599 Twin Oaks Rd · Thomson, GA 30824

$76,800

2 bd · 1.0 ba · 1,056 sqft · SingleFamily public records · 22 Days on market

Built 1963 9,583 sqft lot $73/sqft · 57% below area

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Why this score? — see what drove the B- 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 +30.0/30.0
• DSCR +10.0/10.0
• 1% rule +9.1/10.0
• ARV discount +7.5/15.0
• 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

Affordable living at its best! This charming 2-bedroom, 1-bath home offers 1,056 square feet of comfortable space and is the perfect opportunity for first-time buyers, downsizers, or investors. Inside, you'll find a spacious living room, separate dining room, and functional kitchen with pantry, all freshly updated with new interior paint and durable laminate flooring throughout. A mini-split system provides efficient heating and cooling for year-round comfort. With payments that could be less than rent, this move-in-ready home is a smart choice for anyone looking to own instead of lease. Don't miss this affordable gem!

Key facts

• 9,583 sq ft lot
• Built 1963
• Listed 22 days

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $77k.

Deal economics

• At list price, monthly cash flow is $394 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $77k).
• Recommended offer: $76k (1.5% below list) — sets the bar for market timing.
• Cap rate 12.4% 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: 191 active listings in the ZIP; 3 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 100% of comp listings sitting > 30 days — soft ceiling on asking rent; 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 $531 of loan paydown is wiped out by about $2k 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.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $22k cash investment doubles in ~6 years — after that, you're playing with house money.

Negotiation context

• It's been on market 22 days — a 2% lower offer ($76k) is reasonable based on typical stale-listing flexibility.
• 15 sale attempts since 3y 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 $32k; list at $77k implies a 140% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: major wind risk, 59% chance of damaging wind over 30y; extreme-heat days projected 7→16/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $75,648 (1.5% below list)

Questions for the listing agent

1. Built in 1963 — 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 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?
4. 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.
5. 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.
6. 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: 1.41% ✓
• Cap rate: 12.44%
• Cash-on-cash: 21.97%
• DSCR: 1.98
• GRM: 5.9

CMA / ARV

• ARV (median comp): $179,683
• List price: $76,800
• Delta: -57.26%
• Verdict: UNDERPRICED
• Comps: 4 within 1.0 mi

Show comp detail 3 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
599 Twin Oaks Rd	0.00mi	2/1.0	1,056 (0%)	1mo	$64,000	$61	100
320 Magnolia Dr	0.63mi	2/1.5	1,125 (+6%)	17mo	$174,900	$155	44
313 Neal St	0.74mi	3/2.0 (+1)	1,174 (+11%)	12mo	$212,000	$181	28

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: 14.6%
• Equity multiple: 1.59×
• Total profit: $12,600
• Equity at exit: $11,451

10-year hold

• IRR: 23.3%
• Equity multiple: 3.01×
• Total profit: $43,155
• Equity at exit: $6,640

Cash invested: $21,504 (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: 5.9×

Monthly cashflow live

• Estimated rent: $1,086 medium
• Mortgage (P&I): −$403
• Tax from tax record: −$30 /mo · $359/yr
• Insurance: −$32
• HOA: −$0
• Vacancy / Maint / Mgmt: −$228
• Net cashflow: $394

Break-even live

Break-even rent $588

Max offer price $76,800

Occupancy floor 59%

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: $19,200
• Closing costs: $2,304
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
124 West St Thomson, GA	3.0	1.0	1092	$1,250	$1.14	43d	1	1.00mi
104 White Oak St Thomson, GA	3.0	1.0	900	$975	$1.08	43d	1	1.01mi
208 Watson St Unit 11 Thomson, GA	2.0	1.5	881	$975	$1.11	43d	1	1.47mi

Listing history 41 events

1. 2026-05-05
   status Under Contract 626-char remark

   Show marketing remark (626 chars)

   Affordable living at its best! This charming 2-bedroom, 1-bath home offers 1,056 square feet of comfortable space and is the perfect opportunity for first-time buyers, downsizers, or investors. Inside, you'll find a spacious living room, separate dining room, and functional kitchen with pantry, all freshly updated with new interior paint and durable laminate flooring throughout. A mini-split system provides efficient heating and cooling for year-round comfort. With payments that could be less than rent, this move-in-ready home is a smart choice for anyone looking to own instead of lease. Don't miss this affordable gem!

