30 Dogwood Ln · Woodbury, GA 30293

$159,900

2 bd · 1.0 ba · 1,384 sqft · SingleFamily public records · 123 Days on market

Built 1952 0.29 ac lot $116/sqft · 9% below area Est $177k · 9% under

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Why this score? — see what drove the B+ 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 +29.6/30.0
• ARV discount +11.8/15.0
• DSCR +10.0/10.0
• Appreciation +10.0/10.0
• 1% rule +8.5/10.0
• Livability +2.9/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.7/10.0

Listing remarks MLS

Ranch perfect for Investors or First time buyers, two bedroom, one bath home with metal roof (8.5 years old). This house has a gated private fenced backyard with a large patio and two storage buildings. Just a short walk to downtown Woodbury,! The home is centrally located in town, so it is very close to restaurants, Antique stores, shopping, the park and tennis courts! Close to Sprewell Bluffs, Callaway, Lake Meriwether, and Warm Springs. Home is occupied!

Key facts

• Close to restaurants
• Large patio
• 0.29 acre lot

Tags

• GATED PRIVATE FENCED BACKYARD
• LARGE PATIO
• TWO STORAGE BUILDINGS
• SHORT WALK TO DOWNTOWN
• CENTRALLY LOCATED IN TOWN
• CLOSE TO RESTAURANTS

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $160k.

Deal economics

• At list price, monthly cash flow is $576 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $160k).
• Recommended offer: $141k (12.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 58/100 on livability (#431 in GA) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, housing A+, crime A; Watch: schools F, amenities F, commute F.
• Meriwether County (rural): math 18% / reading 22% proficiency, ranked #144 of 174 in GA (top 83%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 71% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: 23 active listings in the ZIP; 180 units permitted in Meriwether County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $17k of equity ($1k loan paydown + $16k appreciation (10.0% local appreciation)).
• Meriwether County population projected at -28% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (10.0% appreciation + 3.0% rent growth), your $45k cash investment doubles in ~2 years — after that, you're playing with house money.
• By year 3, paydown + projected appreciation supports a ~$43k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 123 days — a 12% lower offer ($141k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts since 3y ago; this cycle's ask has dropped $10k (6%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: built in 1952 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major wind risk, 58% 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 $140,712 (12.0% below list)

Questions for the listing agent

1. It's been on market 123 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 1952 — 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: 1.35% ✓
• Cap rate: 10.62%
• Cash-on-cash: 15.45%
• DSCR: 1.69
• GRM: 6.2

CMA / ARV

• ARV (median comp): $176,665
• List price: $159,900
• Delta: -9.49%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 8 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
150 Flat Shoals Rd	0.17mi	2/1.0	1,380 (-0%)	22mo	$149,900	$109	73
211 Dromedary St	0.27mi	3/1.0 (+1)	1,460 (+6%)	3mo	$157,000	$108	71
70 Pine St	0.35mi	2/1.0	1,325 (-4%)	22mo	$133,000	$100	59
191 Baker St	0.52mi	3/2.0 (+1)	1,300 (-6%)	7mo	$265,000	$204	51
126 Durand St	0.23mi	3/2.0 (+1)	1,540 (+11%)	14mo	$272,900	$177	50
155 Baker St	0.49mi	3/2.0 (+1)	1,456 (+5%)	15mo	$251,000	$172	47
178 Bray St	0.66mi	3/1.0 (+1)	1,488 (+8%)	7mo	$35,000	$24	46
370 Canyon Rd	0.49mi	3/2.0 (+1)	1,430 (+3%)	24mo	$295,000	$206	43

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: 35.7%
• Equity multiple: 3.77×
• Total profit: $123,843
• Equity at exit: $144,051

10-year hold

• IRR: 30.8%
• Equity multiple: 8.50×
• Total profit: $335,913
• Equity at exit: $310,651

Cash invested: $44,772 (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 30293

