841 Clements St · Thomson, GA 30824

$15,000

4 bd · 1.5 ba · 1,131 sqft · SingleFamily public records · 269 Days on market

Built 1970 6,970 sqft lot $13/sqft · 91% below area

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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 +15.0/30.0
• ARV discount +7.5/15.0
• 1% rule +5.0/10.0
• DSCR +5.0/10.0
• Livability +3.1/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.3/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

* * Investors * * Calling all investors, great opportunity in McDuffie County, GA. As-Is ONLY!!

Key facts

• 6,970 sq ft lot
• Built 1970
• Listed 269 days

What this means for you Summary

Snapshot

• This is a 4-bed/1.5-bath single-family listed at $15k.

Deal economics

• At list price, monthly cash flow is $890 ($11k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $15k).
• Recommended offer: $13k (12.0% below list) — sets the bar for market timing.
• Cap rate 77.5% vs local median 3.8% in Thomson — 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 61/100 on livability (#357 in GA) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+; Watch: crime C-, health & safety C-, schools F.
• Mcduffie County (rural): math 12% / reading 19% proficiency, ranked #156 of 174 in GA (top 90%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 65% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: 193 active listings in the ZIP; 5 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 80% of comp listings sitting > 30 days — soft ceiling on asking rent; 64 units permitted in McDuffie County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $104 of loan paydown is wiped out by about $450 of value loss. Plan a longer hold.
• McDuffie County population projected at -18% 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 $4k cash investment doubles in ~1 year — after that, you're playing with house money.

Negotiation context

• It's been on market 269 days — a 12% lower offer ($13k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 2y ago 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

• Watch-outs: property tax is 4.5% of price.
• Climate carrying-cost: major wind risk, 55% chance of damaging wind over 30y; extreme-heat days projected 7→17/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $13,200 (12.0% below list)

Questions for the listing agent

1. It's been on market 269 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1970 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. 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?
8. 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.
9. 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.
10. 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: 8.71% ✓
• Cap rate: 77.52%
• Cash-on-cash: 254.40%
• DSCR: 12.32
• GRM: 1.0

CMA / ARV

• ARV (median comp): $167,757
• List price: $15,000
• Delta: -91.06%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 5 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
865 Clements St	0.06mi	3/1.5 (-1)	1,066 (-6%)	5mo	$108,000	$101	78
803 Mobley St	0.39mi	4/1.5	1,105 (-2%)	6mo	$110,000	$100	73
841 Mobley St	0.28mi	3/1.0 (-1)	1,165 (+3%)	4mo	$80,000	$69	72
119 Lincoln Dr	0.41mi	3/1.0 (-1)	1,075 (-5%)	10mo	$145,900	$136	57
125 Lincoln Dr	0.39mi	3/1.5 (-1)	1,075 (-5%)	23mo	$154,900	$144	49

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: —
• Equity multiple: 13.93×
• Total profit: $54,322
• Equity at exit: $2,237

10-year hold

• IRR: —
• Equity multiple: 29.69×
• Total profit: $120,499
• Equity at exit: $1,297

Cash invested: $4,200 (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 30824

• Home prices YoY: -7.3%
• Active inventory: 193
• Price-to-rent: 1.0×

Monthly cashflow live

• Estimated rent: $1,306 high
• Mortgage (P&I): −$79
• Tax from tax record: −$57 /mo · $682/yr
• Insurance: −$6
• HOA: −$0
• Vacancy / Maint / Mgmt: −$274
• Net cashflow: $890

Break-even live

Break-even rent $179

Max offer price $15,000

Occupancy floor 27%

Sensitivity live

Price	-10% $939	-5% $895	+0% $890	+5% $886	+10% $882
Rent	-10% $787	-5% $839	+0% $890	+5% $942	+10% $994
Rate	-1.0pp $898	-0.5pp $894	base $890	+0.5pp $886	+1.0pp $883

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: $3,750
• Closing costs: $450
• Reserves months: —
• Total cash needed: —

Rent comps 5 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
631 Clary St Thomson, GA	3.0	2.0	1299	$1,750	$1.35	44d	1	0.79mi
124 West St Thomson, GA	3.0	1.0	1092	$1,250	$1.14	44d	1	1.15mi
431 Bussey Ave Thomson, GA	3.0	1.5	1174	$1,190	$1.01	44d	1	1.28mi
104 White Oak St Thomson, GA	3.0	1.0	900	$975	$1.08	44d	1	1.29mi
642 Forrest Clary Dr Ext Thomson, GA	2.0–3.0	1.0–1.5	1075	$1,099	$1.02	24d	1	1.34mi

