37 Carruth Rd · Arcade, GA 30549

$224,900

3 bd · 1.0 ba · 1,116 sqft · SingleFamily public records · 213 Days on market

Built 1985 1.37 ac lot $202/sqft · 22% below area Est $288k · 22% under

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Why this score? — see what drove the C- 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).

• ARV discount +15.0/15.0
• Cash flow +14.7/30.0
• DSCR +4.5/10.0
• Rent growth +4.4/5.0
• Schools +3.3/10.0
• 1% rule +3.2/10.0
• Livability +3.0/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome to 37 Carruth Road, Jefferson, GA 30549 - a spacious property in a prime location with endless possibilities. On a generous 1.37-acre lot, this home offers room to grow, play, and create your dream space. While the house needs some TLC, its solid bones and desirable setting make it a worthwhile investment for the right buyer. Whether you're a renovator, investor, or someone with vision, this property is ready for transformation. Possible financing options may be available with a substantial down payment - ask for details.

Key facts

• 1.37 acre lot
• Built 1985
• Listed 212 days

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $225k.

Deal economics

• At list price, monthly cash flow is $57 ($690/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 $184k (18.2% below list).
• Recommended offer: $184k (18.2% below list) — sets the bar for 1% rule.
• Cap rate 6.6% vs local median 2.3% in Arcade — 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 60/100 on livability (#366 in GA) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, crime B+; Watch: employment C-, schools F, amenities F.
• Jackson County (rural): math 38% / reading 37% proficiency, ranked #50 of 174 in GA (top 29%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: Rents rising fast (+7.5%/yr); 570 active listings in the ZIP; solid renter incomes; 2,167 units permitted in Jackson County in 2024 (59 in 5+ unit buildings).

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.
• Jackson County population projected at +14% by 2050 — modest demand growth; plan on rents tracking national, not racing it.

Negotiation context

• It's been on market 213 days — a 12% lower offer ($198k) is reasonable based on typical stale-listing flexibility.
• 7 sale attempts since 21y ago; this cycle's ask has dropped $25k (10%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Climate carrying-cost: extreme-heat days projected 7→17/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $183,916 (18.2% below list)

Questions for the listing agent

1. It's been on market 213 days. Have you received any prior offers? Is the seller open to a 18% concession, seller financing, or rate buy-down credit?
2. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
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: 0.82% ✗
• Cap rate: 6.60%
• Cash-on-cash: 1.10%
• DSCR: 1.05
• GRM: 10.2

CMA / ARV

• ARV (median comp): $288,164
• List price: $224,900
• Delta: -21.95%
• Verdict: UNDERPRICED
• Comps: 15 within 1.0 mi

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
940 Swann Rd	0.74mi	3/2.0	1,152 (+3%)	20mo	$270,000	$234	39

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 · 7.48% rent growth · sell at horizon

5-year hold

• IRR: -10.1%
• Equity multiple: 0.62×
• Total profit: $-24,187
• Equity at exit: $33,533

10-year hold

• IRR: 4.1%
• Equity multiple: 1.36×
• Total profit: $22,374
• Equity at exit: $19,445

Cash invested: $62,972 (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 30549

• Home prices YoY: -13.1%
• Rents YoY: 7.5%
• Active inventory: 570
• Price-to-rent: 10.2×

Monthly cashflow live

• Estimated rent: $1,839 medium
• Mortgage (P&I): −$1,179
• Tax from tax record: −$122 /mo · $1,468/yr
• Insurance: −$94
• HOA: −$0
• Vacancy / Maint / Mgmt: −$386
• Net cashflow: $57

Break-even live

Break-even rent $1,766

Max offer price $224,900

Occupancy floor 92%

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: $56,225
• Closing costs: $6,747
• Reserves months: —
• Total cash needed: —

Listing history 45 events

1. 2026-06-19
   days on market $224,900 Active 213 DOM
2. 2026-06-18
   days on market $224,900 Active 212 DOM
3. 2026-06-17
   days on market $224,900 Active 211 DOM
4. 2026-06-16
   days on market $224,900 Active 210 DOM
5. 2026-06-15
   days on market $224,900 Active 209 DOM
6. 2026-06-14
   days on market $224,900 Active 207 DOM
7. 2026-06-13
   days on market $224,900 Active 206 DOM
8. 2026-06-10
   days on market $224,900 Active 204 DOM
9. 2026-06-09
   days on market $224,900 Active 203 DOM
10. 2026-06-08
    days on market $224,900 Active 202 DOM
11. 2026-06-07
    days on market $224,900 Active 201 DOM
12. 2026-06-02
    days on market $224,900 Active 196 DOM
13. 2026-06-01
    days on market $224,900 Active 195 DOM
14. 2026-05-31
    days on market $224,900 Active 194 DOM
15. 2026-05-30
    days on market $224,900 Active 193 DOM
16. 2026-05-13
    price $224,900 535-char remark

