301 Cleveland St · Thomson, GA 30824

$125,000

5 bd · 4.0 ba · 3,444 sqft · SingleFamily public records · 38 Days on market

Built 1900 1.05 ac lot Est $225k · 44% 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 +28.7/30.0
• ARV discount +15.0/15.0
• DSCR +10.0/10.0
• 1% rule +8.4/10.0
• Livability +3.1/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.3/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

As-Is Historic Home on 1.05 Acres in the Heart of Downtown Thomson Have you dreamed of restoring a piece of history--bringing new life to a home that has witnessed more than a century of stories unfold? Built in 1900, this 3,444 sq. ft. architectural treasure invites you to do exactly that. Filled with character, craftsmanship, and timeless Southern charm, this residence offers a rare opportunity to own a true part of Thomson's historic landscape. Inside, you'll find five spacious bedrooms, each featuring its own fireplace and original hardwood details. Four bathrooms are ready for complete redesign, offering a blank canvas for your vision. The home features a formal living room and formal dining room, ideal for gathering with loved ones. The dining room is further elevated by unique built-in cabinetry--a rare and beautiful architectural detail--and original old doors that showcase the home's historic craftsmanship and add unmistakable character. The kitchen awaits revitalization, ready to become the heart of the home once again. The spacious laundry room/mudroom, wrapped in detailed pine walls, brings warmth and charm. A light-filled sunroom provides the perfect space for an office, breakfast nook, or peaceful retreat. A screened-in porch invites quiet evenings listening to the wind move through the magnolia leaves. Outdoors, the property's beautiful, covered porches, rich with history, serve as welcoming extensions of the home. The grounds include a small guest cottage, weathered by time and in need of repair--including the removal of a fallen tree--but overflowing with potential. An old cookhouse and a historic garage further highlight the property's unique charm. Every structure, every path, every inch of this property tells a story. For the right vision, this will be more than a renovation-- it will be the restoration of a legacy.

Key facts

• Original old doors
• Formal dining room
• Formal living room

Tags

• 1.05 ACRES
• FORMAL LIVING ROOM
• FORMAL DINING ROOM
• UNIQUE BUILT-IN CABINETRY
• ORIGINAL OLD DOORS
• SPACIOUS LAUNDRY ROOM

What this means for you Summary

Snapshot

• This is a 5-bed/4.0-bath single-family listed at $125k.

Deal economics

• At list price, monthly cash flow is $417 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $125k).
• Recommended offer: $121k (3.0% below list) — sets the bar for market timing.
• Cap rate 10.3% vs local median 3.8% in Thomson — 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 61/100 on livability (#357 in GA) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+; Watch: crime C-, health & safety C-, schools F.
• Mcduffie County (rural): math 12% / reading 19% proficiency, ranked #156 of 174 in GA (top 90%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 65% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: 191 active listings in the ZIP; 64 units permitted in McDuffie County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $864 of loan paydown is wiped out by about $4k of value loss. Plan a longer hold.
• McDuffie County population projected at -18% 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 $35k cash investment doubles in ~9 years — after that, you're playing with house money.

Negotiation context

• It's been on market 38 days — a 3% lower offer ($121k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts; this cycle's ask has dropped $25k (17%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $60k; list at $125k implies a 110% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1900 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major wind risk, 59% 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 $121,250 (3.0% below list)

Questions for the listing agent

1. It's been on market 38 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1900 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
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: 1.34% ✓
• Cap rate: 10.30%
• Cash-on-cash: 14.31%
• DSCR: 1.64
• GRM: 6.2

CMA / ARV

• ARV (median comp): $224,752
• List price: $125,000
• Delta: -33.26%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
208 W W. Hall St	0.34mi	5/4.0	3,893 (+13%)	8mo	$275,900	$71	55

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: 4.7%
• Equity multiple: 1.18×
• Total profit: $6,384
• Equity at exit: $18,638

10-year hold

• IRR: 14.2%
• Equity multiple: 2.14×
• Total profit: $40,000
• Equity at exit: $10,808

Cash invested: $35,000 (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 30824

• Home prices YoY: -7.3%
• Active inventory: 191
• Price-to-rent: 6.2×

Monthly cashflow live

• Estimated rent: $1,672 medium
• Mortgage (P&I): −$656
• Tax from tax record: −$196 /mo · $2,351/yr
• Insurance: −$52
• HOA: −$0
• Vacancy / Maint / Mgmt: −$351
• Net cashflow: $417

