139 Anglin Rd · Arcade, GA 30549

$190,995

2 bd · 1.0 ba · 980 sqft · Other · 209 Days on market

Built 1988 1.00 ac lot $195/sqft · 18% below area Est $233k · 18% 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).

• Cash flow +15.0/30.0
• ARV discount +15.0/15.0
• DSCR +4.6/10.0
• Rent growth +4.4/5.0
• Schools +3.3/10.0
• Livability +3.0/5.0
• 1% rule +2.9/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

MOTIVATED SELLER!! Step into the beautifully, FULLY renovated home nestled on a serene, wooded 1-ACRE lot. Upon arrival the peaceful setting welcomes you in. The BRAND NEW UPGRADES throughout make this home MOVE-IN READY! An access ramp leads to the back deck. You will enjoy morning coffee or quiet evenings outdoors. Inside you'll find bright and fresh 2 bedroom, 1 bathroom layout with all NEW STAINLESS STEEL APPLIANCES. From the NEW FLOORING, NEW LIGHTING and NEW HOT WATER HEATER, deck and everything in between, it's 980 sq.ft. of comfy living space. Located off Hwy 129, Athens Highway makes it convenient access for commuting, shopping, local amenities. Just 23 MINUTES FROM UGA. The only thing you need to do is move-in. NO HOA!!

Key facts

• 1 acre lot
• 2 parking spots
• Built 1988

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath other listed at $191k.

Deal economics

• At list price, monthly cash flow is $59 ($705/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 $151k (20.9% below list).
• Recommended offer: $151k (20.9% below list) — sets the bar for 1% rule.
• Cap rate 6.7% 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); 573 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 $1k of loan paydown is wiped out by about $6k 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 209 days — a 12% lower offer ($168k) is reasonable based on typical stale-listing flexibility.
• 8 sale attempts since 13y ago; this cycle's ask has dropped $47k (20%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $118k; list at $191k implies a 63% gain — meaningful room to come down on a strong offer.

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 $151,068 (20.9% below list)

Questions for the listing agent

1. It's been on market 209 days. Have you received any prior offers? Is the seller open to a 21% 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: 0.79% ✗
• Cap rate: 6.66%
• Cash-on-cash: 1.32%
• DSCR: 1.06
• GRM: 10.5

CMA / ARV

• ARV (median comp): $233,177
• List price: $190,995
• Delta: -18.09%
• Verdict: UNDERPRICED
• Comps: 6 within 1.0 mi

Projected returns pro-forma

-3.0% appreciation · 7.48% rent growth · sell at horizon

5-year hold

• IRR: -10.0%
• Equity multiple: 0.62×
• Total profit: $-20,184
• Equity at exit: $28,478

10-year hold

• IRR: 4.1%
• Equity multiple: 1.35×
• Total profit: $18,908
• Equity at exit: $16,514

Cash invested: $53,479 (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: 573
• Price-to-rent: 10.5×

Monthly cashflow live

• Estimated rent: $1,511 medium
• Mortgage (P&I): −$1,002
• Tax from tax record: −$54 /mo · $642/yr
• Insurance: −$80
• HOA: −$0
• Vacancy / Maint / Mgmt: −$317
• Net cashflow: $59

Break-even live

Break-even rent $1,436

Max offer price $190,995

Occupancy floor 91%

Sensitivity live

Price	-10% $167	-5% $113	+0% $59	+5% $5	+10% $-49
Rent	-10% $-61	-5% $-1	+0% $59	+5% $118	+10% $178
Rate	-1.0pp $155	-0.5pp $107	base $59	+0.5pp $9	+1.0pp $-41

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: $47,749
• Closing costs: $5,730
• Reserves months: —
• Total cash needed: —

Listing history 43 events

1. 2026-06-19
   days on market $190,995 Active 209 DOM
2. 2026-06-18
   days on market $190,995 Active 208 DOM
3. 2026-06-17
   days on market $190,995 Active 207 DOM
4. 2026-06-16
   days on market $190,995 Active 206 DOM
5. 2026-06-15
   days on market $190,995 Active 205 DOM
6. 2026-06-14
   days on market $190,995 Active 203 DOM
7. 2026-06-13
   days on market $190,995 Active 202 DOM
8. 2026-06-10
   days on market $190,995 Active 200 DOM
9. 2026-06-09
   days on market $190,995 Active 199 DOM
10. 2026-06-08
    days on market $190,995 Active 198 DOM
11. 2026-06-07
    days on market $190,995 Active 197 DOM
12. 2026-06-02
    days on market $190,995 Active 192 DOM
13. 2026-06-01
    days on market $190,995 Active 191 DOM
14. 2026-06-01
    price $190,995 Active 190 DOM
15. 2026-05-31
    days on market $209,995 Active 190 DOM
16. 2026-05-30
    days on market $209,995 Active 189 DOM
17. 2026-05-06
    price $209,995 739-char remark

    Show marketing remark (738 chars)

    MOTIVATED SELLER! Step into the beautifully, FULLY renovated home nestled on a serene, wooded 1-ACRE lot. Upon arrival the peaceful setting welcomes you in. The BRAND NEW UPGRADES throughout make this home MOVE-IN READY! An access ramp leads to the back deck. You will enjoy morning coffee or quiet evenings outdoors. Inside you'll find bright and fresh 2 bedroom, 1 bathroom layout with all NEW STAINLESS STEEL APPLIANCES. From the NEW FLOORING, NEW LIGHTING and NEW HOT WATER HEATER, deck and everything in between, it's 980 sq.ft. of comfy living space. Located off Hwy 129, Athens Highway makes it convenient access for commuting, shopping, local amenities. Just 23 MINUTES FROM UGA. The only thing you need to do is move-in. NO HOA!!

