313 Allen St · Thomasville, GA 31792

$95,000

4 bd · 2.0 ba · 1,600 sqft · SingleFamily public records · 19 Days on market

Built 1950 0.29 ac lot ↓ 6% since listing

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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
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• 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

Comfortable 4-bedroom, 2- bath home situated on a shaded lot with a two-car garage. Inside, you'll find hardwood floors throughout much of the home. Conveniently located and full of potential.

Key facts

• Shaded lot
• Two-car garage
• Hardwood floors

Tags

• HARDWOOD FLOORS
• SHADED LOT
• TWO-CAR GARAGE

Property features AI

Exterior

• Parking: 2-car covered garage; Open parking; Concrete parking surfaces
• Utilities: Public water connected; Public sewer connected
• Home design: Single-family residence; One-level / single story
• Construction: Frame construction; Built on a single story
• Exterior features: Shingle roof; Lot approximately 0.29 acres

Interior

• Kitchen: Range
• Flooring: Wood; Hardwood; Tile
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating; Central cooling
• Interior features: Range; Wood, hardwood, and tile flooring
• Laundry & utility: Dedicated laundry room

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $95k.

Deal economics

• At list price, monthly cash flow is $940 ($11k/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: $94k (1.5% below list) — sets the bar for market timing.
• Cap rate 18.2% 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: Jerger Elementary School (math 54% / reading 56%, grade C, #178 of 1,228 statewide, top 15%, 785 students, 25% FRL); 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).
• Market conditions: 206 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).
• At $1,908/mo this rent would consume 45% 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 19 days — a 2% lower offer ($94k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 4y ago; this cycle's ask has dropped $22k (19%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: built in 1950 — expect roof / HVAC / electrical / plumbing capex.
• 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 $93,575 (1.5% below list)

Questions for the listing agent

1. Built in 1950 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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: 2.01% ✓
• Cap rate: 18.17%
• Cash-on-cash: 42.42%
• DSCR: 2.89
• GRM: 4.1

CMA / ARV

• ARV (on-the-fly): $54,400
• Comps found: 1

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
400 Wolfe St	0.24mi	3/2.0 (-1)	1,404 (-12%)	12mo	$48,000	$34	54

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: 39.1%
• Equity multiple: 2.67×
• Total profit: $44,465
• Equity at exit: $14,165

10-year hold

• IRR: 45.5%
• Equity multiple: 5.35×
• Total profit: $115,723
• 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: 206
• Price-to-rent: 4.1×

Monthly cashflow live

• Estimated rent: $1,908 medium
• Mortgage (P&I): −$498
• Tax from tax record: −$29 /mo · $348/yr
• Insurance: −$40
• HOA: −$0
• Vacancy / Maint / Mgmt: −$401
• Net cashflow: $940

Break-even live

Break-even rent $717

Max offer price $95,000

Occupancy floor 46%

Sensitivity live

Price	-10% $994	-5% $967	+0% $940	+5% $913	+10% $886
Rent	-10% $790	-5% $865	+0% $940	+5% $1,016	+10% $1,091
Rate	-1.0pp $988	-0.5pp $964	base $940	+0.5pp $916	+1.0pp $891

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: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
306 Brighton St Thomasville, GA	3.0	2.0	1440	$1,800	$1.25	45d	1	1.33mi

Listing history 15 events

1. 2026-06-21
   days on market $95,000 Active 19 DOM
2. 2026-06-19
   days on market $95,000 Active 17 DOM
3. 2026-06-18
   days on market $95,000 Active 16 DOM
4. 2026-06-17
   price $95,000 Active 15 DOM
5. 2026-06-17
   days on market $117,000 Active 15 DOM
6. 2026-06-16
   days on market $117,000 Active 14 DOM
7. 2026-06-15
   days on market $117,000 Active 13 DOM
8. 2026-06-14
   days on market $117,000 Active 11 DOM
9. 2026-06-12
   days on market $117,000 Active 10 DOM
10. 2026-06-09
    days on market $117,000 Active 7 DOM
11. 2026-06-08
    days on market $117,000 Active 6 DOM
12. 2026-06-07
    days on market $117,000 Active 5 DOM
13. 2026-06-07
    days on market $117,000 Active 4 DOM
14. 2026-06-02
    remarks 192-char remark

    Show marketing remark (192 chars)

    Comfortable 4-bedroom, 2- bath home situated on a shaded lot with a two-car garage. Inside, you'll find hardwood floors throughout much of the home. Conveniently located and full of potential.

15. 2026-06-02
    listed $117,000 Active 1 DOM

    Show marketing remark (192 chars)

    Comfortable 4-bedroom, 2- bath home situated on a shaded lot with a two-car garage. Inside, you'll find hardwood floors throughout much of the home. Conveniently located and full of potential.

ⓘ 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: $348 · $29/mo
• Projected year-2 tax: $874 · $73/mo
• Expected delta: +$526/yr (+$44/mo · 151.0%)

ⓘ 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 4/10 Moderate
• 🌡 Heat 8/10 Severe 7 d/yr ≥108°F today · 19 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: $22,892
• − Mortgage interest: −$5,321
• − Property taxes: −$348
• − Insurance: −$475
• − Repairs & maintenance: −$1,831
• − Management: −$1,831
• − Depreciation: −$2,764
• Taxable income: $10,321
• Est. tax owed @ 24.0%: −$2,477
• After-tax cash flow: $8,806/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

-6.3% since first listed

6 events — show timeline

• 2026-06-02 Listed $117,000 MBOR
• 2026-06-02 Listed $117,000 TABRMLS
• 2022-08-29 Sold (Public Records) $126,525 Public Records
• 2022-08-26 Sold (MLS) $126,525 TABRMLS
• 2022-06-10 Listed $124,900 CATRS
• 2022-06-10 Listed $124,900 TABRMLS

Property tax history

+0.2%/yr

Latest (2025): $348 · +1.7% YoY. Source: county tax records.