71 W Thigpen Ave · Lakeland, GA 31635

$179,900

3 bd · 2.0 ba · 1,728 sqft · SingleFamily public records · 45 Days on market

Built 1945 0.43 ac lot $104/sqft · 17% below area Est $217k · 17% 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
• Appreciation +7.2/10.0
• Schools +3.0/10.0
• Livability +3.0/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• DSCR +1.8/10.0
• 1% rule +1.5/10.0

Listing remarks MLS

Good-sized home located on a large shaded lot with mature pecan trees. Recently painted; numerous upgrades throughout the home. It has a metal roof, vinyl siding, and a separate workshop adjacent to a huge carport. Land is actually four separate lots.

Key facts

• 0.43 acre lot
• Listed 45 days

Property features AI

Finance

• Other:
• Financial info:
• HOA & community:

Exterior

• Parking:
• Security:
• Utilities: Public water; Public sewer
• Home design: Single-family residence (house); One-story
• Construction: Vinyl siding; Metal roof
• Exterior features: Irregular-shaped lot; Zoned RA

Interior

• Kitchen: Includes dishwasher and refrigerator
• Bedrooms:
• Flooring:
• Bathrooms: 2 full bathrooms
• Heating & cooling: Heat pump heating
• Interior features: Dishwasher; Refrigerator
• Laundry & utility:

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $180k.

Deal economics

• At list price, monthly cash flow is $-209 ($-3k/yr) — negative.
• To cash-flow at today's rent, offer at most $143k (20.6% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $117k (35.1% below list).
• Recommended offer: $117k (35.1% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 60/100 on livability (#379 in GA) — a middle-class / working-renter tenant base. Strengths: cost of living A+, crime B+, housing B+; Watch: health & safety D, amenities F, commute F.
• Lanier County (rural): math 33% / reading 38% proficiency, ranked #67 of 174 in GA (top 38%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases; 65% free/reduced lunch — lower-income household profile, screen leases tightly.
• Zoned schools: Lanier County Primary School (498 students, 86% FRL); Lanier County Middle School (math 27% / reading 41%, grade F, #201 of 470 statewide, top 44%, 413 students, 86% FRL); Lanier County High School (math 37% / reading 22%, grade F, #140 of 424 statewide, top 35%, 451 students, 86% FRL) — zoned schools average 86% FRL vs 65% district-wide (21 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 69 active listings in the ZIP; 3 comparable units currently listed for rent nearby; rentals at typical pace (median 23d on market — plan ~3-4 weeks tenant-placement turnaround); 35 units permitted in Lanier County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $9k of equity ($1k loan paydown + $8k appreciation (4.4% local appreciation)).
• By year 4, paydown + projected appreciation supports a ~$31k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 45 days — a 3% lower offer ($175k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 5y ago; this cycle's ask has dropped $10k (5%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $57k; list at $180k implies a 216% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1945 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; major wildfire risk; extreme-heat days projected 7→20/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $116,829 (35.1% 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. It's been on market 45 days. Have you received any prior offers? Is the seller open to a 35% concession, seller financing, or rate buy-down credit?
3. Built in 1945 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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. 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?
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: 0.65% ✗
• Cap rate: 4.90%
• Cash-on-cash: -4.99%
• DSCR: 0.78
• GRM: 12.8

CMA / ARV

• ARV (median comp): $217,025
• List price: $179,900
• Delta: -17.11%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
19 W Lee Ave	0.17mi	3/2.0	1,504 (-13%)	7mo	$227,500	$151	65
15 Studstill St	0.07mi	4/1.5 (+1)	1,554 (-10%)	10mo	$86,900	$56	65
39 N Pecan St	0.26mi	4/2.0 (+1)	1,558 (-10%)	4mo	$179,900	$115	63
56 N Temple St	0.59mi	4/2.0 (+1)	1,721 (-0%)	7mo	$287,000	$167	61
83 E Howell Dr	0.57mi	3/2.5	1,620 (-6%)	3mo	$165,250	$102	59
12 Herndon Xing	0.19mi	4/2.0 (+1)	1,537 (-11%)	14mo	$255,000	$166	56
79 W Thigpen Ave	0.04mi	3/2.0	1,479 (-14%)	24mo	$236,500	$160	54
43 W Howell Dr	0.35mi	3/2.0	1,513 (-12%)	14mo	$189,500	$125	52
58 S Lakeshore Dr	0.51mi	3/2.0	1,575 (-9%)	12mo	$183,000	$116	51
13 Pine Breeze Ct	0.37mi	3/2.0	1,477 (-14%)	13mo	$199,000	$135	48
68 W Patten Ave	0.26mi	3/2.0	1,961 (+14%)	24mo	$193,000	$98	45
50 S Lakeshore Dr	0.47mi	3/2.0	1,926 (+12%)	24mo	$310,000	$161	39

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

4.42% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 7.1%
• Equity multiple: 1.44×
• Total profit: $22,199
• Equity at exit: $95,693

10-year hold

• IRR: 9.3%
• Equity multiple: 2.62×
• Total profit: $81,547
• Equity at exit: $160,201

Cash invested: $50,372 (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 31635

• Home prices YoY: 2.2%
• Active inventory: 69
• Price-to-rent: 12.8×

Monthly cashflow live

• Estimated rent: $1,168 medium
• Mortgage (P&I): −$943
• Tax from tax record: −$114 /mo · $1,368/yr
• Insurance: −$75
• HOA: −$0
• Vacancy / Maint / Mgmt: −$245
• Net cashflow: $-209

Break-even live

Break-even rent $1,433

Max offer price $142,909

Occupancy floor —

Sensitivity live

Price	-10% $-108	-5% $-158	+0% $-209	+5% $-260	+10% $-311
Rent	-10% $-302	-5% $-256	+0% $-209	+5% $-163	+10% $-117
Rate	-1.0pp $-119	-0.5pp $-164	base $-209	+0.5pp $-256	+1.0pp $-303

