396 Hood St · Cuthbert, GA 39840

$62,954

3 bd · 2.0 ba · 1,654 sqft · SingleFamily public records · 176 Days on market

Built 2008 0.34 ac lot ↓ 25% since listing

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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
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Appreciation +5.0/10.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +0.6/10.0

Listing remarks MLS

Affordable Home with Endless Potential in Cuthbert! Welcome to 396 Hood Street, a cozy property offering an excellent opportunity for homeowners or investors. Nestled in the charming town of Cuthbert, GA, this home is perfect for those looking to enjoy small-town living with convenient access to local amenities.

Key facts

• Inviting deck
• Tranquil retreat
• 0.34 acre lot

Tags

• INVITING DECK
• TRANQUIL RETREAT

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $63k.

Deal economics

• At list price, monthly cash flow is $415 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $63k).
• Recommended offer: $55k (12.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 64/100 on livability (#251 in GA) — a middle-class / working-renter tenant base. Strengths: cost of living A+, health & safety A+, housing A-; Watch: amenities F, commute F, employment F.
• Randolph County (town): math 5% / reading 12% proficiency, ranked #171 of 174 in GA (top 98%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 85% free/reduced lunch — lower-income household profile, screen leases tightly.
• Zoned schools: Randolph County Elementary School (math 2% / reading 8%, grade F, #1,160 of 1,228 statewide, top 98%, 270 students, 100% FRL); Randolph County Middle School (math 8% / reading 12%, grade F, #433 of 470 statewide, top 93%, 138 students, 100% FRL); Randolph Clay High School (math 5% / reading 24%, grade F, #297 of 424 statewide, top 74%, 234 students, 100% FRL).
• Market conditions: 18 active listings in the ZIP; 7 units permitted in Randolph County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $2k of equity ($436 loan paydown + $2k appreciation (3.0% local appreciation)).
• Randolph County population projected at -32% 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 $18k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• It's been on market 176 days — a 12% lower offer ($55k) is reasonable based on typical stale-listing flexibility.
• 8 sale attempts since 2y ago; this cycle's ask has dropped $21k (25%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: property tax is 3.1% of price.
• Climate carrying-cost: severe wind risk, 93% 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 $55,399 (12.0% below list)

Questions for the listing agent

1. It's been on market 176 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. 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.
7. 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.
8. 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: 1.88% ✓
• Cap rate: 14.21%
• Cash-on-cash: 28.28%
• DSCR: 2.26
• GRM: 4.4

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: 34.3%
• Equity multiple: 2.94×
• Total profit: $34,114
• Equity at exit: $28,307

10-year hold

• IRR: 34.5%
• Equity multiple: 5.79×
• Total profit: $84,468
• Equity at exit: $43,624

Cash invested: $17,627 (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 39840

• Active inventory: 18
• Price-to-rent: 4.4×

Monthly cashflow live

• Estimated rent: $1,186 medium
• Mortgage (P&I): −$330
• Tax from tax record: −$165 /mo · $1,979/yr
• Insurance: −$26
• HOA: −$0
• Vacancy / Maint / Mgmt: −$249
• Net cashflow: $415

Break-even live

Break-even rent $660

Max offer price $62,954

Occupancy floor 60%

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: $15,738
• Closing costs: $1,889
• Reserves months: —
• Total cash needed: —

Listing history 26 events

1. 2025-07-03
   status Under Contract 314-char remark

   Show marketing remark (314 chars)

   Affordable Home with Endless Potential in Cuthbert! Welcome to 396 Hood Street, a cozy property offering an excellent opportunity for homeowners or investors. Nestled in the charming town of Cuthbert, GA, this home is perfect for those looking to enjoy small-town living with convenient access to local amenities.

2. 2025-07-03
   status Pending

   Show marketing remark (314 chars)

   Affordable Home with Endless Potential in Cuthbert! Welcome to 396 Hood Street, a cozy property offering an excellent opportunity for homeowners or investors. Nestled in the charming town of Cuthbert, GA, this home is perfect for those looking to enjoy small-town living with convenient access to local amenities.

