113 Ave J · Thomaston, GA 30286

$108,000

2 bd · 1.0 ba · 896 sqft · SingleFamily public records · 13 Days on market

Built 1943 5,662 sqft lot Est $80k · 35% over

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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).

• Cash flow +24.4/30.0
• DSCR +7.9/10.0
• 1% rule +5.3/10.0
• Livability +2.9/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.1/10.0
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Listing remarks

Remodeled 2 bedroom 2 bath home- new windows, new stainless steel appliances, new laminate flooring and refinished heart pine original floors, new heating and air , total electric, new roof, new interior painting, updated electrical and plumbing, primary bedroom has new on suite bath with walk in closet- primary has his and hers closets- 2nd bedroom has 2 closets- great room has opening to kitchen dining room area-new bath remodel -home has attached one car carport with partially fenced back yard - huge deck on back of home -

Key facts

• Total electric
• New heating and air
• New roof

Tags

• NEW WINDOWS
• NEW STAINLESS STEEL APPLIANCES
• NEW LAMINATE FLOORING
• NEW HEATING AND AIR
• TOTAL ELECTRIC
• NEW ROOF

Property features AI

Finance

• Other: Agent owned listing; Home warranty included; Listing terms: Conventional, FHA, USDA loan, VA loan
• HOA & community: No HOA; Community features include sidewalks, street lights, walking distance to schools, and near shopping

Exterior

• Parking: Attached carport
• Security: Smoke detector(s); Carbon monoxide detector(s)
• Utilities: Public water; Public sewer; Electricity available; Sewer connected; Water available; High speed internet available; Cable available; Phone available
• Home design: Single-family house; Updated/remodeled; Built in 1943
• Construction: Wood siding; Block foundation; Composition roof
• Exterior features: Deck; Porch; Corner, level lot; Back yard chain link fencing; Has view

Interior

• Kitchen: Country-style kitchen; Dishwasher; Microwave; Refrigerator; Ice maker; Stainless steel appliances; Electric water heater
• Bedrooms: 2 bedrooms (both on the main level)
• Flooring: Hardwood; Laminate; Wood
• Bathrooms: 2 full bathrooms (both on the main level)
• Heating & cooling: Central heating (electric, hot water); Central air (electric); Ceiling fan(s)
• Interior features: High ceilings; Walk-in closet(s); Accessible doors, full bath, and kitchen; One level; Great room
• Laundry & utility: Mud room; Laundry area

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $108k.

Deal economics

• At list price, monthly cash flow is $219 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $108k).
• Cap rate 8.7% vs local median 4.0% in Thomaston — 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 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 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 77% FRL vs 60% district-wide (16 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 199 active listings in the ZIP; 2 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 $747 of loan paydown is wiped out by about $3k 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 13 days on market — expect competitive offers; lowballing is unlikely to land.
• 4 sale attempts since 2y ago; this cycle's ask has dropped $12k (10%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $40k; list at $108k implies a 171% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1943 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major wind risk, 61% 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 $108,000

Questions for the listing agent

1. Built in 1943 — 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 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?
4. 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?
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: 1.03% ✓
• Cap rate: 8.73%
• Cash-on-cash: 8.70%
• DSCR: 1.39
• GRM: 8.1

CMA / ARV

• ARV (on-the-fly): $79,744
• Comps found: 4

Show comp detail 4 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
113 Avenue J	0.00mi	2/1.0	896 (0%)	22mo	$39,900	$45	82
98 G Ave	0.20mi	2/1.0	896 (0%)	23mo	$47,500	$53	72
407 Kings Ave	0.46mi	2/1.0	840 (-6%)	21mo	$74,900	$89	51
208 Jenkins St	0.52mi	3/1.0 (+1)	825 (-8%)	19mo	$89,000	$108	42

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: -3.1%
• Equity multiple: 0.88×
• Total profit: $-3,569
• Equity at exit: $16,103

10-year hold

• IRR: 6.5%
• Equity multiple: 1.49×
• Total profit: $14,731
• Equity at exit: $9,338

Cash invested: $30,240 (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: 199
• Price-to-rent: 8.1×

Monthly cashflow live

• Estimated rent: $1,113 medium
• Mortgage (P&I): −$566
• Tax from tax record: −$49 /mo · $587/yr
• Insurance: −$45
• HOA: −$0
• Vacancy / Maint / Mgmt: −$234
• Net cashflow: $219

Break-even live

Break-even rent $836

Max offer price $108,000

Occupancy floor 75%

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: $27,000
• Closing costs: $3,240
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
705 Barnesville St Thomaston, GA	3.0	1.0	936	$1,095	$1.17	1d	1	0.19mi
210 Thurston Ave Unit C Thomaston, GA	2.0	1.0	700	$1,250	$1.79	24d	1	1.18mi

Listing history 11 events

1. 2026-06-18
   days on market $108,000 Active 13 DOM
2. 2026-06-17
   days on market $108,000 Active 12 DOM
3. 2026-06-16
   days on market $108,000 Active 11 DOM
4. 2026-06-15
   statusdays on market $108,000 Active 10 DOM
5. 2026-06-13
   days on market $108,000 Price Change 8 DOM
6. 2026-06-12
   pricestatusdays on market $108,000 Price Change 7 DOM
7. 2026-06-09
   days on market $120,000 New 4 DOM
8. 2026-06-08
   days on market $120,000 New 3 DOM
9. 2026-06-07
   days on market $120,000 New 2 DOM
10. 2026-06-07
    remarks 532-char remark
11. 2026-06-07
    listed $120,000 New 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: $587 · $49/mo
• Projected year-2 tax: $994 · $83/mo
• Expected delta: +$407/yr (+$34/mo · 69.3%)

ⓘ 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 7/10 Severe 7 d/yr ≥108°F today · 18 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 61% 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: $13,360
• − Mortgage interest: −$6,050
• − Property taxes: −$587
• − Insurance: −$540
• − Repairs & maintenance: −$1,069
• − Management: −$1,069
• − Depreciation: −$3,142
• Taxable income: $905
• Est. tax owed @ 24.0%: −$217
• After-tax cash flow: $2,415/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

+200.8% since first listed

18 events — show timeline

• 2026-06-05 Listed $120,000 GAMLS
• 2025-08-01 Listing Removed — FMLS
• 2025-08-01 Listing Removed — GAMLS
• 2025-07-07 Price Changed $115,000 FMLS
• 2025-07-03 Price Changed $115,000 GAMLS
• 2025-06-26 Price Changed $120,000 FMLS
• 2025-06-26 Price Changed $120,000 GAMLS
• 2025-06-18 Price Changed $130,000 GAMLS
• 2025-05-27 Price Changed $132,000 FMLS
• 2025-05-27 Price Changed $132,000 GAMLS
• 2025-05-02 Price Changed $139,000 GAMLS
• 2025-05-02 Price Changed $139,000 FMLS
• 2025-04-18 Price Changed $149,000 GAMLS
• 2025-04-08 Listed $159,000 FMLS
• 2025-04-08 Listed $159,000 GAMLS
• 2024-08-26 Sold (MLS) $39,900 GAMLS
• 2024-07-26 Pending — GAMLS
• 2024-07-09 Listed $39,900 GAMLS

Property tax history

+7.4%/yr

Latest (2025): $587 · +191.0% YoY. Source: county tax records.