfect for a buyer looking to add their personal touch or an investor seeking their next profitable flip. The original hardwood floors are in great condition and just need refinishing to shine again! Situated on a beautiful corner lot, there's plenty of space for kids, pets, or future landscaping enhancements. While the home could use some cosmetic updates, it's completely functional and offers a great opportunity to build equity-whether as a primary residence, rental, or renovation project. Schedule your showing today through ShowingTime! Don't miss out on this value-packed opportunity in one of Bowdon's most inviting neighborhoods!

17. 2026-02-09
    status Active Under Contract 1220-char remark

    Show marketing remark (1220 chars)

    Charming Bungalow in the Heart of Bowdon - Perfect for Homeowners or Investors! Nestled in the heart of Bowdon, GA, 110 Bevis Cir offers small-town charm with easy access to schools, dining, and local amenities. Enjoy a friendly community with year-round events, nearby parks, and plenty of recreational opportunities. Whether you're a homeowner or investor, this centrally located property provides both comfort and convenience. This adorable bungalow-style home is packed with potential and ready for its next owner! With solid bones and timeless character, it's perfect for a buyer looking to add their personal touch or an investor seeking their next profitable flip. The original hardwood floors are in great condition and just need refinishing to shine again! Situated on a beautiful corner lot, there's plenty of space for kids, pets, or future landscaping enhancements. While the home could use some cosmetic updates, it's completely functional and offers a great opportunity to build equity-whether as a primary residence, rental, or renovation project. Schedule your showing today through ShowingTime! Don't miss out on this value-packed opportunity in one of Bowdon's most inviting neighborhoods!

18. 2026-02-04
    historical 1220-char remark

    Show marketing remark (1220 chars)

    Charming Bungalow in the Heart of Bowdon - Perfect for Homeowners or Investors! Nestled in the heart of Bowdon, GA, 110 Bevis Cir offers small-town charm with easy access to schools, dining, and local amenities. Enjoy a friendly community with year-round events, nearby parks, and plenty of recreational opportunities. Whether you're a homeowner or investor, this centrally located property provides both comfort and convenience. This adorable bungalow-style home is packed with potential and ready for its next owner! With solid bones and timeless character, it's perfect for a buyer looking to add their personal touch or an investor seeking their next profitable flip. The original hardwood floors are in great condition and just need refinishing to shine again! Situated on a beautiful corner lot, there's plenty of space for kids, pets, or future landscaping enhancements. While the home could use some cosmetic updates, it's completely functional and offers a great opportunity to build equity-whether as a primary residence, rental, or renovation project. Schedule your showing today through ShowingTime! Don't miss out on this value-packed opportunity in one of Bowdon's most inviting neighborhoods!

19. 2025-05-24
    price $150,000 1220-char remark

    Show marketing remark (1220 chars)

    Charming Bungalow in the Heart of Bowdon - Perfect for Homeowners or Investors! Nestled in the heart of Bowdon, GA, 110 Bevis Cir offers small-town charm with easy access to schools, dining, and local amenities. Enjoy a friendly community with year-round events, nearby parks, and plenty of recreational opportunities. Whether you're a homeowner or investor, this centrally located property provides both comfort and convenience. This adorable bungalow-style home is packed with potential and ready for its next owner! With solid bones and timeless character, it's perfect for a buyer looking to add their personal touch or an investor seeking their next profitable flip. The original hardwood floors are in great condition and just need refinishing to shine again! Situated on a beautiful corner lot, there's plenty of space for kids, pets, or future landscaping enhancements. While the home could use some cosmetic updates, it's completely functional and offers a great opportunity to build equity-whether as a primary residence, rental, or renovation project. Schedule your showing today through ShowingTime! Don't miss out on this value-packed opportunity in one of Bowdon's most inviting neighborhoods!

20. 2025-05-20
    status Back On Market 1220-char remark

    Show marketing remark (1220 chars)

    Charming Bungalow in the Heart of Bowdon - Perfect for Homeowners or Investors! Nestled in the heart of Bowdon, GA, 110 Bevis Cir offers small-town charm with easy access to schools, dining, and local amenities. Enjoy a friendly community with year-round events, nearby parks, and plenty of recreational opportunities. Whether you're a homeowner or investor, this centrally located property provides both comfort and convenience. This adorable bungalow-style home is packed with potential and ready for its next owner! With solid bones and timeless character, it's perfect for a buyer looking to add their personal touch or an investor seeking their next profitable flip. The original hardwood floors are in great condition and just need refinishing to shine again! Situated on a beautiful corner lot, there's plenty of space for kids, pets, or future landscaping enhancements. While the home could use some cosmetic updates, it's completely functional and offers a great opportunity to build equity-whether as a primary residence, rental, or renovation project. Schedule your showing today through ShowingTime! Don't miss out on this value-packed opportunity in one of Bowdon's most inviting neighborhoods!