Break-even live

Break-even rent $1,144

Max offer price $125,000

Occupancy floor 70%

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: $31,250
• Closing costs: $3,750
• Reserves months: —
• Total cash needed: —

Listing history 22 events

1. 2026-06-18
   days on market $125,000 Active 38 DOM
2. 2026-06-17
   days on market $125,000 Active 37 DOM
3. 2026-06-16
   days on market $125,000 Active 36 DOM
4. 2026-06-15
   days on market $125,000 Active 35 DOM
5. 2026-06-13
   days on market $125,000 Active 33 DOM
6. 2026-06-12
   pricedays on market $125,000 Active 32 DOM
7. 2026-06-09
   days on market $150,000 Active 29 DOM
8. 2026-06-08
   days on market $150,000 Active 28 DOM
9. 2026-06-07
   days on market $150,000 Active 27 DOM
10. 2026-06-07
    days on market $150,000 Active 26 DOM
11. 2026-06-04
    days on market $150,000 Active 23 DOM
12. 2026-06-02
    days on market $150,000 Active 22 DOM
13. 2026-06-01
    days on market $150,000 Active 21 DOM
14. 2026-05-31
    days on market $150,000 Active 20 DOM
15. 2026-05-31
    days on market $150,000 Active 19 DOM
16. 2026-05-11
    historical
17. 2026-03-11
    listed $150,000 Active

    Show marketing remark (1867 chars)

    As-Is Historic Home on 1.05 Acres in the Heart of Downtown Thomson Have you dreamed of restoring a piece of history--bringing new life to a home that has witnessed more than a century of stories unfold? Built in 1900, this 3,444 sq. ft. architectural treasure invites you to do exactly that. Filled with character, craftsmanship, and timeless Southern charm, this residence offers a rare opportunity to own a true part of Thomson's historic landscape. Inside, you'll find five spacious bedrooms, each featuring its own fireplace and original hardwood details. Four bathrooms are ready for complete redesign, offering a blank canvas for your vision. The home features a formal living room and formal dining room, ideal for gathering with loved ones. The dining room is further elevated by unique built-in cabinetry--a rare and beautiful architectural detail--and original old doors that showcase the home's historic craftsmanship and add unmistakable character. The kitchen awaits revitalization, ready to become the heart of the home once again. The spacious laundry room/mudroom, wrapped in detailed pine walls, brings warmth and charm. A light-filled sunroom provides the perfect space for an office, breakfast nook, or peaceful retreat. A screened-in porch invites quiet evenings listening to the wind move through the magnolia leaves. Outdoors, the property's beautiful, covered porches, rich with history, serve as welcoming extensions of the home. The grounds include a small guest cottage, weathered by time and in need of repair--including the removal of a fallen tree--but overflowing with potential. An old cookhouse and a historic garage further highlight the property's unique charm. Every structure, every path, every inch of this property tells a story. For the right vision, this will be more than a renovation-- it will be the restoration of a legacy.

18. 2026-03-11
    listed $150,000 New 1867-char remark

    Show marketing remark (1867 chars)

    As-Is Historic Home on 1.05 Acres in the Heart of Downtown Thomson Have you dreamed of restoring a piece of history--bringing new life to a home that has witnessed more than a century of stories unfold? Built in 1900, this 3,444 sq. ft. architectural treasure invites you to do exactly that. Filled with character, craftsmanship, and timeless Southern charm, this residence offers a rare opportunity to own a true part of Thomson's historic landscape. Inside, you'll find five spacious bedrooms, each featuring its own fireplace and original hardwood details. Four bathrooms are ready for complete redesign, offering a blank canvas for your vision. The home features a formal living room and formal dining room, ideal for gathering with loved ones. The dining room is further elevated by unique built-in cabinetry--a rare and beautiful architectural detail--and original old doors that showcase the home's historic craftsmanship and add unmistakable character. The kitchen awaits revitalization, ready to become the heart of the home once again. The spacious laundry room/mudroom, wrapped in detailed pine walls, brings warmth and charm. A light-filled sunroom provides the perfect space for an office, breakfast nook, or peaceful retreat. A screened-in porch invites quiet evenings listening to the wind move through the magnolia leaves. Outdoors, the property's beautiful, covered porches, rich with history, serve as welcoming extensions of the home. The grounds include a small guest cottage, weathered by time and in need of repair--including the removal of a fallen tree--but overflowing with potential. An old cookhouse and a historic garage further highlight the property's unique charm. Every structure, every path, every inch of this property tells a story. For the right vision, this will be more than a renovation-- it will be the restoration of a legacy.

