1541 Turman Rd · Bowman, GA 30624

$220,000

3 bd · 2.0 ba · 1,368 sqft · SingleFamily public records · 40 Days on market

Built 2009 2.24 ac lot $161/sqft · 31% below area Est $317k · 31% under

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Why this score? — see what drove the D 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).

• ARV discount +15.0/15.0
• Appreciation +9.7/10.0
• Cash flow +5.8/30.0
• Livability +2.8/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.1/10.0
• 1% rule +0.7/10.0
• DSCR +0.2/10.0

Listing remarks MLS

Welcome to 1541 Turman Rd, Bowman, GA 30624 - a property full of potential and ready for its next chapter. Situated in a peaceful setting, this home provides a great opportunity for buyers looking for space, value, and the chance to make it their own. With decent overall condition, this property will appeal to a wide range of buyers, whether purchasing as a primary residence, second home, or investment. Inside, you'll find a layout with strong potential and comfortable living space that can be enjoyed as-is or personalized over time. Outside, the property provides room to enjoy the surrounding setting and create the lifestyle that fits your needs. The location gives buyers the benefit of a quieter atmosphere while still being within reach of everyday conveniences. Whether you are a buyer looking for your next home or someone searching for a property with upside, this one deserves a closer look. Don't miss the chance to explore all that this Bowman property provides.

Key facts

• 2.24 acre lot
• Garage
• Built 2009

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $220k.

Deal economics

• At list price, monthly cash flow is $-439 ($-5k/yr) — negative.
• To cash-flow at today's rent, offer at most $142k (35.2% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $124k (43.5% below list).
• Recommended offer: $124k (43.5% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 56/100 on livability (#502 in GA) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, housing B; Watch: crime D-, amenities F, commute F.
• Elbert County (rural): math 26% / reading 25% proficiency, ranked #124 of 174 in GA (top 71%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 61% free/reduced lunch — lower-income household profile, screen leases tightly.
• Zoned schools: Elbert County Elementary School (math 40% / reading 26%, grade F, #567 of 1,228 statewide, top 47%, 656 students, 85% FRL); Elbert County Middle School (math 23% / reading 27%, grade F, #291 of 470 statewide, top 64%, 929 students, 85% FRL); Elbert County High School (math 17% / reading 12%, grade F, #315 of 424 statewide, top 76%, 875 students, 58% FRL) — zoned schools average 76% FRL vs 61% district-wide (15 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 23 active listings in the ZIP; 77 units permitted in Elbert County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $22k of equity ($2k loan paydown + $21k appreciation (9.4% local appreciation)).
• Elbert County population projected at -28% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• By year 2, paydown + projected appreciation supports a ~$36k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 40 days — a 3% lower offer ($213k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $13k; list at $220k implies a 1625% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: moderate wildfire risk; extreme-heat days projected 7→17/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $124,350 (43.5% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. It's been on market 40 days. Have you received any prior offers? Is the seller open to a 43% concession, seller financing, or rate buy-down credit?
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. Crime grade is D in this area — have there been break-ins, vandalism, or insurance claims at this property in the last 3 years? What carrier currently insures it and at what premium?
6. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
7. 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.
8. 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.
9. 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: 0.57% ✗
• Cap rate: 3.90%
• Cash-on-cash: -8.55%
• DSCR: 0.62
• GRM: 14.7

CMA / ARV

• ARV (median comp): $317,398
• List price: $220,000
• Delta: -30.69%
• Verdict: UNDERPRICED
• Comps: 2 within 2.0 mi

Projected returns pro-forma

9.4% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 16.9%
• Equity multiple: 2.34×
• Total profit: $82,810
• Equity at exit: $188,601

10-year hold

• IRR: 16.0%
• Equity multiple: 5.28×
• Total profit: $263,660
• Equity at exit: $396,931

Cash invested: $61,600 (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 30624

• Home prices YoY: 3.0%
• Active inventory: 23
• Price-to-rent: 14.7×

Monthly cashflow live

• Estimated rent: $1,244 medium
• Mortgage (P&I): −$1,154
• Tax from tax record: −$176 /mo · $2,110/yr
• Insurance: −$92
• HOA: −$0
• Vacancy / Maint / Mgmt: −$261
• Net cashflow: $-439

Break-even live

Break-even rent $1,799

Max offer price $142,483

Occupancy floor —

Sensitivity live

Price	-10% $-314	-5% $-377	+0% $-439	+5% $-501	+10% $-563
Rent	-10% $-537	-5% $-488	+0% $-439	+5% $-390	+10% $-341
Rate	-1.0pp $-328	-0.5pp $-383	base $-439	+0.5pp $-496	+1.0pp $-554

