1427 Woodland Rd · Thomaston, GA 30286

$115,000

3 bd · 2.0 ba · 2,194 sqft · SingleFamily public records · 254 Days on market

Built 1971 0.31 ac lot

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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 +27.3/30.0
• DSCR +9.5/10.0
• ARV discount +7.5/15.0
• 1% rule +7.4/10.0
• 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

PRICE REDUCTION!! Property converted into a duplex. Apartment A consists of 2 bedrooms 1 bath, living/dining/kitchen combination, storage room, window heat/air unit. Apartment B consists of the living/dining combination, kitchen downstairs and bedroom and bath upstairs, situated on approx. 0.31 acres. Property being sold AS-IS. Both units are currently rented. Call for showing today.

Key facts

• Storage room
• Potential to convert
• Water meter

Tags

• DUPLEX
• STORAGE ROOM
• WATER METER
• ELECTRICAL METER
• POTENTIAL TO CONVERT

Property features AI

Finance

• Other: Address: 1427 Woodland Road, Thomaston, GA 30286; Located in Upson County
• HOA & community: No association

Exterior

• Parking: Off-street parking
• Utilities: Public water available; Septic tank; Electricity available; Propane available
• Home design: Single-family residence; Residential property; Resale condition; Structure type: Other
• Construction: Built in 1971; Construction materials: Other
• Exterior features: Composition roof; Lot approximately 0.31 acres; Lot details: other

Interior

• Bedrooms: 3 bedrooms total; 2 bedrooms on the main level
• Flooring: Other flooring
• Bathrooms: 2 full bathrooms
• Heating & cooling: Heating present (type: Other); Window unit(s) for cooling
• Interior features: One-and-a-half story layout; Mud room; Family room
• Laundry & utility: Laundry in mud room

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $115k.

Deal economics

• At list price, monthly cash flow is $333 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $115k).
• Recommended offer: $101k (12.0% below list) — sets the bar for market timing.
• Cap rate 9.8% 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 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 77% FRL vs 60% district-wide (16 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 199 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 $795 of loan paydown is wiped out by about $3k 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.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $32k cash investment doubles in ~10 years — after that, you're playing with house money.

Negotiation context

• It's been on market 254 days — a 12% lower offer ($101k) is reasonable based on typical stale-listing flexibility.
• 9 sale attempts since 13y ago; this cycle's ask has dropped $20k (15%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $15k; list at $115k implies a 667% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: major wind risk, 60% 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 $101,200 (12.0% below list)

Questions for the listing agent

1. It's been on market 254 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1971 — 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. 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.
7. 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.
8. 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: 1.24% ✓
• Cap rate: 9.77%
• Cash-on-cash: 12.42%
• DSCR: 1.55
• GRM: 6.7

CMA / ARV

• ARV (on-the-fly): $285,220
• Comps found: 2

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
601 Nelson Dr	0.72mi	4/3.0 (+1)	2,340 (+7%)	10mo	$305,000	$130	38
1112 S Green St	0.74mi	4/2.5 (+1)	2,384 (+9%)	15mo	$280,000	$117	32

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: 2.1%
• Equity multiple: 1.08×
• Total profit: $2,620
• Equity at exit: $17,147

10-year hold

• IRR: 11.7%
• Equity multiple: 1.92×
• Total profit: $29,708
• Equity at exit: $9,943

Cash invested: $32,200 (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: 199
• Price-to-rent: 6.7×

Monthly cashflow live

• Estimated rent: $1,427 medium
• Mortgage (P&I): −$603
• Tax from tax record: −$143 /mo · $1,713/yr
• Insurance: −$48
• HOA: −$0
• Vacancy / Maint / Mgmt: −$300
• Net cashflow: $333

Break-even live

Break-even rent $1,005

Max offer price $115,000

Occupancy floor 72%

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: $28,750
• Closing costs: $3,450
• Reserves months: —
• Total cash needed: —

