1751 Bowersville St · Royston, GA 30662

$110,000

3 bd · 2.0 ba · 993 sqft · SingleFamily public records · 41 Days on market

Built 1949 $111/sqft · 29% below area Est $156k · 29% under

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Why this score? — see what drove the A- 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 +28.5/30.0
• ARV discount +15.0/15.0
• DSCR +10.0/10.0
• Appreciation +10.0/10.0
• 1% rule +7.2/10.0
• Schools +3.0/10.0
• Livability +2.9/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks

Charming 3-bedroom, 2.5-bath home located within the city limits of Royston and full of potential! SOLD AS IS. With a little TLC this home could be your primary residence or a great investment opportunity. This property offers a welcoming front porch that's perfect for rocking chairs and relaxing evenings. Surrounded by mature shade trees, the yard provides a peaceful setting with plenty of character. Inside, you'll find a spacious layout ready for your personal touch and updates. Out back, the detached shop offers excellent space for storage, hobbies, or a workshop. Whether you're looking for a primary residence, investment opportunity, or a home to make your own, this property has endless

Key facts

• Front porch
• In-town location
• Detached shop

Tags

• FRONT PORCH
• MATURE SHADE TREES
• DETACHED SHOP
• IN-TOWN LOCATION

Property features AI

Finance

• Other: Property located at 1751 Bowersville St, Royston, GA 30662
• Financial info: Listing terms: Cash
• HOA & community: No homeowners association

Exterior

• Parking: Attached carport
• Utilities: Public water; Public sewer; Electricity available; Natural gas available; Sewer connected; Water available
• Home design: Single-family residence; House structure type; Resale property; Built in 1949; One story
• Construction: Brick construction; Block foundation; Composition roof
• Exterior features: City lot; Level lot

Interior

• Kitchen: No specific kitchen appliance list provided
• Bedrooms: 3 bedrooms (all on the main level)
• Flooring: Carpet; Hardwood; Other
• Bathrooms: 2 full bathrooms and 1 half bathroom
• Heating & cooling: Central heating; Central air conditioning; Ceiling fans
• Interior features: One level layout; Family room; Dining room is a separate room; Laundry area in a laundry closet; One fireplace
• Laundry & utility: Laundry located in a closet

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $110k.

Deal economics

• At list price, monthly cash flow is $361 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $110k).
• Recommended offer: $107k (3.0% below list) — sets the bar for market timing.
• Cap rate 10.2% vs local median 4.0% in Royston — 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 58/100 on livability (#421 in GA) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, housing A, crime B+; Watch: amenities F, commute F, employment F.
• Franklin County (rural): math 38% / reading 35% proficiency, ranked #61 of 174 in GA (top 35%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Franklin County Middle School (math 32% / reading 35%, grade F, #206 of 470 statewide, top 45%, 826 students, 60% FRL).
• Market conditions: 95 active listings in the ZIP; 3 comparable units currently listed for rent nearby; rentals leasing fast (median 13d on market — plan ~1-2 weeks tenant-placement turnaround); 163 units permitted in Franklin County in 2024 (0 in 5+ unit buildings).
• This rent runs 30% of the median local income ($53k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• In year one you build about $12k of equity ($761 loan paydown + $11k appreciation (10.0% local appreciation)).
• At projected returns (10.0% appreciation + 3.0% rent growth), your $31k cash investment doubles in ~2 years — after that, you're playing with house money.
• By year 4, paydown + projected appreciation supports a ~$42k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 41 days — a 3% lower offer ($107k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: built in 1949 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: extreme-heat days projected 7→17/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $106,700 (3.0% below list)

Questions for the listing agent

1. It's been on market 41 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1949 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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. 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.
6. 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.
7. 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: 1.22% ✓
• Cap rate: 10.23%
• Cash-on-cash: 14.06%
• DSCR: 1.63
• GRM: 6.8

CMA / ARV

• ARV (median comp): $155,718
• List price: $110,000
• Delta: -29.36%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 3 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
160 Jordan St	0.61mi	3/1.0	1,000 (+1%)	12mo	$189,000	$189	56
190 Jordan St	0.61mi	3/1.0	960 (-3%)	8mo	$180,000	$188	55
49 Carroll St	0.58mi	2/1.0 (-1)	905 (-9%)	18mo	$128,000	$141	34

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

Projected returns pro-forma

10.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 34.6%
• Equity multiple: 3.69×
• Total profit: $82,884
• Equity at exit: $99,097

10-year hold

• IRR: 29.8%
• Equity multiple: 8.34×
• Total profit: $225,965
• Equity at exit: $213,706

Cash invested: $30,800 (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 30662

