204 Davis St · Thomasville, GA 31792

$139,999

3 bd · 1.0 ba · 936 sqft · SingleFamily public records · 33 Days on market

Built 1981 6,534 sqft lot $150/sqft · at area comps Est $142k · at est.

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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 +23.9/30.0
• ARV discount +8.3/15.0
• DSCR +7.7/10.0
• 1% rule +6.2/10.0
• 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 MLS

Welcome to this charming property full of potential! This home is being sold AS-IS and offers a great opportunity for homeowners or investors alike. 3 bedroom, 1 full bath and 1 half bath. Spacious layout, and endless possibilities to make it your own. Property comes with outside storage shed for added functionality. Conveniently located near shopping, dining, schools, and major highways.

Key facts

• 6,534 sq ft lot
• Garage
• Built 1981

Property features AI

Finance

• Other: Road surface: asphalt; Road frontage: city street; County: Thomas - GA; Directions: Once in Thomasville, continue toward downtown and turn onto Davis Street to reach 204 Davis St; nearby landmarks include The Big Oak and Jack Hadley Black History Museums

Exterior

• Parking: Detached parking
• Utilities: Public water; Public sewer; Electricity available; Cable available; Phone available; Water available
• Home design: One-level property; Resale condition; Foundation details: see remarks; Construction materials: other; Roof: other
• Construction: Construction materials: other; Roof: other; Foundation details: see remarks; Property condition: resale
• Exterior features: Front porch; Exterior storage

Interior

• Kitchen: Eat-in kitchen; Appliances: Other
• Bedrooms: Three main-level bedrooms; Bedroom features: none specified
• Flooring: Carpet
• Bathrooms: One full bathroom; One half bathroom; One main-level full bathroom; One main-level half bathroom; Master bathroom: none specified
• Heating & cooling: Electric heating; Central air; Ceiling fan(s)
• Interior features: No common walls; Other interior features
• Laundry & utility: Laundry located in hall

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $140k.

Deal economics

• At list price, monthly cash flow is $272 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $140k).
• Recommended offer: $136k (3.0% below list) — sets the bar for market timing.
• Cap rate 8.6% 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: crime F, commute F, employment 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.
• Zoned schools: Macintyre Park Middle School (math 25% / reading 40%, grade F, #221 of 470 statewide, top 48%, 558 students, 92% FRL); Thomasville High School (math 17% / reading 32%, grade F, #184 of 424 statewide, top 48%, 797 students, 92% FRL) — zoned schools average 92% FRL vs 60% district-wide (31 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 203 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).
• This rent runs 37% of the median local income ($50k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $968 of loan paydown is wiped out by about $4k 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 33 days — a 3% lower offer ($136k) 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.
• Current owner paid $80k; list at $140k implies a 76% 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; moderate wildfire risk; extreme-heat days projected 7→20/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $135,799 (3.0% below list)

Questions for the listing agent

1. It's been on market 33 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: 1.12% ✓
• Cap rate: 8.62%
• Cash-on-cash: 8.31%
• DSCR: 1.37
• GRM: 7.4

CMA / ARV

• ARV (median comp): $142,467
• List price: $139,999
• Delta: -1.73%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1811 Fletcher St	0.20mi	3/1.0	936 (0%)	6mo	$156,000	$167	86
114 Elizabeth St	0.55mi	3/1.5	936 (0%)	3mo	$105,000	$112	70
1003 Wright St	0.55mi	3/1.0	948 (+1%)	9mo	$156,000	$165	65
311 Jones St	0.66mi	3/1.0	954 (+2%)	2mo	$16,500	$17	64
1501 Wright St	0.45mi	2/1.0 (-1)	936 (0%)	15mo	$70,500	$75	62
104 Neel St	0.69mi	2/1.0 (-1)	927 (-1%)	2mo	$20,000	$22	60
138 Augusta Ave	0.33mi	3/1.0	1,073 (+15%)	8mo	$118,000	$110	54
207 6th St	0.49mi	2/1.0 (-1)	891 (-5%)	12mo	$15,500	$17	54
108 School St	0.67mi	2/1.0 (-1)	880 (-6%)	8mo	$22,000	$25	47
801 Magnolia St	0.69mi	2/1.0 (-1)	1,040 (+11%)	8mo	$24,900	$24	37
622 Lester St	0.66mi	2/1.0 (-1)	1,040 (+11%)	11mo	$30,000	$29	36
218 Teddy St	0.58mi	2/2.0 (-1)	1,068 (+14%)	11mo	$45,500	$43	31

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: -3.6%
• Equity multiple: 0.86×
• Total profit: $-5,364
• Equity at exit: $20,874

10-year hold

• IRR: 6.1%
• Equity multiple: 1.45×
• Total profit: $17,699
• Equity at exit: $12,105

Cash invested: $39,200 (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 31792

