1244 Northview Ext · Thomson, GA 30824

$179,900

3 bd · 2.0 ba · 1,452 sqft · SingleFamily public records · 29 Days on market

Built 2009 0.88 ac lot $124/sqft · 30% below area Est $257k · 30% under

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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 +22.0/30.0
• ARV discount +15.0/15.0
• DSCR +7.1/10.0
• 1% rule +5.4/10.0
• 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

***Welcome to the back section of Northview Acres! This 3 bedroom 2 bath home offers 1452 square feet of comfortable living with fresh paint and new flooring and a NEW ROOF. Located at the end of a cul-de-sac this quiet section of the neighborhood includes the newest homes built in Northview Acres. With multiple large rooms, this floor plan is sure to please. The primary bedroom includes a large ensuite and the spacious laundry room will serve any size family. Sit on the front porch or spread out on the back lawn, but don't miss your chance to see this home soon!

Key facts

• 0.88 acre lot
• Built 2009
• Listed 29 days

Property features AI

Exterior

• Parking: Concrete parking
• Utilities: Public water; Public sewer; Utilities: see remarks
• Home design: Single-family residence; One story; Entry level: 1
• Construction: Vinyl siding and frame construction; Composition roof; Slab foundation; Built as residential single-family home
• Exterior features: Front porch; Cul-de-sac lot; Has a view

Interior

• Kitchen: Refrigerator; Range; Dishwasher; Electric water heater
• Bedrooms: 5 total rooms (includes bedrooms and other living spaces)
• Flooring: Carpet; Vinyl; Wood
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central air conditioning; Electric heating; Heat pump
• Interior features: Walk-in closet(s); No basement
• Laundry & utility: Washer/dryer hookups not specified

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $180k.

Deal economics

• At list price, monthly cash flow is $288 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $180k).
• Recommended offer: $177k (1.5% below list) — sets the bar for market timing.
• Cap rate 8.2% 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: 191 active listings in the ZIP; 2 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 $5k 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.

Negotiation context

• It's been on market 29 days — a 2% lower offer ($177k) is reasonable based on typical stale-listing flexibility.
• 11 sale attempts 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

• Climate carrying-cost: major wind risk, 57% 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 $177,201 (1.5% below list)

Questions for the listing agent

1. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
2. 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?
3. 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.
4. 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.
5. 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: 1.04% ✓
• Cap rate: 8.21%
• Cash-on-cash: 6.86%
• DSCR: 1.31
• GRM: 8.0

CMA / ARV

• ARV (median comp): $256,563
• List price: $179,900
• Delta: -29.88%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 9 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1289 Huntly Cir	0.62mi	3/2.0	1,473 (+1%)	2mo	$199,900	$136	67
1178 Huntly Cir	0.41mi	3/2.0	1,344 (-7%)	11mo	$209,000	$156	60
1214 Culpepper Cir	0.34mi	3/1.0	1,403 (-3%)	22mo	$80,000	$57	56
837 Earle St	0.61mi	3/1.0	1,428 (-2%)	13mo	$179,000	$125	54
1302 Culpepper Cir	0.23mi	3/2.0	1,255 (-14%)	18mo	$195,000	$155	52
1138 Huntly Cir	0.34mi	4/3.0 (+1)	1,638 (+13%)	4mo	$209,900	$128	50
1284 Culpepper Cir	0.25mi	3/2.0	1,255 (-14%)	23mo	$195,000	$155	47
1284 Culpepper Cir	0.25mi	3/2.0	1,255 (-14%)	23mo	$195,000	$155	47
1175 Dallas Dr	0.36mi	4/2.0 (+1)	1,608 (+11%)	18mo	$214,500	$133	46

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: -5.8%
• Equity multiple: 0.79×
• Total profit: $-10,816
• Equity at exit: $26,824

10-year hold

• IRR: 3.9%
• Equity multiple: 1.28×
• Total profit: $14,170
• Equity at exit: $15,554

Cash invested: $50,372 (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: 191
• Price-to-rent: 8.0×

Monthly cashflow live

• Estimated rent: $1,865 medium
• Mortgage (P&I): −$943
• Tax from tax record: −$167 /mo · $2,000/yr
• Insurance: −$75
• HOA: −$0
• Vacancy / Maint / Mgmt: −$392
• Net cashflow: $288