3. 2025-05-29
   status Price Change 314-char remark

   Show marketing remark (314 chars)

   Affordable Home with Endless Potential in Cuthbert! Welcome to 396 Hood Street, a cozy property offering an excellent opportunity for homeowners or investors. Nestled in the charming town of Cuthbert, GA, this home is perfect for those looking to enjoy small-town living with convenient access to local amenities.

4. 2025-05-29
   status Active

   Show marketing remark (314 chars)

   Affordable Home with Endless Potential in Cuthbert! Welcome to 396 Hood Street, a cozy property offering an excellent opportunity for homeowners or investors. Nestled in the charming town of Cuthbert, GA, this home is perfect for those looking to enjoy small-town living with convenient access to local amenities.

5. 2025-05-29
   price $62,954 314-char remark

   Show marketing remark (314 chars)

   Affordable Home with Endless Potential in Cuthbert! Welcome to 396 Hood Street, a cozy property offering an excellent opportunity for homeowners or investors. Nestled in the charming town of Cuthbert, GA, this home is perfect for those looking to enjoy small-town living with convenient access to local amenities.

6. 2025-05-29
   price $62,954

   Show marketing remark (314 chars)

   Affordable Home with Endless Potential in Cuthbert! Welcome to 396 Hood Street, a cozy property offering an excellent opportunity for homeowners or investors. Nestled in the charming town of Cuthbert, GA, this home is perfect for those looking to enjoy small-town living with convenient access to local amenities.

7. 2025-05-13
   status Under Contract 314-char remark

   Show marketing remark (314 chars)

   Affordable Home with Endless Potential in Cuthbert! Welcome to 396 Hood Street, a cozy property offering an excellent opportunity for homeowners or investors. Nestled in the charming town of Cuthbert, GA, this home is perfect for those looking to enjoy small-town living with convenient access to local amenities.

8. 2025-05-13
   status Pending

   Show marketing remark (314 chars)

   Affordable Home with Endless Potential in Cuthbert! Welcome to 396 Hood Street, a cozy property offering an excellent opportunity for homeowners or investors. Nestled in the charming town of Cuthbert, GA, this home is perfect for those looking to enjoy small-town living with convenient access to local amenities.

9. 2025-04-16
   price $67,150

   Show marketing remark (314 chars)

   Affordable Home with Endless Potential in Cuthbert! Welcome to 396 Hood Street, a cozy property offering an excellent opportunity for homeowners or investors. Nestled in the charming town of Cuthbert, GA, this home is perfect for those looking to enjoy small-town living with convenient access to local amenities.

10. 2025-04-16
    price $67,150 314-char remark

    Show marketing remark (314 chars)

    Affordable Home with Endless Potential in Cuthbert! Welcome to 396 Hood Street, a cozy property offering an excellent opportunity for homeowners or investors. Nestled in the charming town of Cuthbert, GA, this home is perfect for those looking to enjoy small-town living with convenient access to local amenities.

11. 2025-04-03
    status Active

    Show marketing remark (314 chars)

    Affordable Home with Endless Potential in Cuthbert! Welcome to 396 Hood Street, a cozy property offering an excellent opportunity for homeowners or investors. Nestled in the charming town of Cuthbert, GA, this home is perfect for those looking to enjoy small-town living with convenient access to local amenities.

12. 2025-04-03
    status Back On Market 314-char remark

    Show marketing remark (314 chars)

    Affordable Home with Endless Potential in Cuthbert! Welcome to 396 Hood Street, a cozy property offering an excellent opportunity for homeowners or investors. Nestled in the charming town of Cuthbert, GA, this home is perfect for those looking to enjoy small-town living with convenient access to local amenities.

13. 2025-03-31
    historical 314-char remark

    Show marketing remark (314 chars)

    Affordable Home with Endless Potential in Cuthbert! Welcome to 396 Hood Street, a cozy property offering an excellent opportunity for homeowners or investors. Nestled in the charming town of Cuthbert, GA, this home is perfect for those looking to enjoy small-town living with convenient access to local amenities.

