114 G Loop · Thomaston, GA 30286

$78,500

2 bd · 1.0 ba · 992 sqft · SingleFamily public records · 48 Days on market

Built 1943 0.26 ac lot Est $53k · 49% 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
• DSCR +10.0/10.0
• 1% rule +9.2/10.0
• 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

This 1-bedroom, 1-bath Mid Century home is being sold "As-Is", offering a unique chance to build significant equity and customize your dream home. Located in a community that is close to Southern Crescent Technical College (approximately 3.5 miles ). This home may qualify for a USDA Renovation Loan. Want more information? Just ask. You may meet the qualifications for a No Down Payment Loan.

Key facts

• 0.26 acre lot
• Built 1943
• Listed 48 days

Property features AI

Finance

• Other: Property located in Thomaston Cotton Mill subdivision; Lot approximately 0.26 acre (level); Approx. 992 square-foot building area
• Financial info: Listing offered As-Is; Investor owned; Acceptable financing: Cash or Conventional
• HOA & community: No homeowners association; No association fees

Exterior

• Parking: Off-street parking; Side/rear entrance
• Security: Smoke detectors
• Utilities: Public water; Public sewer (connected); 220 volt electric service; Cable available; High speed internet available; Natural gas available; Electricity available; Water available; Sewer available
• Home design: Single family residence; House; Built in 1943; Fixer condition
• Construction: Wood siding; Block foundation; Composition roof
• Exterior features: Level city lot; Street lights in the community

Interior

• Kitchen: Breakfast area (kitchen)
• Bedrooms: 1 bedroom on the main level
• Flooring: Vinyl flooring
• Bathrooms: 1 full bathroom
• Heating & cooling: Natural gas heating; Other heating source; Ceiling fans; Window air conditioning units
• Interior features: One-level living; Breakfast area; Crawl space basement; No common walls
• Laundry & utility: Laundry located in hall

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $78k.

Deal economics

• At list price, monthly cash flow is $401 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $78k).
• Recommended offer: $76k (3.0% below list) — sets the bar for market timing.
• Cap rate 12.4% 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 $543 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 ~6 years — after that, you're playing with house money.

Negotiation context

• It's been on market 48 days — a 3% lower offer ($76k) is reasonable based on typical stale-listing flexibility.

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 $76,145 (3.0% below list)

Questions for the listing agent

1. It's been on market 48 days. Have you received any prior offers? Is the seller open to a 3% 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. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
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: 1.42% ✓
• Cap rate: 12.43%
• Cash-on-cash: 21.90%
• DSCR: 1.97
• GRM: 5.9

CMA / ARV

• ARV (on-the-fly): $52,576
• Comps found: 2

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
113 Avenue J	0.12mi	2/1.0	896 (-10%)	22mo	$39,900	$45	60
98 G Ave	0.17mi	2/1.0	896 (-10%)	23mo	$47,500	$53	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: 14.6%
• Equity multiple: 1.58×
• Total profit: $12,810
• Equity at exit: $11,705

10-year hold

• IRR: 23.3%
• Equity multiple: 3.00×
• Total profit: $43,972
• Equity at exit: $6,787

Cash invested: $21,980 (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: 5.9×

Monthly cashflow live

• Estimated rent: $1,118 medium
• Mortgage (P&I): −$412
• Tax from tax record: −$37 /mo · $449/yr
• Insurance: −$33
• HOA: −$0
• Vacancy / Maint / Mgmt: −$235
• Net cashflow: $401

Break-even live

Break-even rent $610

Max offer price $78,500

Occupancy floor 59%

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: $19,625
• Closing costs: $2,355
• 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	0.30mi
210 Thurston Ave Unit C Thomaston, GA	2.0	1.0	700	$1,250	$1.79	24d	1	1.29mi

Listing history 16 events

1. 2026-06-18
   days on market $78,500 Active 48 DOM
2. 2026-06-17
   days on market $78,500 Active 47 DOM
3. 2026-06-16
   days on market $78,500 Active 46 DOM
4. 2026-06-15
   days on market $78,500 Active 45 DOM
5. 2026-06-13
   days on market $78,500 Active 43 DOM
6. 2026-06-12
   days on market $78,500 Active 42 DOM
7. 2026-06-09
   days on market $78,500 Active 39 DOM
8. 2026-06-08
   days on market $78,500 Active 38 DOM
9. 2026-06-07
   days on market $78,500 Active 37 DOM
10. 2026-06-07
    days on market $78,500 Active 36 DOM
11. 2026-06-04
    days on market $78,500 Active 33 DOM
12. 2026-06-02
    days on market $78,500 Active 32 DOM
13. 2026-06-01
    days on market $78,500 Active 31 DOM
14. 2026-05-31
    days on market $78,500 Active 30 DOM
15. 2026-05-31
    days on market $78,500 Active 29 DOM
16. 2026-04-29
    listed $78,500 New

ⓘ 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: $449 · $37/mo
• Projected year-2 tax: $722 · $60/mo
• Expected delta: +$273/yr (+$23/mo · 60.7%)

ⓘ 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: $13,413
• − Mortgage interest: −$4,397
• − Property taxes: −$449
• − Insurance: −$392
• − Repairs & maintenance: −$1,073
• − Management: −$1,073
• − Depreciation: −$2,284
• Taxable income: $3,744
• Est. tax owed @ 24.0%: −$898
• After-tax cash flow: $3,915/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

1 event — show timeline

• 2026-04-29 Listed $78,500 GAMLS

Property tax history

+6.3%/yr

Latest (2025): $449 · +21.9% YoY. Source: county tax records.