2. 2026-05-05
   status Pending

   Show marketing remark (626 chars)

   Affordable living at its best! This charming 2-bedroom, 1-bath home offers 1,056 square feet of comfortable space and is the perfect opportunity for first-time buyers, downsizers, or investors. Inside, you'll find a spacious living room, separate dining room, and functional kitchen with pantry, all freshly updated with new interior paint and durable laminate flooring throughout. A mini-split system provides efficient heating and cooling for year-round comfort. With payments that could be less than rent, this move-in-ready home is a smart choice for anyone looking to own instead of lease. Don't miss this affordable gem!

3. 2026-05-05
   historical

   Show marketing remark (626 chars)

   Affordable living at its best! This charming 2-bedroom, 1-bath home offers 1,056 square feet of comfortable space and is the perfect opportunity for first-time buyers, downsizers, or investors. Inside, you'll find a spacious living room, separate dining room, and functional kitchen with pantry, all freshly updated with new interior paint and durable laminate flooring throughout. A mini-split system provides efficient heating and cooling for year-round comfort. With payments that could be less than rent, this move-in-ready home is a smart choice for anyone looking to own instead of lease. Don't miss this affordable gem!

4. 2026-05-05
   historical

   Show marketing remark (626 chars)

   Affordable living at its best! This charming 2-bedroom, 1-bath home offers 1,056 square feet of comfortable space and is the perfect opportunity for first-time buyers, downsizers, or investors. Inside, you'll find a spacious living room, separate dining room, and functional kitchen with pantry, all freshly updated with new interior paint and durable laminate flooring throughout. A mini-split system provides efficient heating and cooling for year-round comfort. With payments that could be less than rent, this move-in-ready home is a smart choice for anyone looking to own instead of lease. Don't miss this affordable gem!

5. 2026-04-26
   price $76,800

   Show marketing remark (626 chars)

   Affordable living at its best! This charming 2-bedroom, 1-bath home offers 1,056 square feet of comfortable space and is the perfect opportunity for first-time buyers, downsizers, or investors. Inside, you'll find a spacious living room, separate dining room, and functional kitchen with pantry, all freshly updated with new interior paint and durable laminate flooring throughout. A mini-split system provides efficient heating and cooling for year-round comfort. With payments that could be less than rent, this move-in-ready home is a smart choice for anyone looking to own instead of lease. Don't miss this affordable gem!

6. 2026-04-26
   price $76,800 626-char remark

   Show marketing remark (626 chars)

   Affordable living at its best! This charming 2-bedroom, 1-bath home offers 1,056 square feet of comfortable space and is the perfect opportunity for first-time buyers, downsizers, or investors. Inside, you'll find a spacious living room, separate dining room, and functional kitchen with pantry, all freshly updated with new interior paint and durable laminate flooring throughout. A mini-split system provides efficient heating and cooling for year-round comfort. With payments that could be less than rent, this move-in-ready home is a smart choice for anyone looking to own instead of lease. Don't miss this affordable gem!

7. 2026-04-13
   listed $76,900 Active

   Show marketing remark (626 chars)

   Affordable living at its best! This charming 2-bedroom, 1-bath home offers 1,056 square feet of comfortable space and is the perfect opportunity for first-time buyers, downsizers, or investors. Inside, you'll find a spacious living room, separate dining room, and functional kitchen with pantry, all freshly updated with new interior paint and durable laminate flooring throughout. A mini-split system provides efficient heating and cooling for year-round comfort. With payments that could be less than rent, this move-in-ready home is a smart choice for anyone looking to own instead of lease. Don't miss this affordable gem!

8. 2026-04-13
   listed $76,900 New 626-char remark

   Show marketing remark (626 chars)

   Affordable living at its best! This charming 2-bedroom, 1-bath home offers 1,056 square feet of comfortable space and is the perfect opportunity for first-time buyers, downsizers, or investors. Inside, you'll find a spacious living room, separate dining room, and functional kitchen with pantry, all freshly updated with new interior paint and durable laminate flooring throughout. A mini-split system provides efficient heating and cooling for year-round comfort. With payments that could be less than rent, this move-in-ready home is a smart choice for anyone looking to own instead of lease. Don't miss this affordable gem!

9. 2026-04-13
   listed $76,800

   Show marketing remark (626 chars)

   Affordable living at its best! This charming 2-bedroom, 1-bath home offers 1,056 square feet of comfortable space and is the perfect opportunity for first-time buyers, downsizers, or investors. Inside, you'll find a spacious living room, separate dining room, and functional kitchen with pantry, all freshly updated with new interior paint and durable laminate flooring throughout. A mini-split system provides efficient heating and cooling for year-round comfort. With payments that could be less than rent, this move-in-ready home is a smart choice for anyone looking to own instead of lease. Don't miss this affordable gem!

