426 Salem Rd · Thomson, GA 30824

$174,900

3 bd · 2.0 ba · 1,801 sqft · SingleFamily public records · 40 Days on market

Built 1963 Good condition 0.41 ac lot $97/sqft · 12% below area Est $199k · 12% 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 +18.7/30.0
• ARV discount +13.0/15.0
• DSCR +5.9/10.0
• 1% rule +5.0/10.0
• Condition / age +4.0/5.0
• Livability +3.1/5.0
• Rent growth +2.5/5.0
• Schools +1.3/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Love genuinely old yet want really livable? Come see 426 Salem Road. This 3-bedroom, 2 bath home has an entry foyer that leads to an inviting living room that has hardwood floors, high ceiling, and ceiling fan. the kitchen, den, and laundry room are all placed in an energy efficient cluster. additional family features include new carpet in the multi-purpose room. This room can also be converted to an extra bedroom, an at-home office, or hobby room, kitchen is complete with smooth top stove, side by side refrigerator, new countertop, and ample cabinets for all your storage needs. exterior features include rocking chair front porch and accessible approach ramp all on a corner lot. (.41 acres). This home provides an easy commute to Augusta, Fort Eisenhower, shopping, and eating establishment. if sq. ft, room sizes are important, buyer to verify during due diligence. This one won't last long. Call today!

Key facts

• New carpet
• Entry foyer
• Corner lot

Tags

• ENTRY FOYER
• ENERGY EFFICIENT CLUSTER
• NEW CARPET
• ROCKING CHAIR FRONT PORCH
• ACCESSIBLE APPROACH RAMP
• CORNER LOT

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $175k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $174 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $175k).
• Recommended offer: $170k (3.0% below list) — sets the bar for market timing.
• Cap rate 7.5% 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-, schools 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.
• Market conditions: 193 active listings in the ZIP; 1 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 40 days — a 3% lower offer ($170k) is reasonable based on typical stale-listing flexibility.
• 3 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 $169,653 (3.0% below list)

Questions for the listing agent

1. It's been on market 40 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1963 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
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: 1.00% ✓
• Cap rate: 7.49%
• Cash-on-cash: 4.27%
• DSCR: 1.19
• GRM: 8.3

CMA / ARV

• ARV (median comp): $199,194
• List price: $174,900
• Delta: -9.69%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 3 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
543 Guill St	0.63mi	3/1.5	1,812 (+1%)	12mo	$197,500	$109	58
1045 Berkley Ct	0.63mi	4/2.0 (+1)	1,943 (+8%)	2mo	$364,900	$188	50
115 Lynda Ln	0.65mi	4/2.0 (+1)	1,650 (-8%)	12mo	$180,000	$109	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: -9.6%
• Equity multiple: 0.65×
• Total profit: $-17,221
• Equity at exit: $26,078

10-year hold

• IRR: -0.2%
• Equity multiple: 0.99×
• Total profit: $-604
• Equity at exit: $15,122

Cash invested: $48,972 (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: 193
• Price-to-rent: 8.3×

Monthly cashflow live

• Estimated rent: $1,750 medium
• Mortgage (P&I): −$917
• Tax from tax record: −$218 /mo · $2,619/yr
• Insurance: −$73
• HOA: −$0
• Vacancy / Maint / Mgmt: −$368
• Net cashflow: $174

Break-even live

Break-even rent $1,530

Max offer price $174,900

Occupancy floor 85%

Sensitivity live

Price	-10% $273	-5% $224	+0% $174	+5% $125	+10% $75
Rent	-10% $36	-5% $105	+0% $174	+5% $243	+10% $312
Rate	-1.0pp $262	-0.5pp $219	base $174	+0.5pp $129	+1.0pp $83

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: $43,725
• Closing costs: $5,247
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
631 Clary St Thomson, GA	3.0	2.0	1299	$1,750	$1.35	44d	1	0.42mi

Listing history 22 events

1. 2026-06-21
   days on market $174,900 Active 40 DOM
2. 2026-06-18
   days on market $174,900 Active 38 DOM
3. 2026-06-17
   days on market $174,900 Active 37 DOM
4. 2026-06-17
   price $174,900 Active 36 DOM
5. 2026-06-16
   days on market $179,900 Active 36 DOM
6. 2026-06-15
   days on market $179,900 Active 35 DOM
7. 2026-06-13
   days on market $179,900 Active 33 DOM
8. 2026-06-12
   days on market $179,900 Active 32 DOM
9. 2026-06-09
   days on market $179,900 Active 29 DOM
10. 2026-06-09
    days on marketlisting id $179,900 Active 28 DOM
11. 2026-06-08
    days on market $179,900 Active 97 DOM
12. 2026-06-07
    days on market $179,900 Active 96 DOM
13. 2026-06-07
    days on market $179,900 Active 95 DOM
14. 2026-06-04
    days on market $179,900 Active 92 DOM
15. 2026-06-02
    days on market $179,900 Active 91 DOM
16. 2026-06-01
    days on market $179,900 Active 90 DOM
17. 2026-05-31
    days on market $179,900 Active 89 DOM
18. 2026-05-31
    days on market $179,900 Active 88 DOM
19. 2026-05-11
    historical
20. 2026-03-02
    listed $179,900 Active

