1768 Hall Rd · Thomasville, GA 31757

$139,900

3 bd · 1.0 ba · 888 sqft · Other · 5 Days on market

Built 1981 1.38 ac lot $158/sqft · 12% above area Est $125k · 12% 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 +18.6/30.0
• DSCR +5.9/10.0
• 1% rule +5.0/10.0
• Livability +3.6/5.0
• Rent growth +2.5/5.0
• Schools +2.5/10.0
• Condition / age +2.5/5.0
• ARV discount +2.1/15.0
• Appreciation +0.0/10.0

Listing remarks

Cute, cozy and updated mobile home that sits on over an acre of land. This 3 bedroom1 bath home is located in the county and less than 2 miles from the county schools and Walmart. This would be perfect for someone who wants to downsize or someone just starting out. Need extra storage space outside, this home comes with an huge 24'x36' storage building perfect for finishing it out to be an office or workshop . Current updates include new paint, LVP flooring, new stainless appliances, and new HVAC system. Existing metal roof for years of maintenance free troubles. This home is move in-ready, with plenty of room outside for the fur babies. Owner financing or lease purchase is available with do

Key facts

• Over an acre of land
• Existing metal roof
• New hvac system

Tags

• OVER AN ACRE OF LAND
• 24X36 STORAGE BUILDING
• NEW STAINLESS APPLIANCES
• NEW HVAC SYSTEM
• EXISTING METAL ROOF

Property features AI

Exterior

• Parking: Open parking
• Utilities: Public water; Septic tank; Water connected
• Home design: Single-family residence; One story
• Construction: Vinyl siding; Metal roof
• Exterior features: Deck; Outbuilding

Interior

• Kitchen: Laminate countertops
• Bedrooms: 3 bedrooms
• Bathrooms: 1 full bathroom
• Heating & cooling: Central heating; Ceiling fan cooling
• Interior features: Vaulted ceilings; Laminate countertops; Open floorplan; Ceiling fans; Blinds on windows
• Laundry & utility: Dedicated laundry room

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath other listed at $140k.

Deal economics

• At list price, monthly cash flow is $137 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $140k (0.1% below list).
• Recommended offer: $140k (0.1% below list) — sets the bar for 1% rule.
• Cap rate 7.5% vs local median 3.7% in Thomasville — 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 71/100 on livability (#77 in GA) — a middle-class / working-renter tenant base. Strengths: amenities A+, cost of living A+, health & safety A+; Watch: crime F, commute F, employment F.
• Thomas County (rural): math 27% / reading 32% proficiency, ranked #97 of 174 in GA (top 56%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Zoned schools: Garrison-Pilcher Elementary School (781 students, 93% FRL); Thomas County Middle School (math 25% / reading 34%, grade F, #249 of 470 statewide, top 55%, 1,714 students, 93% FRL); Thomas County Central High School (math 21% / reading 28%, grade F, #184 of 424 statewide, top 48%, 1,517 students, 77% FRL) — zoned schools average 87% FRL vs 58% district-wide (30 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 112 active listings in the ZIP; 213 units permitted in Thomas County in 2024 (72 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $967 of loan paydown is wiped out by about $4k of value loss. Plan a longer hold.
• Thomas County population projected to shrink 7% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.

Negotiation context

• Only 5 days on market — expect competitive offers; lowballing is unlikely to land.
• 3 sale attempts 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 $50k; list at $140k implies a 180% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; moderate wildfire risk; extreme-heat days projected 7→19/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $139,692 (0.1% below list)

Questions for the listing agent

1. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
2. 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?
3. Crime grade is F in this area — have there been break-ins, vandalism, or insurance claims at this property in the last 3 years? What carrier currently insures it and at what premium?
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: 1.00% ✗
• Cap rate: 7.47%
• Cash-on-cash: 4.19%
• DSCR: 1.19
• GRM: 8.3

CMA / ARV

• ARV (median comp): $124,829
• List price: $139,900
• Delta: 12.07%
• Verdict: OVERPRICED
• Comps: 2 within 2.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: -9.7%
• Equity multiple: 0.64×
• Total profit: $-13,939
• Equity at exit: $20,860

10-year hold

• IRR: -0.3%
• Equity multiple: 0.98×
• Total profit: $-837
• Equity at exit: $12,096

Cash invested: $39,172 (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 31757

