3387 W Highway 5 · Bowdon, GA 30108

$150,000

3 bd · 3.5 ba · 2,060 sqft · SingleFamily public records · 17 Days on market

Built 1945 1.00 ac lot $73/sqft · 55% below area

---

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 +17.5/30.0
• ARV discount +7.5/15.0
• DSCR +5.5/10.0
• 1% rule +4.3/10.0
• 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

Calling all investors- this spacious 5-bedroom, 3.5-bath home sits on a full 1-acre lot and is ready for your vision. With generous square footage and a flexible layout, this property offers endless potential for investors, renovators, or buyers looking to create their dream home. The 1-acre lot provides room to expand, garden, add a workshop, or simply enjoy peaceful country living with privacy and space to roam. Whether you're searching for your next renovation project or a home you can customize from top to bottom, this property is a rare opportunity to build equity in a growing area. Bring your contractor and your imagination - the possibilities are endless!

Key facts

• Privacy and space
• 1 acre lot
• Room to expand

Tags

• 1 ACRE LOT
• ROOM TO EXPAND
• PRIVACY AND SPACE

Property features AI

Exterior

• Parking: Driveway with space for 4 vehicles; Open parking
• Utilities: Public water; Septic tank sewer; Cable available; Electricity available
• Home design: Single-story home
• Construction: HardiPlank-type siding; Composition shingle roof; Concrete perimeter foundation; Listed in fixer condition
• Exterior features: Private yard; Covered front porch; Shed(s)

Interior

• Kitchen: Eat-in kitchen with cabinets and laminate counters; View to family room; Range hood
• Bedrooms: Five bedrooms with the primary suite on the main level
• Flooring: Carpet
• Bathrooms: Three full bathrooms; One half bathroom; Primary bathroom with shower (no tub)
• Heating & cooling: Electric forced-air heating; Central air conditioning; Ceiling fans
• Interior features: Double vanity; Wood window frames; No shared/common walls; Crawl space basement
• Laundry & utility: Hall laundry

What this means for you Summary

Snapshot

• This is a 3-bed/3.5-bath single-family listed at $150k.

Deal economics

• At list price, monthly cash flow is $115 ($1k/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 $140k (6.8% below list).
• Recommended offer: $140k (6.8% below list) — sets the bar for 1% rule.
• Cap rate 7.2% 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: 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: 97 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 17 days — a 2% lower offer ($148k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts; this cycle's ask has dropped $9k (6%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $108k; 39% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: built in 1945 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major wind risk, 27% chance of damaging wind over 30y; moderate wildfire risk; extreme-heat days projected 7→19/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $139,849 (6.8% below list)

Questions for the listing agent

1. Built in 1945 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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.
5. 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.
6. 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: 0.93% ✗
• Cap rate: 7.21%
• Cash-on-cash: 3.28%
• DSCR: 1.15
• GRM: 8.9

CMA / ARV

• ARV (median comp): $333,663
• List price: $150,000
• Delta: -49.08%
• Verdict: UNDERPRICED
• Comps: 4 within 2.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: -5.9%
• Equity multiple: 0.76×
• Total profit: $-10,015
• Equity at exit: $29,795

10-year hold

• IRR: 2.0%
• Equity multiple: 1.16×
• Total profit: $6,926
• 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: 97
• Price-to-rent: 8.9×

Monthly cashflow live

• Estimated rent: $1,398 medium
• Mortgage (P&I): −$787
• Tax from tax record: −$141 /mo · $1,690/yr
• Insurance: −$62
• HOA: −$0
• Vacancy / Maint / Mgmt: −$294
• Net cashflow: $115

Break-even live

Break-even rent $1,253

Max offer price $150,000

Occupancy floor 87%

Sensitivity live

Price	-10% $200	-5% $157	+0% $115	+5% $72	+10% $30
Rent	-10% $4	-5% $60	+0% $115	+5% $170	+10% $225
Rate	-1.0pp $190	-0.5pp $153	base $115	+0.5pp $76	+1.0pp $36

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 30 events

1. 2026-06-21
   days on market $150,000 Active 17 DOM
2. 2026-06-18
   days on market $150,000 Active 14 DOM
3. 2026-06-17
   days on market $150,000 Active 13 DOM
4. 2026-06-16
   days on market $150,000 Active 12 DOM
5. 2026-06-15
   price $150,000 Active 11 DOM

   Show marketing remark (670 chars)

   Calling all investors- this spacious 5-bedroom, 3.5-bath home sits on a full 1-acre lot and is ready for your vision. With generous square footage and a flexible layout, this property offers endless potential for investors, renovators, or buyers looking to create their dream home. The 1-acre lot provides room to expand, garden, add a workshop, or simply enjoy peaceful country living with privacy and space to roam. Whether you're searching for your next renovation project or a home you can customize from top to bottom, this property is a rare opportunity to build equity in a growing area. Bring your contractor and your imagination - the possibilities are endless!

