150 Wp Lowery Rd · Eastman, GA 31023

$145,000

3 bd · 1.0 ba · 1,420 sqft · SingleFamily public records · 109 Days on market

Built 1960 0.46 ac lot $102/sqft · 21% above area Est $120k · 21% over

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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 +26.5/30.0
• Appreciation +9.4/10.0
• DSCR +9.0/10.0
• 1% rule +6.0/10.0
• Livability +3.1/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.8/10.0
• ARV discount +0.0/15.0

Listing remarks MLS

Charming 3-bedroom, 2-bath home sits on a beautifully landscaped 0.46-acre lot and features a year old metal roof for added durability and peace of mind. Enjoy outdoor living on a new spacious deck overlooking the yard-perfect for relaxing or entertaining. Inside, you'll find a large living room featuring a cozy brick fireplace and custom built-in cabinets. The kitchen is fully equipped with a dishwasher, stove, and refrigerator, and includes a separate area for dining. The home offers two additional bedrooms, with a guest bathroom conveniently located in the hallway. The large master bedroom provides a private retreat, with an additional bathroom, and features sliding glass doors that lead directly outside. Additional highlights include a 20x26 storage building/workshop, providing ample space for tools, hobbies, or extra storage.

Key facts

• Metal roof
• New spacious deck
• Brick fireplace

Tags

• LANDSCAPED LOT
• METAL ROOF
• NEW SPACIOUS DECK
• BRICK FIREPLACE
• CUSTOM BUILT-IN CABINETS
• STORAGE BUILDING

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $145k.

Deal economics

• At list price, monthly cash flow is $383 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $145k).
• Recommended offer: $132k (9.0% below list) — sets the bar for market timing.
• Cap rate 9.5% vs local median 6.3% in Eastman — 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 61/100 on livability (#333 in GA) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+; Watch: schools F, crime F, amenities F.
• Dodge County (rural): math 18% / reading 26% proficiency, ranked #139 of 174 in GA (top 80%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 62% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: 71 active listings in the ZIP; 13 units permitted in Dodge County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $14k of equity ($1k loan paydown + $13k appreciation (8.8% local appreciation)).
• Dodge County population projected at -25% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (8.8% appreciation + 3.0% rent growth), your $41k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 3, paydown + projected appreciation supports a ~$35k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 109 days — a 9% lower offer ($132k) is reasonable based on typical stale-listing flexibility.
• 2 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: severe wind risk, 80% chance of damaging wind over 30y; major wildfire risk; extreme-heat days projected 7→18/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $131,950 (9.0% below list)

Questions for the listing agent

1. It's been on market 109 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 1960 — 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. Crime grade is F in this area — have there been break-ins, vandalism, or insurance claims at this property in the last 3 years? What carrier currently insures it and at what premium?
7. 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.
8. 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.
9. 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: 1.10% ✓
• Cap rate: 9.47%
• Cash-on-cash: 11.33%
• DSCR: 1.50
• GRM: 7.6

CMA / ARV

• ARV (median comp): $120,123
• List price: $145,000
• Delta: 20.71%
• Verdict: OVERPRICED
• Comps: 7 within 1.0 mi

Show comp detail 4 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
143 WP Lowery Rd	0.04mi	3/2.0	1,308 (-8%)	8mo	$137,500	$105	74
89 Bedsole Rd	0.34mi	3/2.0	1,314 (-8%)	15mo	$120,000	$91	56
95 Bedsole Rd	0.35mi	4/2.0 (+1)	1,344 (-5%)	14mo	$136,400	$101	54
59 Doe Walk Rd	0.63mi	3/2.0	1,560 (+10%)	3mo	$136,000	$87	48

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

Projected returns pro-forma

8.79% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 30.3%
• Equity multiple: 3.25×
• Total profit: $91,545
• Equity at exit: $118,083

10-year hold

• IRR: 26.7%
• Equity multiple: 7.11×
• Total profit: $248,042
• Equity at exit: $242,384

Cash invested: $40,600 (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 31023

• Home prices YoY: 4.2%
• Active inventory: 71
• Price-to-rent: 7.6×

Monthly cashflow live

• Estimated rent: $1,595 medium
• Mortgage (P&I): −$760
• Tax from tax record: −$56 /mo · $674/yr
• Insurance: −$60
• HOA: −$0
• Vacancy / Maint / Mgmt: −$335
• Net cashflow: $383

Break-even live

Break-even rent $1,110

Max offer price $145,000

Occupancy floor 71%

Sensitivity live

Price	-10% $465	-5% $424	+0% $383	+5% $342	+10% $301
Rent	-10% $257	-5% $320	+0% $383	+5% $446	+10% $509
Rate	-1.0pp $456	-0.5pp $420	base $383	+0.5pp $346	+1.0pp $308

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: $36,250
• Closing costs: $4,350
• Reserves months: —
• Total cash needed: —

