1044 Earle St · Thomson, GA 30824

$129,900

2 bd · 1.0 ba · 825 sqft · SingleFamily public records · 8 Days on market

Built 1950 0.51 ac lot

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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 +17.3/30.0
• ARV discount +7.5/15.0
• DSCR +5.4/10.0
• 1% rule +3.4/10.0
• 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

Welcome home to this charming and efficient 2-bedroom, 1-bath residence offering approximately 825 square feet of comfortable living space. Thoughtfully updated with modern amenities and utilities, this home is perfect for those seeking low-maintenance living without sacrificing comfort. Inside, you'll find a cozy and inviting layout designed for easy everyday living. A gas tankless water heater provides endless hot water while helping maximize energy efficiency. Recent updates throughout the home offer modern convenience and peace of mind. Outside, the property features a spacious 2-car metal carport and a newer metal workshop located behind the home, providing excellent storage space, a hobby area, or room for projects. Location is one of this property's greatest advantages. Situated just minutes from Exit 172 on I-20, commuting is a breeze. Enjoy the convenience of being within walking distance to numerous restaurants, shopping, and other commercial establishments, making everyday errands and dining out incredibly convenient. Whether you're looking for a starter home, downsizing, or seeking an investment property, 1044 Earle Street offers affordability, efficiency, and an outstanding location all in one package. Features Include: 2 Bedrooms, 1 Bath Approximately 825 Sq. Ft. Updated modern amenities and utilities Gas tankless water heater 2-car metal carport Newer metal workshop/shop building Low-maintenance and energy-efficient living Approximately 2 minutes to I-20 Exit 172 Walking distance to restaurants, shopping, and services Don't miss this opportunity to own a comfortable, move-in-ready home in one of Thomson's most convenient locations.

Key facts

• Newer metal workshop
• 2 car metal carport
• 0.51 acre lot

Tags

• GAS TANKLESS WATER HEATER
• 2 CAR METAL CARPORT
• NEWER METAL WORKSHOP
• WALKING DISTANCE TO SHOPPING

Property features AI

Finance

• Financial info: Annual tax information available (amount excluded per instructions)

Exterior

• Parking: Detached 2-car garage; Circular driveway; Unpaved parking areas
• Utilities: Public water; Public sewer; Natural gas connected; Water connected; Sewer connected; Electric service connected
• Home design: Single-family residence; One story; Entry level: 1
• Construction: Metal siding, aluminum siding, fiber cement and frame construction; Composition shingle roof; Crawl space foundation
• Exterior features: Covered front and rear porches; Level lot; Paved road access; City street and state road frontage; Has a view

Interior

• Kitchen: Electric range
• Bedrooms: 4 total rooms (bedroom count not specified)
• Flooring: Carpet; Laminate; Vinyl
• Bathrooms: 1 full bathroom
• Heating & cooling: Forced air heating (natural gas); Central air conditioning
• Interior features: Ceiling fans; Eat-in kitchen; Vented exhaust fan; Tankless water heater
• Laundry & utility: Washer hookup; Laundry closet

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $130k.

Deal economics

• At list price, monthly cash flow is $95 ($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 $109k (16.0% below list).
• Recommended offer: $109k (16.0% below list) — sets the bar for 1% rule.
• Cap rate 7.2% 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-, amenities 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.
• Zoned schools: Thomson-Mcduffie Middle School (math 9% / reading 20%, grade F, #403 of 470 statewide, top 86%, 782 students, 89% FRL); Thomson High School (math 2% / reading 17%, grade F, #365 of 424 statewide, top 88%, 986 students, 89% FRL) — zoned schools average 89% FRL vs 65% district-wide (24 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 193 active listings in the ZIP; 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 $898 of loan paydown is wiped out by about $4k 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

• Only 8 days on market — expect competitive offers; lowballing is unlikely to land.
• 4 sale attempts since 5y 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 $86k; list at $130k implies a 51% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1950 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major wind risk, 55% 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 $109,167 (16.0% below list)

Questions for the listing agent

1. Built in 1950 — 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. 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: 0.84% ✗
• Cap rate: 7.17%
• Cash-on-cash: 3.15%
• DSCR: 1.14
• GRM: 9.9

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: -11.4%
• Equity multiple: 0.59×
• Total profit: $-15,037
• Equity at exit: $19,369

10-year hold

• IRR: -2.3%
• Equity multiple: 0.85×
• Total profit: $-5,530
• Equity at exit: $11,231

Cash invested: $36,372 (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: 9.9×

Monthly cashflow live

• Estimated rent: $1,092 medium
• Mortgage (P&I): −$681
• Tax from tax record: −$32 /mo · $380/yr
• Insurance: −$54
• HOA: −$0
• Vacancy / Maint / Mgmt: −$229
• Net cashflow: $95

Break-even live

Break-even rent $971

Max offer price $129,900

Occupancy floor 86%

Sensitivity live

Price	-10% $169	-5% $132	+0% $95	+5% $59	+10% $22
Rent	-10% $9	-5% $52	+0% $95	+5% $139	+10% $182
Rate	-1.0pp $161	-0.5pp $128	base $95	+0.5pp $62	+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: $32,475
• Closing costs: $3,897
• Reserves months: —
• Total cash needed: —

Listing history 7 events

1. 2026-06-17
   status $129,900 Pending 8 DOM
2. 2026-06-16
   days on market $129,900 Active 8 DOM
3. 2026-06-15
   days on market $129,900 Active 7 DOM
4. 2026-06-13
   days on market $129,900 Active 5 DOM
5. 2026-06-12
   days on market $129,900 Active 4 DOM
6. 2026-06-09
   remarks 699-char remark
7. 2026-06-09
   listed $129,900 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: $380 · $32/mo
• Projected year-2 tax: $1,195 · $100/mo
• Expected delta: +$815/yr (+$68/mo · 214.3%)

ⓘ 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 ≥105°F today · 17 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 55% 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: $13,100
• − Mortgage interest: −$7,276
• − Property taxes: −$380
• − Insurance: −$650
• − Repairs & maintenance: −$1,048
• − Management: −$1,048
• − Depreciation: −$3,779
• Taxable loss: −$1,081
• Est. tax savings @ 24.0%: +$259
• After-tax cash flow: $1,404/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

+1029.6% since first listed

8 events — show timeline

• 2026-06-08 Listed $129,900 GAMLS
• 2026-06-08 Listed $129,900 Hive MLS
• 2021-12-17 Sold (MLS) $86,000 Hive MLS
• 2021-12-17 Sold (MLS) $86,000 Hive MLS
• 2021-12-16 Sold (Public Records) $86,000 Public Records
• 2021-10-06 Listed $95,900 Hive MLS
• 2021-10-06 Listed $95,900 Hive MLS
• 1985-09-19 Sold (Public Records) $11,500 Public Records

Property tax history

-0.4%/yr

Latest (2025): $380 · +6.7% YoY. Source: county tax records.