625 Marshall St · Thomasville, GA 31792

$60,528

3 bd · 2.5 ba · 1,025 sqft · SingleFamily public records · 17 Days on market

Built 1958 0.36 ac lot

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Why this score? — see what drove the B- 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
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• 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

Here is an amazing opportunity to buy a property that is in near original condition with warm, inviting curb appeal. Large lot with and set off street, nice two car attached carport. Home needs re modelling, new flooring and updates would enhance value. See it today! RESERVE AUCTION PROPERTY- Property sold "AS-IS" without contingencies, repairs, warranties, guarantees or representation as to listing accuracy, property information, photo or other depiction included or described herein. Inspect before bidding.

Key facts

• 0.36 acre lot
• Built 1958
• Listed 16 days

Property features AI

Finance

• Other: Listing accepts Cash and Conventional financing
• HOA & community: No HOA

Exterior

• Parking: Carport
• Utilities: Public water; Public sewer; Other utilities
• Home design: Single family residence (house); Resale property; Built in 1958
• Construction: Brick construction; Composition roof; Built in 1958; Above-grade finished living area reported
• Exterior features: Level lot

Interior

• Kitchen: No appliances included
• Bedrooms: 3 bedrooms on the main level
• Flooring: Other flooring
• Bathrooms: 1 full bathroom (main level)
• Heating & cooling: Central heating; Central air conditioning
• Interior features: One-level layout; Fireplace (1); Other interior features
• Laundry & utility: No laundry features listed

What this means for you Summary

Snapshot

• This is a 3-bed/2.5-bath single-family listed at $61k.

Deal economics

• At list price, monthly cash flow is $973 ($12k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $61k).
• Recommended offer: $60k (1.5% below list) — sets the bar for market timing.
• Cap rate 25.6% 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: Scott Elementary School (math 22% / reading 17%, grade F, #878 of 1,228 statewide, top 75%, 338 students, 91% FRL); Thomasville High School (math 17% / reading 32%, grade F, #184 of 424 statewide, top 48%, 797 students, 92% FRL) — zoned schools average 91% FRL vs 60% district-wide (31 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 206 active listings in the ZIP; 6 comparable units currently listed for rent nearby; rentals lingering (median 45d 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 40% 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 $418 of loan paydown is wiped out by about $2k 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.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $17k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• It's been on market 17 days — a 2% lower offer ($60k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: built in 1958 — expect roof / HVAC / electrical / plumbing capex.
• 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 $59,620 (1.5% below list)

Questions for the listing agent

1. Built in 1958 — 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 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?
4. 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?
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: 2.81% ✓
• Cap rate: 25.59%
• Cash-on-cash: 68.92%
• DSCR: 4.07
• GRM: 3.0

CMA / ARV

• ARV (on-the-fly): $155,800
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1214 N Dawson St	0.45mi	2/1.0 (-1)	1,028 (+0%)	11mo	$138,500	$135	58
307 Ridgecrest Dr	0.61mi	2/1.0 (-1)	1,012 (-1%)	3mo	$330,000	$326	56
1110 N Young St	0.33mi	2/1.0 (-1)	1,104 (+8%)	7mo	$137,500	$125	55
427 Myrtle Dr	0.23mi	4/2.0 (+1)	1,152 (+12%)	9mo	$292,500	$254	55
1307 N Dawson St	0.46mi	3/1.0	1,112 (+8%)	5mo	$80,000	$72	54
1010 Joree Dr	0.58mi	3/1.0	990 (-3%)	8mo	$197,500	$199	54
105 Sunnyland Ct	0.41mi	2/1.0 (-1)	966 (-6%)	17mo	$147,000	$152	46
318 Myrtle Dr	0.39mi	2/1.0 (-1)	955 (-7%)	18mo	$165,000	$173	45
520 E Walcott St	0.35mi	2/1.0 (-1)	925 (-10%)	17mo	$45,000	$49	42
609 E Clay St	0.58mi	3/1.0	960 (-6%)	19mo	$105,000	$109	41
1325 Young St	0.48mi	3/2.0	1,159 (+13%)	16mo	$199,750	$172	40
915 N Crawford St	0.73mi	3/1.0	1,108 (+8%)	14mo	$35,000	$32	35