    Show marketing remark (535 chars)

    Welcome to 37 Carruth Road, Jefferson, GA 30549 - a spacious property in a prime location with endless possibilities. On a generous 1.37-acre lot, this home offers room to grow, play, and create your dream space. While the house needs some TLC, its solid bones and desirable setting make it a worthwhile investment for the right buyer. Whether you're a renovator, investor, or someone with vision, this property is ready for transformation. Possible financing options may be available with a substantial down payment - ask for details.

17. 2026-03-23
    price $234,900 535-char remark

    Show marketing remark (535 chars)

    Welcome to 37 Carruth Road, Jefferson, GA 30549 - a spacious property in a prime location with endless possibilities. On a generous 1.37-acre lot, this home offers room to grow, play, and create your dream space. While the house needs some TLC, its solid bones and desirable setting make it a worthwhile investment for the right buyer. Whether you're a renovator, investor, or someone with vision, this property is ready for transformation. Possible financing options may be available with a substantial down payment - ask for details.

18. 2026-01-20
    price $239,900 535-char remark

    Show marketing remark (535 chars)

    Welcome to 37 Carruth Road, Jefferson, GA 30549 - a spacious property in a prime location with endless possibilities. On a generous 1.37-acre lot, this home offers room to grow, play, and create your dream space. While the house needs some TLC, its solid bones and desirable setting make it a worthwhile investment for the right buyer. Whether you're a renovator, investor, or someone with vision, this property is ready for transformation. Possible financing options may be available with a substantial down payment - ask for details.

19. 2025-12-26
    price $244,900 535-char remark

    Show marketing remark (535 chars)

    Welcome to 37 Carruth Road, Jefferson, GA 30549 - a spacious property in a prime location with endless possibilities. On a generous 1.37-acre lot, this home offers room to grow, play, and create your dream space. While the house needs some TLC, its solid bones and desirable setting make it a worthwhile investment for the right buyer. Whether you're a renovator, investor, or someone with vision, this property is ready for transformation. Possible financing options may be available with a substantial down payment - ask for details.

20. 2025-11-17
    listed $249,900 New 535-char remark

    Show marketing remark (535 chars)

    Welcome to 37 Carruth Road, Jefferson, GA 30549 - a spacious property in a prime location with endless possibilities. On a generous 1.37-acre lot, this home offers room to grow, play, and create your dream space. While the house needs some TLC, its solid bones and desirable setting make it a worthwhile investment for the right buyer. Whether you're a renovator, investor, or someone with vision, this property is ready for transformation. Possible financing options may be available with a substantial down payment - ask for details.

21. 2025-11-11
    historical
22. 2025-10-03
    listed $245,000 New
23. 2025-10-03
    historical
24. 2025-10-02
    historical
25. 2025-09-29
    price $245,000
26. 2025-09-29
    price $245,000
27. 2025-08-12
    price $250,000
28. 2025-08-12
    price $250,000
29. 2025-08-05
    price $285,000
30. 2025-08-05
    price $285,000
31. 2025-07-30
    listed $310,000 Active
32. 2025-07-26
    price $310,000
33. 2025-07-25
    price $310,000
34. 2025-07-25
    historical
35. 2025-07-24
    listed $31,000 New
36. 2024-10-30
    soldstatus $200,000
37. 2024-09-26
    soldstatus $98,500
38. 2023-09-22
    historical
39. 2023-09-18
    status Back On Market
40. 2023-02-07
    status Under Contract
41. 2022-12-27
    listed $127,900 New
42. 2006-10-30
    soldstatus $62,000
43. 2005-04-28
    soldstatus $40,000
44. 2005-04-21
    soldstatus $40,000
45. 2005-01-20
    listed $45,000

ⓘ 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: $1,468 · $122/mo
• Projected year-2 tax: $2,069 · $172/mo
• Expected delta: +$601/yr (+$50/mo · 40.9%)

