411 Edgewood Dr · Thomasville, GA 31792

$135,000

3 bd · 1.0 ba · 1,184 sqft · SingleFamily public records · 170 Days on market

Built 1953 0.67 ac lot $114/sqft · 18% below area Est $165k · 18% under

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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
• ARV discount +15.0/15.0
• DSCR +10.0/10.0
• 1% rule +7.8/10.0
• 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

Property is on a large lot with a large unfinished basement!! Great property with plenty of potential and ready for your personal touch! This home is perfect for those eager to apply some TLC and creative vision to make it truly shine. Ideal for anyone looking to craft their dream space to create many lasting memories! Don't miss this chance to transform a gem into your masterpiece!

Key facts

• 0.67 acre lot
• Parking
• Built 1953

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $135k.

Deal economics

• At list price, monthly cash flow is $574 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $135k).
• Recommended offer: $119k (12.0% below list) — sets the bar for market timing.
• Cap rate 11.4% 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: schools D, crime F, commute 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.
• Market conditions: 206 active listings in the ZIP; 7 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 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 $933 of loan paydown is wiped out by about $4k 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 $38k cash investment doubles in ~7 years — after that, you're playing with house money.

Negotiation context

• It's been on market 170 days — a 12% lower offer ($119k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 7y ago; this cycle's ask has dropped $10k (7%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $110k; 23% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: built in 1953 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $118,800 (12.0% below list)

Questions for the listing agent

1. It's been on market 170 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 1953 — 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 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?
6. 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?
7. 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.
8. 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.
9. 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: 1.28% ✓
• Cap rate: 11.40%
• Cash-on-cash: 18.24%
• DSCR: 1.81
• GRM: 6.5

CMA / ARV

• ARV (median comp): $165,444
• List price: $135,000
• Delta: -18.40%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
427 Myrtle Dr	0.14mi	4/2.0 (+1)	1,152 (-3%)	9mo	$292,500	$254	73
315 Claire Dr	0.39mi	2/1.0 (-1)	1,200 (+1%)	12mo	$90,000	$75	64
1022 N Dawson St	0.52mi	3/1.5	1,270 (+7%)	1mo	$220,000	$173	61
1307 N Dawson St	0.55mi	3/1.0	1,112 (-6%)	5mo	$80,000	$72	60
1110 N Young St	0.47mi	2/1.0 (-1)	1,104 (-7%)	7mo	$137,500	$125	56
307 Ridgecrest Dr	0.45mi	2/1.0 (-1)	1,012 (-14%)	3mo	$330,000	$326	47
101 Myrtle Dr	0.62mi	2/1.0 (-1)	1,060 (-10%)	4mo	$59,000	$56	45
1109 N Young St	0.50mi	2/1.0 (-1)	1,302 (+10%)	14mo	$105,000	$81	43
1214 N Dawson St	0.50mi	2/1.0 (-1)	1,028 (-13%)	11mo	$138,500	$135	40
1307 Young St	0.64mi	4/2.0 (+1)	1,320 (+12%)	8mo	$219,500	$166	36
402 E Washington St	0.62mi	3/1.5	1,350 (+14%)	12mo	$300,000	$222	35
1327 Young St	0.71mi	4/2.0 (+1)	1,320 (+12%)	10mo	$217,000	$164	31

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: 9.8%
• Equity multiple: 1.39×
• Total profit: $14,650
• Equity at exit: $20,129

10-year hold

• IRR: 18.9%
• Equity multiple: 2.58×
• Total profit: $59,615
• Equity at exit: $11,672

Cash invested: $37,800 (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: 6.5×

Monthly cashflow live

• Estimated rent: $1,724 high
• Mortgage (P&I): −$708
• Tax from tax record: −$23 /mo · $281/yr
• Insurance: −$56
• HOA: −$0
• Vacancy / Maint / Mgmt: −$362
• Net cashflow: $574

Break-even live

Break-even rent $997

Max offer price $135,000

Occupancy floor 62%

Sensitivity live

Price	-10% $651	-5% $613	+0% $574	+5% $383	+10% $336
Rent	-10% $438	-5% $506	+0% $574	+5% $643	+10% $711
Rate	-1.0pp $642	-0.5pp $609	base $574	+0.5pp $540	+1.0pp $504

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: $33,750
• Closing costs: $4,050
• Reserves months: —
• Total cash needed: —

Rent comps 7 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	44d	1	0.18mi
209 E Monroe St Unit 1 Thomasville, GA	2.0	1.0	1236	$1,500	$1.21	44d	1	0.68mi
403 Remington Ave Thomasville, GA	2.0	1.0	891	$1,575	$1.77	44d	1	0.89mi
220 Covington Ave Thomasville, GA	1.0–3.0	1.0–2.0	1014	$1,350	$1.33	44d	10	1.16mi
100 Pine St Thomasville, GA	2.0	2.5	1216	$1,550	$1.27	44d	1	1.16mi
1388 N Pinetree Blvd Thomasville, GA	3.0	2.0	1216	$1,300	$1.07	44d	1	1.23mi
306 Brighton St Thomasville, GA	3.0	2.0	1440	$1,800	$1.25	44d	1	1.43mi