19. 2026-03-11
    listed $150,000 Active

    Show marketing remark (1867 chars)

    As-Is Historic Home on 1.05 Acres in the Heart of Downtown Thomson Have you dreamed of restoring a piece of history--bringing new life to a home that has witnessed more than a century of stories unfold? Built in 1900, this 3,444 sq. ft. architectural treasure invites you to do exactly that. Filled with character, craftsmanship, and timeless Southern charm, this residence offers a rare opportunity to own a true part of Thomson's historic landscape. Inside, you'll find five spacious bedrooms, each featuring its own fireplace and original hardwood details. Four bathrooms are ready for complete redesign, offering a blank canvas for your vision. The home features a formal living room and formal dining room, ideal for gathering with loved ones. The dining room is further elevated by unique built-in cabinetry--a rare and beautiful architectural detail--and original old doors that showcase the home's historic craftsmanship and add unmistakable character. The kitchen awaits revitalization, ready to become the heart of the home once again. The spacious laundry room/mudroom, wrapped in detailed pine walls, brings warmth and charm. A light-filled sunroom provides the perfect space for an office, breakfast nook, or peaceful retreat. A screened-in porch invites quiet evenings listening to the wind move through the magnolia leaves. Outdoors, the property's beautiful, covered porches, rich with history, serve as welcoming extensions of the home. The grounds include a small guest cottage, weathered by time and in need of repair--including the removal of a fallen tree--but overflowing with potential. An old cookhouse and a historic garage further highlight the property's unique charm. Every structure, every path, every inch of this property tells a story. For the right vision, this will be more than a renovation-- it will be the restoration of a legacy.

20. 2017-11-20
    soldstatus $59,500
21. 2015-04-08
    soldstatus $40,000
22. 1997-02-17
    soldstatus $81,100

ⓘ 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: $2,351 · $196/mo
• Projected year-2 tax: $2,351 · $196/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 4/10 Moderate
• 🌡 Heat 6/10 Major 7 d/yr ≥106°F today · 18 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 59% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $20,066
• − Mortgage interest: −$7,002
• − Property taxes: −$2,351
• − Insurance: −$625
• − Repairs & maintenance: −$1,605
• − Management: −$1,605
• − Depreciation: −$3,636
• Taxable income: $3,241
• Est. tax owed @ 24.0%: −$778
• After-tax cash flow: $4,232/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: Mcduffie County
• NCES district ID: 1303570
• Math proficiency: 12% ▼ -15.00%
• Reading proficiency: 19% ▼ -8.00%
• Median HH income: $37,658
• Composite: 12.98/100
• National rank: #9570
• State rank: #156 of 174 in GA

Livability — Thomson

• Score: 61/100
• State rank: #357
• US rank: #18372

Category grades

Amenities F Commute F Cost of living A+ Crime C- Employment F Housing A+ Health & safety C- User ratings A

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Thomson, GA
• Population (ZIP): 17,181

Population outlook (McDuffie County) Hauer SSP2

• Today (2025): 20,590 people
• By 2030: 19,922 · -3.2%
• By 2040: 18,451 · -10.4%
• By 2050: 16,898 · -17.9%
• By 2075: 13,647 · -33.7%
• By 2100: 10,421 · -49.4%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.56)
• Race & ethnicity: White 49% Black 46% Hispanic / Latino 4% Two or more races 2%
• Common ancestry: Lithuanian 2% Italian 1% Slovak 1%
• Foreign-born: 2% · Canada
• Languages at home: 97% English-only · Spanish 2%

Political lean MEDSL · McDuffie

• 2024 margin: Strong R (+24.9) · D 37.4% · R 62.3%
• 2008→2024 swing: -10.0pp toward R · 2008: -14.9pp · 2024: -24.9pp
• All cycles: 2024: R+24.9 2020: R+19.1 2016: R+18.7 2012: R+15.0 2008: R+14.9

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -19.21%
• Current HPI: 243.7734
• 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

+85.0% since first listed

7 events — show timeline

• 2026-05-11 Listing Removed — Hive MLS
• 2026-03-11 Listed $150,000 Hive MLS
• 2026-03-11 Listed $150,000 GAMLS
• 2026-03-11 Listed $150,000 Hive MLS
• 2017-11-20 Sold (Public Records) $59,500 Public Records
• 2015-04-08 Sold (Public Records) $40,000 Public Records
• 1997-02-17 Sold (Public Records) $81,100 Public Records

Property tax history

+4.7%/yr

Latest (2025): $2,351 · +3.9% YoY. Source: county tax records.