Listing history 45 events

1. 2026-06-18
   days on market $115,000 Active 254 DOM
2. 2026-06-17
   days on market $115,000 Active 253 DOM
3. 2026-06-16
   days on market $115,000 Active 252 DOM
4. 2026-06-15
   days on market $115,000 Active 251 DOM
5. 2026-06-13
   days on market $115,000 Active 249 DOM
6. 2026-06-12
   days on market $115,000 Active 248 DOM
7. 2026-06-09
   days on market $115,000 Active 245 DOM
8. 2026-06-08
   days on market $115,000 Active 244 DOM
9. 2026-06-07
   days on market $115,000 Active 243 DOM
10. 2026-06-07
    days on market $115,000 Active 242 DOM
11. 2026-06-04
    days on market $115,000 Active 239 DOM
12. 2026-06-02
    days on market $115,000 Active 238 DOM
13. 2026-06-01
    days on market $115,000 Active 237 DOM
14. 2026-05-31
    days on market $115,000 Active 236 DOM
15. 2026-05-31
    days on market $115,000 Active 235 DOM
16. 2026-04-28
    status Price Change 389-char remark

    Show marketing remark (389 chars)

    PRICE REDUCTION!! Property converted into a duplex. Apartment A consists of 2 bedrooms 1 bath, living/dining/kitchen combination, storage room, window heat/air unit. Apartment B consists of the living/dining combination, kitchen downstairs and bedroom and bath upstairs, situated on approx. 0.31 acres. Property being sold AS-IS. Both units are currently rented. Call for showing today.

17. 2026-04-28
    status Price Change

    Show marketing remark (389 chars)

    PRICE REDUCTION!! Property converted into a duplex. Apartment A consists of 2 bedrooms 1 bath, living/dining/kitchen combination, storage room, window heat/air unit. Apartment B consists of the living/dining combination, kitchen downstairs and bedroom and bath upstairs, situated on approx. 0.31 acres. Property being sold AS-IS. Both units are currently rented. Call for showing today.

18. 2026-04-28
    price $115,000 389-char remark

    Show marketing remark (389 chars)

    PRICE REDUCTION!! Property converted into a duplex. Apartment A consists of 2 bedrooms 1 bath, living/dining/kitchen combination, storage room, window heat/air unit. Apartment B consists of the living/dining combination, kitchen downstairs and bedroom and bath upstairs, situated on approx. 0.31 acres. Property being sold AS-IS. Both units are currently rented. Call for showing today.

19. 2026-04-28
    price $115,000

    Show marketing remark (389 chars)

    PRICE REDUCTION!! Property converted into a duplex. Apartment A consists of 2 bedrooms 1 bath, living/dining/kitchen combination, storage room, window heat/air unit. Apartment B consists of the living/dining combination, kitchen downstairs and bedroom and bath upstairs, situated on approx. 0.31 acres. Property being sold AS-IS. Both units are currently rented. Call for showing today.

20. 2026-04-26
    historical 389-char remark

    Show marketing remark (389 chars)

    PRICE REDUCTION!! Property converted into a duplex. Apartment A consists of 2 bedrooms 1 bath, living/dining/kitchen combination, storage room, window heat/air unit. Apartment B consists of the living/dining combination, kitchen downstairs and bedroom and bath upstairs, situated on approx. 0.31 acres. Property being sold AS-IS. Both units are currently rented. Call for showing today.

21. 2026-04-26
    historical

    Show marketing remark (389 chars)

    PRICE REDUCTION!! Property converted into a duplex. Apartment A consists of 2 bedrooms 1 bath, living/dining/kitchen combination, storage room, window heat/air unit. Apartment B consists of the living/dining combination, kitchen downstairs and bedroom and bath upstairs, situated on approx. 0.31 acres. Property being sold AS-IS. Both units are currently rented. Call for showing today.

