507 Glen Arven Dr · Thomasville, GA 31792

$150,700

3 bd · 2.0 ba · 1,364 sqft · SingleFamily public records · 8 Days on market

Built 1978 0.26 ac lot $110/sqft · 28% below area Est $209k · 28% 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 +21.8/30.0
• ARV discount +15.0/15.0
• DSCR +7.0/10.0
• 1% rule +5.7/10.0
• 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

Solid brick ranch in a great location, perfect for everyday living. This 3 bed, 2 bath home features beautiful hardwood floors that open up into the living and dining areas, giving the space a warm and comfortable feel. You'll appreciate the double carport for easy parking, plus a storage shed out back for tools or hobbies. The fully fenced yard is great for pets, kids, or just enjoying some privacy outdoors. A well-kept home with a practical layout and plenty of charm—ready for you to move in and make it your own.

Key facts

• Double carport
• Storage shed
• Fully fenced yard

Tags

• BRICK RANCH
• HARDWOOD FLOORS
• DOUBLE CARPORT
• STORAGE SHED
• FULLY FENCED YARD

Property features AI

Exterior

• Parking: Covered parking for 2 vehicles; Carport; Open parking; Concrete parking surfaces
• Utilities: Water connected
• Home design: Single-family residence; One story; Entry level: One
• Construction: Brick construction; Slab foundation; Built as a one-story structure
• Exterior features: Porch; Shingle roof

Interior

• Flooring: Carpet; Hardwood; Tile
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating; Ceiling fan(s)
• Interior features: Laminate counters; Porch
• Laundry & utility: Dedicated laundry room

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $151k.

Deal economics

• At list price, monthly cash flow is $234 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $151k).
• Cap rate 8.2% 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: Jerger Elementary School (math 54% / reading 56%, grade C, #178 of 1,228 statewide, top 15%, 785 students, 25% FRL); Macintyre Park Middle School (math 25% / reading 40%, grade F, #221 of 470 statewide, top 48%, 558 students, 92% FRL); Thomasville High School (math 17% / reading 32%, grade F, #184 of 424 statewide, top 48%, 797 students, 92% FRL).
• Market conditions: 206 active listings in the ZIP; 3 comparable units currently listed for rent nearby; rentals lingering (median 46d 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 38% 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.

Negotiation context

• Only 8 days on market — expect competitive offers; lowballing is unlikely to land.
• 4 sale attempts since 7y ago 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: 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 $150,700

Questions for the listing agent

1. Built in 1978 — 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: 1.07% ✓
• Cap rate: 8.15%
• Cash-on-cash: 6.65%
• DSCR: 1.30
• GRM: 7.8

CMA / ARV

• ARV (median comp): $209,358
• List price: $150,700
• Delta: -28.02%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 10 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
509 Tanglewood Dr	0.09mi	3/2.0	1,426 (+4%)	0mo	$178,000	$125	88
515 Glen Arven Dr	0.07mi	3/2.0	1,378 (+1%)	23mo	$200,000	$145	76
502 Tanglewood Dr	0.11mi	3/2.0	1,312 (-4%)	20mo	$216,000	$165	72
334 Woodridge Trl	0.35mi	3/2.0	1,269 (-7%)	9mo	$154,000	$121	65
504 Tanglewood Dr	0.11mi	3/2.0	1,472 (+8%)	23mo	$210,000	$143	62
1608 Redwood Trl	0.28mi	3/2.0	1,232 (-10%)	12mo	$245,000	$199	61
414 Glen Arven Dr	0.15mi	3/2.0	1,190 (-13%)	14mo	$165,850	$139	60
205 Tuxedo Dr	0.58mi	3/2.0	1,407 (+3%)	10mo	$315,000	$224	59
1812 Whitehurst St	0.73mi	3/1.0	1,304 (-4%)	3mo	$208,000	$160	52
1701 Whitehurst St	0.74mi	3/1.5	1,196 (-12%)	3mo	$197,000	$165	40

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: -6.1%
• Equity multiple: 0.77×
• Total profit: $-9,505
• Equity at exit: $22,470

10-year hold

• IRR: 3.6%
• Equity multiple: 1.26×
• Total profit: $10,996
• Equity at exit: $13,030

Cash invested: $42,196 (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: 7.8×

Monthly cashflow live

• Estimated rent: $1,614 medium
• Mortgage (P&I): −$790
• Tax est. 1.5%: −$188 /mo · $2,260/yr
• Insurance: −$63
• HOA: −$0
• Vacancy / Maint / Mgmt: −$339
• Net cashflow: $234