Break-even live

Break-even rent $1,500

Max offer price $179,900

Occupancy floor 80%

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: $44,975
• Closing costs: $5,397
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1243 Oak Ln Thomson, GA	4.0	2.0	1647	$1,950	$1.18	43d	1	0.20mi
124 West St Thomson, GA	3.0	1.0	1092	$1,250	$1.14	43d	1	1.24mi

Listing history 41 events

1. 2026-06-12
   statusdays on market $179,900 Pending 29 DOM
2. 2026-06-09
   days on market $179,900 Active 28 DOM
3. 2026-06-08
   days on market $179,900 Active 27 DOM
4. 2026-06-07
   days on market $179,900 Active 26 DOM
5. 2026-06-07
   days on market $179,900 Active 25 DOM
6. 2026-06-04
   days on market $179,900 Active 22 DOM
7. 2026-06-02
   days on market $179,900 Active 21 DOM
8. 2026-06-01
   days on market $179,900 Active 20 DOM
9. 2026-05-31
   days on market $179,900 Active 19 DOM
10. 2026-05-31
    days on market $179,900 Active 18 DOM
11. 2026-05-12
    status Back On Market 569-char remark

    Show marketing remark (569 chars)

    ***Welcome to the back section of Northview Acres! This 3 bedroom 2 bath home offers 1452 square feet of comfortable living with fresh paint and new flooring and a NEW ROOF. Located at the end of a cul-de-sac this quiet section of the neighborhood includes the newest homes built in Northview Acres. With multiple large rooms, this floor plan is sure to please. The primary bedroom includes a large ensuite and the spacious laundry room will serve any size family. Sit on the front porch or spread out on the back lawn, but don't miss your chance to see this home soon!

12. 2026-05-12
    status Active 618-char remark

    Show marketing remark (569 chars)

    ***Welcome to the back section of Northview Acres! This 3 bedroom 2 bath home offers 1452 square feet of comfortable living with fresh paint and new flooring and a NEW ROOF. Located at the end of a cul-de-sac this quiet section of the neighborhood includes the newest homes built in Northview Acres. With multiple large rooms, this floor plan is sure to please. The primary bedroom includes a large ensuite and the spacious laundry room will serve any size family. Sit on the front porch or spread out on the back lawn, but don't miss your chance to see this home soon!

13. 2026-05-11
    historical
14. 2026-03-16
    status Under Contract 569-char remark

    Show marketing remark (569 chars)

    ***Welcome to the back section of Northview Acres! This 3 bedroom 2 bath home offers 1452 square feet of comfortable living with fresh paint and new flooring and a NEW ROOF. Located at the end of a cul-de-sac this quiet section of the neighborhood includes the newest homes built in Northview Acres. With multiple large rooms, this floor plan is sure to please. The primary bedroom includes a large ensuite and the spacious laundry room will serve any size family. Sit on the front porch or spread out on the back lawn, but don't miss your chance to see this home soon!

15. 2026-03-16
    status Pending

    Show marketing remark (569 chars)

    ***Welcome to the back section of Northview Acres! This 3 bedroom 2 bath home offers 1452 square feet of comfortable living with fresh paint and new flooring and a NEW ROOF. Located at the end of a cul-de-sac this quiet section of the neighborhood includes the newest homes built in Northview Acres. With multiple large rooms, this floor plan is sure to please. The primary bedroom includes a large ensuite and the spacious laundry room will serve any size family. Sit on the front porch or spread out on the back lawn, but don't miss your chance to see this home soon!

16. 2026-03-16
    historical 618-char remark

    Show marketing remark (569 chars)

    ***Welcome to the back section of Northview Acres! This 3 bedroom 2 bath home offers 1452 square feet of comfortable living with fresh paint and new flooring and a NEW ROOF. Located at the end of a cul-de-sac this quiet section of the neighborhood includes the newest homes built in Northview Acres. With multiple large rooms, this floor plan is sure to please. The primary bedroom includes a large ensuite and the spacious laundry room will serve any size family. Sit on the front porch or spread out on the back lawn, but don't miss your chance to see this home soon!