ⓘ 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 5/10 Major 7 d/yr ≥105°F today · 17 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 16% chance of damaging wind over 30 yrs
• 🫁 Air quality 4/10 Moderate 4 unhealthy d/yr today · 5 by 30 yrs out

Taxation est. · year 1

• Rental income: $22,070
• − Mortgage interest: −$12,598
• − Property taxes: −$1,468
• − Insurance: −$1,124
• − Repairs & maintenance: −$1,766
• − Management: −$1,766
• − Depreciation: −$6,543
• Taxable loss: −$3,194
• Est. tax savings @ 24.0%: +$767
• After-tax cash flow: $1,457/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: Jackson County
• NCES district ID: 1302940
• Math proficiency: 38% ▼ -14.00%
• Reading proficiency: 37% ▼ -10.00%
• Median HH income: $56,773
• Composite: 33.08/100
• National rank: #5566
• State rank: #50 of 174 in GA

Livability — Arcade

• Score: 60/100
• State rank: #366
• US rank: #18719

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Arcade, GA
• County: Jackson County · 50,436 people
• Metro: Jefferson, GA
• Population (ZIP): 32,075
• Household income: $96,195
• Rent vs Own: 16.5% rent · 83.5% own
• Severe rent burden: 354.0

Population outlook (Jackson County) Hauer SSP2

• Today (2025): 68,403 people
• By 2030: 70,771 · +3.5%
• By 2040: 75,050 · +9.7%
• By 2050: 78,022 · +14.1%
• By 2075: 82,646 · +20.8%
• By 2100: 80,701 · +18.0%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (79%)
• Race & ethnicity: White 79% Black 9% Hispanic / Latino 6% Two or more races 5% Asian 2%
• Hispanic origin (detail): Mexican 2%
• Common ancestry: Italian 3% Slovak 3% Serbian 1%
• Foreign-born: 5% · Canada, Jamaica
• Languages at home: 93% English-only · Spanish 4% Russian/Polish/Slavic 1% Other Asian/Pacific 1%

Political lean MEDSL · Jackson

• 2024 margin: Solid R (+55.1) · D 22.2% · R 77.2%
• 2008→2024 swing: +0.8pp no change · 2008: -55.9pp · 2024: -55.1pp
• All cycles: 2024: R+55.1 2020: R+58.0 2016: R+63.9 2012: R+62.9 2008: R+55.9

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -49.79%
• Current HPI: 330.992
• Rent YoY: ▲ 7.48%
• Metro: Jefferson, 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

+399.8% since first listed

30 events — show timeline

• 2026-05-13 Price Changed $224,900 GAMLS
• 2026-03-23 Price Changed $234,900 GAMLS
• 2026-01-20 Price Changed $239,900 GAMLS
• 2025-12-26 Price Changed $244,900 GAMLS
• 2025-11-17 Listed $249,900 GAMLS
• 2025-11-11 Listing Removed — GAMLS
• 2025-10-03 Listing Removed — GAMLS
• 2025-10-03 Listed $245,000 GAMLS
• 2025-10-02 Listing Removed — FMLS
• 2025-09-29 Price Changed $245,000 GAMLS
• 2025-09-29 Price Changed $245,000 FMLS
• 2025-08-12 Price Changed $250,000 FMLS
• 2025-08-12 Price Changed $250,000 GAMLS
• 2025-08-05 Price Changed $285,000 GAMLS
• 2025-08-05 Price Changed $285,000 FMLS
• 2025-07-30 Listed $310,000 FMLS
• 2025-07-26 Price Changed $310,000 GAMLS
• 2025-07-25 Price Changed $310,000 FMLS
• 2025-07-25 Coming Soon — FMLS
• 2025-07-24 Listed $31,000 GAMLS
• 2024-10-30 Sold (Public Records) $200,000 Public Records
• 2024-09-26 Sold (Public Records) $98,500 Public Records
• 2023-09-22 Listing Removed — GAMLS
• 2023-09-18 Relisted — GAMLS
• 2023-02-07 Pending — GAMLS
• 2022-12-27 Listed $127,900 GAMLS
• 2006-10-30 Sold (Public Records) $62,000 Public Records
• 2005-04-28 Sold (Public Records) $40,000 Public Records
• 2005-04-21 Sold (MLS) $40,000 Hive MLS
• 2005-01-20 Listed $45,000 Hive MLS

Property tax history

+4.1%/yr

Latest (2025): $1,468 · +0.3% YoY. Source: county tax records.