Break-even live

Break-even rent $1,318

Max offer price $150,700

Occupancy floor 81%

Sensitivity live

Price	-10% $338	-5% $286	+0% $234	+5% $182	+10% $130
Rent	-10% $106	-5% $170	+0% $234	+5% $298	+10% $361
Rate	-1.0pp $310	-0.5pp $272	base $234	+0.5pp $195	+1.0pp $155

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: $37,675
• Closing costs: $4,521
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
124 Ginny Ln Thomasville, GA	2.0–3.0	2.0	854	$1,300	$1.52	45d	2	0.48mi
105 Old Boston Rd Thomasville, GA	3.0	2.0	1200	$1,374	$1.15	45d	1	0.50mi
220 Covington Ave Thomasville, GA	1.0–3.0	1.0–2.0	1014	$1,350	$1.33	45d	10	1.14mi

Listing history 9 events

1. 2026-05-12
   status Pending 526-char remark

   Show marketing remark (526 chars)

   Solid brick ranch in a great location, perfect for everyday living. This 3 bed, 2 bath home features beautiful hardwood floors that open up into the living and dining areas, giving the space a warm and comfortable feel. You'll appreciate the double carport for easy parking, plus a storage shed out back for tools or hobbies. The fully fenced yard is great for pets, kids, or just enjoying some privacy outdoors. A well-kept home with a practical layout and plenty of charm—ready for you to move in and make it your own.

2. 2026-05-12
   status Pending 526-char remark

   Show marketing remark (526 chars)

   Solid brick ranch in a great location, perfect for everyday living. This 3 bed, 2 bath home features beautiful hardwood floors that open up into the living and dining areas, giving the space a warm and comfortable feel. You'll appreciate the double carport for easy parking, plus a storage shed out back for tools or hobbies. The fully fenced yard is great for pets, kids, or just enjoying some privacy outdoors. A well-kept home with a practical layout and plenty of charm—ready for you to move in and make it your own.

3. 2026-05-05
   listed $150,700 Active
4. 2026-05-04
   listed $150,700 Active 526-char remark

   Show marketing remark (526 chars)

   Solid brick ranch in a great location, perfect for everyday living. This 3 bed, 2 bath home features beautiful hardwood floors that open up into the living and dining areas, giving the space a warm and comfortable feel. You'll appreciate the double carport for easy parking, plus a storage shed out back for tools or hobbies. The fully fenced yard is great for pets, kids, or just enjoying some privacy outdoors. A well-kept home with a practical layout and plenty of charm—ready for you to move in and make it your own.

5. 2026-05-04
   listed $150,700 Active 526-char remark

   Show marketing remark (526 chars)

   Solid brick ranch in a great location, perfect for everyday living. This 3 bed, 2 bath home features beautiful hardwood floors that open up into the living and dining areas, giving the space a warm and comfortable feel. You'll appreciate the double carport for easy parking, plus a storage shed out back for tools or hobbies. The fully fenced yard is great for pets, kids, or just enjoying some privacy outdoors. A well-kept home with a practical layout and plenty of charm—ready for you to move in and make it your own.

6. 2019-11-25
   soldstatus $149,900
7. 2019-11-21
   soldstatus $149,900
8. 2019-09-10
   listed $149,900
9. 2014-05-15
   soldstatus $90,000

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 4/10 Moderate
• 🌡 Heat 7/10 Severe 7 d/yr ≥108°F today · 19 d/yr by 30 yrs out
• 💨 Wind 8/10 Severe 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: $19,371
• − Mortgage interest: −$8,442
• − Property taxes: −$2,260
• − Insurance: −$754
• − Repairs & maintenance: −$1,550
• − Management: −$1,550
• − Depreciation: −$4,384
• Taxable income: $432
• Est. tax owed @ 24.0%: −$104
• After-tax cash flow: $2,702/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

+67.4% since first listed

9 events — show timeline

• 2026-05-12 Pending — MBOR
• 2026-05-12 Pending — TABRMLS
• 2026-05-05 Listed $150,700 TABRMLS
• 2026-05-04 Listed $150,700 TABRMLS
• 2026-05-04 Listed $150,700 MBOR
• 2019-11-25 Sold (Public Records) $149,900 Public Records
• 2019-11-21 Sold (MLS) $149,900 TABRMLS
• 2019-09-10 Listed $149,900 TABRMLS
• 2014-05-15 Sold (Public Records) $90,000 Public Records

Property tax history

-13.8%/yr

Latest (2024): $90 · +39.2% YoY. Source: county tax records.