17. 2026-03-15
    historical
18. 2026-03-14
    status Back On Market 569-char remark

    Show marketing remark (569 chars)

    ***Welcome to the back section of Northview Acres! This 3 bedroom 2 bath home offers 1452 square feet of comfortable living with fresh paint and new flooring and a NEW ROOF. Located at the end of a cul-de-sac this quiet section of the neighborhood includes the newest homes built in Northview Acres. With multiple large rooms, this floor plan is sure to please. The primary bedroom includes a large ensuite and the spacious laundry room will serve any size family. Sit on the front porch or spread out on the back lawn, but don't miss your chance to see this home soon!

19. 2026-03-14
    status Active

    Show marketing remark (569 chars)

    ***Welcome to the back section of Northview Acres! This 3 bedroom 2 bath home offers 1452 square feet of comfortable living with fresh paint and new flooring and a NEW ROOF. Located at the end of a cul-de-sac this quiet section of the neighborhood includes the newest homes built in Northview Acres. With multiple large rooms, this floor plan is sure to please. The primary bedroom includes a large ensuite and the spacious laundry room will serve any size family. Sit on the front porch or spread out on the back lawn, but don't miss your chance to see this home soon!

20. 2026-03-02
    status Under Contract 569-char remark

    Show marketing remark (569 chars)

    ***Welcome to the back section of Northview Acres! This 3 bedroom 2 bath home offers 1452 square feet of comfortable living with fresh paint and new flooring and a NEW ROOF. Located at the end of a cul-de-sac this quiet section of the neighborhood includes the newest homes built in Northview Acres. With multiple large rooms, this floor plan is sure to please. The primary bedroom includes a large ensuite and the spacious laundry room will serve any size family. Sit on the front porch or spread out on the back lawn, but don't miss your chance to see this home soon!

21. 2026-03-02
    status Pending

    Show marketing remark (569 chars)

    ***Welcome to the back section of Northview Acres! This 3 bedroom 2 bath home offers 1452 square feet of comfortable living with fresh paint and new flooring and a NEW ROOF. Located at the end of a cul-de-sac this quiet section of the neighborhood includes the newest homes built in Northview Acres. With multiple large rooms, this floor plan is sure to please. The primary bedroom includes a large ensuite and the spacious laundry room will serve any size family. Sit on the front porch or spread out on the back lawn, but don't miss your chance to see this home soon!

22. 2026-02-24
    price $179,900

    Show marketing remark (569 chars)

    ***Welcome to the back section of Northview Acres! This 3 bedroom 2 bath home offers 1452 square feet of comfortable living with fresh paint and new flooring and a NEW ROOF. Located at the end of a cul-de-sac this quiet section of the neighborhood includes the newest homes built in Northview Acres. With multiple large rooms, this floor plan is sure to please. The primary bedroom includes a large ensuite and the spacious laundry room will serve any size family. Sit on the front porch or spread out on the back lawn, but don't miss your chance to see this home soon!

23. 2026-02-24
    price $179,900 569-char remark

    Show marketing remark (569 chars)

    ***Welcome to the back section of Northview Acres! This 3 bedroom 2 bath home offers 1452 square feet of comfortable living with fresh paint and new flooring and a NEW ROOF. Located at the end of a cul-de-sac this quiet section of the neighborhood includes the newest homes built in Northview Acres. With multiple large rooms, this floor plan is sure to please. The primary bedroom includes a large ensuite and the spacious laundry room will serve any size family. Sit on the front porch or spread out on the back lawn, but don't miss your chance to see this home soon!

24. 2026-02-17
    price $182,400

    Show marketing remark (569 chars)

    ***Welcome to the back section of Northview Acres! This 3 bedroom 2 bath home offers 1452 square feet of comfortable living with fresh paint and new flooring and a NEW ROOF. Located at the end of a cul-de-sac this quiet section of the neighborhood includes the newest homes built in Northview Acres. With multiple large rooms, this floor plan is sure to please. The primary bedroom includes a large ensuite and the spacious laundry room will serve any size family. Sit on the front porch or spread out on the back lawn, but don't miss your chance to see this home soon!

