358 Glem Dr · Thomasville, GA 31757

$179,000

4 bd · 2.0 ba · 2,128 sqft · Manufactured public records · 100 Days on market

Manufactured home Built 2001 1.33 ac lot $84/sqft · 24% below area Est $233k · 23% under ↓ 49% since listing

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Why this score? — see what drove the D 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).

• ARV discount +15.0/15.0
• Cash flow +10.3/30.0
• Livability +3.6/5.0
• DSCR +2.9/10.0
• Rent growth +2.5/5.0
• Schools +2.5/10.0
• Condition / age +2.5/5.0
• 1% rule +1.7/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Great mobile home on 1.33 acres in Thomas County. This 4BR/2Bath home has wonderful open space, nice kitchen, fireside living room and den. Primary bedroom is HUGE with its own bathroom and walk-in closet. Call your favorite agent TODAY for a closer look.

Key facts

• Open space
• Walk-in closet
• Fireside living room

Tags

• 1.33 ACRES
• OPEN SPACE
• FIRESIDE LIVING ROOM
• DEN
• PRIMARY BEDROOM
• WALK-IN CLOSET

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath manufactured listed at $179k.

Deal economics

• At list price, monthly cash flow is $-100 ($-1k/yr) — negative.
• To cash-flow at today's rent, offer at most $161k (9.8% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $120k (33.2% below list).
• Recommended offer: $120k (33.2% below list) — sets the bar for 1% rule.
• Cap rate 5.6% vs local median 3.7% in Thomasville — 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 71/100 on livability (#77 in GA) — a middle-class / working-renter tenant base. Strengths: amenities A+, cost of living A+, health & safety A+; Watch: crime F, commute F, employment F.
• Thomas County (rural): math 27% / reading 32% proficiency, ranked #97 of 174 in GA (top 56%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Zoned schools: Garrison-Pilcher Elementary School (781 students, 93% FRL); Thomas County Middle School (math 25% / reading 34%, grade F, #249 of 470 statewide, top 55%, 1,714 students, 93% FRL); Thomas County Central High School (math 21% / reading 28%, grade F, #184 of 424 statewide, top 48%, 1,517 students, 77% FRL) — zoned schools average 87% FRL vs 58% district-wide (30 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 113 active listings in the ZIP; 213 units permitted in Thomas County in 2024 (72 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $1k of loan paydown is wiped out by about $5k of value loss. Plan a longer hold.
• Thomas County population projected to shrink 7% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.

Negotiation context

• It's been on market 100 days — a 9% lower offer ($163k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 7y ago; this cycle's ask has dropped $10k (5%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; major wildfire risk; extreme-heat days projected 7→20/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $119,593 (33.2% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. It's been on market 100 days. Have you received any prior offers? Is the seller open to a 33% concession, seller financing, or rate buy-down credit?
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 D-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. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
8. 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.
9. 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.
10. 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: 0.67% ✗
• Cap rate: 5.62%
• Cash-on-cash: -2.39%
• DSCR: 0.89
• GRM: 12.5

CMA / ARV

• ARV (median comp): $232,866
• List price: $179,000
• Delta: -23.13%
• Verdict: UNDERPRICED
• Comps: 12 within 1.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: -20.3%
• Equity multiple: 0.29×
• Total profit: $-35,455
• Equity at exit: $26,689

10-year hold

• IRR: -13.6%
• Equity multiple: 0.21×
• Total profit: $-39,456
• Equity at exit: $15,477

Cash invested: $50,120 (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 31757

• Home prices YoY: -16.5%
• Active inventory: 113
• Price-to-rent: 12.5×

Monthly cashflow live

• Estimated rent: $1,196 medium
• Mortgage (P&I): −$939
• Tax from tax record: −$31 /mo · $374/yr
• Insurance: −$75
• HOA: −$0
• Lot rent leased land?: −$0
• Vacancy / Maint / Mgmt: −$251
• Net cashflow: $-100

Break-even live

Break-even rent $1,322

Max offer price $161,391

Occupancy floor —

Sensitivity live

Price	-10% $2	-5% $-49	+0% $-100	+5% $-354	+10% $-416
Rent	-10% $-194	-5% $-147	+0% $-100	+5% $-52	+10% $-5
Rate	-1.0pp $-10	-0.5pp $-54	base $-100	+0.5pp $-146	+1.0pp $-193