14. 2025-03-31
    historical

    Show marketing remark (314 chars)

    Affordable Home with Endless Potential in Cuthbert! Welcome to 396 Hood Street, a cozy property offering an excellent opportunity for homeowners or investors. Nestled in the charming town of Cuthbert, GA, this home is perfect for those looking to enjoy small-town living with convenient access to local amenities.

15. 2025-03-18
    price $71,347

    Show marketing remark (314 chars)

    Affordable Home with Endless Potential in Cuthbert! Welcome to 396 Hood Street, a cozy property offering an excellent opportunity for homeowners or investors. Nestled in the charming town of Cuthbert, GA, this home is perfect for those looking to enjoy small-town living with convenient access to local amenities.

16. 2025-03-18
    price $71,347 314-char remark

    Show marketing remark (314 chars)

    Affordable Home with Endless Potential in Cuthbert! Welcome to 396 Hood Street, a cozy property offering an excellent opportunity for homeowners or investors. Nestled in the charming town of Cuthbert, GA, this home is perfect for those looking to enjoy small-town living with convenient access to local amenities.

17. 2025-02-18
    status Active

    Show marketing remark (314 chars)

    Affordable Home with Endless Potential in Cuthbert! Welcome to 396 Hood Street, a cozy property offering an excellent opportunity for homeowners or investors. Nestled in the charming town of Cuthbert, GA, this home is perfect for those looking to enjoy small-town living with convenient access to local amenities.

18. 2025-02-18
    price $75,544

    Show marketing remark (314 chars)

    Affordable Home with Endless Potential in Cuthbert! Welcome to 396 Hood Street, a cozy property offering an excellent opportunity for homeowners or investors. Nestled in the charming town of Cuthbert, GA, this home is perfect for those looking to enjoy small-town living with convenient access to local amenities.

19. 2025-02-18
    status Price Change 314-char remark

    Show marketing remark (314 chars)

    Affordable Home with Endless Potential in Cuthbert! Welcome to 396 Hood Street, a cozy property offering an excellent opportunity for homeowners or investors. Nestled in the charming town of Cuthbert, GA, this home is perfect for those looking to enjoy small-town living with convenient access to local amenities.

20. 2025-02-18
    price $75,544 314-char remark

    Show marketing remark (314 chars)

    Affordable Home with Endless Potential in Cuthbert! Welcome to 396 Hood Street, a cozy property offering an excellent opportunity for homeowners or investors. Nestled in the charming town of Cuthbert, GA, this home is perfect for those looking to enjoy small-town living with convenient access to local amenities.

21. 2025-02-15
    historical 314-char remark

    Show marketing remark (314 chars)

    Affordable Home with Endless Potential in Cuthbert! Welcome to 396 Hood Street, a cozy property offering an excellent opportunity for homeowners or investors. Nestled in the charming town of Cuthbert, GA, this home is perfect for those looking to enjoy small-town living with convenient access to local amenities.

22. 2025-02-15
    historical

    Show marketing remark (314 chars)

    Affordable Home with Endless Potential in Cuthbert! Welcome to 396 Hood Street, a cozy property offering an excellent opportunity for homeowners or investors. Nestled in the charming town of Cuthbert, GA, this home is perfect for those looking to enjoy small-town living with convenient access to local amenities.

23. 2025-01-26
    price $79,741 314-char remark

    Show marketing remark (314 chars)

    Affordable Home with Endless Potential in Cuthbert! Welcome to 396 Hood Street, a cozy property offering an excellent opportunity for homeowners or investors. Nestled in the charming town of Cuthbert, GA, this home is perfect for those looking to enjoy small-town living with convenient access to local amenities.

24. 2025-01-25
    price $79,741
25. 2024-12-17
    listed $83,938 New 314-char remark

    Show marketing remark (314 chars)

    Affordable Home with Endless Potential in Cuthbert! Welcome to 396 Hood Street, a cozy property offering an excellent opportunity for homeowners or investors. Nestled in the charming town of Cuthbert, GA, this home is perfect for those looking to enjoy small-town living with convenient access to local amenities.

