Add Listing
    For Sale
    • For Sale
    • For Lease
    • Recently Sold
    • Property Lookup
    • Brokers
    Thomson Multifamily Property on Acreage Title is generated by Realmo AI

    168 Rivers Circle, Thomson, GA

    View on Map
    Claim this Listing
    For Sale
    $199,900

    MULTI_FAMILY - Thomson, GA

    Property size:
    2,304 SF
    Lot size:
    2.45 Acres
    Price / SF:
    $86/SF
    Added:
    Mar 6, 2026
    Days on Market:
    67
    Last Refresh:
    May 12 at 7:06 am

    Property Features for 168 Rivers Circle

    General Information

    Property type
    Residential Multi Family
    Property subtype
    Other
    Bedrooms
    5
    Bathrooms
    4
    Rooms
    Bedroom 5, Bathroom 2, Bathroom 3, Bedroom 1, Bedroom 2, Bathroom 4, Bedroom 3, Bathroom 1, Bedroom 4
    Fireplace
    1
    Standard status
    Active
    APN
    3
    Size
    2,304 SF
    Lot size
    2.45 Acres

    Taxes and HOA fees

    Tax Annual Amount
    897

    Utilities

    Sewer type
    Septic Tank
    Heating system
    Fireplace(s), Space Heater, Propane (Heating)
    Cooling system
    Window Unit(s), Wall/Window Unit(s)
    Water source
    Well

    Building Details

    Year built
    1958
    Number of units
    2
    Building materials
    Block

    We can help!

    Listing Contact
    Robert Cort

    Listing agent Robert Cort License #353256

    Listing office Coldwell Banker-Watson & Knox Real Estate 219 Main St., Thomson, GA

    Listing date Mar 6, 2026

    MLS# 98254364 Listing URL

    Copyright © 2026 Hive MLS. All rights reserved. All information provided by the listing agent/broker is deemed reliable but is not guaranteed and should be independently verified.

    HighLights

    • Two dwellings for the price of one: a move‑in ready 3‑bedroom house and a tenant‑occupied 2‑bedroom mobile home
    • Positive cash flow potential from existing tenant in the mobile home
    • Large 2.45‑acre lot provides ample space
    • New roof on the 3‑bedroom house offers peace of mind
    • Includes storage buildings and fencing
    • Enjoy cozy evenings by the fireplace in the main house

    Overview

    This multifamily property in Thomson, Georgia, presents an investment opportunity with two units situated on 2.45 acres. The property includes a move-in ready house featuring 3 bedrooms and 1 bathroom, along with a tenant-occupied mobile home with 2 bedrooms and 2 bathrooms measuring 16'x66'. The property offers positive cash flow potential. Additional features include storage buildings and fencing. The 3-bedroom house has a new roof. The total property size is 2304 square feet.
    Property Profile Insight Report Location Intelligence

    Current Use by Public Records

    Duplexes

    Suggested Use

    Building Supply Carpet & Flooring Store

    Zoning and permitted uses should be independently verified with local authorities.

    Location Insight

    • Map
    • Local Demand
    City
    Thomson
    County
    McDuffie
    State
    Georgia
    Longitude
    -82.449394
    Latitude
    33.483295

    Nearby Similar for Sale

    • $320,000
      4,784 SF

      Thomson, GA Fourplex Investment

      Fully occupied fourplex with consistent cash flow and recent improvements.
      103 Grady Street, Thomson, GA
      View Details
    • $199,900
      2,392 SF

      Versatile Commercial Building in Thomson

      Adaptable commercial space ideal for medical or professional services.
      320 Hospital Drive, Thomson, GA 30824
      View Details
    • $199,900
      2,392 SF

      Versatile Commercial Building in Thomson

      Adaptable commercial space suitable for medical or professional services.
      320 Hospital Drive, Thomson, GA
      View Details
    • $185,000
      2,028 SF

      Thomson Duplex: Investment Opportunity

      Duplex in Thomson, GA, offering investment and rental income potential.
      462 Bussey Avenue, Thomson, GA
      View Details
    • $185,000
      2,028 SF

