105 Bermuda St · Thomasville, GA 31792

$190,000

3 bd · 2.0 ba · 1,232 sqft · SingleFamily public records · 110 Days on market

Built 2004 0.28 ac lot $154/sqft · 56% above area

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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 +20.7/30.0
• ARV discount +7.5/15.0
• DSCR +6.6/10.0
• 1% rule +4.1/10.0
• 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

Welcome to this beautifully updated 3 bedroom, 2 bath home that combines comfort, style, and functionality. From the moment you walk in, you'll notice the fresh paint, updated flooring, and modern appliances that give this home a clean, contemporary feel. The spacious layout offers plenty of room for relaxing, entertaining, and everyday living. Whether you're hosting friends, spending time with family, or just enjoying a quiet evening at home, this property provides the space and flexibility you need. With thoughtful updates throughout and a cozy yet open feel, this home is truly move in ready. Perfect for first time buyers, downsizers, or investors looking for a solid opportunity. This will not last! schedule your showing today before it's gone!

Key facts

• 0.28 acre lot
• Listed 109 days

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $190k.

Deal economics

• At list price, monthly cash flow is $257 ($3k/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 $173k (8.7% below list).
• Recommended offer: $173k (9.0% below list) — sets the bar for market timing.
• Cap rate 7.9% 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; 3 comparable units currently listed for rent nearby; rentals lingering (median 46d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 100% of comp listings sitting > 30 days — soft ceiling on asking rent; 213 units permitted in Thomas County in 2024 (72 in 5+ unit buildings).
• This rent runs 41% 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 $6k 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

• It's been on market 110 days — a 9% lower offer ($173k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $80k; list at $190k implies a 138% 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; extreme-heat days projected 7→19/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $172,900 (9.0% below list)

Questions for the listing agent

1. It's been on market 110 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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?
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: 0.91% ✗
• Cap rate: 7.91%
• Cash-on-cash: 5.79%
• DSCR: 1.26
• GRM: 9.1

CMA / ARV

• ARV (median comp): $121,670
• List price: $190,000
• Delta: 56.16%
• Verdict: OVERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 11 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
103 Meadow St	0.15mi	3/2.0	1,146 (-7%)	11mo	$169,000	$147	72
1022 N Dawson St	0.55mi	3/1.5	1,270 (+3%)	1mo	$220,000	$173	67
417 W West Walcott St	0.65mi	3/2.0	1,227 (-0%)	5mo	$175,000	$143	64
1307 N Dawson St	0.50mi	3/1.0	1,112 (-10%)	5mo	$80,000	$72	53
1307 Young St	0.73mi	4/2.0 (+1)	1,320 (+7%)	8mo	$219,500	$166	42
915 N Crawford St	0.55mi	3/1.0	1,108 (-10%)	14mo	$35,000	$32	42
1109 N Young St	0.63mi	2/1.0 (-1)	1,302 (+6%)	14mo	$105,000	$81	41
1110 N Young St	0.64mi	2/1.0 (-1)	1,104 (-10%)	7mo	$137,500	$125	38
108 Woodland Dr	0.68mi	4/2.0 (+1)	1,346 (+9%)	15mo	$193,000	$143	35
1403 N Dawson St	0.54mi	2/1.0 (-1)	1,343 (+9%)	20mo	$32,000	$24	34
1021 Cassidy Rd	0.70mi	3/2.0	1,365 (+11%)	24mo	$265,000	$194	29

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: -7.4%
• Equity multiple: 0.73×
• Total profit: $-14,537
• Equity at exit: $28,330

10-year hold

• IRR: 2.1%
• Equity multiple: 1.15×
• Total profit: $8,000
• Equity at exit: $16,428

Cash invested: $53,200 (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: 9.1×

Monthly cashflow live

• Estimated rent: $1,735 medium
• Mortgage (P&I): −$996
• Tax from tax record: −$38 /mo · $458/yr
• Insurance: −$79
• HOA: −$0
• Vacancy / Maint / Mgmt: −$364
• Net cashflow: $257

Break-even live

Break-even rent $1,410

Max offer price $190,000

Occupancy floor 80%

Sensitivity live

Price	-10% $364	-5% $310	+0% $257	+5% $203	+10% $149
Rent	-10% $120	-5% $188	+0% $257	+5% $325	+10% $394
Rate	-1.0pp $352	-0.5pp $305	base $257	+0.5pp $207	+1.0pp $157

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: $47,500
• Closing costs: $5,700
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
813 N Spair St Thomasville, GA	2.0	1.0	865	$1,500	$1.73	45d	1	0.89mi
209 E Monroe St Unit 1 Thomasville, GA	2.0	1.0	1236	$1,500	$1.21	45d	1	1.02mi
100 Pine St Thomasville, GA	2.0	2.5	1216	$1,550	$1.27	45d	1	1.22mi

