320 Parkway Dr · Thomaston, GA 30286

$159,900

3 bd · 2.0 ba · 1,393 sqft · SingleFamily public records · 2 Days on market

Built 1936 0.40 ac lot Est $201k · 20% under

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Why this score? — see what drove the D- 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).

• ARV discount +15.0/15.0
• Cash flow +7.7/30.0
• Livability +2.9/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.1/10.0
• 1% rule +1.8/10.0
• DSCR +1.8/10.0
• Appreciation +0.0/10.0

Listing remarks

New to the Market!!! 4 bedroom 2 bath brick 1 1/2 story home situated on a nice corner lot overlooking the park that needs some TLC. House has a large living room with fireplace (gas logs), dining room, kitchen with plenty of cabinets, stove, refrigerator, breakfast area, oversized laundry room, hardwood floors, central heat and air, small unfinished basement area. Outside of home features a large double carport, 2 small out buildings. This home has the character but needs your special touch. Call today for a showing.

Key facts

• Large living room
• Dining room
• Corner lot

Tags

• CORNER LOT
• OVERLOOKING THE PARK
• LARGE LIVING ROOM
• FIREPLACE
• DINING ROOM
• BREAKFAST AREA

Property features AI

Finance

• Other: Property listed as resale
• HOA & community: No homeowners association; Community amenities include park, playground, sidewalks, street lights, walk-to-schools, and nearby shopping

Exterior

• Parking: Carport; Off-street parking
• Utilities: Public water; Public sewer; Electricity available; Natural gas available; Sewer connected; Water available
• Home design: Single-family residential house; One and one-half story
• Construction: Built in 1936; Brick construction; Metal roof; Unfinished partial basement
• Exterior features: Corner lot; Outbuilding on the property

Interior

• Kitchen: Refrigerator included
• Bedrooms: 4 bedrooms total, 2 located on the main level
• Flooring: Hardwood flooring; Vinyl flooring
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating; Central air conditioning; Ceiling fans
• Interior features: Tile baths; Family room; Basement with interior entry — partial and unfinished; Gas log fireplace in the family room
• Laundry & utility: Laundry room; Laundry features listed as 'Other'

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $160k.

Deal economics

• At list price, monthly cash flow is $-185 ($-2k/yr) — negative.
• To cash-flow at today's rent, offer at most $127k (20.4% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $110k (31.5% below list).
• Recommended offer: $110k (31.5% below list) — sets the bar for 1% rule.
• Cap rate 4.9% vs local median 4.0% in Thomaston — meaningfully above typical; check what's discounted (condition, days-on-market, listing class) to confirm the premium yield is real.

Location & tenants

• Location reads 57/100 on livability (#455 in GA) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, housing A-; Watch: crime C-, amenities F, commute F.
• Thomaston-Upson County (rural): math 26% / reading 26% proficiency, ranked #123 of 174 in GA (top 71%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 60% free/reduced lunch — lower-income household profile, screen leases tightly.
• Zoned schools: Upson-Lee Primary School (1,049 students, 95% FRL); Upson-Lee Middle School (math 22% / reading 32%, grade F, #271 of 470 statewide, top 60%, 927 students, 83% FRL); Upson-Lee High School (math 18% / reading 17%, grade F, #264 of 424 statewide, top 63%, 1,178 students, 70% FRL) — zoned schools average 83% FRL vs 60% district-wide (23 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 202 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 111 units permitted in Upson County in 2024 (0 in 5+ unit buildings).

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.
• Upson County population projected at -27% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.

Negotiation context

• Only 2 days on market — expect competitive offers; lowballing is unlikely to land.

Risks & watch-outs

• Watch-outs: built in 1936 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major wind risk, 65% 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 $109,500 (31.5% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. Built in 1936 — 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. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
6. 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.
7. 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.
8. 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: 0.68% ✗
• Cap rate: 4.91%
• Cash-on-cash: -4.95%
• DSCR: 0.78
• GRM: 12.2