• Home prices YoY: 14.5%
• Active inventory: 23
• Price-to-rent: 6.2×

Monthly cashflow live

• Estimated rent: $2,151 medium
• Mortgage (P&I): −$839
• Tax from tax record: −$218 /mo · $2,613/yr
• Insurance: −$67
• HOA: −$0
• Vacancy / Maint / Mgmt: −$452
• Net cashflow: $576

Break-even live

Break-even rent $1,421

Max offer price $159,900

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: $39,975
• Closing costs: $4,797
• Reserves months: —
• Total cash needed: —

Listing history 33 events

1. 2026-06-19
   days on market $159,900 Active 123 DOM
2. 2026-06-18
   days on market $159,900 Active 122 DOM
3. 2026-06-17
   days on market $159,900 Active 121 DOM
4. 2026-06-16
   days on market $159,900 Active 120 DOM
5. 2026-06-15
   days on market $159,900 Active 119 DOM
6. 2026-06-14
   days on market $159,900 Active 117 DOM
7. 2026-06-12
   days on market $159,900 Active 116 DOM
8. 2026-06-09
   days on market $159,900 Active 113 DOM
9. 2026-06-08
   days on market $159,900 Active 112 DOM
10. 2026-06-07
    days on market $159,900 Active 111 DOM
11. 2026-06-05
    days on market $159,900 Active 108 DOM
12. 2026-06-03
    days on market $159,900 Active 107 DOM
13. 2026-06-02
    days on market $159,900 Active 106 DOM
14. 2026-06-01
    days on market $159,900 Active 105 DOM
15. 2026-05-31
    days on market $159,900 Active 104 DOM
16. 2026-05-30
    days on market $159,900 Active 103 DOM
17. 2026-04-19
    price $159,900 462-char remark

    Show marketing remark (462 chars)

    Ranch perfect for Investors or First time buyers, two bedroom, one bath home with metal roof (8.5 years old). This house has a gated private fenced backyard with a large patio and two storage buildings. Just a short walk to downtown Woodbury,! The home is centrally located in town, so it is very close to restaurants, Antique stores, shopping, the park and tennis courts! Close to Sprewell Bluffs, Callaway, Lake Meriwether, and Warm Springs. Home is occupied!

18. 2025-08-31
    historical
19. 2025-06-01
    price $149,900
20. 2025-05-05
    historical
21. 2025-04-01
    historical
22. 2025-03-09
    price $163,000
23. 2025-03-02
    listed $169,900 New 462-char remark

    Show marketing remark (462 chars)

    Ranch perfect for Investors or First time buyers, two bedroom, one bath home with metal roof (8.5 years old). This house has a gated private fenced backyard with a large patio and two storage buildings. Just a short walk to downtown Woodbury,! The home is centrally located in town, so it is very close to restaurants, Antique stores, shopping, the park and tennis courts! Close to Sprewell Bluffs, Callaway, Lake Meriwether, and Warm Springs. Home is occupied!

24. 2025-03-02
    listed $155,000 New

    Show marketing remark (462 chars)

    Ranch perfect for Investors or First time buyers, two bedroom, one bath home with metal roof (8.5 years old). This house has a gated private fenced backyard with a large patio and two storage buildings. Just a short walk to downtown Woodbury,! The home is centrally located in town, so it is very close to restaurants, Antique stores, shopping, the park and tennis courts! Close to Sprewell Bluffs, Callaway, Lake Meriwether, and Warm Springs. Home is occupied!

25. 2025-03-02
    listed $159,900 New

    Show marketing remark (462 chars)

    Ranch perfect for Investors or First time buyers, two bedroom, one bath home with metal roof (8.5 years old). This house has a gated private fenced backyard with a large patio and two storage buildings. Just a short walk to downtown Woodbury,! The home is centrally located in town, so it is very close to restaurants, Antique stores, shopping, the park and tennis courts! Close to Sprewell Bluffs, Callaway, Lake Meriwether, and Warm Springs. Home is occupied!

