201 Culpepper St · Thomasville, GA 31792

$158,900

3 bd · 2.0 ba · 1,209 sqft · SingleFamily public records · 175 Days on market

Built 2000 0.59 ac lot $131/sqft · 14% above area Est $139k · 14% over

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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 +27.6/30.0
• DSCR +9.7/10.0
• 1% rule +6.3/10.0
• Livability +3.6/5.0
• Schools +2.7/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• ARV discount +1.0/15.0
• Appreciation +0.0/10.0

Listing remarks MLS

This home can be purchased with NO INCOME VERIFICATION. Motivated seller. Bring all offers! This affordable, charming 3-bedroom, 2-bath brick home sits on a quiet, well-kept street and offers over half an acre of private backyard space-perfect for outdoor living, gardening, or future expansion. The home features a new roof installed in 2018, providing added peace of mind for years to come. Inside, you'll find a comfortable layout with spacious bedrooms and plenty of natural light. With solid construction and an unbeatable big yard and lot size, this property delivers exceptional value. Don't miss this opportunity to own a beautiful home at an incredible price in Thomasville! Call for a showing today.

Key facts

• 0.59 acre lot
• Built 2000
• Listed 175 days

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $159k.

Deal economics

• At list price, monthly cash flow is $476 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $159k).
• Recommended offer: $140k (12.0% below list) — sets the bar for market timing.
• Cap rate 9.9% 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: 203 active listings in the ZIP; 3 comparable units currently listed for rent nearby; rentals lingering (median 44d 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 43% 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 $1k of loan paydown is wiped out by about $5k 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 $44k cash investment doubles in ~9 years — after that, you're playing with house money.

Negotiation context

• It's been on market 175 days — a 12% lower offer ($140k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $22k; list at $159k implies a 622% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 99% 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 $139,832 (12.0% below list)

Questions for the listing agent

1. It's been on market 175 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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?
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: 1.13% ✓
• Cap rate: 9.89%
• Cash-on-cash: 12.85%
• DSCR: 1.57
• GRM: 7.4

CMA / ARV

• ARV (median comp): $138,872
• List price: $158,900
• Delta: 14.42%
• Verdict: OVERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 4 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
309 Allen St	0.24mi	3/2.0	1,202 (-1%)	12mo	$181,900	$151	78
608 Mckinley St	0.11mi	3/2.0	1,260 (+4%)	19mo	$193,000	$153	72
417 W West Walcott St	0.71mi	3/2.0	1,227 (+2%)	5mo	$175,000	$143	60
418 Mckinley St	0.29mi	3/2.0	1,344 (+11%)	12mo	$183,000	$136	58

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: 2.6%
• Equity multiple: 1.10×
• Total profit: $4,520
• Equity at exit: $23,693

10-year hold

• IRR: 12.2%
• Equity multiple: 1.96×
• Total profit: $42,712
• Equity at exit: $13,739

Cash invested: $44,492 (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: 203
• Price-to-rent: 7.4×

Monthly cashflow live

• Estimated rent: $1,790 medium
• Mortgage (P&I): −$833
• Tax from tax record: −$38 /mo · $454/yr
• Insurance: −$66
• HOA: −$0
• Vacancy / Maint / Mgmt: −$376
• Net cashflow: $476

Break-even live

Break-even rent $1,187

Max offer price $158,900

Occupancy floor 68%

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: $39,725
• Closing costs: $4,767
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
100 Pine St Thomasville, GA	2.0	2.5	1216	$1,550	$1.27	43d	1	0.99mi
209 E Monroe St Unit 1 Thomasville, GA	2.0	1.0	1236	$1,500	$1.21	43d	1	1.24mi
306 Brighton St Thomasville, GA	3.0	2.0	1440	$1,800	$1.25	43d	1	1.46mi

Listing history 10 events

1. 2026-05-13
   status Under Contract 712-char remark

   Show marketing remark (712 chars)

