129 R St SW · Thomaston, GA 30286

$165,000

3 bd · 1.0 ba · 1,504 sqft · SingleFamily public records · 93 Days on market

Built 1929 9,147 sqft lot Est $229k · 28% under

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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).

• Cash flow +15.5/30.0
• ARV discount +15.0/15.0
• DSCR +4.8/10.0
• 1% rule +3.6/10.0
• Livability +2.9/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.1/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Home for sale on Christmas Lane. Very spacious four bedroom, 2 bath house needs a family to create a home. Large eat in kitchen with an abundance of cabinets and lots of closets through out. Beautiful hardwood floors and large windows provide an inviting atmosphere of openness. House has vinyl siding with a large fenced in back yard with two storage buildings. Priced to sell.

Key facts

• Room to customize
• Space you need
• Partially remodeled

Tags

• CONVENIENT IN-TOWN LOCATION
• ESTABLISHED NEIGHBORHOOD
• ROOM TO CUSTOMIZE
• PARTIALLY REMODELED
• SPACE YOU NEED

Property features AI

Finance

• Other: Located in the Silvertown subdivision; Lot approximately 0.21 acre
• Financial info: Investor-owned special listing condition; Financing options: Cash, Conventional, FHA, USDA, VA
• HOA & community: No HOA; Community features include park, playground, street lights, tennis courts, and nearby shopping

Exterior

• Parking: Off-street parking
• Utilities: Public water; Public sewer; Electricity available; Natural gas available; High-speed internet available; Cable available; Sewer connected; Water available
• Home design: Single-family residence; House structure; Built in 1929
• Construction: Aluminum and vinyl siding; Composition roof; Block foundation
• Exterior features: Front porch; City lot; Double-pane windows; Window treatments

Interior

• Kitchen: Country-style kitchen; Pantry; Refrigerator
• Bedrooms: 4 bedrooms on the main level
• Flooring: Hardwood; Laminate; Tile
• Bathrooms: 2 full bathrooms (both on the main level)
• Heating & cooling: Central heating; Central air; Ceiling fans
• Interior features: Split bedroom plan; One-level home; Crawl space foundation
• Laundry & utility: Mud room with laundry area

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $165k.

Deal economics

• At list price, monthly cash flow is $67 ($802/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 $142k (13.6% below list).
• Recommended offer: $142k (13.6% below list) — sets the bar for 1% rule.
• Cap rate 6.8% vs local median 4.0% in Thomaston — 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 57/100 on livability (#455 in GA) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, housing A-; Watch: crime C-, amenities F, commute F.
• Thomaston-Upson County (rural): math 26% / reading 26% proficiency, ranked #123 of 174 in GA (top 71%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 60% free/reduced lunch — lower-income household profile, screen leases tightly.
• Zoned schools: Upson-Lee Primary School (1,049 students, 95% FRL); Upson-Lee Middle School (math 22% / reading 32%, grade F, #271 of 470 statewide, top 60%, 927 students, 83% FRL); Upson-Lee High School (math 18% / reading 17%, grade F, #264 of 424 statewide, top 63%, 1,178 students, 70% FRL) — zoned schools average 83% FRL vs 60% district-wide (23 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 201 active listings in the ZIP; 111 units permitted in Upson County in 2024 (0 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.
• Upson County population projected at -27% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.

Negotiation context

• It's been on market 93 days — a 9% lower offer ($150k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 15y ago; this cycle's ask has dropped $25k (13%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $60k; list at $165k implies a 175% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1929 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major wind risk, 62% chance of damaging wind over 30y; extreme-heat days projected 7→18/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $142,492 (13.6% below list)

Questions for the listing agent

1. It's been on market 93 days. Have you received any prior offers? Is the seller open to a 14% concession, seller financing, or rate buy-down credit?
2. Built in 1929 — 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. 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?
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: 0.86% ✗
• Cap rate: 6.78%
• Cash-on-cash: 1.74%
• DSCR: 1.08
• GRM: 9.6

CMA / ARV

• ARV (on-the-fly): $228,608
• Comps found: 8

Show comp detail 8 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
600 Fourth Ave	0.14mi	3/2.0	1,566 (+4%)	2mo	$172,000	$110	81
116 Summer Trce	0.19mi	3/2.0	1,650 (+10%)	2mo	$240,000	$145	69
120 Summer Trc	0.20mi	3/2.0	1,367 (-9%)	9mo	$250,000	$183	64
425 Third Ave SW	0.23mi	3/2.0	1,472 (-2%)	22mo	$207,000	$141	63
210 O St SW	0.15mi	2/2.0 (-1)	1,333 (-11%)	13mo	$250,000	$188	55
225 N St SW	0.18mi	2/1.0 (-1)	1,291 (-14%)	13mo	$195,000	$151	52
163 NW R St	0.31mi	3/2.0	1,280 (-15%)	9mo	$195,000	$152	49
160 Glenview Way Lot 11	0.35mi	4/2.0 (+1)	1,601 (+6%)	22mo	$269,900	$169	46

