300 Simeon St · Thomasville, GA 31792

$219,000

3 bd · 2.0 ba · 1,266 sqft · SingleFamily public records · 7 Days on market

Built 2007 7,405 sqft lot Est $227k · at est. ↓ 3% since listing

---

Why this score? — see what drove the D 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 +15.5/30.0
• ARV discount +9.0/15.0
• DSCR +4.8/10.0
• Livability +3.6/5.0
• 1% rule +2.9/10.0
• 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

Newly remodeled 3 bed/2 bath located close to downtown. Features include LVP flooring, new cabinets, new appliances, and granite countertops. Convenient to downtown Thomasville, schools, shopping, and restaurants.

Key facts

• New cabinets
• Lvp flooring
• Granite countertops

Tags

• LVP FLOORING
• NEW CABINETS
• GRANITE COUNTERTOPS
• CLOSE TO DOWNTOWN
• CONVENIENT TO SCHOOLS
• LOCAL SHOPPING

Property features AI

Exterior

• Parking: Detached/open parking available; 2 covered parking spaces; 2-car garage; Concrete parking surface
• Utilities: Cable available; Sewer connected; Water connected
• Home design: Single-family residence; One story
• Construction: Vinyl siding; Shingle roof
• Exterior features: Front porch; Corner lot

Interior

• Kitchen: Dishwasher; Electric range; Microwave
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating; Cooling with ceiling fans
• Interior features: Ceiling fans; Open floor plan (implied by 1-level layout and listed appliances)
• Laundry & utility: Washer and dryer included

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $219k.

Deal economics

• At list price, monthly cash flow is $88 ($1k/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 $173k (20.8% below list).
• Recommended offer: $173k (20.8% below list) — sets the bar for 1% rule.
• Cap rate 6.8% 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; 7 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 41% 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 7 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 sale attempts since 2y 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 $173,359 (20.8% 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: 6.77%
• Cash-on-cash: 1.72%
• DSCR: 1.08
• GRM: 10.5

CMA / ARV

• ARV (on-the-fly): $226,614
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
516 Colton Ave	0.11mi	3/1.0	1,144 (-10%)	8mo	$25,000	$22	68
617 Blackshear St	0.25mi	3/2.0	1,382 (+9%)	7mo	$169,900	$123	67
334 Woodridge Trl	0.56mi	3/2.0	1,269 (+0%)	9mo	$154,000	$121	66
116 Schley St	0.63mi	3/2.0	1,247 (-2%)	5mo	$137,750	$110	64
111 Magnolia St	0.70mi	3/2.0	1,252 (-1%)	6mo	$279,900	$224	60
216 E Hill St	0.25mi	2/1.0 (-1)	1,136 (-10%)	5mo	$129,000	$114	58
205 Tuxedo Dr	0.40mi	3/2.0	1,407 (+11%)	10mo	$315,000	$224	55
1608 Redwood Trl	0.70mi	3/2.0	1,232 (-3%)	12mo	$245,000	$199	53
102 Cecil St	0.44mi	2/1.0 (-1)	1,192 (-6%)	18mo	$55,000	$46	46
426 South St	0.69mi	2/2.0 (-1)	1,107 (-13%)	2mo	$237,900	$215	40
107 Whispering Pines Ct	0.56mi	3/2.0	1,403 (+11%)	20mo	$340,000	$242	39
109 Stewart St	0.63mi	3/2.0	1,395 (+10%)	21mo	$250,000	$179	36

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: -13.6%
• Equity multiple: 0.51×
• Total profit: $-30,008
• Equity at exit: $32,654

10-year hold

• IRR: -4.8%
• Equity multiple: 0.68×
• Total profit: $-19,398
• Equity at exit: $18,935

Cash invested: $61,320 (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: 10.5×

Monthly cashflow live

• Estimated rent: $1,734 high
• Mortgage (P&I): −$1,148
• Tax from tax record: −$42 /mo · $504/yr
• Insurance: −$91
• HOA: −$0
• Vacancy / Maint / Mgmt: −$364
• Net cashflow: $88

Break-even live

Break-even rent $1,622

Max offer price $219,000

Occupancy floor 90%

Sensitivity live

Price	-10% $212	-5% $150	+0% $88	+5% $26	+10% $-36
Rent	-10% $-49	-5% $19	+0% $88	+5% $156	+10% $225
Rate	-1.0pp $198	-0.5pp $144	base $88	+0.5pp $31	+1.0pp $-27

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: $54,750
• Closing costs: $6,570
• Reserves months: —
• Total cash needed: —

Rent comps 7 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
403 Remington Ave Thomasville, GA	2.0	1.0	891	$1,575	$1.77	45d	1	0.65mi
220 Covington Ave Thomasville, GA	1.0–3.0	1.0–2.0	1014	$1,350	$1.33	45d	10	0.75mi
306 Brighton St Thomasville, GA	3.0	2.0	1440	$1,800	$1.25	45d	1	0.81mi
209 E Monroe St Unit 1 Thomasville, GA	2.0	1.0	1236	$1,500	$1.21	45d	1	1.14mi
100 Pine St Thomasville, GA	2.0	2.5	1216	$1,550	$1.27	45d	1	1.20mi
105 Old Boston Rd Thomasville, GA	3.0	2.0	1200	$1,374	$1.15	45d	1	1.24mi
124 Ginny Ln Thomasville, GA	2.0–3.0	2.0	854	$1,300	$1.52	45d	2	1.33mi

Listing history 7 events

1. 2026-06-22
   days on market $219,000 Active 7 DOM
2. 2026-06-21
   days on market $219,000 Active 6 DOM
3. 2026-06-19
   days on market $219,000 Active 4 DOM
4. 2026-06-18
   days on market $219,000 Active 3 DOM
5. 2026-06-17
   days on market $219,000 Active 2 DOM
6. 2026-06-16
   remarks 220-char remark
7. 2026-06-16
   listed $219,000 Active 1 DOM

ⓘ 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: $504 · $42/mo
• Projected year-2 tax: $2,015 · $168/mo
• Expected delta: +$1,511/yr (+$126/mo · 300.1%)

ⓘ 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 2/10 Low
• 🌡 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: $20,803
• − Mortgage interest: −$12,267
• − Property taxes: −$504
• − Insurance: −$1,095
• − Repairs & maintenance: −$1,664
• − Management: −$1,664
• − Depreciation: −$6,371
• Taxable loss: −$2,762
• Est. tax savings @ 24.0%: +$663
• After-tax cash flow: $1,717/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

-2.7% since first listed

6 events — show timeline

• 2026-06-15 Listed $219,000 TABRMLS
• 2024-08-08 Sold (Public Records) $196,000 Public Records
• 2024-08-07 Sold (MLS) $196,000 TABRMLS
• 2024-07-27 Pending — TABRMLS
• 2024-06-26 Price Changed $200,000 TABRMLS
• 2024-05-28 Listed $225,000 TABRMLS

Property tax history

+3.4%/yr

Latest (2025): $504 · +3.4% YoY. Source: county tax records.