18. 2026-05-06
    price $209,995 738-char remark

    Show marketing remark (738 chars)

    MOTIVATED SELLER! Step into the beautifully, FULLY renovated home nestled on a serene, wooded 1-ACRE lot. Upon arrival the peaceful setting welcomes you in. The BRAND NEW UPGRADES throughout make this home MOVE-IN READY! An access ramp leads to the back deck. You will enjoy morning coffee or quiet evenings outdoors. Inside you'll find bright and fresh 2 bedroom, 1 bathroom layout with all NEW STAINLESS STEEL APPLIANCES. From the NEW FLOORING, NEW LIGHTING and NEW HOT WATER HEATER, deck and everything in between, it's 980 sq.ft. of comfy living space. Located off Hwy 129, Athens Highway makes it convenient access for commuting, shopping, local amenities. Just 23 MINUTES FROM UGA. The only thing you need to do is move-in. NO HOA!!

19. 2026-02-28
    price $219,500 738-char remark

    Show marketing remark (739 chars)

    MOTIVATED SELLER!! Step into the beautifully, FULLY renovated home nestled on a serene, wooded 1-ACRE lot. Upon arrival the peaceful setting welcomes you in. The BRAND NEW UPGRADES throughout make this home MOVE-IN READY! An access ramp leads to the back deck. You will enjoy morning coffee or quiet evenings outdoors. Inside you'll find bright and fresh 2 bedroom, 1 bathroom layout with all NEW STAINLESS STEEL APPLIANCES. From the NEW FLOORING, NEW LIGHTING and NEW HOT WATER HEATER, deck and everything in between, it's 980 sq.ft. of comfy living space. Located off Hwy 129, Athens Highway makes it convenient access for commuting, shopping, local amenities. Just 23 MINUTES FROM UGA. The only thing you need to do is move-in. NO HOA!!

20. 2026-02-28
    price $219,500 739-char remark

    Show marketing remark (739 chars)

    MOTIVATED SELLER!! Step into the beautifully, FULLY renovated home nestled on a serene, wooded 1-ACRE lot. Upon arrival the peaceful setting welcomes you in. The BRAND NEW UPGRADES throughout make this home MOVE-IN READY! An access ramp leads to the back deck. You will enjoy morning coffee or quiet evenings outdoors. Inside you'll find bright and fresh 2 bedroom, 1 bathroom layout with all NEW STAINLESS STEEL APPLIANCES. From the NEW FLOORING, NEW LIGHTING and NEW HOT WATER HEATER, deck and everything in between, it's 980 sq.ft. of comfy living space. Located off Hwy 129, Athens Highway makes it convenient access for commuting, shopping, local amenities. Just 23 MINUTES FROM UGA. The only thing you need to do is move-in. NO HOA!!

21. 2025-11-22
    listed $238,000 Active 738-char remark

    Show marketing remark (738 chars)

    MOTIVATED SELLER! Step into the beautifully, FULLY renovated home nestled on a serene, wooded 1-ACRE lot. Upon arrival the peaceful setting welcomes you in. The BRAND NEW UPGRADES throughout make this home MOVE-IN READY! An access ramp leads to the back deck. You will enjoy morning coffee or quiet evenings outdoors. Inside you'll find bright and fresh 2 bedroom, 1 bathroom layout with all NEW STAINLESS STEEL APPLIANCES. From the NEW FLOORING, NEW LIGHTING and NEW HOT WATER HEATER, deck and everything in between, it's 980 sq.ft. of comfy living space. Located off Hwy 129, Athens Highway makes it convenient access for commuting, shopping, local amenities. Just 23 MINUTES FROM UGA. The only thing you need to do is move-in. NO HOA!!

22. 2025-11-22
    listed $238,000 New 739-char remark

    Show marketing remark (738 chars)

    MOTIVATED SELLER! Step into the beautifully, FULLY renovated home nestled on a serene, wooded 1-ACRE lot. Upon arrival the peaceful setting welcomes you in. The BRAND NEW UPGRADES throughout make this home MOVE-IN READY! An access ramp leads to the back deck. You will enjoy morning coffee or quiet evenings outdoors. Inside you'll find bright and fresh 2 bedroom, 1 bathroom layout with all NEW STAINLESS STEEL APPLIANCES. From the NEW FLOORING, NEW LIGHTING and NEW HOT WATER HEATER, deck and everything in between, it's 980 sq.ft. of comfy living space. Located off Hwy 129, Athens Highway makes it convenient access for commuting, shopping, local amenities. Just 23 MINUTES FROM UGA. The only thing you need to do is move-in. NO HOA!!