25. 2026-02-17
    price $182,400 569-char remark

    Show marketing remark (569 chars)

    ***Welcome to the back section of Northview Acres! This 3 bedroom 2 bath home offers 1452 square feet of comfortable living with fresh paint and new flooring and a NEW ROOF. Located at the end of a cul-de-sac this quiet section of the neighborhood includes the newest homes built in Northview Acres. With multiple large rooms, this floor plan is sure to please. The primary bedroom includes a large ensuite and the spacious laundry room will serve any size family. Sit on the front porch or spread out on the back lawn, but don't miss your chance to see this home soon!

26. 2026-02-05
    listed $184,900 Active
27. 2026-02-05
    listed $179,900 618-char remark
28. 2026-02-02
    listed $184,900 New 569-char remark

    Show marketing remark (569 chars)

    ***Welcome to the back section of Northview Acres! This 3 bedroom 2 bath home offers 1452 square feet of comfortable living with fresh paint and new flooring and a NEW ROOF. Located at the end of a cul-de-sac this quiet section of the neighborhood includes the newest homes built in Northview Acres. With multiple large rooms, this floor plan is sure to please. The primary bedroom includes a large ensuite and the spacious laundry room will serve any size family. Sit on the front porch or spread out on the back lawn, but don't miss your chance to see this home soon!

29. 2026-01-12
    historical $1,450
30. 2025-12-31
    historical
31. 2025-12-31
    historical
32. 2025-12-06
    listed $1,450
33. 2025-10-16
    price $190,000
34. 2025-09-22
    price $195,000
35. 2025-09-02
    price $200,000
36. 2025-08-21
    price $207,400
37. 2025-08-08
    price $209,900
38. 2025-07-18
    listed $214,900 New
39. 2025-07-16
    listed $190,000
40. 2025-07-16
    listed $190,000 Active
41. 2015-10-20
    soldstatus $807,000

ⓘ 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: $2,000 · $167/mo
• Projected year-2 tax: $2,000 · $167/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 57% 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: $22,375
• − Mortgage interest: −$10,077
• − Property taxes: −$2,000
• − Insurance: −$900
• − Repairs & maintenance: −$1,790
• − Management: −$1,790
• − Depreciation: −$5,233
• Taxable income: $585
• Est. tax owed @ 24.0%: −$140
• After-tax cash flow: $3,316/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

-77.7% since first listed

33 events — show timeline

• 2026-06-10 Pending — GAMLS
• 2026-06-10 Pending — Hive MLS
• 2026-05-12 Relisted — GAMLS
• 2026-05-12 Relisted — Hive MLS
• 2026-05-11 Listing Removed — Hive MLS
• 2026-03-16 Pending — GAMLS
• 2026-03-16 Pending — Hive MLS
• 2026-03-16 Listing Removed — Hive MLS
• 2026-03-15 Listing Removed — Hive MLS
• 2026-03-14 Relisted — GAMLS
• 2026-03-14 Relisted — Hive MLS
• 2026-03-02 Pending — GAMLS
• 2026-03-02 Pending — Hive MLS
• 2026-02-24 Price Changed $179,900 Hive MLS
• 2026-02-24 Price Changed $179,900 GAMLS
• 2026-02-17 Price Changed $182,400 Hive MLS
• 2026-02-17 Price Changed $182,400 GAMLS
• 2026-02-05 Listed $184,900 Hive MLS
• 2026-02-05 Listed $179,900 Hive MLS
• 2026-02-02 Listed $184,900 GAMLS
• 2026-01-12 Rental Removed $1,450 APPFOLIO
• 2025-12-31 Listing Removed — GAMLS
• 2025-12-31 Listing Removed — Hive MLS
• 2025-12-06 Listed for Rent $1,450 APPFOLIO
• 2025-10-16 Price Changed $190,000 GAMLS
• 2025-09-22 Price Changed $195,000 GAMLS
• 2025-09-02 Price Changed $200,000 GAMLS
• 2025-08-21 Price Changed $207,400 GAMLS
• 2025-08-08 Price Changed $209,900 GAMLS
• 2025-07-18 Listed $214,900 GAMLS
• 2025-07-16 Listed $190,000 Hive MLS
• 2025-07-16 Listed $190,000 Hive MLS
• 2015-10-20 Sold (Public Records) $807,000 Public Records

Property tax history

+4.3%/yr

Latest (2025): $2,000 · +3.7% YoY. Source: county tax records.