108 G Ave · Thomaston, GA 30286

$79,000

2 bd · 1.0 ba · 680 sqft · SingleFamily public records · 71 Days on market

Built 1943 7,840 sqft lot Est $55k · 43% over

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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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• 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 MLS

Quaint 1 bedroom 1 bath remodeled home with large country kitchen and spacious great room-new flooring, new electrical , new tub/shower,new doors, new light fixures. Relaxing front porch with new railing for those times for sitting outside- parking is off street- large backyard with nice shade trees- Home is located not far from schools and walking distance to shopping - Located in beautiful Thomaston, Georgia

Key facts

• Spacious great room
• New flooring
• New electrical

Tags

• REMODELED HOME
• LARGE COUNTRY KITCHEN
• SPACIOUS GREAT ROOM
• NEW FLOORING
• NEW ELECTRICAL
• NEW TUB SHOWER

Property features AI

Finance

• HOA & community: Community features include curbs, sidewalks, street lights and proximity to shopping

Exterior

• Parking: Two parking spaces; Driveway parking; Open parking
• Utilities: Public water; Public sewer; 110V and 220V electric service; Cable available; Phone service available
• Home design: One-level home; Fee simple ownership; Updated/remodeled property
• Construction: Vinyl siding exterior; Composition roof; Brick/mortar and pier/pillar/post foundation; Built/updated condition noted (updated/remodeled)
• Exterior features: Private yard; Front and back yard fencing; Front porch; Paved road frontage on a city street; Curbs, sidewalks and street lights nearby; Near shopping

Interior

• Kitchen: Country-style kitchen; Pantry
• Bedrooms: Master suite on the main level; Oversized master
• Flooring: Laminate flooring; Vinyl flooring
• Bathrooms: Full bathroom with tub/shower combo
• Heating & cooling: Electric heating; Other heating system; Ceiling fan(s); Electric cooling
• Interior features: 9 ft ceilings on the main level; High-speed internet available; Insulated windows; No shared/common walls; Updated/remodeled condition
• Laundry & utility: Separate laundry room; Mud room

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $79k.

Deal economics

• At list price, monthly cash flow is $507 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $79k).
• Recommended offer: $74k (6.0% below list) — sets the bar for market timing.
• Cap rate 14.0% vs local median 4.1% 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 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: 199 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 $546 of loan paydown is wiped out by about $2k 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.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $22k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• It's been on market 71 days — a 6% lower offer ($74k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 2y ago; this cycle's ask has dropped $16k (17%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: built in 1943 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major wind risk, 62% 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 $74,260 (6.0% below list)

Questions for the listing agent

1. It's been on market 71 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 1943 — 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 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?
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: 1.58% ✓
• Cap rate: 13.99%
• Cash-on-cash: 27.50%
• DSCR: 2.22
• GRM: 5.3

CMA / ARV

• ARV (on-the-fly): $55,080
• Comps found: 5

Show comp detail 5 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
100 Ave H	0.09mi	2/1.0	680 (0%)	14mo	$55,000	$81	84
87 Avenue H Ave	0.12mi	2/1.0	744 (+9%)	4mo	$100,000	$134	75
107 & 109 Third St	0.12mi	1/1.0 (-1)	680 (0%)	18mo	$82,000	$121	75
121 G Ave	0.08mi	1/1.0 (-1)	680 (0%)	23mo	$47,500	$70	72
113 1/2 F Ave	0.03mi	1/1.0 (-1)	716 (+5%)	20mo	$57,900	$81	68

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: 21.5%
• Equity multiple: 1.88×
• Total profit: $19,458
• Equity at exit: $11,779

10-year hold

• IRR: 29.6%
• Equity multiple: 3.64×
• Total profit: $58,425
• Equity at exit: $6,830

Cash invested: $22,120 (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: 5.3×

Monthly cashflow live

• Estimated rent: $1,250 medium
• Mortgage (P&I): −$414
• Tax from tax record: −$33 /mo · $401/yr
• Insurance: −$33
• HOA: −$0
• Vacancy / Maint / Mgmt: −$262
• Net cashflow: $507

Break-even live

Break-even rent $608

Max offer price $79,000

Occupancy floor 54%

Sensitivity live

Price	-10% $552	-5% $529	+0% $507	+5% $484	+10% $462
Rent	-10% $408	-5% $457	+0% $507	+5% $556	+10% $606
Rate	-1.0pp $547	-0.5pp $527	base $507	+0.5pp $486	+1.0pp $466

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: $19,750
• Closing costs: $2,370
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
210 Thurston Ave Unit C Thomaston, GA	2.0	1.0	700	$1,250	$1.79	25d	1	1.28mi