Listing history 17 events

1. 2026-06-18
   days on market $145,000 Active 109 DOM
2. 2026-06-17
   days on market $145,000 Active 108 DOM
3. 2026-06-16
   days on market $145,000 Active 107 DOM
4. 2026-06-15
   days on market $145,000 Active 106 DOM
5. 2026-06-13
   days on market $145,000 Active 104 DOM
6. 2026-06-12
   days on market $145,000 Active 103 DOM
7. 2026-06-09
   days on market $145,000 Active 100 DOM
8. 2026-06-08
   days on market $145,000 Active 99 DOM
9. 2026-06-07
   days on market $145,000 Active 98 DOM
10. 2026-06-07
    days on market $145,000 Active 97 DOM
11. 2026-06-04
    days on market $145,000 Active 94 DOM
12. 2026-06-02
    days on market $145,000 Active 93 DOM
13. 2026-06-01
    days on market $145,000 Active 92 DOM
14. 2026-05-31
    days on market $145,000 Active 91 DOM
15. 2026-05-31
    days on market $145,000 Active 90 DOM
16. 2026-03-01
    listed $145,000 New 844-char remark

    Show marketing remark (842 chars)

    Charming 3-bedroom, 2-bath home sits on a beautifully landscaped 0.46-acre lot and features a year old metal roof for added durability and peace of mind. Enjoy outdoor living on a new spacious deck overlooking the yard-perfect for relaxing or entertaining. Inside, you'll find a large living room featuring a cozy brick fireplace and custom built-in cabinets. The kitchen is fully equipped with a dishwasher, stove, and refrigerator, and includes a separate area for dining. The home offers two additional bedrooms, with a guest bathroom conveniently located in the hallway. The large master bedroom provides a private retreat, with an additional bathroom, and features sliding glass doors that lead directly outside. Additional highlights include a 20x26 storage building/workshop, providing ample space for tools, hobbies, or extra storage.

17. 2026-03-01
    listed $145,000 Active 842-char remark

    Show marketing remark (842 chars)

    Charming 3-bedroom, 2-bath home sits on a beautifully landscaped 0.46-acre lot and features a year old metal roof for added durability and peace of mind. Enjoy outdoor living on a new spacious deck overlooking the yard-perfect for relaxing or entertaining. Inside, you'll find a large living room featuring a cozy brick fireplace and custom built-in cabinets. The kitchen is fully equipped with a dishwasher, stove, and refrigerator, and includes a separate area for dining. The home offers two additional bedrooms, with a guest bathroom conveniently located in the hallway. The large master bedroom provides a private retreat, with an additional bathroom, and features sliding glass doors that lead directly outside. Additional highlights include a 20x26 storage building/workshop, providing ample space for tools, hobbies, or extra storage.

ⓘ 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: $674 · $56/mo
• Projected year-2 tax: $1,334 · $111/mo
• Expected delta: +$660/yr (+$55/mo · 98.0%)

ⓘ 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 6/10 Major
• 🌡 Heat 7/10 Severe 7 d/yr ≥108°F today · 18 d/yr by 30 yrs out
• 💨 Wind 8/10 Severe 80% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $19,145
• − Mortgage interest: −$8,122
• − Property taxes: −$674
• − Insurance: −$725
• − Repairs & maintenance: −$1,532
• − Management: −$1,532
• − Depreciation: −$4,218
• Taxable income: $2,342
• Est. tax owed @ 24.0%: −$562
• After-tax cash flow: $4,039/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: Dodge County
• NCES district ID: 1301770
• Math proficiency: 18% ▼ -21.00%
• Reading proficiency: 26% ▼ -7.00%
• Median HH income: $34,856
• Composite: 18.1/100
• National rank: #8971
• State rank: #139 of 174 in GA

Livability — Eastman

• Score: 61/100
• State rank: #333
• US rank: #17509

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 14,257

Population outlook (Dodge County) Hauer SSP2

• Today (2025): 19,669 people
• By 2030: 18,784 · -4.5%
• By 2040: 16,878 · -14.2%
• By 2050: 14,837 · -24.6%
• By 2075: 9,804 · -50.2%
• By 2100: 5,885 · -70.1%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (69%)
• Race & ethnicity: White 69% Black 25% Hispanic / Latino 4% Two or more races 2%
• Common ancestry: Slovak 1% Lithuanian 1% Serbian 1%
• Foreign-born: 1% · Canada
• Languages at home: 98% English-only · Spanish 2%

Political lean MEDSL · Dodge

• 2024 margin: Solid R (+49.9) · D 24.9% · R 74.8%
• 2008→2024 swing: -14.0pp toward R · 2008: -35.9pp · 2024: -49.9pp
• All cycles: 2024: R+49.9 2020: R+45.5 2016: R+45.5 2012: R+35.9 2008: R+35.9

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 8.79%
• Current HPI: 216.6501
• 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

+0.0% since first listed

2 events — show timeline

• 2026-03-01 Listed $145,000 CGMLS
• 2026-03-01 Listed $145,000 GAMLS

Property tax history

+2.6%/yr

Latest (2025): $674 · +11.6% YoY. Source: county tax records.