CMA / ARV

• ARV (on-the-fly): $200,592
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
620 E Lee St	0.50mi	3/2.0	1,400 (+0%)	3mo	$205,000	$146	73
309 W Thompson St W	0.47mi	3/2.0	1,377 (-1%)	7mo	$196,000	$142	70
127 3rd St	0.41mi	3/2.0	1,380 (-1%)	19mo	$180,000	$130	64
417 Howell St	0.54mi	3/1.0	1,475 (+6%)	4mo	$212,000	$144	58
410 Barnesville St	0.37mi	3/2.0	1,272 (-9%)	20mo	$146,000	$115	52
105 Avenue L Ave	0.48mi	2/2.0 (-1)	1,413 (+1%)	22mo	$58,000	$41	52
310 Triune Mill Rd	0.39mi	3/1.0	1,258 (-10%)	13mo	$200,850	$160	51
97 Third St	0.67mi	3/1.0	1,368 (-2%)	14mo	$99,000	$72	50
603 E Main St	0.21mi	2/2.0 (-1)	1,590 (+14%)	21mo	$185,000	$116	44
306A Jackson Ave	0.63mi	4/2.0 (+1)	1,486 (+7%)	17mo	$230,000	$155	40
175 Saw Mill Ct	0.59mi	3/2.0	1,197 (-14%)	15mo	$215,000	$180	36
135 Glenview Way Lot 8	0.56mi	4/2.0 (+1)	1,601 (+15%)	19mo	$267,900	$167	28

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: -24.7%
• Equity multiple: 0.16×
• Total profit: $-37,691
• Equity at exit: $23,842

10-year hold

• IRR: -20.5%
• Equity multiple: -0.07×
• Total profit: $-48,038
• Equity at exit: $13,825

Cash invested: $44,772 (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 30286

• Home prices YoY: -14.7%
• Active inventory: 202
• Price-to-rent: 12.2×

Monthly cashflow live

• Estimated rent: $1,095 medium
• Mortgage (P&I): −$839
• Tax from tax record: −$145 /mo · $1,735/yr
• Insurance: −$67
• HOA: −$0
• Vacancy / Maint / Mgmt: −$230
• Net cashflow: $-185

Break-even live

Break-even rent $1,329

Max offer price $127,275

Occupancy floor —

Sensitivity live

Price	-10% $-94	-5% $-139	+0% $-185	+5% $-230	+10% $-275
Rent	-10% $-271	-5% $-228	+0% $-185	+5% $-141	+10% $-98
Rate	-1.0pp $-104	-0.5pp $-144	base $-185	+0.5pp $-226	+1.0pp $-268

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: $39,975
• Closing costs: $4,797
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
705 Barnesville St Thomaston, GA	3.0	1.0	936	$1,095	$1.17	3d	1	0.52mi

Listing history 2 events

1. 2026-05-04
   status Under Contract
2. 2026-04-30
   listed $159,900 New

ⓘ 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: $1,735 · $145/mo
• Projected year-2 tax: $1,735 · $145/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 3/10 Moderate
• 🌡 Heat 7/10 Severe 7 d/yr ≥108°F today · 18 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 65% chance of damaging wind over 30 yrs
• 🫁 Air quality 3/10 Moderate 2 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $13,140
• − Mortgage interest: −$8,957
• − Property taxes: −$1,735
• − Insurance: −$800
• − Repairs & maintenance: −$1,051
• − Management: −$1,051
• − Depreciation: −$4,652
• Taxable loss: −$5,105
• Est. tax savings @ 24.0%: +$1,225
• After-tax cash flow: $-991/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: Thomaston-Upson County
• NCES district ID: 1305280
• Math proficiency: 26% ▼ -14.00%
• Reading proficiency: 26% ▼ -6.00%
• Median HH income: $34,757
• Composite: 21.44/100
• National rank: #8338
• State rank: #123 of 174 in GA

Livability — Thomaston

• Score: 57/100
• State rank: #455
• US rank: #21482

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Thomaston, GA
• City population: 24,616
• Population (ZIP): 24,616

Population outlook (Upson County) Hauer SSP2

• Today (2025): 24,396 people
• By 2030: 23,158 · -5.1%
• By 2040: 20,522 · -15.9%
• By 2050: 17,828 · -26.9%
• By 2075: 12,216 · -49.9%
• By 2100: 7,779 · -68.1%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (65%)
• Race & ethnicity: White 65% Black 27% Two or more races 4% Hispanic / Latino 3%
• Common ancestry: Italian 1% Slovak 1% Serbian 1%
• Foreign-born: 2% · Canada
• Languages at home: 98% English-only · Spanish 1%

Political lean MEDSL · Upson

• 2024 margin: Solid R (+39.7) · D 30.0% · R 69.7%
• 2008→2024 swing: -11.5pp toward R · 2008: -28.3pp · 2024: -39.7pp
• All cycles: 2024: R+39.7 2020: R+34.1 2016: R+35.0 2012: R+29.1 2008: R+28.3

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -54.56%
• Current HPI: 316.6771
• 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

2 events — show timeline

• 2026-05-04 Pending — GAMLS
• 2026-04-30 Listed $159,900 GAMLS

Property tax history

+3.7%/yr

Latest (2025): $1,735 · -1.9% YoY. Source: county tax records.