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: -13.6%
• Equity multiple: 0.51×
• Total profit: $-22,507
• Equity at exit: $24,602

10-year hold

• IRR: -4.7%
• Equity multiple: 0.69×
• Total profit: $-14,230
• Equity at exit: $14,266

Cash invested: $46,200 (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 30286

• Home prices YoY: -14.7%
• Active inventory: 201
• Price-to-rent: 9.6×

Monthly cashflow live

• Estimated rent: $1,425 medium
• Mortgage (P&I): −$865
• Tax from tax record: −$125 /mo · $1,497/yr
• Insurance: −$69
• HOA: −$0
• Vacancy / Maint / Mgmt: −$299
• Net cashflow: $67

Break-even live

Break-even rent $1,340

Max offer price $165,000

Occupancy floor 90%

Sensitivity live

Price	-10% $160	-5% $114	+0% $67	+5% $20	+10% $-27
Rent	-10% $-46	-5% $11	+0% $67	+5% $123	+10% $179
Rate	-1.0pp $150	-0.5pp $109	base $67	+0.5pp $24	+1.0pp $-19

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: $41,250
• Closing costs: $4,950
• Reserves months: —
• Total cash needed: —

Listing history 31 events

1. 2026-06-21
   days on market $165,000 Active 93 DOM
2. 2026-06-21
   days on market $165,000 Active 92 DOM
3. 2026-06-18
   days on market $165,000 Active 90 DOM
4. 2026-06-17
   days on market $165,000 Active 89 DOM
5. 2026-06-16
   days on market $165,000 Active 88 DOM
6. 2026-06-15
   days on market $165,000 Active 87 DOM
7. 2026-06-13
   days on market $165,000 Active 85 DOM
8. 2026-06-12
   days on market $165,000 Active 84 DOM
9. 2026-06-09
   days on market $165,000 Active 81 DOM
10. 2026-06-08
    days on market $165,000 Active 80 DOM
11. 2026-06-07
    days on market $165,000 Active 79 DOM
12. 2026-06-07
    statusdays on market $165,000 Active 78 DOM
13. 2026-06-04
    status $165,000 Back On Market 75 DOM
14. 2026-05-04
    status Under Contract
15. 2026-04-30
    price $165,000
16. 2026-03-05
    price $175,000
17. 2026-02-18
    listed $190,000 New
18. 2018-11-07
    soldstatus $60,000
19. 2018-11-05
    soldstatus $60,000 Sold 383-char remark

    Show marketing remark (383 chars)

    Home for sale on Christmas Lane. Very spacious four bedroom, 2 bath house needs a family to create a home. Large eat in kitchen with an abundance of cabinets and lots of closets through out. Beautiful hardwood floors and large windows provide an inviting atmosphere of openness. House has vinyl siding with a large fenced in back yard with two storage buildings. Priced to sell.

20. 2018-10-02
    status Under Contract 383-char remark

    Show marketing remark (383 chars)

    Home for sale on Christmas Lane. Very spacious four bedroom, 2 bath house needs a family to create a home. Large eat in kitchen with an abundance of cabinets and lots of closets through out. Beautiful hardwood floors and large windows provide an inviting atmosphere of openness. House has vinyl siding with a large fenced in back yard with two storage buildings. Priced to sell.

21. 2018-09-14
    price $74,900 383-char remark

    Show marketing remark (383 chars)

    Home for sale on Christmas Lane. Very spacious four bedroom, 2 bath house needs a family to create a home. Large eat in kitchen with an abundance of cabinets and lots of closets through out. Beautiful hardwood floors and large windows provide an inviting atmosphere of openness. House has vinyl siding with a large fenced in back yard with two storage buildings. Priced to sell.

22. 2018-09-05
    status Back on Market 383-char remark

    Show marketing remark (383 chars)

    Home for sale on Christmas Lane. Very spacious four bedroom, 2 bath house needs a family to create a home. Large eat in kitchen with an abundance of cabinets and lots of closets through out. Beautiful hardwood floors and large windows provide an inviting atmosphere of openness. House has vinyl siding with a large fenced in back yard with two storage buildings. Priced to sell.