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: $44,975
• Closing costs: $5,397
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
4 E Howell Dr Lakeland, GA	3.0	2.0	1320	$1,100	$0.83	23d	1	0.18mi
149 W Main St Unit 149-E MAIN-1 Lakeland, GA	2.0	2.5	1156	$980	$0.85	23d	1	0.19mi
10 W Howell Dr Lakeland, GA	3.0	2.0	1605	$1,395	$0.87	23d	1	0.22mi

Listing history 22 events

1. 2026-06-21
   days on market $179,900 Active 45 DOM
2. 2026-06-19
   days on market $179,900 Active 43 DOM
3. 2026-06-18
   days on market $179,900 Active 42 DOM
4. 2026-06-17
   status $179,900 Active 41 DOM
5. 2026-06-15
   statusdays on market $179,900 Pending 41 DOM
6. 2026-06-14
   days on market $179,900 Active 40 DOM
7. 2026-06-13
   days on market $179,900 Active 39 DOM
8. 2026-06-10
   days on market $179,900 Active 37 DOM
9. 2026-06-09
   days on market $179,900 Active 36 DOM
10. 2026-06-08
    days on market $179,900 Active 35 DOM
11. 2026-06-07
    days on market $179,900 Active 34 DOM
12. 2026-06-05
    days on market $179,900 Active 31 DOM
13. 2026-06-03
    days on market $179,900 Active 30 DOM
14. 2026-06-02
    days on market $179,900 Active 29 DOM
15. 2026-06-01
    days on market $179,900 Active 28 DOM
16. 2026-05-31
    days on market $179,900 Active 27 DOM
17. 2026-05-30
    days on market $179,900 Active 26 DOM
18. 2026-05-04
    listed $189,900 Active 543-char remark
19. 2021-02-09
    soldstatus $57,000
20. 2021-02-08
    soldstatus $57,000

    Show marketing remark (251 chars)

    Good-sized home located on a large shaded lot with mature pecan trees. Recently painted; numerous upgrades throughout the home. It has a metal roof, vinyl siding, and a separate workshop adjacent to a huge carport. Land is actually four separate lots.

21. 2021-01-07
    listed $59,900

    Show marketing remark (251 chars)

    Good-sized home located on a large shaded lot with mature pecan trees. Recently painted; numerous upgrades throughout the home. It has a metal roof, vinyl siding, and a separate workshop adjacent to a huge carport. Land is actually four separate lots.

22. 2020-03-20
    soldstatus $1,000

ⓘ 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: $1,368 · $114/mo
• Projected year-2 tax: $1,655 · $138/mo
• Expected delta: +$287/yr (+$24/mo · 21.0%)

ⓘ 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 6/10 Major
• 🌡 Heat 8/10 Severe 7 d/yr ≥107°F today · 20 d/yr by 30 yrs out
• 💨 Wind 8/10 Severe 99% chance of damaging wind over 30 yrs
• 🫁 Air quality 7/10 Severe 16 unhealthy d/yr today · 17 by 30 yrs out

Taxation est. · year 1

• Rental income: $14,019
• − Mortgage interest: −$10,077
• − Property taxes: −$1,368
• − Insurance: −$900
• − Repairs & maintenance: −$1,122
• − Management: −$1,122
• − Depreciation: −$5,233
• Taxable loss: −$5,801
• Est. tax savings @ 24.0%: +$1,392
• After-tax cash flow: $-1,120/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: Lanier County
• NCES district ID: 1303240
• Math proficiency: 33% ▼ -8.00%
• Reading proficiency: 38% ▼ -2.00%
• Median HH income: $38,019
• Composite: 29.6/100
• National rank: #6476
• State rank: #67 of 174 in GA

Livability — Lakeland

• Score: 60/100
• State rank: #379
• US rank: #19151

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Lakeland, GA
• Population (ZIP): 6,978

Population outlook (Lanier County) Hauer SSP2

• Today (2025): 10,743 people
• By 2030: 10,892 · +1.4%
• By 2040: 10,975 · +2.2%
• By 2050: 10,764 · +0.2%
• By 2075: 9,418 · -12.3%
• By 2100: 7,419 · -30.9%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Majority White (65%)
• Race & ethnicity: White 65% Black 29% Hispanic / Latino 4% Two or more races 3%
• Common ancestry: Iranian 2% Italian 1% Romanian 1%
• Foreign-born: 2% · Canada, Jamaica
• Languages at home: 95% English-only · Spanish 3% German/W. Germanic 1% Korean 1%

Political lean MEDSL · Lanier

• 2024 margin: Solid R (+46.3) · D 26.6% · R 73.0%
• 2008→2024 swing: -21.1pp toward R · 2008: -25.2pp · 2024: -46.3pp
• All cycles: 2024: R+46.3 2020: R+41.7 2016: R+41.2 2012: R+23.8 2008: R+25.2

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 4.42%
• Current HPI: 201.1664
• 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

+17890.0% since first listed

8 events — show timeline

• 2026-06-17 Relisted — SGMLS
• 2026-06-14 Pending — SGMLS
• 2026-05-20 Price Changed $179,900 SGMLS
• 2026-05-04 Listed $189,900 SGMLS
• 2021-02-09 Sold (Public Records) $57,000 Public Records
• 2021-02-08 Sold (MLS) $57,000 SGMLS
• 2021-01-07 Listed $59,900 SGMLS
• 2020-03-20 Sold (Public Records) $1,000 Public Records

Property tax history

+0.4%/yr

Latest (2025): $1,368 · -9.4% YoY. Source: county tax records.