26. 2025-03-02
    listed $169,900 New

    Show marketing remark (462 chars)

    Ranch perfect for Investors or First time buyers, two bedroom, one bath home with metal roof (8.5 years old). This house has a gated private fenced backyard with a large patio and two storage buildings. Just a short walk to downtown Woodbury,! The home is centrally located in town, so it is very close to restaurants, Antique stores, shopping, the park and tennis courts! Close to Sprewell Bluffs, Callaway, Lake Meriwether, and Warm Springs. Home is occupied!

27. 2023-08-14
    soldstatus $145,000
28. 2023-08-11
    soldstatus $145,000 Sold
29. 2023-06-23
    status Under Contract
30. 2023-06-23
    status Price Change
31. 2023-06-23
    price $145,000
32. 2023-06-19
    status Under Contract
33. 2023-06-15
    listed $139,900 New

ⓘ 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: $2,613 · $218/mo
• Projected year-2 tax: $2,613 · $218/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 6/10 Major 7 d/yr ≥106°F today · 19 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 58% 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: $25,812
• − Mortgage interest: −$8,957
• − Property taxes: −$2,613
• − Insurance: −$800
• − Repairs & maintenance: −$2,065
• − Management: −$2,065
• − Depreciation: −$4,652
• Taxable income: $4,662
• Est. tax owed @ 24.0%: −$1,119
• After-tax cash flow: $5,799/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: Meriwether County
• NCES district ID: 1303630
• Math proficiency: 18% ▼ -11.00%
• Reading proficiency: 22% ▼ -6.00%
• Median HH income: $36,287
• Composite: 16.59/100
• National rank: #9175
• State rank: #144 of 174 in GA

Livability — Woodbury

• Score: 58/100
• State rank: #431
• US rank: #20989

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Woodbury, GA
• Population (ZIP): 2,178

Population outlook (Meriwether County) Hauer SSP2

• Today (2025): 19,554 people
• By 2030: 18,482 · -5.5%
• By 2040: 16,204 · -17.1%
• By 2050: 14,030 · -28.2%
• By 2075: 9,539 · -51.2%
• By 2100: 6,136 · -68.6%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Majority White (61%)
• Race & ethnicity: White 61% Black 36% Two or more races 3%
• Common ancestry: Slovak 2% Serbian 1%

Political lean MEDSL · Meriwether

• 2024 margin: Strong R (+25.5) · D 37.1% · R 62.6%
• 2008→2024 swing: -20.0pp toward R · 2008: -5.4pp · 2024: -25.5pp
• All cycles: 2024: R+25.5 2020: R+20.6 2016: R+15.4 2012: R+5.7 2008: R+5.4

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 41.71%
• Current HPI: 328.5122
• 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

+14.3% since first listed

17 events — show timeline

• 2026-04-19 Price Changed $159,900 GAMLS
• 2025-08-31 Listing Removed — GAMLS
• 2025-06-01 Price Changed $149,900 GAMLS
• 2025-05-05 Listing Removed — GAMLS
• 2025-04-01 Listing Removed — GAMLS
• 2025-03-09 Price Changed $163,000 GAMLS
• 2025-03-02 Listed $169,900 GAMLS
• 2025-03-02 Listed $159,900 GAMLS
• 2025-03-02 Listed $155,000 GAMLS
• 2025-03-02 Listed $169,900 GAMLS
• 2023-08-14 Sold (Public Records) $145,000 Public Records
• 2023-08-11 Sold (MLS) $145,000 GAMLS
• 2023-06-23 Pending — GAMLS
• 2023-06-23 Relisted — GAMLS
• 2023-06-23 Price Changed $145,000 GAMLS
• 2023-06-19 Pending — GAMLS
• 2023-06-15 Listed $139,900 GAMLS

Property tax history

+15.9%/yr

Latest (2025): $2,613 · -0.3% YoY. Source: county tax records.