    Show marketing remark (913 chars)

    Love genuinely old yet want really livable? Come see 426 Salem Road. This 3-bedroom, 2 bath home has an entry foyer that leads to an inviting living room that has hardwood floors, high ceiling, and ceiling fan. the kitchen, den, and laundry room are all placed in an energy efficient cluster. additional family features include new carpet in the multi-purpose room. This room can also be converted to an extra bedroom, an at-home office, or hobby room, kitchen is complete with smooth top stove, side by side refrigerator, new countertop, and ample cabinets for all your storage needs. exterior features include rocking chair front porch and accessible approach ramp all on a corner lot. (.41 acres). This home provides an easy commute to Augusta, Fort Eisenhower, shopping, and eating establishment. if sq. ft, room sizes are important, buyer to verify during due diligence. This one won't last long. Call today!

21. 2026-03-02
    listed $179,900 New 913-char remark

    Show marketing remark (913 chars)

    Love genuinely old yet want really livable? Come see 426 Salem Road. This 3-bedroom, 2 bath home has an entry foyer that leads to an inviting living room that has hardwood floors, high ceiling, and ceiling fan. the kitchen, den, and laundry room are all placed in an energy efficient cluster. additional family features include new carpet in the multi-purpose room. This room can also be converted to an extra bedroom, an at-home office, or hobby room, kitchen is complete with smooth top stove, side by side refrigerator, new countertop, and ample cabinets for all your storage needs. exterior features include rocking chair front porch and accessible approach ramp all on a corner lot. (.41 acres). This home provides an easy commute to Augusta, Fort Eisenhower, shopping, and eating establishment. if sq. ft, room sizes are important, buyer to verify during due diligence. This one won't last long. Call today!

22. 2026-03-02
    listed $179,900 Active

    Show marketing remark (913 chars)

    Love genuinely old yet want really livable? Come see 426 Salem Road. This 3-bedroom, 2 bath home has an entry foyer that leads to an inviting living room that has hardwood floors, high ceiling, and ceiling fan. the kitchen, den, and laundry room are all placed in an energy efficient cluster. additional family features include new carpet in the multi-purpose room. This room can also be converted to an extra bedroom, an at-home office, or hobby room, kitchen is complete with smooth top stove, side by side refrigerator, new countertop, and ample cabinets for all your storage needs. exterior features include rocking chair front porch and accessible approach ramp all on a corner lot. (.41 acres). This home provides an easy commute to Augusta, Fort Eisenhower, shopping, and eating establishment. if sq. ft, room sizes are important, buyer to verify during due diligence. This one won't last long. Call today!

ⓘ 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: $2,619 · $218/mo
• Projected year-2 tax: $2,619 · $218/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 ≥106°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: $21,000
• − Mortgage interest: −$9,797
• − Property taxes: −$2,619
• − Insurance: −$874
• − Repairs & maintenance: −$1,680
• − Management: −$1,680
• − Depreciation: −$5,088
• Taxable loss: −$739
• Est. tax savings @ 24.0%: +$177
• After-tax cash flow: $2,267/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.

Condition & rehab AI · 12 photos

Good 80/100 Cosmetic rehab

This 3-bedroom, 2-bath home is in good condition with recent updates, making it move-in ready and suitable for both resale and rental.

Value-add opportunities

• Resale Paint exterior trim — Enhances curb appeal and value
• Both Install new outdoor lighting — Improves safety and enhances curb appeal
• Both Add a small garden bed near the front door — Enhances curb appeal and adds greenery

Renovation cost estimate screening

Value-add ROI direction

• Resale Paint exterior trim — Enhances curb appeal and value ↑
• Both Install new outdoor lighting — Improves safety and enhances curb appeal ↑
• Both Add a small garden bed near the front door — Enhances curb appeal and adds greenery ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

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

+0.0% since first listed

4 events — show timeline

• 2026-05-11 Listing Removed — Hive MLS
• 2026-03-02 Listed $179,900 Hive MLS
• 2026-03-02 Listed $179,900 GAMLS
• 2026-03-02 Listed $179,900 Hive MLS

Property tax history

+9.0%/yr

Latest (2025): $2,619 · +4.3% YoY. Source: county tax records.