22. 2026-03-27
    status Back On Market

    Show marketing remark (389 chars)

    PRICE REDUCTION!! Property converted into a duplex. Apartment A consists of 2 bedrooms 1 bath, living/dining/kitchen combination, storage room, window heat/air unit. Apartment B consists of the living/dining combination, kitchen downstairs and bedroom and bath upstairs, situated on approx. 0.31 acres. Property being sold AS-IS. Both units are currently rented. Call for showing today.

23. 2026-03-27
    status Back On Market 389-char remark

    Show marketing remark (389 chars)

    PRICE REDUCTION!! Property converted into a duplex. Apartment A consists of 2 bedrooms 1 bath, living/dining/kitchen combination, storage room, window heat/air unit. Apartment B consists of the living/dining combination, kitchen downstairs and bedroom and bath upstairs, situated on approx. 0.31 acres. Property being sold AS-IS. Both units are currently rented. Call for showing today.

24. 2026-03-23
    historical 389-char remark

    Show marketing remark (389 chars)

    PRICE REDUCTION!! Property converted into a duplex. Apartment A consists of 2 bedrooms 1 bath, living/dining/kitchen combination, storage room, window heat/air unit. Apartment B consists of the living/dining combination, kitchen downstairs and bedroom and bath upstairs, situated on approx. 0.31 acres. Property being sold AS-IS. Both units are currently rented. Call for showing today.

25. 2026-03-23
    historical

    Show marketing remark (389 chars)

    PRICE REDUCTION!! Property converted into a duplex. Apartment A consists of 2 bedrooms 1 bath, living/dining/kitchen combination, storage room, window heat/air unit. Apartment B consists of the living/dining combination, kitchen downstairs and bedroom and bath upstairs, situated on approx. 0.31 acres. Property being sold AS-IS. Both units are currently rented. Call for showing today.

26. 2026-02-02
    price $119,900 389-char remark

    Show marketing remark (389 chars)

    PRICE REDUCTION!! Property converted into a duplex. Apartment A consists of 2 bedrooms 1 bath, living/dining/kitchen combination, storage room, window heat/air unit. Apartment B consists of the living/dining combination, kitchen downstairs and bedroom and bath upstairs, situated on approx. 0.31 acres. Property being sold AS-IS. Both units are currently rented. Call for showing today.

27. 2026-02-02
    price $119,900

    Show marketing remark (389 chars)

    PRICE REDUCTION!! Property converted into a duplex. Apartment A consists of 2 bedrooms 1 bath, living/dining/kitchen combination, storage room, window heat/air unit. Apartment B consists of the living/dining combination, kitchen downstairs and bedroom and bath upstairs, situated on approx. 0.31 acres. Property being sold AS-IS. Both units are currently rented. Call for showing today.

28. 2026-01-23
    price $125,000 389-char remark

    Show marketing remark (389 chars)

    PRICE REDUCTION!! Property converted into a duplex. Apartment A consists of 2 bedrooms 1 bath, living/dining/kitchen combination, storage room, window heat/air unit. Apartment B consists of the living/dining combination, kitchen downstairs and bedroom and bath upstairs, situated on approx. 0.31 acres. Property being sold AS-IS. Both units are currently rented. Call for showing today.

29. 2025-12-10
    price $125,000
30. 2025-10-23
    price $129,900 389-char remark

    Show marketing remark (389 chars)

    PRICE REDUCTION!! Property converted into a duplex. Apartment A consists of 2 bedrooms 1 bath, living/dining/kitchen combination, storage room, window heat/air unit. Apartment B consists of the living/dining combination, kitchen downstairs and bedroom and bath upstairs, situated on approx. 0.31 acres. Property being sold AS-IS. Both units are currently rented. Call for showing today.

31. 2025-10-23
    price $129,900

    Show marketing remark (389 chars)

    PRICE REDUCTION!! Property converted into a duplex. Apartment A consists of 2 bedrooms 1 bath, living/dining/kitchen combination, storage room, window heat/air unit. Apartment B consists of the living/dining combination, kitchen downstairs and bedroom and bath upstairs, situated on approx. 0.31 acres. Property being sold AS-IS. Both units are currently rented. Call for showing today.

