1006 Fletcher St · Thomasville, GA 31792

$95,000

5 bd · 2.0 ba · 1,428 sqft · SingleFamily public records · 39 Days on market

Built 2006 4,791 sqft lot $67/sqft · 50% below area Est $190k · 50% under

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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
• ARV discount +15.0/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Livability +3.6/5.0
• Schools +2.7/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

REDUCED TO SELL!! This is a great investment property and with a little work is ready to go! First time home buyers ? Good starter home for you! It's conveniently located to schools, downtown shopping, and near medical care.

Key facts

• Investment property
• Near medical care
• Conveniently located

Tags

• INVESTMENT PROPERTY
• CONVENIENTLY LOCATED
• NEAR MEDICAL CARE

Property features AI

Exterior

• Parking: 2-car garage; 2 covered parking spaces; Open parking available
• Utilities: Sewer connected; Water connected
• Home design: Single-family residence; One story; 1 total story
• Construction: Vinyl siding; Shingle roof; Slab foundation; Built as a residential single-family home
• Exterior features: Covered porch; Corner lot

Interior

• Kitchen: Electric range; Refrigerator
• Flooring: Vinyl
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating; Ceiling fan(s)
• Interior features: Electric range; Refrigerator; Vinyl flooring; Ceiling fan(s)
• Laundry & utility: Dedicated laundry room

What this means for you Summary

Snapshot

• This is a 5-bed/2.0-bath single-family listed at $95k.

Deal economics

• At list price, monthly cash flow is $965 ($12k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $95k).
• Recommended offer: $92k (3.0% below list) — sets the bar for market timing.
• Cap rate 18.5% 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.
• Thomasville City (town): math 29% / reading 37% proficiency, ranked #87 of 174 in GA (top 50%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases; 60% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: 203 active listings in the ZIP; 213 units permitted in Thomas County in 2024 (72 in 5+ unit buildings).
• At $1,959/mo this rent would consume 47% of the median local household income ($50k/yr) (locally 1059% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $657 of loan paydown is wiped out by about $3k 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.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $27k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• It's been on market 39 days — a 3% lower offer ($92k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $30k (24%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $76k; 25% above their basis — modest negotiation headroom, anchor on the comps not their cost.

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 $92,150 (3.0% below list)

Questions for the listing agent

1. It's been on market 39 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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?
5. 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.
6. 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.
7. 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: 2.06% ✓
• Cap rate: 18.48%
• Cash-on-cash: 43.52%
• DSCR: 2.94
• GRM: 4.0

CMA / ARV

• ARV (median comp): $189,766
• List price: $95,000
• Delta: -49.94%
• Verdict: UNDERPRICED
• Comps: 9 within 1.0 mi

Show comp detail 3 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
810 Fletcher St	0.13mi	4/2.0 (-1)	1,449 (+2%)	14mo	$25,000	$17	75
119 Persimmon St	0.48mi	4/2.0 (-1)	1,559 (+9%)	7mo	$223,500	$143	52
1818 Fletcher St	0.57mi	4/1.5 (-1)	1,602 (+12%)	20mo	$189,000	$118	29

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: 40.4%
• Equity multiple: 2.73×
• Total profit: $46,027
• Equity at exit: $14,165

10-year hold

• IRR: 46.7%
• Equity multiple: 5.48×
• Total profit: $119,127
• Equity at exit: $8,214

Cash invested: $26,600 (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 31792

• Home prices YoY: -29.0%
• Active inventory: 203
• Price-to-rent: 4.0×

Monthly cashflow live

• Estimated rent: $1,959 medium
• Mortgage (P&I): −$498
• Tax from tax record: −$45 /mo · $543/yr
• Insurance: −$40
• HOA: −$0
• Vacancy / Maint / Mgmt: −$411
• Net cashflow: $965

Break-even live

Break-even rent $738

Max offer price $95,000

Occupancy floor 46%

Sensitivity live

Price	-10% $1,018	-5% $992	+0% $965	+5% $938	+10% $911
Rent	-10% $810	-5% $887	+0% $965	+5% $1,042	+10% $1,119
Rate	-1.0pp $1,012	-0.5pp $989	base $965	+0.5pp $940	+1.0pp $915

