414 Wedowee St · Bowdon, GA 30108

$84,000

4 bd · 2.5 ba · 2,305 sqft · Other public records · 107 Days on market

Built 1910 0.33 ac lot $36/sqft · 69% below area ↓ 38% 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 MLS

Step onto the rocking-chair front porch of this classic 1910 bungalow, ideally located just minutes from Historic Downtown Bowdon with its charming boutiques, local dining, and parks. Inside, a welcoming foyer opens to original hardwood floors, high ceilings, and sun-filled living and dining rooms that flow comfortably for everyday living or entertaining. The main level features two generously sized bedrooms and a tiled full bath tucked down the hall. The eat-in kitchen offers wooden cabinetry, ample storage, and plenty of counter space for cooking and gathering. Upstairs, a second kitchen with a vintage sink and stove adds unique character, along with an eating area, two additional bedrooms, and a nicely appointed guest bathroom-perfect for extended family, guests, or flexible living arrangements. Set on a level lot with mature trees and established landscaping, this home is full of charm and opportunity. Whether you're restoring its historic beauty or reimagining the space with modern updates, this is a property with endless potential. Bring your vision, contractor, and creativity-this one is ready to shine. Cash OR RENOVATION LOANS ONLY! IT WILL NOT GO FHA, VA, OR CONVENTIONAL.

Key facts

• Second kitchen
• Tiled full bath
• Wooden cabinetry

Tags

• ROCKING-CHAIR FRONT PORCH
• ORIGINAL HARDWOOD FLOORS
• TILED FULL BATH
• EAT-IN KITCHEN
• WOODEN CABINETRY
• SECOND KITCHEN

What this means for you Summary

Snapshot

• This is a 4-bed/2.5-bath other listed at $84k.

Deal economics

• At list price, monthly cash flow is $951 ($11k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $84k).
• Recommended offer: $76k (9.0% below list) — sets the bar for market timing.
• Cap rate 19.9% 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: schools F, amenities F, commute 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.
• Market conditions: 92 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 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 $581 of loan paydown is wiped out by about $2k 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 $24k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• It's been on market 107 days — a 9% lower offer ($76k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: built in 1910 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major wind risk, 27% chance of damaging wind over 30y; extreme-heat days projected 7→20/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $76,440 (9.0% below list)

Questions for the listing agent

1. It's been on market 107 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Built in 1910 — 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: 2.20% ✓
• Cap rate: 19.88%
• Cash-on-cash: 48.54%
• DSCR: 3.16
• GRM: 3.8

CMA / ARV

• ARV (median comp): $272,897
• List price: $84,000
• Delta: -69.22%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: 47.5%
• Equity multiple: 3.16×
• Total profit: $50,873
• Equity at exit: $16,685

10-year hold

• IRR: 52.1%
• Equity multiple: 6.35×
• Total profit: $125,761
• Equity at exit: $14,614

Cash invested: $23,520 (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: 3.8×

Monthly cashflow live

• Estimated rent: $1,850 medium
• Mortgage (P&I): −$441
• Tax from tax record: −$35 /mo · $416/yr
• Insurance: −$35
• HOA: −$0
• Vacancy / Maint / Mgmt: −$388
• Net cashflow: $951

Break-even live

Break-even rent $646

Max offer price $84,000

Occupancy floor 44%

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: $21,000
• Closing costs: $2,520
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
734 W College St Bowdon, GA	4.0	3.0	2330	$1,850	$0.79	5d	1	0.85mi

Listing history 6 events

1. 2026-05-07
   status Under Contract 1203-char remark

   Show marketing remark (1203 chars)

   Step onto the rocking-chair front porch of this classic 1910 bungalow, ideally located just minutes from Historic Downtown Bowdon with its charming boutiques, local dining, and parks. Inside, a welcoming foyer opens to original hardwood floors, high ceilings, and sun-filled living and dining rooms that flow comfortably for everyday living or entertaining. The main level features two generously sized bedrooms and a tiled full bath tucked down the hall. The eat-in kitchen offers wooden cabinetry, ample storage, and plenty of counter space for cooking and gathering. Upstairs, a second kitchen with a vintage sink and stove adds unique character, along with an eating area, two additional bedrooms, and a nicely appointed guest bathroom-perfect for extended family, guests, or flexible living arrangements. Set on a level lot with mature trees and established landscaping, this home is full of charm and opportunity. Whether you're restoring its historic beauty or reimagining the space with modern updates, this is a property with endless potential. Bring your vision, contractor, and creativity-this one is ready to shine. Cash OR RENOVATION LOANS ONLY! IT WILL NOT GO FHA, VA, OR CONVENTIONAL.

2. 2026-05-07
   price $84,000 1203-char remark

   Show marketing remark (1203 chars)

   Step onto the rocking-chair front porch of this classic 1910 bungalow, ideally located just minutes from Historic Downtown Bowdon with its charming boutiques, local dining, and parks. Inside, a welcoming foyer opens to original hardwood floors, high ceilings, and sun-filled living and dining rooms that flow comfortably for everyday living or entertaining. The main level features two generously sized bedrooms and a tiled full bath tucked down the hall. The eat-in kitchen offers wooden cabinetry, ample storage, and plenty of counter space for cooking and gathering. Upstairs, a second kitchen with a vintage sink and stove adds unique character, along with an eating area, two additional bedrooms, and a nicely appointed guest bathroom-perfect for extended family, guests, or flexible living arrangements. Set on a level lot with mature trees and established landscaping, this home is full of charm and opportunity. Whether you're restoring its historic beauty or reimagining the space with modern updates, this is a property with endless potential. Bring your vision, contractor, and creativity-this one is ready to shine. Cash OR RENOVATION LOANS ONLY! IT WILL NOT GO FHA, VA, OR CONVENTIONAL.