   This home can be purchased with NO INCOME VERIFICATION. Motivated seller. Bring all offers! This affordable, charming 3-bedroom, 2-bath brick home sits on a quiet, well-kept street and offers over half an acre of private backyard space-perfect for outdoor living, gardening, or future expansion. The home features a new roof installed in 2018, providing added peace of mind for years to come. Inside, you'll find a comfortable layout with spacious bedrooms and plenty of natural light. With solid construction and an unbeatable big yard and lot size, this property delivers exceptional value. Don't miss this opportunity to own a beautiful home at an incredible price in Thomasville! Call for a showing today.

2. 2026-05-12
   price $158,900 712-char remark

   Show marketing remark (712 chars)

   This home can be purchased with NO INCOME VERIFICATION. Motivated seller. Bring all offers! This affordable, charming 3-bedroom, 2-bath brick home sits on a quiet, well-kept street and offers over half an acre of private backyard space-perfect for outdoor living, gardening, or future expansion. The home features a new roof installed in 2018, providing added peace of mind for years to come. Inside, you'll find a comfortable layout with spacious bedrooms and plenty of natural light. With solid construction and an unbeatable big yard and lot size, this property delivers exceptional value. Don't miss this opportunity to own a beautiful home at an incredible price in Thomasville! Call for a showing today.

3. 2026-03-20
   price $159,900 712-char remark

   Show marketing remark (712 chars)

   This home can be purchased with NO INCOME VERIFICATION. Motivated seller. Bring all offers! This affordable, charming 3-bedroom, 2-bath brick home sits on a quiet, well-kept street and offers over half an acre of private backyard space-perfect for outdoor living, gardening, or future expansion. The home features a new roof installed in 2018, providing added peace of mind for years to come. Inside, you'll find a comfortable layout with spacious bedrooms and plenty of natural light. With solid construction and an unbeatable big yard and lot size, this property delivers exceptional value. Don't miss this opportunity to own a beautiful home at an incredible price in Thomasville! Call for a showing today.

4. 2026-03-04
   price $169,900 712-char remark

   Show marketing remark (712 chars)

   This home can be purchased with NO INCOME VERIFICATION. Motivated seller. Bring all offers! This affordable, charming 3-bedroom, 2-bath brick home sits on a quiet, well-kept street and offers over half an acre of private backyard space-perfect for outdoor living, gardening, or future expansion. The home features a new roof installed in 2018, providing added peace of mind for years to come. Inside, you'll find a comfortable layout with spacious bedrooms and plenty of natural light. With solid construction and an unbeatable big yard and lot size, this property delivers exceptional value. Don't miss this opportunity to own a beautiful home at an incredible price in Thomasville! Call for a showing today.

5. 2026-02-22
   price $179,900 712-char remark

   Show marketing remark (712 chars)

   This home can be purchased with NO INCOME VERIFICATION. Motivated seller. Bring all offers! This affordable, charming 3-bedroom, 2-bath brick home sits on a quiet, well-kept street and offers over half an acre of private backyard space-perfect for outdoor living, gardening, or future expansion. The home features a new roof installed in 2018, providing added peace of mind for years to come. Inside, you'll find a comfortable layout with spacious bedrooms and plenty of natural light. With solid construction and an unbeatable big yard and lot size, this property delivers exceptional value. Don't miss this opportunity to own a beautiful home at an incredible price in Thomasville! Call for a showing today.

6. 2026-01-30
   price $189,900 712-char remark

   Show marketing remark (712 chars)

   This home can be purchased with NO INCOME VERIFICATION. Motivated seller. Bring all offers! This affordable, charming 3-bedroom, 2-bath brick home sits on a quiet, well-kept street and offers over half an acre of private backyard space-perfect for outdoor living, gardening, or future expansion. The home features a new roof installed in 2018, providing added peace of mind for years to come. Inside, you'll find a comfortable layout with spacious bedrooms and plenty of natural light. With solid construction and an unbeatable big yard and lot size, this property delivers exceptional value. Don't miss this opportunity to own a beautiful home at an incredible price in Thomasville! Call for a showing today.