      Thomson Duplex: Investment Opportunity

      Duplex in Thomson, GA, offering investment and renovation potential.
      462 Bussey Avenue, Thomson, GA 30824
      View Details
    • $199,900
      2,304 SF

      Thomson Multifamily Property on Acreage

      Multifamily property with house and mobile home on 2.45 acres.
      168 Rivers Circle, Thomson, GA 30824
      View Details
    • $900,000

      Renovated Restaurant in Downtown Thomson

      Fully furnished restaurant with high traffic Main Street location.
      122 Main St, Thomson, GA 30824
      View Details
    • $209,000
      2,952 SF

      Thomson Multifamily Property For Sale

      Multifamily property featuring two duplexes and a vacant lot.
      236 Greenway Street, Thomson, GA
      View Details
    • $2,400,000

      Turnkey Restaurant Opportunity Near I-20

      Fully furnished and equipped restaurant near Interstate 20 in Thomson.
      250 Bordeaux Dr, Thomson, GA 30824
      View Details
    • $1,800,000

      Event Center Near Interstate 20

      Well-equipped event center suitable for large gatherings and receptions.
      232 Bordeaux Drive, Thomson, GA 30824
      View Details
    • $2,150,000

      Thomson Multifamily Investment Opportunity

      Stabilized multifamily community in Thomson, Georgia, near retail corridor.
      170 Westwood Dr, Thomson, GA 30824
      View Details
    • $499,000
      3,726 SF

      Renovated Retail Building Near I-20

      Renovated 3,726 SF retail building with high traffic volume.
      1494 Washington Rd, Thomson, GA
      View Details

    FAQs

    What type of property is this?
    Duplex - Two residential units on 2.45 acres, investment opportunity.
    Where is this duplex located?
    The property is located at 168 Rivers Circle Thomson, GA.
    What is the asking price?
    The asking price for this property is $199,900.
    What are key features of this property?
    This property features: Two dwellings for the price of one: a move‑in ready 3‑bedroom house and a tenant‑occupied 2‑bedroom mobile home; Positive cash flow potential from existing tenant in the mobile home; Large 2.45‑acre lot provides ample space
    (706) 699-1820
    We can help!
    Listing Contact
    Robert Cort
    Real Estate License ID: 353256
    Learn More
    Request Owner's contact information
    Message sent successfully
    Error
    If you are the owner or broker of this property and would like to edit or remove this listing please send a message to web site administrator.
    Message sent successfully
    Error
    Email to Your Friends
    Link copied to clipboard
    Separate multiple addresses with a comma
    Message sent successfully
    Error

    Realmo Value Estimations

    Realmo estimates a property’s market value using a proprietary methodology that incorporates public data and user-submitted information. This cumulative value is generated by integrating a variety of conventional and innovative methods. 

    Disclaimer

    These figures are not official appraisals and should not be used as a substitute for a valuation performed by a licensed appraiser.
    Actual market value may differ due to factors not captured in the data. Estimates are offered for informational purposes only, and users should conduct independent research before making financial or investment decisions.
    By using this feature, you acknowledge that Realmo is not responsible for actions taken based on these estimates.

    AI approach

    Realmo AI Method estimates property value using machine learning models trained on millions of comparable listings, transactions, and market signals. It analyzes property features, location intelligence data, and current market dynamics to predict the most probable market value in real time.

    Realmo CapRate Calculation

    Realmo calculates the Capitalization Rate (Cap Rate) to help estimate a property's potential return on investment. The Cap Rate is a fundamental metric in commercial real estate that measures the relationship between a property's net operating income and its market value.

    How We Calculate Cap Rate

    Cap Rate Formula:
    Cap Rate (%) = (Net Operating Income / Property Value) × 100

    Net Operating Income (NOI) Formula:
    NOI = Area × Lease Rate × (1 - Vacancy Rate) × (1 - Operating Expense Ratio)

    Components

    Net Operating Income (NOI) represents the annual income a property generates after operating expenses:

    • Area: Building square footage from property records
    • Lease Rate: Annual $/sqft based on market data for the property type and geographic location
    • Vacancy Rate: Percentage of unoccupied space based on market data for the property type and location
    • Operating Expense Ratio: Operating costs as a percentage of income, varies by property type