Listing history 28 events

1. 2026-06-21
   days on market $15,000 Active 269 DOM
2. 2026-06-18
   days on market $15,000 Active 267 DOM
3. 2026-06-17
   days on market $15,000 Active 266 DOM
4. 2026-06-16
   days on market $15,000 Active 265 DOM
5. 2026-06-15
   days on market $15,000 Active 264 DOM
6. 2026-06-13
   days on market $15,000 Active 262 DOM
7. 2026-06-12
   days on market $15,000 Active 261 DOM
8. 2026-06-09
   days on market $15,000 Active 258 DOM
9. 2026-06-08
   days on market $15,000 Active 257 DOM
10. 2026-06-07
    days on market $15,000 Active 256 DOM
11. 2026-06-07
    days on market $15,000 Active 255 DOM
12. 2026-06-04
    days on market $15,000 Active 252 DOM
13. 2026-06-02
    days on market $15,000 Active 251 DOM
14. 2026-06-01
    days on market $15,000 Active 250 DOM
15. 2026-05-31
    days on market $15,000 Active 249 DOM
16. 2026-05-31
    days on market $15,000 Active 248 DOM
17. 2025-09-24
    listed $15,000 Active 98-char remark

    Show marketing remark (98 chars)

    * * Investors * * Calling all investors, great opportunity in McDuffie County, GA. As-Is ONLY!!

18. 2025-06-05
    historical
19. 2025-05-20
    price $25,000
20. 2025-04-24
    price $30,000
21. 2025-03-10
    status Back On Market
22. 2025-03-05
    historical
23. 2025-02-20
    price $40,000
24. 2025-01-11
    price $65,000
25. 2024-12-09
    price $70,000
26. 2024-11-06
    listed $78,000 New
27. 2005-05-13
    soldstatus $47,000
28. 2000-01-03
    soldstatus $64,260

ⓘ 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: $682 · $57/mo
• Projected year-2 tax: $682 · $57/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 4/10 Moderate
• 🌡 Heat 6/10 Major 7 d/yr ≥106°F today · 17 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 55% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $15,677
• − Mortgage interest: −$840
• − Property taxes: −$682
• − Insurance: −$75
• − Repairs & maintenance: −$1,254
• − Management: −$1,254
• − Depreciation: −$436
• Taxable income: $11,136
• Est. tax owed @ 24.0%: −$2,673
• After-tax cash flow: $8,012/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: Mcduffie County
• NCES district ID: 1303570
• Math proficiency: 12% ▼ -15.00%
• Reading proficiency: 19% ▼ -8.00%
• Median HH income: $37,658
• Composite: 12.98/100
• National rank: #9570
• State rank: #156 of 174 in GA

Livability — Thomson

• Score: 61/100
• State rank: #357
• US rank: #18372

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Thomson, GA
• Population (ZIP): 17,181

Population outlook (McDuffie County) Hauer SSP2

• Today (2025): 20,590 people
• By 2030: 19,922 · -3.2%
• By 2040: 18,451 · -10.4%
• By 2050: 16,898 · -17.9%
• By 2075: 13,647 · -33.7%
• By 2100: 10,421 · -49.4%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.56)
• Race & ethnicity: White 49% Black 46% Hispanic / Latino 4% Two or more races 2%
• Common ancestry: Lithuanian 2% Italian 1% Slovak 1%
• Foreign-born: 2% · Canada
• Languages at home: 97% English-only · Spanish 2%

Political lean MEDSL · McDuffie

• 2024 margin: Strong R (+24.9) · D 37.4% · R 62.3%
• 2008→2024 swing: -10.0pp toward R · 2008: -14.9pp · 2024: -24.9pp
• All cycles: 2024: R+24.9 2020: R+19.1 2016: R+18.7 2012: R+15.0 2008: R+14.9

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -19.21%
• Current HPI: 243.7734
• 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

-76.7% since first listed

12 events — show timeline

• 2025-09-24 Listed $15,000 ForSaleByOwner.com
• 2025-06-05 Listing Removed — GAMLS
• 2025-05-20 Price Changed $25,000 GAMLS
• 2025-04-24 Price Changed $30,000 GAMLS
• 2025-03-10 Relisted — GAMLS
• 2025-03-05 Listing Removed — GAMLS
• 2025-02-20 Price Changed $40,000 GAMLS
• 2025-01-11 Price Changed $65,000 GAMLS
• 2024-12-09 Price Changed $70,000 GAMLS
• 2024-11-06 Listed $78,000 GAMLS
• 2005-05-13 Sold (Public Records) $47,000 Public Records
• 2000-01-03 Sold (Public Records) $64,260 Public Records

Property tax history

+1.5%/yr

Latest (2025): $682 · +3.3% YoY. Source: county tax records.