21. 2025-05-19
    historical Active Under Contract 1220-char remark

    Show marketing remark (1220 chars)

    Charming Bungalow in the Heart of Bowdon - Perfect for Homeowners or Investors! Nestled in the heart of Bowdon, GA, 110 Bevis Cir offers small-town charm with easy access to schools, dining, and local amenities. Enjoy a friendly community with year-round events, nearby parks, and plenty of recreational opportunities. Whether you're a homeowner or investor, this centrally located property provides both comfort and convenience. This adorable bungalow-style home is packed with potential and ready for its next owner! With solid bones and timeless character, it's perfect for a buyer looking to add their personal touch or an investor seeking their next profitable flip. The original hardwood floors are in great condition and just need refinishing to shine again! Situated on a beautiful corner lot, there's plenty of space for kids, pets, or future landscaping enhancements. While the home could use some cosmetic updates, it's completely functional and offers a great opportunity to build equity-whether as a primary residence, rental, or renovation project. Schedule your showing today through ShowingTime! Don't miss out on this value-packed opportunity in one of Bowdon's most inviting neighborhoods!

22. 2025-02-06
    listed $155,900 New 1220-char remark

    Show marketing remark (1220 chars)

    Charming Bungalow in the Heart of Bowdon - Perfect for Homeowners or Investors! Nestled in the heart of Bowdon, GA, 110 Bevis Cir offers small-town charm with easy access to schools, dining, and local amenities. Enjoy a friendly community with year-round events, nearby parks, and plenty of recreational opportunities. Whether you're a homeowner or investor, this centrally located property provides both comfort and convenience. This adorable bungalow-style home is packed with potential and ready for its next owner! With solid bones and timeless character, it's perfect for a buyer looking to add their personal touch or an investor seeking their next profitable flip. The original hardwood floors are in great condition and just need refinishing to shine again! Situated on a beautiful corner lot, there's plenty of space for kids, pets, or future landscaping enhancements. While the home could use some cosmetic updates, it's completely functional and offers a great opportunity to build equity-whether as a primary residence, rental, or renovation project. Schedule your showing today through ShowingTime! Don't miss out on this value-packed opportunity in one of Bowdon's most inviting neighborhoods!

23. 2024-11-30
    historical
24. 2024-11-30
    historical
25. 2024-09-21
    price $165,900
26. 2024-09-21
    price $165,900
27. 2024-08-12
    listed $169,900 Active
28. 2024-08-12
    listed $169,900 New
29. 2023-07-12
    soldstatus $128,750
30. 2023-07-07
    soldstatus $128,750 Sold
31. 2023-07-07
    soldstatus $128,750 Closed
32. 2023-06-15
    status Pending
33. 2023-06-15
    status Under Contract
34. 2023-06-06
    status Price Change
35. 2023-06-06
    price $129,900
36. 2023-06-06
    status Active
37. 2023-06-06
    price $129,900
38. 2023-05-09
    status Pending
39. 2023-05-09
    status Under Contract
40. 2023-05-02
    soldstatus $80,000
41. 2023-04-25
    listed $119,900 New
42. 2023-04-25
    listed $119,900 Active
43. 2022-09-28
    price $125,000

ⓘ 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: $1,551 · $129/mo
• Projected year-2 tax: $1,551 · $129/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 4/10 Moderate
• 🌡 Heat 5/10 Major 7 d/yr ≥103°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: $18,017
• − Mortgage interest: −$8,402
• − Property taxes: −$1,551
• − Insurance: −$750
• − Repairs & maintenance: −$1,441
• − Management: −$1,441
• − Depreciation: −$4,364
• Taxable income: $67
• Est. tax owed @ 24.0%: −$16
• After-tax cash flow: $2,477/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

• Census place: Bowdon, GA
• 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

+20.0% since first listed

28 events — show timeline

• 2026-02-20 Relisted — GAMLS
• 2026-02-09 Relisted — GAMLS
• 2026-02-04 Listing Removed — GAMLS
• 2025-05-24 Price Changed $150,000 GAMLS
• 2025-05-20 Relisted — GAMLS
• 2025-05-19 Contingent — GAMLS
• 2025-02-06 Listed $155,900 GAMLS
• 2024-11-30 Listing Removed — GAMLS
• 2024-11-30 Listing Removed — FMLS
• 2024-09-21 Price Changed $165,900 GAMLS
• 2024-09-21 Price Changed $165,900 FMLS
• 2024-08-12 Listed $169,900 GAMLS
• 2024-08-12 Listed $169,900 FMLS
• 2023-07-12 Sold (Public Records) $128,750 Public Records
• 2023-07-07 Sold (MLS) $128,750 FMLS
• 2023-07-07 Sold (MLS) $128,750 GAMLS
• 2023-06-15 Pending — FMLS
• 2023-06-15 Pending — GAMLS
• 2023-06-06 Relisted — GAMLS
• 2023-06-06 Price Changed $129,900 GAMLS
• 2023-06-06 Relisted — FMLS
• 2023-06-06 Price Changed $129,900 FMLS
• 2023-05-09 Pending — FMLS
• 2023-05-09 Pending — GAMLS
• 2023-05-02 Sold (Public Records) $80,000 Public Records
• 2023-04-25 Listed $119,900 FMLS
• 2023-04-25 Listed $119,900 GAMLS
• 2022-09-28 Price Changed $125,000 GAMLS

Property tax history

+16.7%/yr

Latest (2025): $1,551 · +3.6% YoY. Source: county tax records.