32. 2025-09-24
    listed $134,900 New 389-char remark

    Show marketing remark (389 chars)

    PRICE REDUCTION!! Property converted into a duplex. Apartment A consists of 2 bedrooms 1 bath, living/dining/kitchen combination, storage room, window heat/air unit. Apartment B consists of the living/dining combination, kitchen downstairs and bedroom and bath upstairs, situated on approx. 0.31 acres. Property being sold AS-IS. Both units are currently rented. Call for showing today.

33. 2025-09-24
    listed $134,900 New

    Show marketing remark (389 chars)

    PRICE REDUCTION!! Property converted into a duplex. Apartment A consists of 2 bedrooms 1 bath, living/dining/kitchen combination, storage room, window heat/air unit. Apartment B consists of the living/dining combination, kitchen downstairs and bedroom and bath upstairs, situated on approx. 0.31 acres. Property being sold AS-IS. Both units are currently rented. Call for showing today.

34. 2024-02-10
    historical
35. 2023-11-01
    price $131,500
36. 2023-10-09
    price $139,900
37. 2023-08-23
    price $142,500
38. 2023-08-05
    listed $150,000 New
39. 2014-09-18
    price $15,000
40. 2014-04-22
    soldstatus $15,000 Sold
41. 2014-03-21
    status Under Contract
42. 2014-03-21
    price $39,900
43. 2013-12-11
    listed $39,900 New
44. 2013-11-01
    historical
45. 2013-07-17
    listed $39,900 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: $1,713 · $143/mo
• Projected year-2 tax: $1,713 · $143/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ 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 3/10 Moderate
• 🌡 Heat 6/10 Major 7 d/yr ≥108°F today · 18 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 60% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 2 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $17,121
• − Mortgage interest: −$6,442
• − Property taxes: −$1,713
• − Insurance: −$575
• − Repairs & maintenance: −$1,370
• − Management: −$1,370
• − Depreciation: −$3,345
• Taxable income: $2,306
• Est. tax owed @ 24.0%: −$554
• After-tax cash flow: $3,447/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

+188.2% since first listed

30 events — show timeline

• 2026-04-28 Relisted — GAMLS
• 2026-04-28 Relisted — GAMLS
• 2026-04-28 Price Changed $115,000 GAMLS
• 2026-04-28 Price Changed $115,000 GAMLS
• 2026-04-26 Listing Removed — GAMLS
• 2026-04-26 Listing Removed — GAMLS
• 2026-03-27 Relisted — GAMLS
• 2026-03-27 Relisted — GAMLS
• 2026-03-23 Listing Removed — GAMLS
• 2026-03-23 Listing Removed — GAMLS
• 2026-02-02 Price Changed $119,900 GAMLS
• 2026-02-02 Price Changed $119,900 GAMLS
• 2026-01-23 Price Changed $125,000 GAMLS
• 2025-12-10 Price Changed $125,000 GAMLS
• 2025-10-23 Price Changed $129,900 GAMLS
• 2025-10-23 Price Changed $129,900 GAMLS
• 2025-09-24 Listed $134,900 GAMLS
• 2025-09-24 Listed $134,900 GAMLS
• 2024-02-10 Listing Removed — GAMLS
• 2023-11-01 Price Changed $131,500 GAMLS
• 2023-10-09 Price Changed $139,900 GAMLS
• 2023-08-23 Price Changed $142,500 GAMLS
• 2023-08-05 Listed $150,000 GAMLS
• 2014-09-18 Price Changed $15,000 GAMLS
• 2014-04-22 Sold (MLS) $15,000 GAMLS
• 2014-03-21 Pending — GAMLS
• 2014-03-21 Price Changed $39,900 GAMLS
• 2013-12-11 Listed $39,900 GAMLS
• 2013-11-01 Listing Removed — GAMLS
• 2013-07-17 Listed $39,900 GAMLS

Property tax history

+6.1%/yr

Latest (2025): $1,713 · +2.5% YoY. Source: county tax records.