3. 2026-04-06
   price $100,700 1203-char remark

   Show marketing remark (1203 chars)

   Step onto the rocking-chair front porch of this classic 1910 bungalow, ideally located just minutes from Historic Downtown Bowdon with its charming boutiques, local dining, and parks. Inside, a welcoming foyer opens to original hardwood floors, high ceilings, and sun-filled living and dining rooms that flow comfortably for everyday living or entertaining. The main level features two generously sized bedrooms and a tiled full bath tucked down the hall. The eat-in kitchen offers wooden cabinetry, ample storage, and plenty of counter space for cooking and gathering. Upstairs, a second kitchen with a vintage sink and stove adds unique character, along with an eating area, two additional bedrooms, and a nicely appointed guest bathroom-perfect for extended family, guests, or flexible living arrangements. Set on a level lot with mature trees and established landscaping, this home is full of charm and opportunity. Whether you're restoring its historic beauty or reimagining the space with modern updates, this is a property with endless potential. Bring your vision, contractor, and creativity-this one is ready to shine. Cash OR RENOVATION LOANS ONLY! IT WILL NOT GO FHA, VA, OR CONVENTIONAL.

4. 2026-03-13
   price $106,000 1203-char remark

   Show marketing remark (1203 chars)

   Step onto the rocking-chair front porch of this classic 1910 bungalow, ideally located just minutes from Historic Downtown Bowdon with its charming boutiques, local dining, and parks. Inside, a welcoming foyer opens to original hardwood floors, high ceilings, and sun-filled living and dining rooms that flow comfortably for everyday living or entertaining. The main level features two generously sized bedrooms and a tiled full bath tucked down the hall. The eat-in kitchen offers wooden cabinetry, ample storage, and plenty of counter space for cooking and gathering. Upstairs, a second kitchen with a vintage sink and stove adds unique character, along with an eating area, two additional bedrooms, and a nicely appointed guest bathroom-perfect for extended family, guests, or flexible living arrangements. Set on a level lot with mature trees and established landscaping, this home is full of charm and opportunity. Whether you're restoring its historic beauty or reimagining the space with modern updates, this is a property with endless potential. Bring your vision, contractor, and creativity-this one is ready to shine. Cash OR RENOVATION LOANS ONLY! IT WILL NOT GO FHA, VA, OR CONVENTIONAL.

5. 2026-02-20
   price $129,200 1203-char remark

   Show marketing remark (1203 chars)

   Step onto the rocking-chair front porch of this classic 1910 bungalow, ideally located just minutes from Historic Downtown Bowdon with its charming boutiques, local dining, and parks. Inside, a welcoming foyer opens to original hardwood floors, high ceilings, and sun-filled living and dining rooms that flow comfortably for everyday living or entertaining. The main level features two generously sized bedrooms and a tiled full bath tucked down the hall. The eat-in kitchen offers wooden cabinetry, ample storage, and plenty of counter space for cooking and gathering. Upstairs, a second kitchen with a vintage sink and stove adds unique character, along with an eating area, two additional bedrooms, and a nicely appointed guest bathroom-perfect for extended family, guests, or flexible living arrangements. Set on a level lot with mature trees and established landscaping, this home is full of charm and opportunity. Whether you're restoring its historic beauty or reimagining the space with modern updates, this is a property with endless potential. Bring your vision, contractor, and creativity-this one is ready to shine. Cash OR RENOVATION LOANS ONLY! IT WILL NOT GO FHA, VA, OR CONVENTIONAL.

6. 2026-01-20
   listed $136,000 New 1203-char remark

   Show marketing remark (1203 chars)

   Step onto the rocking-chair front porch of this classic 1910 bungalow, ideally located just minutes from Historic Downtown Bowdon with its charming boutiques, local dining, and parks. Inside, a welcoming foyer opens to original hardwood floors, high ceilings, and sun-filled living and dining rooms that flow comfortably for everyday living or entertaining. The main level features two generously sized bedrooms and a tiled full bath tucked down the hall. The eat-in kitchen offers wooden cabinetry, ample storage, and plenty of counter space for cooking and gathering. Upstairs, a second kitchen with a vintage sink and stove adds unique character, along with an eating area, two additional bedrooms, and a nicely appointed guest bathroom-perfect for extended family, guests, or flexible living arrangements. Set on a level lot with mature trees and established landscaping, this home is full of charm and opportunity. Whether you're restoring its historic beauty or reimagining the space with modern updates, this is a property with endless potential. Bring your vision, contractor, and creativity-this one is ready to shine. Cash OR RENOVATION LOANS ONLY! IT WILL NOT GO FHA, VA, OR CONVENTIONAL.

ⓘ 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: $416 · $35/mo
• Projected year-2 tax: $773 · $64/mo
• Expected delta: +$357/yr (+$30/mo · 85.7%)

ⓘ 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 · 20 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 27% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $22,200
• − Mortgage interest: −$4,705
• − Property taxes: −$416
• − Insurance: −$420
• − Repairs & maintenance: −$1,776
• − Management: −$1,776
• − Depreciation: −$2,444
• Taxable income: $10,663
• Est. tax owed @ 24.0%: −$2,559
• After-tax cash flow: $8,857/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

-38.2% since first listed

6 events — show timeline

• 2026-05-07 Pending — GAMLS
• 2026-05-07 Price Changed $84,000 GAMLS
• 2026-04-06 Price Changed $100,700 GAMLS
• 2026-03-13 Price Changed $106,000 GAMLS
• 2026-02-20 Price Changed $129,200 GAMLS
• 2026-01-20 Listed $136,000 GAMLS

Property tax history

+9.5%/yr

Latest (2025): $416 · -2.0% YoY. Source: county tax records.