212 Teddy St · Thomasville, GA 31792

$109,900

2 bd · 1.0 ba · 760 sqft · SingleFamily public records · 81 Days on market

Built 1961 4,791 sqft lot $145/sqft · 95% above area

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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
• DSCR +10.0/10.0
• 1% rule +9.2/10.0
• 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

Small single story, 2 bedroom 1 bath cottage with vinyl exterior. A perfect small home for an investor or small family. Featuring LVP flooring, full appliances as well as covered front porch. Call today to schedule your showing!

Key facts

• Covered front porch
• Lvp flooring
• Vinyl exterior

Tags

• VINYL EXTERIOR
• LVP FLOORING
• COVERED FRONT PORCH

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $110k.

Deal economics

• At list price, monthly cash flow is $588 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $110k).
• Recommended offer: $103k (6.0% below list) — sets the bar for market timing.
• Cap rate 12.7% 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: schools D, crime F, commute 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.
• Market conditions: 206 active listings in the ZIP; 2 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 $760 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 $31k cash investment doubles in ~6 years — after that, you're playing with house money.

Negotiation context

• It's been on market 81 days — a 6% lower offer ($103k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 3y ago; this cycle's ask has dropped $10k (8%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $65k; list at $110k implies a 69% 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; extreme-heat days projected 7→19/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $103,306 (6.0% below list)

Questions for the listing agent

1. It's been on market 81 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Built in 1961 — 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 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?
6. 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?
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: 1.42% ✓
• Cap rate: 12.71%
• Cash-on-cash: 22.92%
• DSCR: 2.02
• GRM: 5.9

CMA / ARV

• ARV (median comp): $57,001
• List price: $109,900
• Delta: 92.80%
• Verdict: OVERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 5 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
108 5th Ave	0.50mi	2/1.0	750 (-1%)	2mo	$143,900	$192	72
204 Bibb Ln	0.09mi	1/1.0 (-1)	675 (-11%)	2mo	$13,700	$20	71
611 N Martin Luther King Dr	0.46mi	2/1.0	750 (-1%)	12mo	$144,900	$193	66
110 4th Ave	0.46mi	1/1.0 (-1)	726 (-4%)	8mo	$54,000	$74	59
131 Florida Ave	0.39mi	2/1.0	864 (+14%)	10mo	$37,000	$43	50

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: 15.8%
• Equity multiple: 1.64×
• Total profit: $19,579
• Equity at exit: $16,386

10-year hold

• IRR: 24.4%
• Equity multiple: 3.11×
• Total profit: $65,060
• Equity at exit: $9,502

Cash invested: $30,772 (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: 5.9×

Monthly cashflow live

• Estimated rent: $1,560 medium
• Mortgage (P&I): −$576
• Tax from tax record: −$23 /mo · $271/yr
• Insurance: −$46
• HOA: −$0
• Vacancy / Maint / Mgmt: −$328
• Net cashflow: $588

Break-even live

Break-even rent $816

Max offer price $109,900

Occupancy floor 57%

Sensitivity live

Price	-10% $650	-5% $619	+0% $588	+5% $557	+10% $526
Rent	-10% $465	-5% $526	+0% $588	+5% $649	+10% $711
Rate	-1.0pp $643	-0.5pp $616	base $588	+0.5pp $559	+1.0pp $530

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: $27,475
• Closing costs: $3,297
• Reserves months: —
• Total cash needed: —

Rent comps 2 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	22d	1	1.23mi
403 Remington Ave Thomasville, GA	2.0	1.0	891	$1,575	$1.77	45d	1	1.23mi

Listing history 24 events

1. 2026-06-21
   days on market $109,900 Active 81 DOM
2. 2026-06-19
   days on market $109,900 Active 79 DOM
3. 2026-06-18
   days on market $109,900 Active 78 DOM
4. 2026-06-17
   days on market $109,900 Active 77 DOM
5. 2026-06-16
   days on market $109,900 Active 76 DOM
6. 2026-06-15
   days on market $109,900 Active 75 DOM
7. 2026-06-14
   days on market $109,900 Active 73 DOM
8. 2026-06-12
   days on market $109,900 Active 72 DOM
9. 2026-06-09
   days on market $109,900 Active 69 DOM
10. 2026-06-08
    days on market $109,900 Active 68 DOM
11. 2026-06-07
    days on market $109,900 Active 67 DOM
12. 2026-06-07
    days on market $109,900 Active 66 DOM
13. 2026-06-03
    pricedays on market $109,900 Active 63 DOM
14. 2026-06-02
    days on market $119,900 Active 62 DOM
15. 2026-06-01
    days on market $119,900 Active 61 DOM
16. 2026-05-31
    days on market $119,900 Active 60 DOM
17. 2026-05-31
    days on market $119,900 Active 59 DOM
18. 2026-04-01
    listed $119,900 Active 228-char remark

    Show marketing remark (228 chars)

    Small single story, 2 bedroom 1 bath cottage with vinyl exterior. A perfect small home for an investor or small family. Featuring LVP flooring, full appliances as well as covered front porch. Call today to schedule your showing!

19. 2023-10-19
    price $117,000
20. 2023-10-11
    price $124,000
21. 2023-09-06
    listed $135,000 Active
22. 2023-08-31
    listed $135,000 Active
23. 2002-02-01
    soldstatus $65,000
24. 1976-12-01
    soldstatus $8,000

ⓘ 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: $271 · $23/mo
• Projected year-2 tax: $1,011 · $84/mo
• Expected delta: +$740/yr (+$62/mo · 272.8%)

ⓘ 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 2/10 Low
• 🌡 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: $18,721
• − Mortgage interest: −$6,156
• − Property taxes: −$271
• − Insurance: −$550
• − Repairs & maintenance: −$1,498
• − Management: −$1,498
• − Depreciation: −$3,197
• Taxable income: $5,552
• Est. tax owed @ 24.0%: −$1,332
• After-tax cash flow: $5,721/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

+1398.8% since first listed

7 events — show timeline

• 2026-04-01 Listed $119,900 TABRMLS
• 2023-10-19 Price Changed $117,000 TABRMLS
• 2023-10-11 Price Changed $124,000 TABRMLS
• 2023-09-06 Listed $135,000 TABRMLS
• 2023-08-31 Listed $135,000 TABRMLS
• 2002-02-01 Sold (Public Records) $65,000 Public Records
• 1976-12-01 Sold (Public Records) $8,000 Public Records

Property tax history

+9.7%/yr

Latest (2025): $271 · +6.0% YoY. Source: county tax records.