• Home prices YoY: -29.0%
• Active inventory: 203
• Price-to-rent: 7.4×

Monthly cashflow live

• Estimated rent: $1,568 medium
• Mortgage (P&I): −$734
• Tax est. 1.5%: −$175 /mo · $2,100/yr
• Insurance: −$58
• HOA: −$0
• Vacancy / Maint / Mgmt: −$329
• Net cashflow: $272

Break-even live

Break-even rent $1,225

Max offer price $139,999

Occupancy floor 78%

Sensitivity live

Price	-10% $368	-5% $320	+0% $272	+5% $223	+10% $175
Rent	-10% $148	-5% $210	+0% $272	+5% $334	+10% $396
Rate	-1.0pp $342	-0.5pp $307	base $272	+0.5pp $235	+1.0pp $198

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: $35,000
• Closing costs: $4,200
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1720 S Pinetree Blvd Thomasville, GA	3.0	2.0	924	$1,150	$1.24	21d	1	0.91mi

Listing history 24 events

1. 2026-06-19
   days on market $139,999 Active 33 DOM
2. 2026-06-18
   days on market $139,999 Active 32 DOM
3. 2026-06-17
   days on market $139,999 Active 31 DOM
4. 2026-06-16
   days on market $139,999 Active 30 DOM
5. 2026-06-15
   days on market $139,999 Active 29 DOM
6. 2026-06-14
   pricedays on market $139,999 Active 27 DOM
7. 2026-06-12
   days on market $140,000 Active 26 DOM
8. 2026-06-09
   remarks 390-char remark
9. 2026-06-09
   days on market $140,000 Active 23 DOM
10. 2026-06-08
    days on market $140,000 Active 22 DOM
11. 2026-06-07
    days on market $140,000 Active 21 DOM
12. 2026-06-07
    days on market $140,000 Active 20 DOM
13. 2026-06-03
    days on market $140,000 Active 17 DOM
14. 2026-06-02
    days on market $140,000 Active 16 DOM
15. 2026-06-01
    days on market $140,000 Active 15 DOM
16. 2026-05-31
    days on market $140,000 Active 14 DOM
17. 2026-05-31
    days on market $140,000 Active 13 DOM
18. 2026-05-17
    listed $140,000 Active

    Show marketing remark (394 chars)

    Welcome to this charming property full of potential! This home is being sold AS-IS and offers a great opportunity for homeowners or investors alike. 3 bedroom, 1 full bath and 1 half bath. Spacious layout, and endless possibilities to make it your own. Property comes with outside storage shed for added functionality. Conveniently located near shopping, dining, schools, and major highways.

19. 2026-05-17
    listed $140,000 New 13-char remark

    Show marketing remark (394 chars)

    Welcome to this charming property full of potential! This home is being sold AS-IS and offers a great opportunity for homeowners or investors alike. 3 bedroom, 1 full bath and 1 half bath. Spacious layout, and endless possibilities to make it your own. Property comes with outside storage shed for added functionality. Conveniently located near shopping, dining, schools, and major highways.

20. 2026-05-13
    historical $140,000 13-char remark

    Show marketing remark (394 chars)

    Welcome to this charming property full of potential! This home is being sold AS-IS and offers a great opportunity for homeowners or investors alike. 3 bedroom, 1 full bath and 1 half bath. Spacious layout, and endless possibilities to make it your own. Property comes with outside storage shed for added functionality. Conveniently located near shopping, dining, schools, and major highways.

21. 2026-05-11
    price $140,000
22. 2026-05-11
    historical $150,000
23. 2008-01-01
    soldstatus $79,500
24. 2006-11-01
    soldstatus $57,000

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 5/10 Major
• 🌡 Heat 8/10 Severe 7 d/yr ≥108°F today · 20 d/yr by 30 yrs out
• 💨 Wind 8/10 Severe 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: $18,822
• − Mortgage interest: −$7,842
• − Property taxes: −$2,100
• − Insurance: −$700
• − Repairs & maintenance: −$1,506
• − Management: −$1,506
• − Depreciation: −$4,073
• Taxable income: $1,095
• Est. tax owed @ 24.0%: −$263
• After-tax cash flow: $2,996/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

+145.6% since first listed

9 events — show timeline

• 2026-06-13 Price Changed $139,999 FMLS
• 2026-06-13 Price Changed $139,999 GAMLS
• 2026-05-17 Listed $140,000 FMLS
• 2026-05-17 Listed $140,000 GAMLS
• 2026-05-13 Coming Soon $140,000 GAMLS
• 2026-05-11 Price Changed $140,000 FMLS
• 2026-05-11 Coming Soon $150,000 FMLS
• 2008-01-01 Sold (Public Records) $79,500 Public Records
• 2006-11-01 Sold (Public Records) $57,000 Public Records

Property tax history

+1.1%/yr

Latest (2025): $191 · -2.3% YoY. Source: county tax records.