1542 Dallas Dr · Thomson, GA 30824

$150,000

3 bd · 3.0 ba · 2,358 sqft · SingleFamily public records · 234 Days on market

Built 1972 2.50 ac lot $64/sqft · 55% below 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 +29.8/30.0
• DSCR +10.0/10.0
• 1% rule +8.0/10.0
• ARV discount +7.5/15.0
• 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

Large home on a spacious 2.5 acre lot. As is sale. The house need total rehab

Key facts

• 2.5 acre lot
• Built 1972
• Listed 234 days

What this means for you Summary

Snapshot

• This is a 3-bed/3.0-bath single-family listed at $150k.

Deal economics

• At list price, monthly cash flow is $551 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $150k).
• Recommended offer: $132k (12.0% below list) — sets the bar for market timing.
• Cap rate 10.7% 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-, amenities 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.
• Zoned schools: Thomson-Mcduffie Middle School (math 9% / reading 20%, grade F, #403 of 470 statewide, top 86%, 782 students, 89% FRL); Thomson High School (math 2% / reading 17%, grade F, #365 of 424 statewide, top 88%, 986 students, 89% FRL) — zoned schools average 89% FRL vs 65% district-wide (24 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 193 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 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 $1k of loan paydown is wiped out by about $4k 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 $42k cash investment doubles in ~8 years — after that, you're playing with house money.

Negotiation context

• It's been on market 234 days — a 12% lower offer ($132k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• 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 $132,000 (12.0% below list)

Questions for the listing agent

1. It's been on market 234 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 1972 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
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: 1.30% ✓
• Cap rate: 10.70%
• Cash-on-cash: 15.74%
• DSCR: 1.70
• GRM: 6.4

CMA / ARV

• ARV (median comp): $332,379
• List price: $150,000
• Delta: -54.87%
• Verdict: UNDERPRICED
• Comps: 2 within 1.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: 6.6%
• Equity multiple: 1.26×
• Total profit: $10,781
• Equity at exit: $22,365

10-year hold

• IRR: 15.9%
• Equity multiple: 2.30×
• Total profit: $54,571
• Equity at exit: $12,969

Cash invested: $42,000 (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: 6.4×

Monthly cashflow live

• Estimated rent: $1,950 medium
• Mortgage (P&I): −$787
• Tax from tax record: −$140 /mo · $1,686/yr
• Insurance: −$62
• HOA: −$0
• Vacancy / Maint / Mgmt: −$410
• Net cashflow: $551

Break-even live

Break-even rent $1,253

Max offer price $150,000

Occupancy floor 67%

Sensitivity live

Price	-10% $636	-5% $593	+0% $551	+5% $508	+10% $466
Rent	-10% $397	-5% $474	+0% $551	+5% $628	+10% $705
Rate	-1.0pp $626	-0.5pp $589	base $551	+0.5pp $512	+1.0pp $472

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: $37,500
• Closing costs: $4,500
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1243 Oak Ln Thomson, GA	4.0	2.0	1647	$1,950	$1.18	45d	1	1.09mi

Listing history 18 events

1. 2026-06-21
   days on market $150,000 Active 234 DOM
2. 2026-06-21
   days on market $150,000 Active 233 DOM
3. 2026-06-18
   days on market $150,000 Active 231 DOM
4. 2026-06-17
   days on market $150,000 Active 230 DOM
5. 2026-06-16
   days on market $150,000 Active 229 DOM
6. 2026-06-15
   days on market $150,000 Active 228 DOM
7. 2026-06-13
   days on market $150,000 Active 226 DOM
8. 2026-06-12
   days on market $150,000 Active 225 DOM
9. 2026-06-09
   days on market $150,000 Active 222 DOM
10. 2026-06-08
    days on market $150,000 Active 221 DOM
11. 2026-06-07
    days on market $150,000 Active 220 DOM
12. 2026-06-07
    days on market $150,000 Active 219 DOM
13. 2026-06-04
    days on market $150,000 Active 216 DOM
14. 2026-06-02
    days on market $150,000 Active 215 DOM
15. 2026-06-01
    days on market $150,000 Active 214 DOM
16. 2026-05-31
    days on market $150,000 Active 213 DOM
17. 2026-05-31
    days on market $150,000 Active 212 DOM
18. 2025-10-30
    listed $150,000 Active 77-char remark

    Show marketing remark (77 chars)

    Large home on a spacious 2.5 acre lot. As is sale. The house need total rehab

ⓘ 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: $1,686 · $140/mo
• Projected year-2 tax: $1,686 · $140/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 ≥105°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: $23,400
• − Mortgage interest: −$8,402
• − Property taxes: −$1,686
• − Insurance: −$750
• − Repairs & maintenance: −$1,872
• − Management: −$1,872
• − Depreciation: −$4,364
• Taxable income: $4,454
• Est. tax owed @ 24.0%: −$1,069
• After-tax cash flow: $5,542/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

• 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

1 event — show timeline

• 2025-10-30 Listed $150,000 ForSaleByOwner.com

Property tax history

+5.1%/yr

Latest (2025): $1,686 · +63.6% YoY. Source: county tax records.