Listing history 23 events

1. 2026-06-22
   days on market $190,000 Active 110 DOM
2. 2026-06-21
   days on market $190,000 Active 109 DOM
3. 2026-06-19
   days on market $190,000 Active 107 DOM
4. 2026-06-18
   days on market $190,000 Active 106 DOM
5. 2026-06-17
   days on market $190,000 Active 105 DOM
6. 2026-06-16
   days on market $190,000 Active 104 DOM
7. 2026-06-15
   days on market $190,000 Active 103 DOM
8. 2026-06-14
   days on market $190,000 Active 101 DOM
9. 2026-06-12
   days on market $190,000 Active 100 DOM
10. 2026-06-09
    days on market $190,000 Active 97 DOM
11. 2026-06-08
    days on market $190,000 Active 96 DOM
12. 2026-06-07
    days on market $190,000 Active 95 DOM
13. 2026-06-07
    days on market $190,000 Active 94 DOM
14. 2026-06-03
    days on market $190,000 Active 91 DOM
15. 2026-06-02
    days on market $190,000 Active 90 DOM
16. 2026-06-01
    days on market $190,000 Active 89 DOM
17. 2026-05-31
    days on market $190,000 Active 88 DOM
18. 2026-05-31
    days on market $190,000 Active 87 DOM
19. 2026-05-07
    price $195,000 756-char remark

    Show marketing remark (756 chars)

    Welcome to this beautifully updated 3 bedroom, 2 bath home that combines comfort, style, and functionality. From the moment you walk in, you'll notice the fresh paint, updated flooring, and modern appliances that give this home a clean, contemporary feel. The spacious layout offers plenty of room for relaxing, entertaining, and everyday living. Whether you're hosting friends, spending time with family, or just enjoying a quiet evening at home, this property provides the space and flexibility you need. With thoughtful updates throughout and a cozy yet open feel, this home is truly move in ready. Perfect for first time buyers, downsizers, or investors looking for a solid opportunity. This will not last! schedule your showing today before it's gone!

20. 2026-04-01
    price $199,900 756-char remark

    Show marketing remark (756 chars)

    Welcome to this beautifully updated 3 bedroom, 2 bath home that combines comfort, style, and functionality. From the moment you walk in, you'll notice the fresh paint, updated flooring, and modern appliances that give this home a clean, contemporary feel. The spacious layout offers plenty of room for relaxing, entertaining, and everyday living. Whether you're hosting friends, spending time with family, or just enjoying a quiet evening at home, this property provides the space and flexibility you need. With thoughtful updates throughout and a cozy yet open feel, this home is truly move in ready. Perfect for first time buyers, downsizers, or investors looking for a solid opportunity. This will not last! schedule your showing today before it's gone!

21. 2026-03-17
    price $209,900 756-char remark

    Show marketing remark (756 chars)

    Welcome to this beautifully updated 3 bedroom, 2 bath home that combines comfort, style, and functionality. From the moment you walk in, you'll notice the fresh paint, updated flooring, and modern appliances that give this home a clean, contemporary feel. The spacious layout offers plenty of room for relaxing, entertaining, and everyday living. Whether you're hosting friends, spending time with family, or just enjoying a quiet evening at home, this property provides the space and flexibility you need. With thoughtful updates throughout and a cozy yet open feel, this home is truly move in ready. Perfect for first time buyers, downsizers, or investors looking for a solid opportunity. This will not last! schedule your showing today before it's gone!

22. 2026-03-04
    listed $219,900 Active 756-char remark

    Show marketing remark (756 chars)

    Welcome to this beautifully updated 3 bedroom, 2 bath home that combines comfort, style, and functionality. From the moment you walk in, you'll notice the fresh paint, updated flooring, and modern appliances that give this home a clean, contemporary feel. The spacious layout offers plenty of room for relaxing, entertaining, and everyday living. Whether you're hosting friends, spending time with family, or just enjoying a quiet evening at home, this property provides the space and flexibility you need. With thoughtful updates throughout and a cozy yet open feel, this home is truly move in ready. Perfect for first time buyers, downsizers, or investors looking for a solid opportunity. This will not last! schedule your showing today before it's gone!

23. 2003-04-01
    soldstatus $79,900

ⓘ 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: $458 · $38/mo
• Projected year-2 tax: $1,748 · $146/mo
• Expected delta: +$1,290/yr (+$108/mo · 282.0%)

ⓘ 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 8/10 Severe 7 d/yr ≥108°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 · 10 by 30 yrs out

Taxation est. · year 1

• Rental income: $20,815
• − Mortgage interest: −$10,643
• − Property taxes: −$458
• − Insurance: −$950
• − Repairs & maintenance: −$1,665
• − Management: −$1,665
• − Depreciation: −$5,527
• Taxable loss: −$93
• Est. tax savings @ 24.0%: +$22
• After-tax cash flow: $3,102/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

+144.1% since first listed

5 events — show timeline

• 2026-05-07 Price Changed $195,000 SGMLS
• 2026-04-01 Price Changed $199,900 SGMLS
• 2026-03-17 Price Changed $209,900 SGMLS
• 2026-03-04 Listed $219,900 SGMLS
• 2003-04-01 Sold (Public Records) $79,900 Public Records

Property tax history

+2.5%/yr

Latest (2025): $458 · -2.3% YoY. Source: county tax records.