332 Thigpen Dr · Swainsboro, GA 30401

$98,000

3 bd · 1.5 ba · 1,134 sqft · SingleFamily public records · 15 Days on market

Built 1972 0.34 ac lot

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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 +24.1/30.0
• DSCR +7.8/10.0
• ARV discount +7.5/15.0
• 1% rule +5.7/10.0
• Livability +2.9/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.3/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Property is sold AS IS Seller is willing to sell all properties individually or as a portfolio. No rent rolls, written lease agreements or property history is available.

Key facts

• 0.34 acre lot
• Parking
• Built 1972

Property features AI

Exterior

• Parking: Off-street parking; 1-space carport
• Utilities: Public water; Public sewer
• Home design: Single-family residence; One-story
• Construction: Brick construction; Composition roof
• Exterior features: Front porch

Interior

• Bathrooms: 1 full bathroom; 1 half bathroom
• Heating & cooling: Central heating (electric); Central cooling (electric)
• Interior features: Electric water heater
• Laundry & utility: Dedicated laundry room

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath single-family listed at $98k.

Deal economics

• At list price, monthly cash flow is $193 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $98k).
• Recommended offer: $97k (1.5% below list) — sets the bar for market timing.
• Cap rate 8.7% vs local median 5.2% in Swainsboro — 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 58/100 on livability (#450 in GA) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, housing A+; Watch: crime D+, schools F, amenities F.
• Emanuel County (town): math 27% / reading 30% proficiency, ranked #110 of 174 in GA (top 63%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 71% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: 81 active listings in the ZIP; 76 units permitted in Emanuel County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $678 of loan paydown is wiped out by about $3k of value loss. Plan a longer hold.
• Emanuel County population projected at -15% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.

Negotiation context

• It's been on market 15 days — a 2% lower offer ($97k) is reasonable based on typical stale-listing flexibility.
• 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, 80% 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 $96,530 (1.5% below list)

Questions for the listing agent

1. Built in 1972 — 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. Crime grade is D 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?
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: 1.07% ✓
• Cap rate: 8.66%
• Cash-on-cash: 8.44%
• DSCR: 1.38
• GRM: 7.8

CMA / ARV

No comps found within radius.

Projected returns pro-forma

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

5-year hold

• IRR: -3.5%
• Equity multiple: 0.87×
• Total profit: $-3,592
• Equity at exit: $14,612

10-year hold

• IRR: 6.2%
• Equity multiple: 1.46×
• Total profit: $12,673
• Equity at exit: $8,473

Cash invested: $27,440 (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 30401

• Home prices YoY: -11.8%
• Active inventory: 81
• Price-to-rent: 7.8×

Monthly cashflow live

• Estimated rent: $1,053 medium
• Mortgage (P&I): −$514
• Tax from tax record: −$84 /mo · $1,006/yr
• Insurance: −$41
• HOA: −$0
• Vacancy / Maint / Mgmt: −$221
• Net cashflow: $193

Break-even live

Break-even rent $808

Max offer price $98,000

Occupancy floor 77%

Sensitivity live

Price	-10% $249	-5% $221	+0% $193	+5% $165	+10% $138
Rent	-10% $110	-5% $151	+0% $193	+5% $235	+10% $276
Rate	-1.0pp $242	-0.5pp $218	base $193	+0.5pp $168	+1.0pp $142

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: $24,500
• Closing costs: $2,940
• Reserves months: —
• Total cash needed: —

Listing history 11 events

1. 2026-06-19
   days on market $98,000 Active 15 DOM
2. 2026-06-18
   days on market $98,000 Active 14 DOM
3. 2026-06-17
   days on market $98,000 Active 13 DOM
4. 2026-06-16
   days on market $98,000 Active 12 DOM
5. 2026-06-15
   days on market $98,000 Active 11 DOM
6. 2026-06-14
   days on market $98,000 Active 9 DOM
7. 2026-06-12
   days on market $98,000 Active 8 DOM
8. 2026-06-09
   days on market $98,000 Active 5 DOM
9. 2026-06-08
   days on market $98,000 Active 4 DOM
10. 2026-06-07
    remarks 169-char remark
11. 2026-06-07
    listed $98,000 Active 3 DOM

ⓘ 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: $1,006 · $84/mo
• Projected year-2 tax: $1,006 · $84/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ 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 3/10 Moderate
• 🌡 Heat 7/10 Severe 7 d/yr ≥108°F today · 18 d/yr by 30 yrs out
• 💨 Wind 8/10 Severe 80% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 0 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $12,633
• − Mortgage interest: −$5,490
• − Property taxes: −$1,006
• − Insurance: −$490
• − Repairs & maintenance: −$1,011
• − Management: −$1,011
• − Depreciation: −$2,851
• Taxable income: $775
• Est. tax owed @ 24.0%: −$186
• After-tax cash flow: $2,131/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: Emanuel County
• NCES district ID: 1302040
• Math proficiency: 27% ▼ -4.00%
• Reading proficiency: 30% ▬ 0.00%
• Median HH income: $31,771
• Composite: 23.21/100
• National rank: #7941
• State rank: #110 of 174 in GA

Livability — Swainsboro

• Score: 58/100
• State rank: #450
• US rank: #21414

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Swainsboro, GA
• City population: 14,232
• Population (ZIP): 14,232

Population outlook (Emanuel County) Hauer SSP2

• Today (2025): 22,093 people
• By 2030: 21,595 · -2.3%
• By 2040: 20,343 · -7.9%
• By 2050: 18,759 · -15.1%
• By 2075: 14,327 · -35.2%
• By 2100: 8,496 · -61.5%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.60)
• Race & ethnicity: White 50% Black 39% Hispanic / Latino 7% Two or more races 5% Asian 1%
• Hispanic origin (detail): Mexican 6%
• Common ancestry: Italian 3% Slovak 1%
• Foreign-born: 4% · Canada
• Languages at home: 93% English-only · Spanish 6% Other Indo-European 1%

Political lean MEDSL · Emanuel

• 2024 margin: Solid R (+44.1) · D 27.8% · R 71.9%
• 2008→2024 swing: -19.4pp toward R · 2008: -24.8pp · 2024: -44.1pp
• All cycles: 2024: R+44.1 2020: R+38.6 2016: R+37.0 2012: R+26.9 2008: R+24.8

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -27.97%
• Current HPI: 209.5498
• 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

+161.3% since first listed

6 events — show timeline

• 2026-06-04 Listed $98,000 HABR
• 2026-06-04 Listed $98,000 Hive MLS
• 2026-06-04 Listed $98,000 GAMLS
• 2018-02-02 Sold (Public Records) $168,000 Public Records
• 2015-01-07 Sold (Public Records) $61,500 Public Records
• 2014-06-03 Sold (Public Records) $37,500 Public Records

Property tax history

+5.8%/yr

Latest (2025): $1,006 · +1.3% YoY. Source: county tax records.