    Property Value is derived from:

    • Recent sale price (if available)
    • Statistical models using comparable sales
    • AI-powered valuation estimates

    Example Calculation

    For a 100,000 sqft Office Building:

    • Lease Rate: $25.00/sqft/year (market data for Office in this area)
    • Vacancy Rate: 8% (market data for Office in this area)
    • Operating Expense Ratio: 35% (typical for Office properties)
    • Property Value: $15,000,000

    Step 1: Calculate NOI

    NOI = 100,000 × $25.00 × (1 - 0.08) × (1 - 0.35)
    NOI = 100,000 × $25.00 × 0.92 × 0.65
    NOI = $1,495,000/year

    Step 2: Calculate Cap Rate

    Cap Rate = ($1,495,000 / $15,000,000) × 100
    Cap Rate = 9.97%

    Property Type Considerations

    Net Operating Income calculations vary by property type due to different operating expense ratios:

    • Office: Higher expenses (30-40%) for HVAC, utilities, maintenance
    • Retail: Moderate expenses (25-35%) for common area maintenance
    • Industrial/Warehouse: Lower expenses (15-25%) for minimal tenant services
    • Multifamily: Moderate expenses (35-45%) including property management
    • Self-Storage: Lower expenses (25-35%) due to minimal maintenance

    Market lease rates and vacancy rates are specific to each property type and geographic location, reflecting local market conditions.

    Disclaimer

    These calculations are estimates for informational purposes only and should not be used as a substitute for professional financial analysis or appraisal.

    • Cap Rate calculations depend on market data that may change over time
    • Actual operating expenses, lease rates, and vacancy rates may differ from market averages
    • Individual property conditions, lease terms, and tenant quality significantly impact actual NOI
    • Property value estimates are approximations and not official appraisals
    • Cap rates vary widely by market, property condition, and investment risk profile

    Professional Guidance Recommended: Before making any investment or financial decisions, consult with licensed appraisers, commercial real estate brokers, and financial advisors who can evaluate your specific property and circumstances.
    By using this feature, you acknowledge that Realmo is not responsible for investment decisions or actions taken based on these estimates.

    Cap approach

    Capitalization Method calculates value based on estimated net operating income (NOI) and applying a market-based capitalization rate (cap rate), we estimate what a typical investor might be willing to pay for it.

    Comparable approach

    Comparable estimate is based on recent sales of similar nearby properties, adjusted for factors like size, condition, and location.

    Relative

    Relative property class coefficient uses factors that account for typical price differences between various asset types (e.g., retail vs. industrial) to provide a more accurate market-aligned estimate.

    Geo

    Comparable Sales Method, enhanced by Geo coefficients — location-based adjustment factors that reflect differences in price levels across neighborhoods, cities, or regions ensuring a more accurate, market-sensitive valuation.

    Stat Estimate

    This method estimates value based on actual market adjusted recent (~5 years) sales of comparable properties around by location and property type.

    • Ranges - area data calculated by industry standard IQR Outlier Removal Method
    • Range-from: 75% of all similar sales ($/sqft) are above this value
    • Range-to: 75% of all similar sales ($/sqft) are below this value
    AI Estimate

    This method estimates value based on AI market estimation of comparable properties around by location and property type.

    • Ranges - area data calculated by industry standard IQR Outlier Removal Method
    • Range-from: 75% of all estimations ($/sqft) are above this value
    • Range-to: 75% of all estimations ($/sqft) are below this value
    Alternative use

    Estimate considers the property’s potential value if used for a different purpose-based on zoning, demand, and market feasibility.

    More about this property
    Thanks! Your message was sent.
    Error! Your message wasn't sent.
    Please enter your name
    Please enter email
    Please enter the email in the correct format
    Please enter phone
    Please enter the number in the correct format
    Please enter message
    Thank You

    You are Unsubscribed From Notifications

    Thank You for Inquiry
    168 Rivers Circle, Thomson, GA
    letter with green check mark
    Check your email
    We sent you the
    agent's contact details. yellow underline
    Can't find it?
    Please check your junk/spam folder.
    Google sign-in failed. Please try again or use another login method.
    Sign Up Successful!
    You now have access to more from Realmo!