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: 68.4%
• Equity multiple: 4.08×
• Total profit: $52,181
• Equity at exit: $9,025

10-year hold

• IRR: 72.5%
• Equity multiple: 8.39×
• Total profit: $125,250
• Equity at exit: $5,233

Cash invested: $16,948 (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: 3.0×

Monthly cashflow live

• Estimated rent: $1,701 high
• Mortgage (P&I): −$317
• Tax from tax record: −$28 /mo · $338/yr
• Insurance: −$25
• HOA: −$0
• Vacancy / Maint / Mgmt: −$357
• Net cashflow: $973

Break-even live

Break-even rent $469

Max offer price $60,528

Occupancy floor 38%

Sensitivity live

Price	-10% $1,008	-5% $990	+0% $973	+5% $956	+10% $939
Rent	-10% $839	-5% $906	+0% $973	+5% $1,041	+10% $1,108
Rate	-1.0pp $1,004	-0.5pp $989	base $973	+0.5pp $958	+1.0pp $942

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: $15,132
• Closing costs: $1,816
• Reserves months: —
• Total cash needed: —

Rent comps 6 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	0.39mi
209 E Monroe St Unit 1 Thomasville, GA	2.0	1.0	1236	$1,500	$1.21	45d	1	0.91mi
1388 N Pinetree Blvd Thomasville, GA	3.0	2.0	1216	$1,300	$1.07	45d	1	1.00mi
403 Remington Ave Thomasville, GA	2.0	1.0	891	$1,575	$1.77	45d	1	1.19mi
100 Pine St Thomasville, GA	2.0	2.5	1216	$1,550	$1.27	45d	1	1.38mi
220 Covington Ave Thomasville, GA	1.0–3.0	1.0–2.0	1014	$1,350	$1.33	45d	10	1.42mi

Listing history 13 events

1. 2026-06-21
   days on market $60,528 Active 17 DOM
2. 2026-06-19
   days on market $60,528 Active 15 DOM
3. 2026-06-18
   statusdays on market $60,528 Active 14 DOM
4. 2026-06-17
   days on market $60,528 New 13 DOM
5. 2026-06-16
   days on market $60,528 New 12 DOM
6. 2026-06-15
   days on market $60,528 New 11 DOM
7. 2026-06-14
   days on market $60,528 New 9 DOM
8. 2026-06-12
   days on market $60,528 New 8 DOM
9. 2026-06-09
   days on market $60,528 New 5 DOM
10. 2026-06-08
    days on market $60,528 New 4 DOM
11. 2026-06-07
    days on market $60,528 New 3 DOM
12. 2026-06-07
    remarks 514-char remark
13. 2026-06-07
    listed $60,528 New 2 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: $338 · $28/mo
• Projected year-2 tax: $557 · $46/mo
• Expected delta: +$219/yr (+$18/mo · 64.7%)

ⓘ 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 3/10 Moderate
• 🌡 Heat 8/10 Severe 7 d/yr ≥108°F today · 19 d/yr by 30 yrs out
• 💨 Wind 9/10 Extreme 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: $20,418
• − Mortgage interest: −$3,391
• − Property taxes: −$338
• − Insurance: −$303
• − Repairs & maintenance: −$1,633
• − Management: −$1,633
• − Depreciation: −$1,761
• Taxable income: $11,359
• Est. tax owed @ 24.0%: −$2,726
• After-tax cash flow: $8,954/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

1 event — show timeline

• 2026-06-04 Listed $60,528 GAMLS

Property tax history

+1.1%/yr

Latest (2025): $338 · -0.2% YoY. Source: county tax records.