60 Skyline Dr · Thomasville, GA 31757

$194,000

3 bd · 1.5 ba · 1,422 sqft · SingleFamily public records · 62 Days on market

Built 1967 0.74 ac lot $136/sqft · 26% below area Est $262k · 26% under

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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 +21.2/30.0
• ARV discount +15.0/15.0
• DSCR +6.8/10.0
• 1% rule +4.5/10.0
• Livability +3.6/5.0
• Rent growth +2.5/5.0
• Schools +2.5/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Opportunity Knocks: Solid concrete home with endless potential to be had. Bring your paintbrush and ideas! This 3 bedroom/2 bath ranch features a sturdy structure & spacious layout just waiting for modern touches. Featuring a large yard with mature trees, this home offers a quiet retreat in a convenient location. Seller is selling the property in it's current, as-is condition. Perfect for a buyer looking to build equity through sweat equity. Call today for your own personal tour!

Key facts

• 0.74 acre lot
• Built 1967
• Listed 61 days

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath single-family listed at $194k.

Deal economics

• At list price, monthly cash flow is $282 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $185k (4.6% below list).
• Recommended offer: $182k (6.0% below list) — sets the bar for market timing.
• Cap rate 8.0% 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: schools D, crime F, commute 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.
• Market conditions: 112 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 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 $6k 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 62 days — a 6% lower offer ($182k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $68k; list at $194k implies a 187% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 99% 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 $182,360 (6.0% below list)

Questions for the listing agent

1. It's been on market 62 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Built in 1967 — 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 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. 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: 0.95% ✗
• Cap rate: 8.04%
• Cash-on-cash: 6.22%
• DSCR: 1.28
• GRM: 8.7

CMA / ARV

• ARV (median comp): $261,868
• List price: $194,000
• Delta: -25.92%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
199 Shepards Way	0.18mi	3/2.0	1,456 (+2%)	4mo	$297,000	$204	82
205 Jamestowne Way	0.20mi	3/2.0	1,313 (-8%)	2mo	$289,900	$221	75
233 Torrington Blvd	0.28mi	3/2.0	1,510 (+6%)	2mo	$325,000	$215	73
142 Shepards Way	0.26mi	3/2.0	1,469 (+3%)	16mo	$259,000	$176	67
209 Jamestowne Way	0.19mi	3/2.0	1,313 (-8%)	13mo	$265,000	$202	66
145 Shepards Way	0.25mi	3/2.0	1,500 (+6%)	18mo	$290,000	$193	62
339 White Blossom Trl	0.60mi	3/2.0	1,401 (-2%)	7mo	$245,000	$175	62
115 Mansfield Pl	0.25mi	3/2.0	1,539 (+8%)	14mo	$351,900	$229	61
175 Timber Ridge Dr	0.64mi	3/2.0	1,339 (-6%)	8mo	$265,000	$198	51
135 Tall Timbers Rd	0.65mi	3/2.0	1,540 (+8%)	4mo	$239,000	$155	51
203 Jamestowne Way	0.20mi	3/2.0	1,233 (-13%)	23mo	$280,000	$227	48
31 Crescent Cv	0.71mi	3/2.0	1,560 (+10%)	2mo	$210,000	$135	47

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

Projected returns pro-forma

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

5-year hold

• IRR: -6.7%
• Equity multiple: 0.75×
• Total profit: $-13,565
• Equity at exit: $28,926

10-year hold

• IRR: 2.8%
• Equity multiple: 1.20×
• Total profit: $11,003
• Equity at exit: $16,774

Cash invested: $54,320 (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: 112
• Price-to-rent: 8.7×

Monthly cashflow live

• Estimated rent: $1,850 medium
• Mortgage (P&I): −$1,017
• Tax from tax record: −$82 /mo · $979/yr
• Insurance: −$81
• HOA: −$0
• Vacancy / Maint / Mgmt: −$388
• Net cashflow: $282

Break-even live

Break-even rent $1,493

Max offer price $194,000

Occupancy floor 80%

Sensitivity live

Price	-10% $392	-5% $337	+0% $282	+5% $227	+10% $172
Rent	-10% $136	-5% $209	+0% $282	+5% $355	+10% $428
Rate	-1.0pp $379	-0.5pp $331	base $282	+0.5pp $231	+1.0pp $180

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: $48,500
• Closing costs: $5,820
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
108 Jamestowne Way Thomasville, GA	2.0	2.5	1100	$1,850	$1.68	45d	1	0.28mi

Listing history 19 events

1. 2026-06-21
   days on market $194,000 Active 62 DOM
2. 2026-06-19
   days on market $194,000 Active 60 DOM
3. 2026-06-18
   days on market $194,000 Active 59 DOM
4. 2026-06-17
   days on market $194,000 Active 58 DOM
5. 2026-06-16
   days on market $194,000 Active 57 DOM
6. 2026-06-15
   days on market $194,000 Active 56 DOM
7. 2026-06-14
   days on market $194,000 Active 54 DOM
8. 2026-06-12
   days on market $194,000 Active 53 DOM
9. 2026-06-09
   days on market $194,000 Active 50 DOM
10. 2026-06-08
    days on market $194,000 Active 49 DOM
11. 2026-06-07
    days on market $194,000 Active 48 DOM
12. 2026-06-07
    days on market $194,000 Active 47 DOM
13. 2026-06-03
    days on market $194,000 Active 44 DOM
14. 2026-06-02
    days on market $194,000 Active 43 DOM
15. 2026-06-01
    days on market $194,000 Active 42 DOM
16. 2026-05-31
    days on market $194,000 Active 41 DOM
17. 2026-05-31
    days on market $194,000 Active 40 DOM
18. 2026-04-20
    listed $194,000 Active 491-char remark

    Show marketing remark (491 chars)

    Opportunity Knocks: Solid concrete home with endless potential to be had. Bring your paintbrush and ideas! This 3 bedroom/2 bath ranch features a sturdy structure & spacious layout just waiting for modern touches. Featuring a large yard with mature trees, this home offers a quiet retreat in a convenient location. Seller is selling the property in it's current, as-is condition. Perfect for a buyer looking to build equity through sweat equity. Call today for your own personal tour!

19. 1999-08-01
    soldstatus $67,500

ⓘ 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: $979 · $82/mo
• Projected year-2 tax: $1,785 · $149/mo
• Expected delta: +$806/yr (+$67/mo · 82.3%)

ⓘ 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 8/10 Severe 7 d/yr ≥108°F today · 19 d/yr by 30 yrs out
• 💨 Wind 8/10 Severe 99% chance of damaging wind over 30 yrs
• 🫁 Air quality 5/10 Major 9 unhealthy d/yr today · 9 by 30 yrs out

Taxation est. · year 1

• Rental income: $22,200
• − Mortgage interest: −$10,867
• − Property taxes: −$979
• − Insurance: −$970
• − Repairs & maintenance: −$1,776
• − Management: −$1,776
• − Depreciation: −$5,644
• Taxable income: $188
• Est. tax owed @ 24.0%: −$45
• After-tax cash flow: $3,335/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

+187.4% since first listed

2 events — show timeline

• 2026-04-20 Listed $194,000 TABRMLS
• 1999-08-01 Sold (Public Records) $67,500 Public Records

Property tax history

+0.5%/yr

Latest (2025): $979 · +0.6% YoY. Source: county tax records.