2307 N Pinetree Blvd · Thomasville, GA 31792

$154,900

3 bd · 2.0 ba · 1,170 sqft · SingleFamily public records

Built 2006 0.50 ac lot Est $213k · 27% 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 +28.0/30.0
• ARV discount +15.0/15.0
• DSCR +9.9/10.0
• 1% rule +6.4/10.0
• Livability +3.6/5.0
• Schools +2.7/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Charming 3-bedroom, 2-bathroom home perfectly situated on a spacious 0.5-acre lot in Thomasville! Built in 2006, this property offers a functional 1,170 square foot layout with solid bones and plenty of room to make it your own. The deep lot provides ample outdoor space for gardening, entertaining, or future additions. Located right on N Pinetree Blvd, you're just minutes from historic downtown Thomasville's shopping, dining, and parks. Whether you're a first-time homebuyer looking to build equity, a savvy investor, or a downsizer seeking a manageable property with upside potential — this one checks all the boxes. Schedule your showing today!

Key facts

• 0.5 acre lot
• Built 2006

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $155k.

Deal economics

• At list price, monthly cash flow is $482 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $155k).
• Cap rate 10.0% 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.
• Thomasville City (town): math 29% / reading 37% proficiency, ranked #87 of 174 in GA (top 50%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases; 60% free/reduced lunch — lower-income household profile, screen leases tightly.
• Zoned schools: Jerger Elementary School (math 54% / reading 56%, grade C, #178 of 1,228 statewide, top 15%, 785 students, 25% FRL); Macintyre Park Middle School (math 25% / reading 40%, grade F, #221 of 470 statewide, top 48%, 558 students, 92% FRL); Thomasville High School (math 17% / reading 32%, grade F, #184 of 424 statewide, top 48%, 797 students, 92% FRL).
• Market conditions: 206 active listings in the ZIP; 2 comparable units currently listed for rent nearby; 213 units permitted in Thomas County in 2024 (72 in 5+ unit buildings).
• This rent runs 42% of the median local income ($50k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $1k of loan paydown is wiped out by about $5k 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.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $43k cash investment doubles in ~9 years — after that, you're playing with house money.

Negotiation context

• Only 0 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.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; moderate wildfire risk; extreme-heat days projected 6→16/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $154,900

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. 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: 1.14% ✓
• Cap rate: 10.02%
• Cash-on-cash: 13.33%
• DSCR: 1.59
• GRM: 7.3

CMA / ARV

• ARV (on-the-fly): $212,940
• Comps found: 9

Show comp detail 9 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1113 Cassidy Rd	0.32mi	3/2.0	1,152 (-2%)	4mo	$170,000	$148	79
314 Grove Pointe Dr	0.25mi	3/2.0	1,238 (+6%)	9mo	$225,000	$182	72
312 Hayden Way	0.44mi	3/2.0	1,247 (+7%)	6mo	$240,000	$192	64
315 Grove Pointe Dr	0.22mi	3/2.0	1,296 (+11%)	10mo	$244,000	$188	63
102 Hannah Ln	0.29mi	3/2.0	1,317 (+13%)	4mo	$239,900	$182	62
100 Hannah Ln	0.27mi	3/2.0	1,284 (+10%)	13mo	$247,600	$193	60
205 Grove Pointe Dr	0.25mi	3/2.0	1,317 (+13%)	10mo	$237,500	$180	59
111 Marisa Ct	0.29mi	3/2.0	1,338 (+14%)	6mo	$229,900	$172	58
103 Marisa Ct	0.31mi	3/2.0	1,338 (+14%)	7mo	$240,000	$179	56

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: 3.3%
• Equity multiple: 1.13×
• Total profit: $5,511
• Equity at exit: $23,096

10-year hold

• IRR: 12.8%
• Equity multiple: 2.02×
• Total profit: $44,031
• Equity at exit: $13,393

Cash invested: $43,372 (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 31792

• Home prices YoY: -29.0%
• Active inventory: 206
• Price-to-rent: 7.3×

Monthly cashflow live

• Estimated rent: $1,773 medium
• Mortgage (P&I): −$812
• Tax from tax record: −$42 /mo · $503/yr
• Insurance: −$65
• HOA: −$0
• Vacancy / Maint / Mgmt: −$372
• Net cashflow: $482