6. 2026-06-15
   days on market $159,000 Active 11 DOM

   Show marketing remark (670 chars)

   Calling all investors- this spacious 5-bedroom, 3.5-bath home sits on a full 1-acre lot and is ready for your vision. With generous square footage and a flexible layout, this property offers endless potential for investors, renovators, or buyers looking to create their dream home. The 1-acre lot provides room to expand, garden, add a workshop, or simply enjoy peaceful country living with privacy and space to roam. Whether you're searching for your next renovation project or a home you can customize from top to bottom, this property is a rare opportunity to build equity in a growing area. Bring your contractor and your imagination - the possibilities are endless!

7. 2026-06-13
   days on market $159,000 Active 9 DOM
8. 2026-06-09
   days on market $159,000 Active 5 DOM
9. 2026-06-08
   days on market $159,000 Active 4 DOM
10. 2026-06-07
    pricedays on marketlisting id $159,000 Active 3 DOM
11. 2026-06-03
    days on market $169,900 Active 92 DOM
12. 2026-06-02
    days on market $169,900 Active 91 DOM
13. 2026-06-01
    days on market $169,900 Active 90 DOM
14. 2026-05-31
    days on market $169,900 Active 89 DOM
15. 2026-05-14
    price $175,000 670-char remark
16. 2026-05-14
    price $175,000 682-char remark
17. 2026-04-30
    price $179,900 670-char remark
18. 2026-04-30
    price $179,900 682-char remark
19. 2026-04-23
    price $185,000 670-char remark
20. 2026-04-23
    price $185,000 682-char remark
21. 2026-04-15
    price $189,900 670-char remark
22. 2026-04-15
    price $189,900 682-char remark
23. 2026-03-26
    price $199,900 670-char remark
24. 2026-03-26
    price $199,900 682-char remark
25. 2026-03-17
    price $212,500 670-char remark
26. 2026-03-17
    price $212,500 682-char remark
27. 2026-03-03
    listed $215,000 New 670-char remark
28. 2026-03-03
    listed $215,000 Active 682-char remark
29. 2026-03-02
    soldstatus $108,150
30. 1994-09-30
    soldstatus $59,500

ⓘ 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: $1,690 · $141/mo
• Projected year-2 tax: $1,690 · $141/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 ≥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 2 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $16,782
• − Mortgage interest: −$8,402
• − Property taxes: −$1,690
• − Insurance: −$750
• − Repairs & maintenance: −$1,343
• − Management: −$1,343
• − Depreciation: −$4,364
• Taxable loss: −$1,109
• Est. tax savings @ 24.0%: +$266
• After-tax cash flow: $1,644/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

• 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

+152.1% since first listed

15 events — show timeline

• 2026-06-15 Price Changed $150,000 GAMLS
• 2026-06-15 Price Changed $150,000 FMLS
• 2026-06-04 Listed $159,000 FMLS
• 2026-06-04 Listed $159,000 GAMLS
• 2026-06-03 Listing Removed — GAMLS
• 2026-05-28 Price Changed $169,900 GAMLS
• 2026-05-14 Price Changed $175,000 GAMLS
• 2026-04-30 Price Changed $179,900 GAMLS
• 2026-04-23 Price Changed $185,000 GAMLS
• 2026-04-15 Price Changed $189,900 GAMLS
• 2026-03-26 Price Changed $199,900 GAMLS
• 2026-03-17 Price Changed $212,500 GAMLS
• 2026-03-03 Listed $215,000 GAMLS
• 2026-03-02 Sold (Public Records) $108,150 Public Records
• 1994-09-30 Sold (Public Records) $59,500 Public Records

Property tax history

+4.6%/yr

Latest (2025): $1,690 · -1.1% YoY. Source: county tax records.