310 Pine St · Bowdon, GA 30108

$35,000

4 bd · 1.0 ba · 1,128 sqft · SingleFamily public records · 35 Days on market

Built 1968 0.49 ac lot $31/sqft · 81% below area ↓ 50% since listing

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

City lot, fixer upper

Key facts

• 0.49 acre lot
• Built 1968
• Listed 34 days

Property features AI

Finance

• Other: Approximately 0.49 acre lot
• Financial info: Cash only listing terms
• HOA & community: No HOA

Exterior

• Parking: Carport
• Utilities: Public water; Public sewer; Other utilities
• Home design: Residential cabin / single-family residence; Cabin structure; Fixer condition; Built in 1968
• Construction: Press board construction; Composition roof; Crawl space foundation
• Exterior features: Sloped lot

Interior

• Kitchen: Country kitchen; No appliances listed
• Bedrooms: Three bedrooms on the main level
• Flooring: Laminate flooring
• Bathrooms: One full bathroom (main level)
• Heating & cooling: No heating; No cooling
• Interior features: Den; Country-style kitchen; Crawl space basement; One-level layout; No fireplaces; Other interior features
• Laundry & utility: Laundry located in hall

What this means for you Summary

Snapshot

• This is a 4-bed/1.0-bath single-family listed at $35k.

Deal economics

• At list price, monthly cash flow is $906 ($11k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $35k).
• Recommended offer: $34k (3.0% below list) — sets the bar for market timing.
• Cap rate 37.3% 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: 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 $242 of loan paydown is wiped out by about $667 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.
• At projected returns (-1.9% appreciation + 3.0% rent growth), your $10k cash investment doubles in ~1 year — after that, you're playing with house money.

Negotiation context

• It's been on market 35 days — a 3% lower offer ($34k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.

Risks & watch-outs

• Climate carrying-cost: major wind risk, 27% 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 $33,950 (3.0% below list)

Questions for the listing agent

1. It's been on market 35 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 1968 — 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: 4.10% ✓
• Cap rate: 37.35%
• Cash-on-cash: 110.90%
• DSCR: 5.93
• GRM: 2.0

CMA / ARV

• ARV (median comp): $185,528
• List price: $35,000
• Delta: -81.13%
• 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
323 Pine St	0.06mi	3/2.0 (-1)	1,200 (+6%)	18mo	$221,000	$184	62
308 Pine Cir	0.02mi	3/2.0 (-1)	960 (-15%)	14mo	$178,000	$185	54
132 N Johnson St	0.44mi	3/2.0 (-1)	1,200 (+6%)	11mo	$204,900	$171	51

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: —
• Equity multiple: 6.48×
• Total profit: $53,655
• Equity at exit: $6,952

10-year hold

• IRR: —
• Equity multiple: 13.50×
• Total profit: $122,514
• Equity at exit: $6,089

Cash invested: $9,800 (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 30108

• Home prices YoY: -0.5%
• Active inventory: 92
• Price-to-rent: 2.0×

Monthly cashflow live

• Estimated rent: $1,435 medium
• Mortgage (P&I): −$184
• Tax from tax record: −$30 /mo · $362/yr
• Insurance: −$15
• HOA: −$0
• Vacancy / Maint / Mgmt: −$301
• Net cashflow: $906

Break-even live

Break-even rent $289

Max offer price $35,000

Occupancy floor 32%

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: $8,750
• Closing costs: $1,050
• Reserves months: —
• Total cash needed: —

Listing history 24 events

1. 2026-06-18
   days on market $35,000 Active 35 DOM
2. 2026-06-17
   days on market $35,000 Active 34 DOM
3. 2026-06-16
   days on market $35,000 Active 33 DOM
4. 2026-06-15
   days on market $35,000 Active 32 DOM
5. 2026-06-13
   days on market $35,000 Active 30 DOM
6. 2026-06-09
   days on market $35,000 Active 26 DOM
7. 2026-06-08
   days on market $35,000 Active 25 DOM
8. 2026-06-07
   days on market $35,000 Active 24 DOM
9. 2026-06-04
   days on market $35,000 Active 21 DOM
10. 2026-06-03
    days on market $35,000 Active 20 DOM
11. 2026-06-02
    days on market $35,000 Active 19 DOM
12. 2026-06-01
    days on market $35,000 Active 18 DOM
13. 2026-05-31
    days on market $35,000 Active 17 DOM
14. 2026-05-14
    listed $35,000 New 21-char remark
15. 2026-04-10
    historical
16. 2026-03-20
    status Back On Market
17. 2026-03-13
    status Pending Offer Approval
18. 2026-03-03
    listed $50,000 New
19. 2025-12-28
    historical
20. 2025-10-23
    historical
21. 2025-09-02
    historical
22. 2025-09-01
    listed $70,000 New
23. 2025-09-01
    listed $70,000 New
24. 2025-09-01
    listed $70,000 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: $362 · $30/mo
• Projected year-2 tax: $362 · $30/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 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: $17,226
• − Mortgage interest: −$1,961
• − Property taxes: −$362
• − Insurance: −$175
• − Repairs & maintenance: −$1,378
• − Management: −$1,378
• − Depreciation: −$1,018
• Taxable income: $10,953
• Est. tax owed @ 24.0%: −$2,629
• After-tax cash flow: $8,239/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

-50.0% since first listed

11 events — show timeline

• 2026-05-14 Listed $35,000 GAMLS
• 2026-04-10 Listing Removed — GAMLS
• 2026-03-20 Relisted — GAMLS
• 2026-03-13 Pending — GAMLS
• 2026-03-03 Listed $50,000 GAMLS
• 2025-12-28 Listing Removed — GAMLS
• 2025-10-23 Listing Removed — GAMLS
• 2025-09-02 Listing Removed — GAMLS
• 2025-09-01 Listed $70,000 GAMLS
• 2025-09-01 Listed $70,000 GAMLS
• 2025-09-01 Listed $70,000 GAMLS

Property tax history

+11.9%/yr

Latest (2025): $362 · -1.3% YoY. Source: county tax records.