Break-even live

Break-even rent $1,163

Max offer price $154,900

Occupancy floor 68%

Sensitivity live

Price	-10% $569	-5% $526	+0% $482	+5% $438	+10% $394
Rent	-10% $342	-5% $412	+0% $482	+5% $552	+10% $622
Rate	-1.0pp $560	-0.5pp $521	base $482	+0.5pp $442	+1.0pp $401

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: $38,725
• Closing costs: $4,647
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2448 Cassidy Rd Thomasville, GA	3.0	2.0	1216	$1,300	$1.07	45d	1	0.51mi
1388 N Pinetree Blvd Thomasville, GA	3.0	2.0	1216	$1,300	$1.07	45d	1	0.97mi

Listing history 8 events

1. 2026-06-07
   statusdays on marketlisting id $154,900 Pending
2. 2026-06-03
   days on market $154,900 Active 13 DOM
3. 2026-06-02
   days on market $154,900 Active 12 DOM
4. 2026-06-01
   days on market $154,900 Active 11 DOM
5. 2026-05-31
   days on market $154,900 Active 10 DOM
6. 2026-05-31
   days on market $154,900 Active 9 DOM
7. 2026-05-21
   listed $154,900 Active

   Show marketing remark (656 chars)

   Charming 3-bedroom, 2-bathroom home perfectly situated on a spacious 0.5-acre lot in Thomasville! Built in 2006, this property offers a functional 1,170 square foot layout with solid bones and plenty of room to make it your own. The deep lot provides ample outdoor space for gardening, entertaining, or future additions. Located right on N Pinetree Blvd, you're just minutes from historic downtown Thomasville's shopping, dining, and parks. Whether you're a first-time homebuyer looking to build equity, a savvy investor, or a downsizer seeking a manageable property with upside potential — this one checks all the boxes. Schedule your showing today!

8. 2026-05-21
   listed $154,900 Active 656-char remark

   Show marketing remark (656 chars)

   Charming 3-bedroom, 2-bathroom home perfectly situated on a spacious 0.5-acre lot in Thomasville! Built in 2006, this property offers a functional 1,170 square foot layout with solid bones and plenty of room to make it your own. The deep lot provides ample outdoor space for gardening, entertaining, or future additions. Located right on N Pinetree Blvd, you're just minutes from historic downtown Thomasville's shopping, dining, and parks. Whether you're a first-time homebuyer looking to build equity, a savvy investor, or a downsizer seeking a manageable property with upside potential — this one checks all the boxes. Schedule your showing today!

ⓘ 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: $503 · $42/mo
• Projected year-2 tax: $1,425 · $119/mo
• Expected delta: +$922/yr (+$77/mo · 183.5%)

ⓘ 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 5/10 Major
• 🌡 Heat 7/10 Severe 6 d/yr ≥108°F today · 16 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 · 10 by 30 yrs out

Taxation est. · year 1

• Rental income: $21,272
• − Mortgage interest: −$8,677
• − Property taxes: −$503
• − Insurance: −$774
• − Repairs & maintenance: −$1,702
• − Management: −$1,702
• − Depreciation: −$4,506
• Taxable income: $3,408
• Est. tax owed @ 24.0%: −$818
• After-tax cash flow: $4,962/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: Thomasville City
• NCES district ID: 1304950
• Math proficiency: 29% ▼ -6.00%
• Reading proficiency: 37% ▼ -8.00%
• Median HH income: $31,040
• Composite: 26.85/100
• National rank: #7106
• State rank: #87 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

• Census place: Thomasville, GA
• County: Thomas County · 22,962 people
• City population: 22,962
• Metro: Thomasville, GA
• Population (ZIP): 22,962
• Household income: $50,460
• Rent vs Own: 44.6% rent · 55.4% own
• Severe rent burden: 1059.0

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

• Race & ethnicity: Black 49% White 47% Two or more races 2% Hispanic / Latino 2%
• Common ancestry: Slovak 2% Italian 1% Lithuanian 1%
• Foreign-born: 2% · Canada
• Languages at home: 96% English-only · Spanish 2%

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: ▼ -93.17%
• Current HPI: 228.0107
• Rent YoY: —
• Metro: Thomasville, GA
• 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

+0.0% since first listed

5 events — show timeline

• 2026-06-05 Pending — MBOR
• 2026-06-04 Delisted — TABRMLS
• 2026-06-04 Listed $154,900 TABRMLS
• 2026-05-21 Listed $154,900 TABRMLS
• 2026-05-21 Listed $154,900 MBOR

Property tax history

+2.7%/yr

Latest (2025): $503 · +3.2% YoY. Source: county tax records.