Listing history 24 events

1. 2026-06-21
   days on market $135,000 Active 170 DOM
2. 2026-06-19
   days on market $135,000 Active 168 DOM
3. 2026-06-18
   days on market $135,000 Active 167 DOM
4. 2026-06-17
   days on market $135,000 Active 166 DOM
5. 2026-06-16
   days on market $135,000 Active 165 DOM
6. 2026-06-15
   days on market $135,000 Active 164 DOM
7. 2026-06-14
   days on market $135,000 Active 162 DOM
8. 2026-06-12
   days on market $135,000 Active 161 DOM
9. 2026-06-09
   days on market $135,000 Active 158 DOM
10. 2026-06-08
    days on market $135,000 Active 157 DOM
11. 2026-06-07
    days on market $135,000 Active 156 DOM
12. 2026-06-07
    days on market $135,000 Active 155 DOM
13. 2026-06-03
    days on market $135,000 Active 152 DOM
14. 2026-06-02
    days on market $135,000 Active 151 DOM
15. 2026-06-01
    days on market $135,000 Active 150 DOM
16. 2026-05-31
    days on market $135,000 Active 149 DOM
17. 2026-05-31
    days on market $135,000 Active 148 DOM
18. 2026-04-08
    soldstatus $110,000
19. 2026-01-07
    price $135,000 385-char remark

    Show marketing remark (385 chars)

    Property is on a large lot with a large unfinished basement!! Great property with plenty of potential and ready for your personal touch! This home is perfect for those eager to apply some TLC and creative vision to make it truly shine. Ideal for anyone looking to craft their dream space to create many lasting memories! Don't miss this chance to transform a gem into your masterpiece!

20. 2026-01-02
    listed $145,000 New 385-char remark

    Show marketing remark (385 chars)

    Property is on a large lot with a large unfinished basement!! Great property with plenty of potential and ready for your personal touch! This home is perfect for those eager to apply some TLC and creative vision to make it truly shine. Ideal for anyone looking to craft their dream space to create many lasting memories! Don't miss this chance to transform a gem into your masterpiece!

21. 2019-10-17
    soldstatus $95,000
22. 2019-10-15
    soldstatus $95,000 576-char remark

    Show marketing remark (576 chars)

    Conveniently located this adorable cottage offers 3 bedrooms and a full bath. The renovated kitchen is spacious and updated with custom cabinets, farmhouse sink, and stainless appliances. Cozy up in the inviting living spaces with hardwood floors and great views of the outdoors. A fenced in backyard will keep kids and pets from wandering as you entertain friends or just relax with your favorite summer beverage. A partial basement and seperate building offer lots of storage for toys and tools. Get ready to fill those cute window boxes with the season's prettiest flowers!

23. 2019-05-21
    listed $105,000 576-char remark

    Show marketing remark (576 chars)

    Conveniently located this adorable cottage offers 3 bedrooms and a full bath. The renovated kitchen is spacious and updated with custom cabinets, farmhouse sink, and stainless appliances. Cozy up in the inviting living spaces with hardwood floors and great views of the outdoors. A fenced in backyard will keep kids and pets from wandering as you entertain friends or just relax with your favorite summer beverage. A partial basement and seperate building offer lots of storage for toys and tools. Get ready to fill those cute window boxes with the season's prettiest flowers!

24. 1987-03-01
    soldstatus $43,500

ⓘ 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: $281 · $23/mo
• Projected year-2 tax: $1,242 · $104/mo
• Expected delta: +$961/yr (+$80/mo · 341.5%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Taxation est. · year 1

• Rental income: $20,691
• − Mortgage interest: −$7,562
• − Property taxes: −$281
• − Insurance: −$675
• − Repairs & maintenance: −$1,655
• − Management: −$1,655
• − Depreciation: −$3,927
• Taxable income: $4,934
• Est. tax owed @ 24.0%: −$1,184
• After-tax cash flow: $5,710/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

+152.9% since first listed

7 events — show timeline

• 2026-04-08 Sold (Public Records) $110,000 Public Records
• 2026-01-07 Price Changed $135,000 GAMLS
• 2026-01-02 Listed $145,000 GAMLS
• 2019-10-17 Sold (Public Records) $95,000 Public Records
• 2019-10-15 Sold (MLS) $95,000 TABRMLS
• 2019-05-21 Listed $105,000 TABRMLS
• 1987-03-01 Sold (Public Records) $43,500 Public Records

Property tax history

+0.8%/yr

Latest (2025): $281 · -0.0% YoY. Source: county tax records.