10. 2026-04-03
    status Active
11. 2026-04-03
    price $79,800
12. 2026-04-02
    historical
13. 2026-04-02
    historical
14. 2026-03-31
    historical
15. 2026-03-07
    price $79,900
16. 2026-02-21
    price $88,900
17. 2026-02-14
    price $89,000
18. 2026-02-07
    price $89,100
19. 2026-02-02
    price $89,200
20. 2026-01-16
    price $89,300
21. 2025-10-12
    listed $89,400 Active
22. 2025-10-12
    listed $79,800
23. 2025-09-05
    historical
24. 2025-09-05
    historical
25. 2025-06-25
    listed $99,800
26. 2025-06-25
    listed $99,800
27. 2025-03-12
    soldstatus $32,000
28. 2025-03-12
    soldstatus $32,000
29. 2024-10-29
    listed $35,000
30. 2024-10-29
    listed $35,000
31. 2024-07-23
    historical
32. 2024-07-23
    historical
33. 2024-02-26
    listed $69,000
34. 2024-02-26
    listed $69,000
35. 2023-05-19
    soldstatus $25,000
36. 2023-05-19
    soldstatus $25,000 Sold
37. 2023-05-19
    soldstatus $25,000
38. 2023-04-13
    status Under Contract
39. 2023-03-31
    listed $25,000
40. 2023-03-31
    listed $25,000 New
41. 2023-03-31
    listed $25,000

ⓘ 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: $359 · $30/mo
• Projected year-2 tax: $707 · $59/mo
• Expected delta: +$348/yr (+$29/mo · 97.1%)

ⓘ 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 3/10 Moderate
• 🌡 Heat 6/10 Major 7 d/yr ≥106°F today · 16 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 59% 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: $13,037
• − Mortgage interest: −$4,302
• − Property taxes: −$359
• − Insurance: −$384
• − Repairs & maintenance: −$1,043
• − Management: −$1,043
• − Depreciation: −$2,234
• Taxable income: $3,672
• Est. tax owed @ 24.0%: −$881
• After-tax cash flow: $3,842/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

• 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

+207.2% since first listed

41 events — show timeline

• 2026-05-05 Pending — GAMLS
• 2026-05-05 Pending — Hive MLS
• 2026-05-05 Listing Removed — Hive MLS
• 2026-05-05 Listing Removed — Hive MLS
• 2026-04-26 Price Changed $76,800 Hive MLS
• 2026-04-26 Price Changed $76,800 GAMLS
• 2026-04-13 Listed $76,900 Hive MLS
• 2026-04-13 Listed $76,800 Hive MLS
• 2026-04-13 Listed $76,900 GAMLS
• 2026-04-03 Relisted — Hive MLS
• 2026-04-03 Price Changed $79,800 Hive MLS
• 2026-04-02 Listing Removed — Hive MLS
• 2026-04-02 Listing Removed — Hive MLS
• 2026-03-31 Listing Removed — Hive MLS
• 2026-03-07 Price Changed $79,900 Hive MLS
• 2026-02-21 Price Changed $88,900 Hive MLS
• 2026-02-14 Price Changed $89,000 Hive MLS
• 2026-02-07 Price Changed $89,100 Hive MLS
• 2026-02-02 Price Changed $89,200 Hive MLS
• 2026-01-16 Price Changed $89,300 Hive MLS
• 2025-10-12 Listed $79,800 Hive MLS
• 2025-10-12 Listed $89,400 Hive MLS
• 2025-09-05 Listing Removed — Hive MLS
• 2025-09-05 Listing Removed — Hive MLS
• 2025-06-25 Listed $99,800 Hive MLS
• 2025-06-25 Listed $99,800 Hive MLS
• 2025-03-12 Sold (MLS) $32,000 Hive MLS
• 2025-03-12 Sold (MLS) $32,000 Hive MLS
• 2024-10-29 Listed $35,000 Hive MLS
• 2024-10-29 Listed $35,000 Hive MLS
• 2024-07-23 Listing Removed — Hive MLS
• 2024-07-23 Listing Removed — Hive MLS
• 2024-02-26 Listed $69,000 Hive MLS
• 2024-02-26 Listed $69,000 Hive MLS
• 2023-05-19 Sold (MLS) $25,000 Hive MLS
• 2023-05-19 Sold (MLS) $25,000 GAMLS
• 2023-05-19 Sold (MLS) $25,000 Hive MLS
• 2023-04-13 Pending — GAMLS
• 2023-03-31 Listed $25,000 Hive MLS
• 2023-03-31 Listed $25,000 GAMLS
• 2023-03-31 Listed $25,000 Hive MLS

Property tax history

+6.6%/yr

Latest (2025): $359 · +43.0% YoY. Source: county tax records.