• Home prices YoY: -16.5%
• Active inventory: 112
• Price-to-rent: 8.3×

Monthly cashflow live

• Estimated rent: $1,397 medium
• Mortgage (P&I): −$734
• Tax est. 1.5%: −$175 /mo · $2,098/yr
• Insurance: −$58
• HOA: −$0
• Vacancy / Maint / Mgmt: −$293
• Net cashflow: $137

Break-even live

Break-even rent $1,224

Max offer price $139,900

Occupancy floor 85%

Sensitivity live

Price	-10% $233	-5% $185	+0% $137	+5% $88	+10% $40
Rent	-10% $26	-5% $82	+0% $137	+5% $192	+10% $247
Rate	-1.0pp $207	-0.5pp $172	base $137	+0.5pp $100	+1.0pp $64

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: $34,975
• Closing costs: $4,197
• Reserves months: —
• Total cash needed: —

Listing history 11 events

1. 2026-06-21
   days on market $139,900 Active 5 DOM
2. 2026-06-19
   days on market $139,900 Active 3 DOM
3. 2026-06-18
   days on market $139,900 Active 2 DOM
4. 2026-06-17
   statusdays on marketlisting id $139,900 Active 1 DOM
5. 2026-04-14
   price $139,900
6. 2026-04-14
   status Active
7. 2026-02-12
   status Pending
8. 2026-02-04
   historical
9. 2026-01-15
   price $141,900
10. 2026-01-02
    listed $149,900 Active
11. 2025-08-08
    soldstatus $50,000

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 5/10 Major
• 🌡 Heat 7/10 Severe 7 d/yr ≥107°F today · 19 d/yr by 30 yrs out
• 💨 Wind 8/10 Severe 99% chance of damaging wind over 30 yrs
• 🫁 Air quality 5/10 Major 9 unhealthy d/yr today · 9 by 30 yrs out

Taxation est. · year 1

• Rental income: $16,763
• − Mortgage interest: −$7,837
• − Property taxes: −$2,098
• − Insurance: −$700
• − Repairs & maintenance: −$1,341
• − Management: −$1,341
• − Depreciation: −$4,070
• Taxable loss: −$623
• Est. tax savings @ 24.0%: +$150
• After-tax cash flow: $1,791/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: Thomas County
• NCES district ID: 1304890
• Math proficiency: 27% ▼ -8.00%
• Reading proficiency: 32% ▼ -3.00%
• Median HH income: $41,341
• Composite: 24.95/100
• National rank: #7565
• State rank: #97 of 174 in GA

Livability — Thomasville

• Score: 71/100
• State rank: #77
• US rank: #6678

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• City population: 22,962
• Population (ZIP): 11,787

Population outlook (Thomas County) Hauer SSP2

• Today (2025): 45,303 people
• By 2030: 45,052 · -0.6%
• By 2040: 44,034 · -2.8%
• By 2050: 42,310 · -6.6%
• By 2075: 37,569 · -17.1%
• By 2100: 30,676 · -32.3%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (69%)
• Race & ethnicity: White 69% Black 21% Hispanic / Latino 7% Two or more races 5% Asian 2%
• Hispanic origin (detail): Mexican 1% Puerto Rican 1%
• Common ancestry: Slovak 6% Lithuanian 2% Italian 2%
• Foreign-born: 5% · Canada, Jamaica
• Languages at home: 94% English-only · Spanish 4% Other Asian/Pacific 1%

Political lean MEDSL · Thomas

• 2024 margin: Strong R (+24.1) · D 37.8% · R 61.9%
• 2008→2024 swing: -8.3pp toward R · 2008: -15.8pp · 2024: -24.1pp
• All cycles: 2024: R+24.1 2020: R+19.5 2016: R+21.8 2012: R+18.5 2008: R+15.8

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -42.49%
• Current HPI: 215.5408
• 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

+179.8% since first listed

8 events — show timeline

• 2026-06-16 Listed $139,900 TABRMLS
• 2026-04-14 Price Changed $139,900 TABRMLS
• 2026-04-14 Relisted — TABRMLS
• 2026-02-12 Pending — TABRMLS
• 2026-02-04 Delisted — TABRMLS
• 2026-01-15 Price Changed $141,900 TABRMLS
• 2026-01-02 Listed $149,900 TABRMLS
• 2025-08-08 Sold (Public Records) $50,000 Public Records

Property tax history

-2.3%/yr

Latest (2025): $225 · -2.8% YoY. Source: county tax records.