627 Wedowee St · Bowdon, GA 30108

$140,000

2 bd · 1.0 ba · 722 sqft · SingleFamily public records · 175 Days on market

Built 1945 8,712 sqft lot $194/sqft · 11% above area Est $158k · 11% 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 +15.4/30.0
• ARV discount +12.6/15.0
• DSCR +4.7/10.0
• Appreciation +4.0/10.0
• Schools +3.6/10.0
• Livability +3.2/5.0
• 1% rule +2.9/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

Looking for offers, Investors, Landlords,etc. Renovated, in town home perfect for small family or rental. Easy access to downtown, schools, and Rec Center. send me an offer we'll make it happen!

Key facts

• Renovated
• 8,712 sq ft lot
• Built 1945

Tags

• RENOVATED
• EASY ACCESS TO DOWNTOWN
• EASY ACCESS TO SCHOOLS
• EASY ACCESS TO REC CENTER

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $140k.

Deal economics

• At list price, monthly cash flow is $53 ($635/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 $111k (20.7% below list).
• Recommended offer: $111k (20.7% below list) — sets the bar for 1% rule.
• Cap rate 6.7% 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: schools F, amenities F, commute 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.
• 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 $968 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 175 days — a 12% lower offer ($123k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $40k (22%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $17k; list at $140k implies a 724% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1945 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $111,030 (20.7% below list)

Questions for the listing agent

1. It's been on market 175 days. Have you received any prior offers? Is the seller open to a 21% concession, seller financing, or rate buy-down credit?
2. Built in 1945 — 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: 0.79% ✗
• Cap rate: 6.75%
• Cash-on-cash: 1.62%
• DSCR: 1.07
• GRM: 10.5

CMA / ARV

• ARV (median comp): $157,785
• List price: $140,000
• Delta: -11.27%
• Verdict: UNDERPRICED
• Comps: 13 within 1.0 mi

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
112 Parson St	0.41mi	2/1.0	720 (-0%)	16mo	$150,000	$208	67

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: -8.2%
• Equity multiple: 0.67×
• Total profit: $-12,868
• Equity at exit: $27,809

10-year hold

• IRR: -0.4%
• Equity multiple: 0.97×
• Total profit: $-1,313
• Equity at exit: $24,357

Cash invested: $39,200 (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: 10.5×

Monthly cashflow live

• Estimated rent: $1,110 medium
• Mortgage (P&I): −$734
• Tax from tax record: −$32 /mo · $380/yr
• Insurance: −$58
• HOA: −$0
• Vacancy / Maint / Mgmt: −$233
• Net cashflow: $53

Break-even live

Break-even rent $1,043

Max offer price $140,000

Occupancy floor 90%

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: $35,000
• Closing costs: $4,200
• Reserves months: —
• Total cash needed: —

Listing history 10 events

1. 2026-06-07
   status $140,000 Under Contract 175 DOM
2. 2026-04-28
   price $140,000 197-char remark

   Show marketing remark (197 chars)

   Looking for offers, Investors, Landlords,etc. Renovated, in town home perfect for small family or rental. Easy access to downtown, schools, and Rec Center. send me an offer we'll make it happen!

3. 2026-04-07
   price $150,000 197-char remark

   Show marketing remark (197 chars)

   Looking for offers, Investors, Landlords,etc. Renovated, in town home perfect for small family or rental. Easy access to downtown, schools, and Rec Center. send me an offer we'll make it happen!

4. 2026-03-25
   status Back On Market 197-char remark

   Show marketing remark (197 chars)

   Looking for offers, Investors, Landlords,etc. Renovated, in town home perfect for small family or rental. Easy access to downtown, schools, and Rec Center. send me an offer we'll make it happen!

5. 2026-03-23
   status Under Contract 197-char remark

   Show marketing remark (197 chars)

   Looking for offers, Investors, Landlords,etc. Renovated, in town home perfect for small family or rental. Easy access to downtown, schools, and Rec Center. send me an offer we'll make it happen!

6. 2026-03-02
   price $160,999 197-char remark

   Show marketing remark (197 chars)

   Looking for offers, Investors, Landlords,etc. Renovated, in town home perfect for small family or rental. Easy access to downtown, schools, and Rec Center. send me an offer we'll make it happen!

7. 2026-02-12
   price $164,999 197-char remark

   Show marketing remark (197 chars)

   Looking for offers, Investors, Landlords,etc. Renovated, in town home perfect for small family or rental. Easy access to downtown, schools, and Rec Center. send me an offer we'll make it happen!

8. 2026-01-12
   price $175,999 197-char remark

   Show marketing remark (197 chars)

   Looking for offers, Investors, Landlords,etc. Renovated, in town home perfect for small family or rental. Easy access to downtown, schools, and Rec Center. send me an offer we'll make it happen!

9. 2025-12-03
   listed $179,999 New 197-char remark

   Show marketing remark (197 chars)

   Looking for offers, Investors, Landlords,etc. Renovated, in town home perfect for small family or rental. Easy access to downtown, schools, and Rec Center. send me an offer we'll make it happen!

10. 1999-06-08
    soldstatus $17,000

ⓘ 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: $380 · $32/mo
• Projected year-2 tax: $1,288 · $107/mo
• Expected delta: +$908/yr (+$76/mo · 238.5%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Taxation est. · year 1

• Rental income: $13,324
• − Mortgage interest: −$7,842
• − Property taxes: −$380
• − Insurance: −$700
• − Repairs & maintenance: −$1,066
• − Management: −$1,066
• − Depreciation: −$4,073
• Taxable loss: −$1,804
• Est. tax savings @ 24.0%: +$433
• After-tax cash flow: $1,068/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

+723.5% since first listed

9 events — show timeline

• 2026-04-28 Price Changed $140,000 GAMLS
• 2026-04-07 Price Changed $150,000 GAMLS
• 2026-03-25 Relisted — GAMLS
• 2026-03-23 Pending — GAMLS
• 2026-03-02 Price Changed $160,999 GAMLS
• 2026-02-12 Price Changed $164,999 GAMLS
• 2026-01-12 Price Changed $175,999 GAMLS
• 2025-12-03 Listed $179,999 GAMLS
• 1999-06-08 Sold (Public Records) $17,000 Public Records

Property tax history

+2.6%/yr

Latest (2025): $380 · -1.4% YoY. Source: county tax records.