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: $23,750
• Closing costs: $2,850
• Reserves months: —
• Total cash needed: —

Listing history 23 events

1. 2026-06-19
   days on market $95,000 Active 39 DOM
2. 2026-06-18
   days on market $95,000 Active 38 DOM
3. 2026-06-17
   days on market $95,000 Active 37 DOM
4. 2026-06-16
   days on market $95,000 Active 36 DOM
5. 2026-06-15
   days on market $95,000 Active 35 DOM
6. 2026-06-14
   days on market $95,000 Active 33 DOM
7. 2026-06-13
   remarks 227-char remark
8. 2026-06-13
   price $95,000 Active 32 DOM
9. 2026-06-12
   days on market $100,000 Active 32 DOM
10. 2026-06-09
    days on market $100,000 Active 29 DOM
11. 2026-06-08
    days on market $100,000 Active 28 DOM
12. 2026-06-07
    days on market $100,000 Active 27 DOM
13. 2026-06-07
    days on market $100,000 Active 26 DOM
14. 2026-06-03
    days on market $100,000 Active 23 DOM
15. 2026-06-02
    days on market $100,000 Active 22 DOM
16. 2026-06-01
    days on market $100,000 Active 21 DOM
17. 2026-05-31
    days on market $100,000 Active 20 DOM
18. 2026-05-31
    days on market $100,000 Active 19 DOM
19. 2026-05-16
    price $100,000 209-char remark
20. 2026-05-11
    listed $125,000 Active 209-char remark
21. 2026-05-08
    listed $125,000 Active
22. 2017-07-18
    soldstatus $75,800
23. 1987-05-01
    soldstatus $25,000

ⓘ 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: $543 · $45/mo
• Projected year-2 tax: $874 · $73/mo
• Expected delta: +$331/yr (+$28/mo · 60.9%)

ⓘ 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 2/10 Low
• 🌡 Heat 8/10 Severe 7 d/yr ≥108°F today · 19 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 · 8 by 30 yrs out

Taxation est. · year 1

• Rental income: $23,509
• − Mortgage interest: −$5,321
• − Property taxes: −$543
• − Insurance: −$475
• − Repairs & maintenance: −$1,881
• − Management: −$1,881
• − Depreciation: −$2,764
• Taxable income: $10,644
• Est. tax owed @ 24.0%: −$2,555
• After-tax cash flow: $9,021/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: Thomasville City
• NCES district ID: 1304950
• Math proficiency: 29% ▼ -6.00%
• Reading proficiency: 37% ▼ -8.00%
• Median HH income: $31,040
• Composite: 26.85/100
• National rank: #7106
• State rank: #87 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

• Census place: Thomasville, GA
• County: Thomas County · 22,962 people
• City population: 22,962
• Metro: Thomasville, GA
• Population (ZIP): 22,962
• Household income: $50,460
• Rent vs Own: 44.6% rent · 55.4% own
• Severe rent burden: 1059.0

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

• Race & ethnicity: Black 49% White 47% Two or more races 2% Hispanic / Latino 2%
• Common ancestry: Slovak 2% Italian 1% Lithuanian 1%
• Foreign-born: 2% · Canada
• Languages at home: 96% English-only · Spanish 2%

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: ▼ -93.17%
• Current HPI: 228.0107
• Rent YoY: —
• Metro: Thomasville, GA
• 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

+280.0% since first listed

6 events — show timeline

• 2026-06-12 Price Changed $95,000 TABRMLS
• 2026-05-16 Price Changed $100,000 TABRMLS
• 2026-05-11 Listed $125,000 TABRMLS
• 2026-05-08 Listed $125,000 TABRMLS
• 2017-07-18 Sold (Public Records) $75,800 Public Records
• 1987-05-01 Sold (Public Records) $25,000 Public Records

Property tax history

+3.4%/yr

Latest (2025): $543 · +3.8% YoY. Source: county tax records.