114 C St NE · Thomaston, GA 30286

$99,900

1 bd · 1.0 ba · 896 sqft · SingleFamily public records · 26 Days on market

Built 1929 7,840 sqft lot Est $117k · 15% under

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Why this score? — see what drove the B- 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 +27.0/30.0
• ARV discount +14.2/15.0
• DSCR +9.3/10.0
• 1% rule +6.5/10.0
• Livability +2.9/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.1/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Here's the perfect investment opportunity for the beginner. 1BR/1BA home in historic Silvertown, needs renovations but an awesome price. Don't miss your chance to own this home that has so much potential.

Key facts

• 7,840 sq ft lot
• Built 1929
• Listed 26 days

Property features AI

Finance

• Other: Located in the Silvertown subdivision; Parcel referenced in public records; Sidewalks and street lights in community
• HOA & community: No HOA; Association fees: none

Exterior

• Parking: Off-street parking
• Utilities: Public water; Public sewer and septic tank; Natural gas available; Electricity available; High speed internet available; Cable available; Phone service available; Sewer connected
• Home design: Single family residence (house); Resale property; Built in 1929; One story
• Construction: Vinyl siding; Composition roof; Crawl space foundation
• Exterior features: City lot; Sidewalks; Street lights; Near shopping

Interior

• Kitchen: Dishwasher
• Bedrooms: 1 bedroom on the main level
• Flooring: Laminate flooring
• Bathrooms: 1 full bathroom on the main level
• Heating & cooling: Central heating (natural gas); Central air; Ceiling fan(s); Electric cooling
• Interior features: High ceilings; One-level living; Family room
• Laundry & utility: Laundry located in hall

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath single-family listed at $100k.

Deal economics

• At list price, monthly cash flow is $280 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $100k).
• Recommended offer: $98k (1.5% below list) — sets the bar for market timing.
• Cap rate 9.7% 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; 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 $691 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.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $28k cash investment doubles in ~10 years — after that, you're playing with house money.

Negotiation context

• It's been on market 26 days — a 2% lower offer ($98k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 11y 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 $8k; list at $100k implies a 1075% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1929 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major wind risk, 66% 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 $98,401 (1.5% below list)

Questions for the listing agent

1. Built in 1929 — 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. 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.
5. 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.
6. 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: 1.15% ✓
• Cap rate: 9.66%
• Cash-on-cash: 12.02%
• DSCR: 1.53
• GRM: 7.2

CMA / ARV

• ARV (on-the-fly): $117,376
• Comps found: 9

Show comp detail 9 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
114 C St NE	0.00mi	1/1.0	896 (0%)	1mo	$89,000	$99	100
202 D St	0.08mi	2/1.0 (+1)	929 (+4%)	1mo	$77,000	$83	84
525 Sixth Ave	0.26mi	1/1.0	770 (-14%)	6mo	$89,900	$117	60
814 Ninth Ave	0.73mi	2/1.5 (+1)	906 (+1%)	13mo	$175,000	$193	46
230 Deluxe Cir	0.47mi	1/1.0	816 (-9%)	20mo	$107,000	$131	46
303 Highway St	0.44mi	2/1.0 (+1)	1,024 (+14%)	15mo	$75,000	$73	38
419 SW Fourth Ave	0.72mi	2/1.0 (+1)	1,008 (+12%)	10mo	$178,500	$177	32
443 Highway St	0.58mi	2/1.0 (+1)	1,024 (+14%)	20mo	$135,000	$132	28
159 R St NW	0.73mi	2/1.0 (+1)	1,016 (+13%)	14mo	$169,900	$167	26

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: 1.5%
• Equity multiple: 1.06×
• Total profit: $1,639
• Equity at exit: $14,895

10-year hold

• IRR: 11.1%
• Equity multiple: 1.87×
• Total profit: $24,325
• Equity at exit: $8,638

Cash invested: $27,972 (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: 7.2×

Monthly cashflow live

• Estimated rent: $1,150 medium
• Mortgage (P&I): −$524
• Tax from tax record: −$63 /mo · $757/yr
• Insurance: −$42
• HOA: −$0
• Vacancy / Maint / Mgmt: −$242
• Net cashflow: $280

