714 N Pinetree Blvd · Thomasville, GA 31792

$228,000

3 bd · 2.0 ba · 1,152 sqft · SingleFamily public records · 9 Days on market

Built 1980 10,454 sqft lot Est $187k · 22% over

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Why this score? — see what drove the F 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 +14.5/30.0
• DSCR +4.4/10.0
• Livability +3.6/5.0
• 1% rule +2.9/10.0
• Rent growth +2.5/5.0
• Schools +2.5/10.0
• Condition / age +2.5/5.0
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Listing remarks

This Cozy 3 Bedroom 2 Bathroom home is conveniently located in the heart of Thomasville, Georgia near shops, schools, hospitals, and parks. This home has been recently remodeled with all new Interior doors, Hot Water Heater, Bathroom vanity, Walk-in Shower, Fixtures, Backsplash in the kitchen, and new flooring throughout. For the exterior: A New Roof was installed in 2024, along with the driveway getting re-graveled, rebuilt back deck, Exterior paint on the home, Landscaping, and the pool liner. This home has had so many updates done to it, now it's just awaiting a new owner to sit back and enjoy them. This beautiful home is MOVE-IN READY, don't miss this opportunity. Give your favorite Rea

Key facts

• Recently remodeled
• New flooring
• Hot water heater

Tags

• RECENTLY REMODELED
• NEW INTERIOR DOORS
• HOT WATER HEATER
• WALK-IN SHOWER
• BACKSPLASH IN THE KITCHEN
• NEW FLOORING

Property features AI

Exterior

• Parking: Open parking; Gravel parking
• Utilities: Private vinyl pool
• Home design: Single family residence; Residential property; One-level / 1 story
• Construction: Wood siding; Built with wood siding
• Exterior features: Landscaped yard; Garden; Covered patio/porch; Deck; Porch; Privacy wood fencing

Interior

• Kitchen: Microwave
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating; Ceiling fan(s)
• Interior features: Recessed lighting; Double vanity; Other interior features
• Laundry & utility: Dedicated laundry room; Washer/Dryer included

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $228k.

Deal economics

• At list price, monthly cash flow is $49 ($590/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $180k (21.1% below list).
• Recommended offer: $180k (21.1% below list) — sets the bar for 1% rule.
• Cap rate 6.6% 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: schools D, crime F, commute F.
• Thomas County (rural): math 27% / reading 32% proficiency, ranked #97 of 174 in GA (top 56%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Market conditions: 203 active listings in the ZIP; 2 comparable units currently listed for rent nearby; 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 $2k of loan paydown is wiped out by about $7k 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 9 days on market — expect competitive offers; lowballing is unlikely to land.
• 5 sale attempts since 10y 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.
• Current owner paid $89k; list at $228k implies a 156% 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 $179,958 (21.1% 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 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?
3. 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?
4. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
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: 0.79% ✗
• Cap rate: 6.55%
• Cash-on-cash: 0.92%
• DSCR: 1.04
• GRM: 10.6

CMA / ARV

• ARV (on-the-fly): $186,624
• Comps found: 5

Show comp detail 5 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1374 N Pinetree Blvd	0.61mi	3/1.0	1,248 (+8%)	1mo	$170,000	$136	53
111 Ayries Dr	0.47mi	3/2.0	1,248 (+8%)	14mo	$235,000	$188	53
611 Patterson Still Rd	0.41mi	3/2.0	1,305 (+13%)	9mo	$239,600	$184	51
133 High Colony Ln	0.60mi	3/2.0	1,232 (+7%)	16mo	$199,700	$162	47
1107 Oriole Dr	0.63mi	3/1.0	1,080 (-6%)	22mo	$170,000	$157	37

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: -14.9%
• Equity multiple: 0.47×
• Total profit: $-33,912
• Equity at exit: $33,996

10-year hold

• IRR: -6.3%
• Equity multiple: 0.59×
• Total profit: $-25,895
• Equity at exit: $19,713

Cash invested: $63,840 (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: 10.6×

Monthly cashflow live

• Estimated rent: $1,800 medium
• Mortgage (P&I): −$1,196
• Tax from tax record: −$82 /mo · $982/yr
• Insurance: −$95
• HOA: −$0
• Vacancy / Maint / Mgmt: −$378
• Net cashflow: $49

Break-even live

Break-even rent $1,737

Max offer price $228,000

Occupancy floor 92%

Sensitivity live

Price	-10% $178	-5% $114	+0% $49	+5% $-15	+10% $-80
Rent	-10% $-93	-5% $-22	+0% $49	+5% $120	+10% $191
Rate	-1.0pp $164	-0.5pp $107	base $49	+0.5pp $-10	+1.0pp $-70

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: $57,000
• Closing costs: $6,840
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1388 N Pinetree Blvd Thomasville, GA	3.0	2.0	1216	$1,300	$1.07	44d	1	0.65mi
813 N Spair St Thomasville, GA	2.0	1.0	865	$1,500	$1.73	44d	1	1.40mi

Listing history 14 events

1. 2026-05-09
   status Pending
2. 2026-05-02
   historical
3. 2026-04-22
   listed $228,000 Active
4. 2026-03-05
   price $228,000
5. 2026-02-02
   price $234,000
6. 2025-11-10
   price $239,000
7. 2025-10-28
   listed $245,000 Active
8. 2024-07-08
   status Active
9. 2024-07-02
   listed $205,000 Active
10. 2021-10-20
    soldstatus $89,000
11. 2017-01-19
    soldstatus $55,000
12. 2017-01-18
    soldstatus $55,000
13. 2016-11-30
    listed $59,900
14. 1996-07-01
    soldstatus $60,000

ⓘ 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: $982 · $82/mo
• Projected year-2 tax: $2,098 · $175/mo
• Expected delta: +$1,115/yr (+$93/mo · 113.6%)

ⓘ 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 7/10 Severe 7 d/yr ≥107°F today · 18 d/yr by 30 yrs out
• 💨 Wind 8/10 Severe 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: $21,595
• − Mortgage interest: −$12,772
• − Property taxes: −$982
• − Insurance: −$1,140
• − Repairs & maintenance: −$1,728
• − Management: −$1,728
• − Depreciation: −$6,633
• Taxable loss: −$3,387
• Est. tax savings @ 24.0%: +$813
• After-tax cash flow: $1,403/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: Thomas County
• NCES district ID: 1304890
• Math proficiency: 27% ▼ -8.00%
• Reading proficiency: 32% ▼ -3.00%
• Median HH income: $41,341
• Composite: 24.95/100
• National rank: #7565
• State rank: #97 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

• 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

+280.0% since first listed

14 events — show timeline

• 2026-05-09 Pending — TABRMLS
• 2026-05-02 Delisted — TABRMLS
• 2026-04-22 Listed $228,000 TABRMLS
• 2026-03-05 Price Changed $228,000 TABRMLS
• 2026-02-02 Price Changed $234,000 TABRMLS
• 2025-11-10 Price Changed $239,000 TABRMLS
• 2025-10-28 Listed $245,000 TABRMLS
• 2024-07-08 Relisted — TABRMLS
• 2024-07-02 Listed $205,000 TABRMLS
• 2021-10-20 Sold (Public Records) $89,000 Public Records
• 2017-01-19 Sold (Public Records) $55,000 Public Records
• 2017-01-18 Sold (MLS) $55,000 TABRMLS
• 2016-11-30 Listed $59,900 TABRMLS
• 1996-07-01 Sold (Public Records) $60,000 Public Records

Property tax history

+3.6%/yr

Latest (2025): $982 · +0.5% YoY. Source: county tax records.