Listing history 33 events

1. 2026-06-21
   days on market $79,000 Active 71 DOM
2. 2026-06-18
   days on market $79,000 Active 69 DOM
3. 2026-06-17
   days on market $79,000 Active 68 DOM
4. 2026-06-16
   days on market $79,000 Active 67 DOM
5. 2026-06-15
   days on market $79,000 Active 66 DOM
6. 2026-06-13
   days on market $79,000 Active 64 DOM
7. 2026-06-12
   days on market $79,000 Active 63 DOM
8. 2026-06-09
   remarks 522-char remark
9. 2026-06-09
   days on market $79,000 Active 60 DOM
10. 2026-06-08
    days on market $79,000 Active 59 DOM
11. 2026-06-07
    days on market $79,000 Active 58 DOM
12. 2026-06-07
    days on market $79,000 Active 57 DOM
13. 2026-06-04
    days on market $79,000 Active 54 DOM
14. 2026-06-02
    days on market $79,000 Active 53 DOM
15. 2026-06-01
    days on market $79,000 Active 52 DOM
16. 2026-05-31
    days on market $79,000 Active 51 DOM
17. 2026-05-31
    days on market $79,000 Active 50 DOM
18. 2026-05-04
    price $79,000 413-char remark

    Show marketing remark (413 chars)

    Quaint 1 bedroom 1 bath remodeled home with large country kitchen and spacious great room-new flooring, new electrical , new tub/shower,new doors, new light fixures. Relaxing front porch with new railing for those times for sitting outside- parking is off street- large backyard with nice shade trees- Home is located not far from schools and walking distance to shopping - Located in beautiful Thomaston, Georgia

19. 2026-05-04
    price $79,000

    Show marketing remark (413 chars)

    Quaint 1 bedroom 1 bath remodeled home with large country kitchen and spacious great room-new flooring, new electrical , new tub/shower,new doors, new light fixures. Relaxing front porch with new railing for those times for sitting outside- parking is off street- large backyard with nice shade trees- Home is located not far from schools and walking distance to shopping - Located in beautiful Thomaston, Georgia

20. 2026-04-22
    price $89,000
21. 2026-04-21
    price $89,000 413-char remark

    Show marketing remark (413 chars)

    Quaint 1 bedroom 1 bath remodeled home with large country kitchen and spacious great room-new flooring, new electrical , new tub/shower,new doors, new light fixures. Relaxing front porch with new railing for those times for sitting outside- parking is off street- large backyard with nice shade trees- Home is located not far from schools and walking distance to shopping - Located in beautiful Thomaston, Georgia

22. 2026-04-09
    listed $95,000 New 413-char remark

    Show marketing remark (413 chars)

    Quaint 1 bedroom 1 bath remodeled home with large country kitchen and spacious great room-new flooring, new electrical , new tub/shower,new doors, new light fixures. Relaxing front porch with new railing for those times for sitting outside- parking is off street- large backyard with nice shade trees- Home is located not far from schools and walking distance to shopping - Located in beautiful Thomaston, Georgia

23. 2026-04-09
    listed $95,000 Active

    Show marketing remark (413 chars)

    Quaint 1 bedroom 1 bath remodeled home with large country kitchen and spacious great room-new flooring, new electrical , new tub/shower,new doors, new light fixures. Relaxing front porch with new railing for those times for sitting outside- parking is off street- large backyard with nice shade trees- Home is located not far from schools and walking distance to shopping - Located in beautiful Thomaston, Georgia

24. 2025-04-01
    historical
25. 2025-03-19
    status Back On Market
26. 2025-02-24
    status Pending
27. 2025-02-24
    status Under Contract
28. 2024-06-13
    price $45,000
29. 2024-06-13
    price $45,000
30. 2024-05-10
    price $50,000
31. 2024-05-10
    price $50,000
32. 2024-04-01
    listed $55,000 New
33. 2024-04-01
    listed $55,000 Active

ⓘ 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: $401 · $33/mo
• Projected year-2 tax: $727 · $61/mo
• Expected delta: +$325/yr (+$27/mo · 81.0%)

ⓘ 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 4/10 Moderate
• 🌡 Heat 7/10 Severe 7 d/yr ≥108°F today · 18 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 62% 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: $15,000
• − Mortgage interest: −$4,425
• − Property taxes: −$401
• − Insurance: −$395
• − Repairs & maintenance: −$1,200
• − Management: −$1,200
• − Depreciation: −$2,298
• Taxable income: $5,080
• Est. tax owed @ 24.0%: −$1,219
• After-tax cash flow: $4,863/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

+43.6% since first listed

16 events — show timeline

• 2026-05-04 Price Changed $79,000 GAMLS
• 2026-05-04 Price Changed $79,000 FMLS
• 2026-04-22 Price Changed $89,000 FMLS
• 2026-04-21 Price Changed $89,000 GAMLS
• 2026-04-09 Listed $95,000 FMLS
• 2026-04-09 Listed $95,000 GAMLS
• 2025-04-01 Listing Removed — GAMLS
• 2025-03-19 Relisted — GAMLS
• 2025-02-24 Pending — CBOR
• 2025-02-24 Pending — GAMLS
• 2024-06-13 Price Changed $45,000 CBOR
• 2024-06-13 Price Changed $45,000 GAMLS
• 2024-05-10 Price Changed $50,000 CBOR
• 2024-05-10 Price Changed $50,000 GAMLS
• 2024-04-01 Listed $55,000 CBOR
• 2024-04-01 Listed $55,000 GAMLS

Property tax history

+6.7%/yr

Latest (2025): $401 · +12.7% YoY. Source: county tax records.