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: $55,000
• Closing costs: $6,600
• Reserves months: —
• Total cash needed: —

Listing history 6 events

1. 2026-06-01
   days on market $220,000 Active 40 DOM
2. 2026-05-31
   days on market $220,000 Active 39 DOM
3. 2026-05-30
   days on market $220,000 Active 38 DOM
4. 2026-05-15
   status Under Contract 980-char remark

   Show marketing remark (980 chars)

   Welcome to 1541 Turman Rd, Bowman, GA 30624 - a property full of potential and ready for its next chapter. Situated in a peaceful setting, this home provides a great opportunity for buyers looking for space, value, and the chance to make it their own. With decent overall condition, this property will appeal to a wide range of buyers, whether purchasing as a primary residence, second home, or investment. Inside, you'll find a layout with strong potential and comfortable living space that can be enjoyed as-is or personalized over time. Outside, the property provides room to enjoy the surrounding setting and create the lifestyle that fits your needs. The location gives buyers the benefit of a quieter atmosphere while still being within reach of everyday conveniences. Whether you are a buyer looking for your next home or someone searching for a property with upside, this one deserves a closer look. Don't miss the chance to explore all that this Bowman property provides.

5. 2026-04-17
   listed $220,000 New 980-char remark

   Show marketing remark (980 chars)

   Welcome to 1541 Turman Rd, Bowman, GA 30624 - a property full of potential and ready for its next chapter. Situated in a peaceful setting, this home provides a great opportunity for buyers looking for space, value, and the chance to make it their own. With decent overall condition, this property will appeal to a wide range of buyers, whether purchasing as a primary residence, second home, or investment. Inside, you'll find a layout with strong potential and comfortable living space that can be enjoyed as-is or personalized over time. Outside, the property provides room to enjoy the surrounding setting and create the lifestyle that fits your needs. The location gives buyers the benefit of a quieter atmosphere while still being within reach of everyday conveniences. Whether you are a buyer looking for your next home or someone searching for a property with upside, this one deserves a closer look. Don't miss the chance to explore all that this Bowman property provides.

6. 2009-02-01
   soldstatus $12,750

ⓘ 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: $2,110 · $176/mo
• Projected year-2 tax: $2,110 · $176/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 5/10 Major
• 🌡 Heat 5/10 Major 7 d/yr ≥105°F today · 17 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 19% chance of damaging wind over 30 yrs
• 🫁 Air quality 3/10 Moderate 2 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $14,922
• − Mortgage interest: −$12,323
• − Property taxes: −$2,110
• − Insurance: −$1,100
• − Repairs & maintenance: −$1,194
• − Management: −$1,194
• − Depreciation: −$6,400
• Taxable loss: −$9,399
• Est. tax savings @ 24.0%: +$2,256
• After-tax cash flow: $-3,010/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: Elbert County
• NCES district ID: 1302010
• Math proficiency: 26% ▼ -3.00%
• Reading proficiency: 25% ▼ -3.00%
• Median HH income: $34,498
• Composite: 21.0/100
• National rank: #8458
• State rank: #124 of 174 in GA

Livability — Bowman

• Score: 56/100
• State rank: #502
• US rank: #22923

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 4,039

Population outlook (Elbert County) Hauer SSP2

• Today (2025): 17,648 people
• By 2030: 16,675 · -5.5%
• By 2040: 14,631 · -17.1%
• By 2050: 12,632 · -28.4%
• By 2075: 8,704 · -50.7%
• By 2100: 5,958 · -66.2%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (71%)
• Race & ethnicity: White 71% Black 22% Hispanic / Latino 4% Native American 2%
• Common ancestry: Serbian 6% Italian 1% Lithuanian 1%
• Foreign-born: 3% · Canada
• Languages at home: 97% English-only · Spanish 3%

Political lean MEDSL · Elbert

• 2024 margin: Solid R (+43.4) · D 28.2% · R 71.5%
• 2008→2024 swing: -25.3pp toward R · 2008: -18.1pp · 2024: -43.4pp
• All cycles: 2024: R+43.4 2020: R+36.5 2016: R+34.9 2012: R+20.6 2008: R+18.1

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 9.40%
• Current HPI: 320.6205
• 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

+1625.5% since first listed

3 events — show timeline

• 2026-05-15 Pending — GAMLS
• 2026-04-17 Listed $220,000 GAMLS
• 2009-02-01 Sold (Public Records) $12,750 Public Records

Property tax history

+5.2%/yr

Latest (2025): $2,110 · -2.2% YoY. Source: county tax records.