7. 2025-12-31
   price $194,900 712-char remark

   Show marketing remark (712 chars)

   This home can be purchased with NO INCOME VERIFICATION. Motivated seller. Bring all offers! This affordable, charming 3-bedroom, 2-bath brick home sits on a quiet, well-kept street and offers over half an acre of private backyard space-perfect for outdoor living, gardening, or future expansion. The home features a new roof installed in 2018, providing added peace of mind for years to come. Inside, you'll find a comfortable layout with spacious bedrooms and plenty of natural light. With solid construction and an unbeatable big yard and lot size, this property delivers exceptional value. Don't miss this opportunity to own a beautiful home at an incredible price in Thomasville! Call for a showing today.

8. 2025-11-19
   listed $199,900 New 712-char remark

   Show marketing remark (712 chars)

   This home can be purchased with NO INCOME VERIFICATION. Motivated seller. Bring all offers! This affordable, charming 3-bedroom, 2-bath brick home sits on a quiet, well-kept street and offers over half an acre of private backyard space-perfect for outdoor living, gardening, or future expansion. The home features a new roof installed in 2018, providing added peace of mind for years to come. Inside, you'll find a comfortable layout with spacious bedrooms and plenty of natural light. With solid construction and an unbeatable big yard and lot size, this property delivers exceptional value. Don't miss this opportunity to own a beautiful home at an incredible price in Thomasville! Call for a showing today.

9. 2025-11-18
   historical $199,900 712-char remark

   Show marketing remark (712 chars)

   This home can be purchased with NO INCOME VERIFICATION. Motivated seller. Bring all offers! This affordable, charming 3-bedroom, 2-bath brick home sits on a quiet, well-kept street and offers over half an acre of private backyard space-perfect for outdoor living, gardening, or future expansion. The home features a new roof installed in 2018, providing added peace of mind for years to come. Inside, you'll find a comfortable layout with spacious bedrooms and plenty of natural light. With solid construction and an unbeatable big yard and lot size, this property delivers exceptional value. Don't miss this opportunity to own a beautiful home at an incredible price in Thomasville! Call for a showing today.

10. 1977-08-01
    soldstatus $22,000

ⓘ 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: $454 · $38/mo
• Projected year-2 tax: $1,462 · $122/mo
• Expected delta: +$1,008/yr (+$84/mo · 221.9%)

ⓘ 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 9/10 Extreme 99% chance of damaging wind over 30 yrs
• 🫁 Air quality 5/10 Major 8 unhealthy d/yr today · 8 by 30 yrs out

Taxation est. · year 1

• Rental income: $21,474
• − Mortgage interest: −$8,901
• − Property taxes: −$454
• − Insurance: −$794
• − Repairs & maintenance: −$1,718
• − Management: −$1,718
• − Depreciation: −$4,623
• Taxable income: $3,266
• Est. tax owed @ 24.0%: −$784
• After-tax cash flow: $4,933/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

+622.3% since first listed

10 events — show timeline

• 2026-05-13 Pending — GAMLS
• 2026-05-12 Price Changed $158,900 GAMLS
• 2026-03-20 Price Changed $159,900 GAMLS
• 2026-03-04 Price Changed $169,900 GAMLS
• 2026-02-22 Price Changed $179,900 GAMLS
• 2026-01-30 Price Changed $189,900 GAMLS
• 2025-12-31 Price Changed $194,900 GAMLS
• 2025-11-19 Listed $199,900 GAMLS
• 2025-11-18 Coming Soon $199,900 GAMLS
• 1977-08-01 Sold (Public Records) $22,000 Public Records

Property tax history

+3.4%/yr

Latest (2025): $454 · -2.3% YoY. Source: county tax records.