147 Tote Rd · Cuthbert, GA 39840

$43,507

3 bd · 1.5 ba · 1,075 sqft · SingleFamily public records · 17 Days on market

Built 1999 0.51 ac lot $40/sqft · 37% below area Est $69k · 37% under

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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
• ARV discount +15.0/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• 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

Brick ranch home, 3 bedrooms with 1 full bath and 1 half bath in primary bedroom. Living room, eat in kitchen, den and laundry room. Sold "As Is". IF property was built prior to 1978, Lead Based Paint Potentially Exists. All offers must be submitted at www. vrmproperties.com by your agent. Agents must register as a User, enter the property address, and click on “Start Offer”. This property MAY qualify for Seller Financing (Vendee) see www. vrmproperties.com for more information and property eligibility.

Key facts

• 0.51 acre lot
• Listed 17 days

Property features AI

Exterior

• Utilities: Public water; Public sewer
• Home design: Single-family residence; Single story; Corner lot
• Construction: Brick construction
• Exterior features: Patio; Storm doors

Interior

• Kitchen: Electric range
• Bathrooms: 1 full bathroom; 1 half bathroom
• Heating & cooling: Electric heating; Forced air heating; Window air conditioning units
• Interior features: Electric range
• Laundry & utility: Dedicated laundry room

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath single-family listed at $44k.

Deal economics

• At list price, monthly cash flow is $453 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $44k).
• Recommended offer: $43k (1.5% 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: schools F, amenities F, commute 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.
• Market conditions: 19 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 ($301 loan paydown + $1k 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 $12k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• It's been on market 17 days — a 2% lower offer ($43k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: property tax is 2.8% of price.
• Climate carrying-cost: severe wind risk, 91% chance of damaging wind over 30y; moderate wildfire risk; extreme-heat days projected 7→19/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $42,854 (1.5% below list)

Questions for the listing agent

1. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
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. 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.
5. 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.
6. 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: 2.33% ✓
• Cap rate: 18.80%
• Cash-on-cash: 44.66%
• DSCR: 2.99
• GRM: 3.6

CMA / ARV

• ARV (median comp): $68,690
• List price: $43,507
• Delta: -36.66%
• Verdict: UNDERPRICED
• Comps: 8 within 2.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: 50.0%
• Equity multiple: 3.80×
• Total profit: $34,164
• Equity at exit: $19,563

10-year hold

• IRR: 49.7%
• Equity multiple: 7.67×
• Total profit: $81,216
• Equity at exit: $30,148

Cash invested: $12,182 (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: 19
• Price-to-rent: 3.6×

Monthly cashflow live

• Estimated rent: $1,015 medium
• Mortgage (P&I): −$228
• Tax from tax record: −$102 /mo · $1,228/yr
• Insurance: −$18
• HOA: −$0
• Vacancy / Maint / Mgmt: −$213
• Net cashflow: $453

Break-even live

Break-even rent $441

Max offer price $43,507

Occupancy floor 50%

Sensitivity live

Price	-10% $478	-5% $466	+0% $453	+5% $441	+10% $429
Rent	-10% $373	-5% $413	+0% $453	+5% $494	+10% $534
Rate	-1.0pp $475	-0.5pp $464	base $453	+0.5pp $442	+1.0pp $431

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: $10,877
• Closing costs: $1,305
• Reserves months: —
• Total cash needed: —

Listing history 1 events

1. 2026-05-05
   listed $43,507 Active 530-char remark

ⓘ 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: $1,228 · $102/mo
• Projected year-2 tax: $1,228 · $102/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 5/10 Major
• 🌡 Heat 7/10 Severe 7 d/yr ≥107°F today · 19 d/yr by 30 yrs out
• 💨 Wind 8/10 Severe 91% 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: $12,182
• − Mortgage interest: −$2,437
• − Property taxes: −$1,228
• − Insurance: −$218
• − Repairs & maintenance: −$975
• − Management: −$975
• − Depreciation: −$1,266
• Taxable income: $5,085
• Est. tax owed @ 24.0%: −$1,220
• After-tax cash flow: $4,220/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

2 events — show timeline

• 2026-05-22 Pending — CBOR
• 2026-05-05 Listed $43,507 CBOR

Property tax history

+6.9%/yr

Latest (2025): $1,228 · -0.5% YoY. Source: county tax records.