Break-even live

Break-even rent $796

Max offer price $99,900

Occupancy floor 71%

Sensitivity live

Price	-10% $337	-5% $308	+0% $280	+5% $252	+10% $224
Rent	-10% $189	-5% $235	+0% $280	+5% $326	+10% $371
Rate	-1.0pp $331	-0.5pp $306	base $280	+0.5pp $254	+1.0pp $228

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: $24,975
• Closing costs: $2,997
• Reserves months: —
• Total cash needed: —

Listing history 12 events

1. 2026-05-04
   status Under Contract
2. 2026-04-07
   listed $99,900 New
3. 2026-04-06
   historical
4. 2025-12-02
   price $89,900
5. 2025-10-06
   listed $99,900 New
6. 2016-08-31
   soldstatus $8,500 Sold 204-char remark

   Show marketing remark (204 chars)

   Here's the perfect investment opportunity for the beginner. 1BR/1BA home in historic Silvertown, needs renovations but an awesome price. Don't miss your chance to own this home that has so much potential.

7. 2016-08-12
   status Under Contract 204-char remark

   Show marketing remark (204 chars)

   Here's the perfect investment opportunity for the beginner. 1BR/1BA home in historic Silvertown, needs renovations but an awesome price. Don't miss your chance to own this home that has so much potential.

8. 2016-07-12
   price $12,900 204-char remark

   Show marketing remark (204 chars)

   Here's the perfect investment opportunity for the beginner. 1BR/1BA home in historic Silvertown, needs renovations but an awesome price. Don't miss your chance to own this home that has so much potential.

9. 2016-07-11
   status Back on Market 204-char remark

   Show marketing remark (204 chars)

   Here's the perfect investment opportunity for the beginner. 1BR/1BA home in historic Silvertown, needs renovations but an awesome price. Don't miss your chance to own this home that has so much potential.

10. 2016-07-01
    historical 204-char remark

    Show marketing remark (204 chars)

    Here's the perfect investment opportunity for the beginner. 1BR/1BA home in historic Silvertown, needs renovations but an awesome price. Don't miss your chance to own this home that has so much potential.

11. 2016-02-27
    price $16,900 204-char remark

    Show marketing remark (204 chars)

    Here's the perfect investment opportunity for the beginner. 1BR/1BA home in historic Silvertown, needs renovations but an awesome price. Don't miss your chance to own this home that has so much potential.

12. 2015-09-15
    listed $23,000 New 204-char remark

    Show marketing remark (204 chars)

    Here's the perfect investment opportunity for the beginner. 1BR/1BA home in historic Silvertown, needs renovations but an awesome price. Don't miss your chance to own this home that has so much potential.

ⓘ 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: $757 · $63/mo
• Projected year-2 tax: $919 · $77/mo
• Expected delta: +$162/yr (+$13/mo · 21.4%)

ⓘ 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 · 19 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 66% 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: $13,805
• − Mortgage interest: −$5,596
• − Property taxes: −$757
• − Insurance: −$500
• − Repairs & maintenance: −$1,104
• − Management: −$1,104
• − Depreciation: −$2,906
• Taxable income: $1,837
• Est. tax owed @ 24.0%: −$441
• After-tax cash flow: $2,922/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

+334.3% since first listed

12 events — show timeline

• 2026-05-04 Pending — GAMLS
• 2026-04-07 Listed $99,900 GAMLS
• 2026-04-06 Listing Removed — GAMLS
• 2025-12-02 Price Changed $89,900 GAMLS
• 2025-10-06 Listed $99,900 GAMLS
• 2016-08-31 Sold (MLS) $8,500 GAMLS
• 2016-08-12 Pending — GAMLS
• 2016-07-12 Price Changed $12,900 GAMLS
• 2016-07-11 Relisted — GAMLS
• 2016-07-01 Listing Removed — GAMLS
• 2016-02-27 Price Changed $16,900 GAMLS
• 2015-09-15 Listed $23,000 GAMLS

Property tax history

+5.0%/yr

Latest (2025): $757 · +23.8% YoY. Source: county tax records.