520 E Webster St · Thomasville, GA 31792

$169,500

3 bd · 2.0 ba · 1,260 sqft · SingleFamily public records · 5 Days on market

Built 1978 7,405 sqft lot Est $214k · 21% under

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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 +25.2/30.0
• ARV discount +15.0/15.0
• DSCR +8.3/10.0
• 1% rule +5.2/10.0
• 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

Welcome home to this beautiful home that has been remodeled and ready to go for a new family. New paint, new flooring, new electrical fixtures, new kitchen appliances, new roof. Turn key, ready to go, super cute home . Low or no money down financing options are available, Call your favorite agent today to take a look. Click here for virtual tour: https://my. matterport.com/show/ ?m=H7QmgA1Gyca & mls=1

Key facts

• Remodeled
• New flooring
• New paint

Tags

• REMODELED
• NEW PAINT
• NEW FLOORING
• NEW ELECTRICAL FIXTURES
• NEW KITCHEN APPLIANCES
• NEW ROOF

Property features AI

Exterior

• Parking: Open parking; Concrete parking surface
• Utilities: Public water
• Home design: Single-family residence; Residential property
• Construction: Vinyl siding; Shingle roof; Built as a single-story residence
• Exterior features: Front porch

Interior

• Flooring: Carpet; Tile
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating; Cooling system
• Interior features: Carpet flooring; Tile flooring
• Laundry & utility: Shared/common area laundry

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $170k.

Deal economics

• At list price, monthly cash flow is $379 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $170k).
• Cap rate 9.0% 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: 203 active listings in the ZIP; 6 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 100% of comp listings sitting > 30 days — soft ceiling on asking rent; 213 units permitted in Thomas County in 2024 (72 in 5+ unit buildings).
• This rent runs 41% 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 $1k of loan paydown is wiped out by about $5k 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

• Only 5 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 sale attempts since 13y ago 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 $28k; list at $170k implies a 501% 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 $169,500

Questions for the listing agent

1. Built in 1978 — 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: 1.02% ✓
• Cap rate: 8.98%
• Cash-on-cash: 9.58%
• DSCR: 1.43
• GRM: 8.1

CMA / ARV

• ARV (on-the-fly): $214,200
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1022 N Dawson St	0.38mi	3/1.5	1,270 (+1%)	1mo	$220,000	$173	78
309 N Mitchell St	0.27mi	3/1.5	1,287 (+2%)	16mo	$245,000	$190	68
614 N Stevens St	0.65mi	3/2.0	1,327 (+5%)	5mo	$225,000	$170	57
402 E Washington St	0.43mi	3/1.5	1,350 (+7%)	12mo	$300,000	$222	56
427 Myrtle Dr	0.39mi	4/2.0 (+1)	1,152 (-9%)	9mo	$292,500	$254	55
601 E Washington St	0.36mi	2/2.0 (-1)	1,372 (+9%)	13mo	$310,000	$226	52
108 Woodland Dr	0.41mi	4/2.0 (+1)	1,346 (+7%)	15mo	$193,000	$143	52
1307 N Dawson St	0.54mi	3/1.0	1,112 (-12%)	5mo	$80,000	$72	47
1109 N Young St	0.57mi	2/1.0 (-1)	1,302 (+3%)	14mo	$105,000	$81	47
315 Claire Dr	0.64mi	2/1.0 (-1)	1,200 (-5%)	12mo	$90,000	$75	43
915 N Crawford St	0.46mi	3/1.0	1,108 (-12%)	14mo	$35,000	$32	43
1110 N Young St	0.54mi	2/1.0 (-1)	1,104 (-12%)	7mo	$137,500	$125	40

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: -1.9%
• Equity multiple: 0.93×
• Total profit: $-3,416
• Equity at exit: $25,273

10-year hold

• IRR: 7.7%
• Equity multiple: 1.58×
• Total profit: $27,762
• Equity at exit: $14,655

Cash invested: $47,460 (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: 8.1×

Monthly cashflow live

• Estimated rent: $1,736 high
• Mortgage (P&I): −$889
• Tax from tax record: −$33 /mo · $394/yr
• Insurance: −$71
• HOA: −$0
• Vacancy / Maint / Mgmt: −$365
• Net cashflow: $379

Break-even live

Break-even rent $1,256

Max offer price $169,500

Occupancy floor 73%

Sensitivity live

Price	-10% $475	-5% $427	+0% $379	+5% $331	+10% $283
Rent	-10% $242	-5% $310	+0% $379	+5% $447	+10% $516
Rate	-1.0pp $464	-0.5pp $422	base $379	+0.5pp $335	+1.0pp $290

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: $42,375
• Closing costs: $5,085
• Reserves months: —
• Total cash needed: —

Rent comps 6 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
209 E Monroe St Unit 1 Thomasville, GA	2.0	1.0	1236	$1,500	$1.21	44d	1	0.43mi
403 Remington Ave Thomasville, GA	2.0	1.0	891	$1,575	$1.77	44d	1	0.76mi
100 Pine St Thomasville, GA	2.0	2.5	1216	$1,550	$1.27	44d	1	0.90mi
306 Brighton St Thomasville, GA	3.0	2.0	1440	$1,800	$1.25	44d	1	1.21mi
220 Covington Ave Thomasville, GA	1.0–3.0	1.0–2.0	1014	$1,350	$1.33	44d	10	1.23mi
1388 N Pinetree Blvd Thomasville, GA	3.0	2.0	1216	$1,300	$1.07	44d	1	1.47mi

Listing history 5 events

1. 2026-06-17
   days on market $169,500 Active 5 DOM
2. 2026-06-16
   days on market $169,500 Active 4 DOM
3. 2026-06-15
   days on market $169,500 Active 3 DOM
4. 2026-06-12
   remarks 404-char remark
5. 2026-06-12
   listed $169,500 Active 1 DOM

ⓘ 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: $394 · $33/mo
• Projected year-2 tax: $1,559 · $130/mo
• Expected delta: +$1,166/yr (+$97/mo · 295.9%)

ⓘ 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: $20,829
• − Mortgage interest: −$9,495
• − Property taxes: −$394
• − Insurance: −$848
• − Repairs & maintenance: −$1,666
• − Management: −$1,666
• − Depreciation: −$4,931
• Taxable income: $1,830
• Est. tax owed @ 24.0%: −$439
• After-tax cash flow: $4,108/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

+500.7% since first listed

4 events — show timeline

• 2026-06-12 Listed $169,500 TABRMLS
• 2013-04-15 Sold (Public Records) $465,000 Public Records
• 2013-04-15 Listed $28,216 TABRMLS
• 2013-04-15 Sold (MLS) $28,216 TABRMLS

Property tax history

+8.4%/yr

Latest (2025): $394 · +1.4% YoY. Source: county tax records.