• Home prices YoY: 17.9%
• Active inventory: 95
• Price-to-rent: 6.8×

Monthly cashflow live

• Estimated rent: $1,342 medium
• Mortgage (P&I): −$577
• Tax from tax record: −$77 /mo · $922/yr
• Insurance: −$46
• HOA: −$0
• Vacancy / Maint / Mgmt: −$282
• Net cashflow: $361

Break-even live

Break-even rent $885

Max offer price $110,000

Occupancy floor 68%

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: $27,500
• Closing costs: $3,300
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
137 Carlton St Unit 145 Royston, GA	2.0	1.5	1000	$1,200	$1.20	13d	1	0.49mi
189 Mason St Unit 3 Royston, GA	2.0	2.0	726	$1,175	$1.62	43d	1	0.53mi
57 Shady Cir Royston, GA	2.0	2.0	820	$1,195	$1.46	13d	1	1.11mi

Listing history 17 events

1. 2026-06-19
   days on market $110,000 Active 41 DOM
2. 2026-06-18
   days on market $110,000 Active 40 DOM
3. 2026-06-17
   days on market $110,000 Active 39 DOM
4. 2026-06-16
   days on market $110,000 Active 38 DOM
5. 2026-06-15
   days on market $110,000 Active 37 DOM
6. 2026-06-14
   days on market $110,000 Active 35 DOM
7. 2026-06-12
   days on market $110,000 Active 34 DOM
8. 2026-06-09
   days on market $110,000 Active 31 DOM
9. 2026-06-08
   days on market $110,000 Active 30 DOM
10. 2026-06-07
    days on market $110,000 Active 29 DOM
11. 2026-06-07
    days on market $110,000 Active 28 DOM
12. 2026-06-03
    days on market $110,000 Active 25 DOM
13. 2026-06-02
    days on market $110,000 Active 24 DOM
14. 2026-06-01
    days on market $110,000 Active 23 DOM
15. 2026-05-31
    days on market $110,000 Active 22 DOM
16. 2026-05-31
    days on market $110,000 Active 21 DOM
17. 2026-04-15
    listed $110,000 New 874-char remark

ⓘ 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: $922 · $77/mo
• Projected year-2 tax: $1,012 · $84/mo
• Expected delta: +$90/yr (+$8/mo · 9.8%)

ⓘ 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 ≥105°F today · 17 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 12% chance of damaging wind over 30 yrs
• 🫁 Air quality 3/10 Moderate 2 unhealthy d/yr today · 4 by 30 yrs out

Taxation est. · year 1

• Rental income: $16,109
• − Mortgage interest: −$6,162
• − Property taxes: −$922
• − Insurance: −$550
• − Repairs & maintenance: −$1,289
• − Management: −$1,289
• − Depreciation: −$3,200
• Taxable income: $2,698
• Est. tax owed @ 24.0%: −$647
• After-tax cash flow: $3,684/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: Franklin County
• NCES district ID: 1302250
• Math proficiency: 38% ▼ -1.00%
• Reading proficiency: 35% ▼ -3.00%
• Median HH income: $35,985
• Composite: 30.28/100
• National rank: #6281
• State rank: #61 of 174 in GA

Livability — Royston

• Score: 58/100
• State rank: #421
• US rank: #20753

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Royston, GA
• County: Franklin County · 7,950 people
• City population: 7,950
• Metro: Athens-Clarke County, GA
• Population (ZIP): 7,950
• Household income: $53,487
• Rent vs Own: 27.0% rent · 73.0% own
• Severe rent burden: 72.0

Population outlook (Franklin County) Hauer SSP2

• Today (2025): 22,625 people
• By 2030: 22,725 · +0.4%
• By 2040: 22,806 · +0.8%
• By 2050: 22,713 · +0.4%
• By 2075: 22,514 · -0.5%
• By 2100: 20,768 · -8.2%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (77%)
• Race & ethnicity: White 77% Black 11% Two or more races 5% Hispanic / Latino 4% Asian 4%
• Common ancestry: Slovak 2% Romanian 1% Lithuanian 1%
• Foreign-born: 6% · Vietnam, Canada
• Languages at home: 91% English-only · Vietnamese 4% Spanish 3% German/W. Germanic 1%

Political lean MEDSL · Franklin

• 2024 margin: Solid R (+72.6) · D 13.6% · R 86.2%
• 2008→2024 swing: -21.1pp toward R · 2008: -51.5pp · 2024: -72.6pp
• All cycles: 2024: R+72.6 2020: R+69.5 2016: R+68.6 2012: R+59.5 2008: R+51.5

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 62.43%
• Current HPI: 410.693
• 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

1 event — show timeline

• 2026-04-15 Listed $110,000 GAMLS

Property tax history

+10.8%/yr

Latest (2025): $922 · +12.3% YoY. Source: county tax records.