23. 2018-08-30
    status Under Contract 383-char remark

    Show marketing remark (383 chars)

    Home for sale on Christmas Lane. Very spacious four bedroom, 2 bath house needs a family to create a home. Large eat in kitchen with an abundance of cabinets and lots of closets through out. Beautiful hardwood floors and large windows provide an inviting atmosphere of openness. House has vinyl siding with a large fenced in back yard with two storage buildings. Priced to sell.

24. 2018-08-29
    listed $79,900 New 383-char remark

    Show marketing remark (383 chars)

    Home for sale on Christmas Lane. Very spacious four bedroom, 2 bath house needs a family to create a home. Large eat in kitchen with an abundance of cabinets and lots of closets through out. Beautiful hardwood floors and large windows provide an inviting atmosphere of openness. House has vinyl siding with a large fenced in back yard with two storage buildings. Priced to sell.

25. 2013-07-15
    soldstatus $52,000
26. 2012-11-11
    historical
27. 2012-05-22
    price $65,900 Active
28. 2012-05-22
    status Active
29. 2012-05-14
    historical
30. 2011-12-11
    price $69,900 Reduced
31. 2011-11-19
    listed $79,900 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: $1,497 · $125/mo
• Projected year-2 tax: $1,518 · $126/mo
• Expected delta: +$21/yr (+$2/mo · 1.4%)

ⓘ 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 3/10 Moderate
• 🌡 Heat 7/10 Severe 7 d/yr ≥108°F today · 18 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 62% chance of damaging wind over 30 yrs
• 🫁 Air quality 3/10 Moderate 2 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $17,099
• − Mortgage interest: −$9,243
• − Property taxes: −$1,497
• − Insurance: −$825
• − Repairs & maintenance: −$1,368
• − Management: −$1,368
• − Depreciation: −$4,800
• Taxable loss: −$2,002
• Est. tax savings @ 24.0%: +$480
• After-tax cash flow: $1,283/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: Thomaston-Upson County
• NCES district ID: 1305280
• Math proficiency: 26% ▼ -14.00%
• Reading proficiency: 26% ▼ -6.00%
• Median HH income: $34,757
• Composite: 21.44/100
• National rank: #8338
• State rank: #123 of 174 in GA

Livability — Thomaston

• Score: 57/100
• State rank: #455
• US rank: #21482

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Thomaston, GA
• City population: 24,616
• Population (ZIP): 24,616

Population outlook (Upson County) Hauer SSP2

• Today (2025): 24,396 people
• By 2030: 23,158 · -5.1%
• By 2040: 20,522 · -15.9%
• By 2050: 17,828 · -26.9%
• By 2075: 12,216 · -49.9%
• By 2100: 7,779 · -68.1%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (65%)
• Race & ethnicity: White 65% Black 27% Two or more races 4% Hispanic / Latino 3%
• Common ancestry: Italian 1% Slovak 1% Serbian 1%
• Foreign-born: 2% · Canada
• Languages at home: 98% English-only · Spanish 1%

Political lean MEDSL · Upson

• 2024 margin: Solid R (+39.7) · D 30.0% · R 69.7%
• 2008→2024 swing: -11.5pp toward R · 2008: -28.3pp · 2024: -39.7pp
• All cycles: 2024: R+39.7 2020: R+34.1 2016: R+35.0 2012: R+29.1 2008: R+28.3

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -54.56%
• Current HPI: 316.6771
• 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

+106.5% since first listed

18 events — show timeline

• 2026-05-04 Pending — GAMLS
• 2026-04-30 Price Changed $165,000 GAMLS
• 2026-03-05 Price Changed $175,000 GAMLS
• 2026-02-18 Listed $190,000 GAMLS
• 2018-11-07 Sold (Public Records) $60,000 Public Records
• 2018-11-05 Sold (MLS) $60,000 GAMLS
• 2018-10-02 Pending — GAMLS
• 2018-09-14 Price Changed $74,900 GAMLS
• 2018-09-05 Relisted — GAMLS
• 2018-08-30 Pending — GAMLS
• 2018-08-29 Listed $79,900 GAMLS
• 2013-07-15 Sold (Public Records) $52,000 Public Records
• 2012-11-11 Listing Removed — GAMLS
• 2012-05-22 Relisted — GAMLS
• 2012-05-22 Price Changed $65,900 GAMLS
• 2012-05-14 Listing Removed — GAMLS
• 2011-12-11 Price Changed $69,900 GAMLS
• 2011-11-19 Listed $79,900 GAMLS

Property tax history

+7.4%/yr

Latest (2025): $1,497 · +4.4% YoY. Source: county tax records.