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: $44,750
• Closing costs: $5,370
• Reserves months: —
• Total cash needed: —

Listing history 6 events

1. 2026-06-09
   statusdays on market $179,000 Pending 100 DOM
2. 2026-05-07
   price $179,000 255-char remark

   Show marketing remark (255 chars)

   Great mobile home on 1.33 acres in Thomas County. This 4BR/2Bath home has wonderful open space, nice kitchen, fireside living room and den. Primary bedroom is HUGE with its own bathroom and walk-in closet. Call your favorite agent TODAY for a closer look.

3. 2026-02-17
   listed $189,000 Active 255-char remark

   Show marketing remark (255 chars)

   Great mobile home on 1.33 acres in Thomas County. This 4BR/2Bath home has wonderful open space, nice kitchen, fireside living room and den. Primary bedroom is HUGE with its own bathroom and walk-in closet. Call your favorite agent TODAY for a closer look.

4. 2019-02-14
   historical
5. 2019-01-24
   listed $87,000
6. 2000-01-01
   soldstatus $349,300

ⓘ 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: $374 · $31/mo
• Projected year-2 tax: $1,647 · $137/mo
• Expected delta: +$1,273/yr (+$106/mo · 340.1%)

ⓘ 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 8/10 Severe 7 d/yr ≥108°F today · 20 d/yr by 30 yrs out
• 💨 Wind 9/10 Extreme 99% chance of damaging wind over 30 yrs
• 🫁 Air quality 5/10 Major 8 unhealthy d/yr today · 9 by 30 yrs out

Taxation est. · year 1

• Rental income: $14,351
• − Mortgage interest: −$10,027
• − Property taxes: −$374
• − Insurance: −$895
• − Repairs & maintenance: −$1,148
• − Management: −$1,148
• − Depreciation: −$5,207
• Taxable loss: −$4,448
• Est. tax savings @ 24.0%: +$1,068
• After-tax cash flow: $-129/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: Thomas County
• NCES district ID: 1304890
• Math proficiency: 27% ▼ -8.00%
• Reading proficiency: 32% ▼ -3.00%
• Median HH income: $41,341
• Composite: 24.95/100
• National rank: #7565
• State rank: #97 of 174 in GA

Livability — Thomasville

• Score: 71/100
• State rank: #77
• US rank: #6678

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• City population: 22,962
• Population (ZIP): 11,787

Population outlook (Thomas County) Hauer SSP2

• Today (2025): 45,303 people
• By 2030: 45,052 · -0.6%
• By 2040: 44,034 · -2.8%
• By 2050: 42,310 · -6.6%
• By 2075: 37,569 · -17.1%
• By 2100: 30,676 · -32.3%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (69%)
• Race & ethnicity: White 69% Black 21% Hispanic / Latino 7% Two or more races 5% Asian 2%
• Hispanic origin (detail): Mexican 1% Puerto Rican 1%
• Common ancestry: Slovak 6% Lithuanian 2% Italian 2%
• Foreign-born: 5% · Canada, Jamaica
• Languages at home: 94% English-only · Spanish 4% Other Asian/Pacific 1%

Political lean MEDSL · Thomas

• 2024 margin: Strong R (+24.1) · D 37.8% · R 61.9%
• 2008→2024 swing: -8.3pp toward R · 2008: -15.8pp · 2024: -24.1pp
• All cycles: 2024: R+24.1 2020: R+19.5 2016: R+21.8 2012: R+18.5 2008: R+15.8

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -42.49%
• Current HPI: 215.5408
• 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

-48.8% since first listed

5 events — show timeline

• 2026-05-07 Price Changed $179,000 TABRMLS
• 2026-02-17 Listed $189,000 TABRMLS
• 2019-02-14 Listing Removed — CATRS
• 2019-01-24 Listed $87,000 CATRS
• 2000-01-01 Sold (Public Records) $349,300 Public Records

Property tax history

-4.4%/yr

Latest (2025): $374 · -6.8% YoY. Source: county tax records.