2537 Barnesville Hwy · Thomaston, GA 30286

$150,000

2 bd · 1.0 ba · 1,568 sqft · SingleFamily public records · 78 Days on market

Built 1950 1.50 ac lot

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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 +16.4/30.0
• ARV discount +7.5/15.0
• DSCR +5.1/10.0
• 1% rule +3.8/10.0
• 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

Set on 1.5 secluded acres in Upson County, 2537 Barnesville Hwy offers a quiet setting, useful outdoor space, and plenty of potential for someone ready to bring new life to the property. This 2 bedroom, 1 bath home is an opportunity to renovate, restore, or reimagine to fit your needs while enjoying the privacy and flexibility that come with a larger lot. A workshop adds valuable space for storage, hobbies, projects, or equipment, and the acreage gives you room to spread out and enjoy the setting. Whether you are looking for a full-time residence, an investment opportunity, or a project property with land, this one offers a strong starting point and the chance to make it your own. An adjace

Key facts

• Useful outdoor space
• Workshop
• Larger lot

Tags

• SECLUDED ACRES
• USEFUL OUTDOOR SPACE
• WORKSHOP
• LARGER LOT
• ADJACENT PARCEL AVAILABLE

Property features AI

Finance

• HOA & community: No homeowners association

Exterior

• Parking: Open parking; Parking pad
• Utilities: Public water available; Septic tank sewer; Electricity available
• Home design: Single family residence; House structure; Resale property; Built in 1950; One story
• Construction: Vinyl siding; Other roof
• Exterior features: Private lot

Interior

• Kitchen: Refrigerator
• Bedrooms: 2 bedrooms on the main level
• Flooring: Vinyl flooring; Other flooring
• Bathrooms: 1 full bathroom on the main level
• Heating & cooling: Heating present (other/none specified); Window unit(s) for cooling
• Interior features: One-level living; Crawl space foundation; Public records list 1,376 sq ft (living area); No fireplaces; Other room types
• Laundry & utility: Washer and Dryer included; Laundry: Other

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $150k.

Deal economics

• At list price, monthly cash flow is $85 ($1k/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 $131k (12.4% below list).
• Recommended offer: $131k (12.4% below list) — sets the bar for 1% rule.
• Cap rate 7.0% 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: 202 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 $4k 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 78 days — a 6% lower offer ($141k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.

Risks & watch-outs

• Watch-outs: built in 1950 — expect roof / HVAC / electrical / plumbing capex.
• 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 $131,420 (12.4% below list)

Questions for the listing agent

1. It's been on market 78 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 1950 — 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: 0.88% ✗
• Cap rate: 6.97%
• Cash-on-cash: 2.43%
• DSCR: 1.11
• GRM: 9.5

CMA / ARV

No comps found within radius.

Projected returns pro-forma

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

5-year hold

• IRR: -12.5%
• Equity multiple: 0.55×
• Total profit: $-18,914
• Equity at exit: $22,365

10-year hold

• IRR: -3.4%
• Equity multiple: 0.77×
• Total profit: $-9,613
• Equity at exit: $12,969

Cash invested: $42,000 (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: 202
• Price-to-rent: 9.5×

Monthly cashflow live

• Estimated rent: $1,314 medium
• Mortgage (P&I): −$787
• Tax from tax record: −$104 /mo · $1,247/yr
• Insurance: −$62
• HOA: −$0
• Vacancy / Maint / Mgmt: −$276
• Net cashflow: $85

Break-even live

Break-even rent $1,206

Max offer price $150,000

Occupancy floor 89%

Sensitivity live

Price	-10% $170	-5% $128	+0% $85	+5% $43	+10% $0
Rent	-10% $-19	-5% $33	+0% $85	+5% $137	+10% $189
Rate	-1.0pp $161	-0.5pp $123	base $85	+0.5pp $46	+1.0pp $7

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: $37,500
• Closing costs: $4,500
• Reserves months: —
• Total cash needed: —

Listing history 22 events

1. 2026-06-22
   days on market $150,000 Active 78 DOM
2. 2026-06-21
   days on market $150,000 Active 77 DOM
3. 2026-06-21
   days on market $150,000 Active 76 DOM
4. 2026-06-18
   days on market $150,000 Active 74 DOM
5. 2026-06-17
   days on market $150,000 Active 73 DOM
6. 2026-06-16
   days on market $150,000 Active 72 DOM
7. 2026-06-15
   days on market $150,000 Active 71 DOM
8. 2026-06-13
   days on market $150,000 Active 69 DOM
9. 2026-06-12
   days on market $150,000 Active 68 DOM
10. 2026-06-09
    days on market $150,000 Active 65 DOM
11. 2026-06-08
    days on market $150,000 Active 64 DOM
12. 2026-06-07
    days on market $150,000 Active 63 DOM
13. 2026-06-07
    days on market $150,000 Active 62 DOM
14. 2026-06-04
    days on market $150,000 Active 59 DOM
15. 2026-06-02
    statusdays on market $150,000 Active 58 DOM
16. 2026-06-01
    days on market $150,000 Back On Market 57 DOM
17. 2026-05-31
    days on market $150,000 Back On Market 56 DOM
18. 2026-05-31
    statusdays on market $150,000 Back On Market 55 DOM
19. 2026-04-28
    historical Active Under Contract
20. 2026-04-20
    status Back On Market
21. 2026-04-11
    status Under Contract
22. 2026-03-27
    listed $150,000 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: $1,247 · $104/mo
• Projected year-2 tax: $1,380 · $115/mo
• Expected delta: +$133/yr (+$11/mo · 10.6%)

ⓘ 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 7/10 Severe 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 3/10 Moderate 2 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $15,770
• − Mortgage interest: −$8,402
• − Property taxes: −$1,247
• − Insurance: −$750
• − Repairs & maintenance: −$1,262
• − Management: −$1,262
• − Depreciation: −$4,364
• Taxable loss: −$1,516
• Est. tax savings @ 24.0%: +$364
• After-tax cash flow: $1,386/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

• 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

4 events — show timeline

• 2026-04-28 Contingent — GAMLS
• 2026-04-20 Relisted — GAMLS
• 2026-04-11 Pending — GAMLS
• 2026-03-27 Listed $150,000 GAMLS

Property tax history

+3.6%/yr

Latest (2025): $1,247 · +3.1% YoY. Source: county tax records.