23. 2025-11-22
    historical $238,000 739-char remark

    Show marketing remark (738 chars)

    MOTIVATED SELLER! Step into the beautifully, FULLY renovated home nestled on a serene, wooded 1-ACRE lot. Upon arrival the peaceful setting welcomes you in. The BRAND NEW UPGRADES throughout make this home MOVE-IN READY! An access ramp leads to the back deck. You will enjoy morning coffee or quiet evenings outdoors. Inside you'll find bright and fresh 2 bedroom, 1 bathroom layout with all NEW STAINLESS STEEL APPLIANCES. From the NEW FLOORING, NEW LIGHTING and NEW HOT WATER HEATER, deck and everything in between, it's 980 sq.ft. of comfy living space. Located off Hwy 129, Athens Highway makes it convenient access for commuting, shopping, local amenities. Just 23 MINUTES FROM UGA. The only thing you need to do is move-in. NO HOA!!

24. 2025-11-22
    historical $238,000 738-char remark

    Show marketing remark (738 chars)

    MOTIVATED SELLER! Step into the beautifully, FULLY renovated home nestled on a serene, wooded 1-ACRE lot. Upon arrival the peaceful setting welcomes you in. The BRAND NEW UPGRADES throughout make this home MOVE-IN READY! An access ramp leads to the back deck. You will enjoy morning coffee or quiet evenings outdoors. Inside you'll find bright and fresh 2 bedroom, 1 bathroom layout with all NEW STAINLESS STEEL APPLIANCES. From the NEW FLOORING, NEW LIGHTING and NEW HOT WATER HEATER, deck and everything in between, it's 980 sq.ft. of comfy living space. Located off Hwy 129, Athens Highway makes it convenient access for commuting, shopping, local amenities. Just 23 MINUTES FROM UGA. The only thing you need to do is move-in. NO HOA!!

25. 2022-05-24
    soldstatus $117,500
26. 2022-05-23
    soldstatus $117,500
27. 2022-05-23
    soldstatus $117,500 Sold
28. 2022-04-25
    status Under Contract
29. 2022-04-11
    price $119,000
30. 2022-04-04
    price $135,000
31. 2022-03-29
    listed $119,000
32. 2022-03-29
    listed $149,800 New
33. 2021-03-16
    soldstatus $150,000
34. 2014-06-27
    historical
35. 2014-06-27
    historical
36. 2014-01-31
    status Active
37. 2014-01-31
    status Back On Market
38. 2014-01-26
    historical
39. 2014-01-26
    historical
40. 2013-08-01
    listed $40,000 New
41. 2013-08-01
    listed $40,000 Active
42. 2002-10-29
    soldstatus $25,000
43. 2001-11-27
    soldstatus $5,000

ⓘ 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: $642 · $54/mo
• Projected year-2 tax: $1,757 · $146/mo
• Expected delta: +$1,115/yr (+$93/mo · 173.5%)

ⓘ 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: $18,128
• − Mortgage interest: −$10,699
• − Property taxes: −$642
• − Insurance: −$955
• − Repairs & maintenance: −$1,450
• − Management: −$1,450
• − Depreciation: −$5,556
• Taxable loss: −$2,625
• Est. tax savings @ 24.0%: +$630
• After-tax cash flow: $1,335/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

• 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

+4099.9% since first listed

27 events — show timeline

• 2026-05-06 Price Changed $209,995 GAMLS
• 2026-05-06 Price Changed $209,995 FMLS
• 2026-02-28 Price Changed $219,500 FMLS
• 2026-02-28 Price Changed $219,500 GAMLS
• 2025-11-22 Listed $238,000 FMLS
• 2025-11-22 Listed $238,000 GAMLS
• 2025-11-22 Coming Soon $238,000 GAMLS
• 2025-11-22 Coming Soon $238,000 FMLS
• 2022-05-24 Sold (Public Records) $117,500 Public Records
• 2022-05-23 Sold (MLS) $117,500 GAMLS
• 2022-05-23 Sold (MLS) $117,500 Hive MLS
• 2022-04-25 Pending — GAMLS
• 2022-04-11 Price Changed $119,000 GAMLS
• 2022-04-04 Price Changed $135,000 GAMLS
• 2022-03-29 Listed $149,800 GAMLS
• 2022-03-29 Listed $119,000 Hive MLS
• 2021-03-16 Sold (Public Records) $150,000 Public Records
• 2014-06-27 Listing Removed — GAMLS
• 2014-06-27 Listing Removed — FMLS
• 2014-01-31 Relisted — FMLS
• 2014-01-31 Relisted — GAMLS
• 2014-01-26 Listing Removed — GAMLS
• 2014-01-26 Listing Removed — FMLS
• 2013-08-01 Listed $40,000 GAMLS
• 2013-08-01 Listed $40,000 FMLS
• 2002-10-29 Sold (Public Records) $25,000 Public Records
• 2001-11-27 Sold (Public Records) $5,000 Public Records

Property tax history

+7.0%/yr

Latest (2025): $642 · +0.4% YoY. Source: county tax records.