26. 2024-12-17
    listed $83,938 Active

    Show marketing remark (314 chars)

    Affordable Home with Endless Potential in Cuthbert! Welcome to 396 Hood Street, a cozy property offering an excellent opportunity for homeowners or investors. Nestled in the charming town of Cuthbert, GA, this home is perfect for those looking to enjoy small-town living with convenient access to local amenities.

ⓘ 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: $1,979 · $165/mo
• Projected year-2 tax: $1,979 · $165/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 7/10 Severe 7 d/yr ≥107°F today · 19 d/yr by 30 yrs out
• 💨 Wind 8/10 Severe 93% 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: $14,229
• − Mortgage interest: −$3,526
• − Property taxes: −$1,979
• − Insurance: −$315
• − Repairs & maintenance: −$1,138
• − Management: −$1,138
• − Depreciation: −$1,831
• Taxable income: $4,301
• Est. tax owed @ 24.0%: −$1,032
• After-tax cash flow: $3,953/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: Randolph County
• NCES district ID: 1304350
• Math proficiency: 5% ▼ -12.00%
• Reading proficiency: 12% ▼ -5.00%
• Median HH income: $30,301
• Composite: 6.47/100
• National rank: #9995
• State rank: #171 of 174 in GA

Livability — Cuthbert

• Score: 64/100
• State rank: #251
• US rank: #14066

Category grades

Amenities F Commute F Cost of living A+ Crime B Employment F Housing A- Health & safety A+ User ratings A

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Cuthbert, GA
• Population (ZIP): 4,576

Population outlook (Randolph County) Hauer SSP2

• Today (2025): 6,190 people
• By 2030: 5,711 · -7.7%
• By 2040: 4,847 · -21.7%
• By 2050: 4,215 · -31.9%
• By 2075: 3,564 · -42.4%
• By 2100: 3,357 · -45.8%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly Black (72%)
• Race & ethnicity: Black 72% White 23% Two or more races 4% Hispanic / Latino 3%
• Common ancestry: Slovak 2% Serbian 1% Portuguese 1%
• Foreign-born: 1%

Political lean MEDSL · Randolph

• 2024 margin: Lean D (+7.6) · D 53.5% · R 45.9%
• 2008→2024 swing: -6.8pp toward R · 2008: 14.4pp · 2024: 7.6pp
• All cycles: 2024: D+7.6 2020: D+9.2 2016: D+11.3 2012: D+16.6 2008: D+14.4

Not yet ingested

• Civics: —

Market trends

• HPI YoY: —
• Current HPI: —
• 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

-25.0% since first listed

26 events — show timeline

• 2025-07-03 Pending — GAMLS
• 2025-07-03 Pending — FMLS
• 2025-05-29 Relisted — GAMLS
• 2025-05-29 Relisted — FMLS
• 2025-05-29 Price Changed $62,954 GAMLS
• 2025-05-29 Price Changed $62,954 FMLS
• 2025-05-13 Pending — GAMLS
• 2025-05-13 Pending — FMLS
• 2025-04-16 Price Changed $67,150 FMLS
• 2025-04-16 Price Changed $67,150 GAMLS
• 2025-04-03 Relisted — FMLS
• 2025-04-03 Relisted — GAMLS
• 2025-03-31 Listing Removed — FMLS
• 2025-03-31 Listing Removed — GAMLS
• 2025-03-18 Price Changed $71,347 FMLS
• 2025-03-18 Price Changed $71,347 GAMLS
• 2025-02-18 Relisted — FMLS
• 2025-02-18 Price Changed $75,544 FMLS
• 2025-02-18 Relisted — GAMLS
• 2025-02-18 Price Changed $75,544 GAMLS
• 2025-02-15 Listing Removed — FMLS
• 2025-02-15 Listing Removed — GAMLS
• 2025-01-26 Price Changed $79,741 GAMLS
• 2025-01-25 Price Changed $79,741 FMLS
• 2024-12-17 Listed $83,938 FMLS
• 2024-12-17 Listed $83,938 GAMLS

Property tax history

+6.6%/yr

Latest (2025): $1,979 · -1.4% YoY. Source: county tax records.