365 Highland Ave · Cuthbert, GA 39840

$125,000

3 bd · 1.0 ba · 1,574 sqft · SingleFamily public records · 222 Days on market

Built 1937 0.90 ac lot $79/sqft · 37% above area Est $91k · 37% over ↓ 10% since listing

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Why this score? — see what drove the D 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 +19.8/30.0
• DSCR +6.3/10.0
• Appreciation +5.0/10.0
• 1% rule +4.4/10.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +0.6/10.0
• ARV discount +0.0/15.0

Listing remarks MLS

Step back in time with this beautiful 3-bedroom, 1-bath home full of character and potential! Located within walking distance to Andrew College, this classic residence features gorgeous original hardwood floors, a newer roof, and sits on nearly an acre of land. Enjoy relaxing mornings on the cute front porch, perfect for your favorite swing or rocking chairs. The backyard offers plenty of space for entertaining, with a swimming pool ready for a new liner and endless summer fun once restored. This property is being sold as is, giving you the opportunity to bring your vision to life and restore this gem to its full glory. If you love homes with charm, space, and a touch of history — this one is for you!

Key facts

• Acre of land
• Newer roof
• Front porch

Tags

• ORIGINAL HARDWOOD FLOORS
• NEWER ROOF
• FRONT PORCH
• BACKYARD
• SWIMMING POOL
• ACRE OF LAND

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $125k.

Deal economics

• At list price, monthly cash flow is $148 ($2k/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 $118k (5.9% below list).
• Recommended offer: $110k (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: 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 $5k of equity ($864 loan paydown + $4k 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 $35k cash investment doubles in ~5 years — after that, you're playing with house money.
• By year 8, paydown + projected appreciation supports a ~$34k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 222 days — a 12% lower offer ($110k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $25k (17%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: built in 1937 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: severe wind risk, 90% 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 $110,000 (12.0% below list)

Questions for the listing agent

1. It's been on market 222 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1937 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
7. 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.
8. 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.
9. 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: 0.94% ✗
• Cap rate: 7.72%
• Cash-on-cash: 5.09%
• DSCR: 1.23
• GRM: 8.9

CMA / ARV

• ARV (median comp): $91,220
• List price: $125,000
• Delta: 37.03%
• Verdict: OVERPRICED
• Comps: 2 within 1.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: 12.2%
• Equity multiple: 1.70×
• Total profit: $24,479
• Equity at exit: $56,205

10-year hold

• IRR: 14.3%
• Equity multiple: 3.11×
• Total profit: $73,868
• Equity at exit: $86,619

Cash invested: $35,000 (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: 8.9×

Monthly cashflow live

• Estimated rent: $1,177 medium
• Mortgage (P&I): −$656
• Tax from tax record: −$74 /mo · $883/yr
• Insurance: −$52
• HOA: −$0
• Vacancy / Maint / Mgmt: −$247
• Net cashflow: $148

Break-even live

Break-even rent $989

Max offer price $125,000

Occupancy floor 82%

Sensitivity live

Price	-10% $219	-5% $184	+0% $148	+5% $113	+10% $78
Rent	-10% $55	-5% $102	+0% $148	+5% $195	+10% $241
Rate	-1.0pp $211	-0.5pp $180	base $148	+0.5pp $116	+1.0pp $83

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: $31,250
• Closing costs: $3,750
• Reserves months: —
• Total cash needed: —

Listing history 21 events

1. 2026-06-21
   days on market $125,000 Active 222 DOM
2. 2026-06-21
   days on market $125,000 Active 221 DOM
3. 2026-06-18
   days on market $125,000 Active 219 DOM
4. 2026-06-17
   days on market $125,000 Active 218 DOM
5. 2026-06-17
   price $125,000 Active 217 DOM
6. 2026-06-16
   days on market $135,000 Active 217 DOM
7. 2026-06-15
   days on market $135,000 Active 216 DOM
8. 2026-06-13
   days on market $135,000 Active 214 DOM
9. 2026-06-12
   days on market $135,000 Active 213 DOM
10. 2026-06-09
    days on market $135,000 Active 210 DOM
11. 2026-06-08
    days on market $135,000 Active 209 DOM
12. 2026-06-07
    days on market $135,000 Active 208 DOM
13. 2026-06-07
    days on market $135,000 Active 207 DOM
14. 2026-06-04
    days on market $135,000 Active 204 DOM
15. 2026-06-02
    days on market $135,000 Active 203 DOM
16. 2026-06-01
    days on market $135,000 Active 202 DOM
17. 2026-05-31
    days on market $135,000 Active 201 DOM
18. 2026-05-31
    days on market $135,000 Active 200 DOM
19. 2026-05-11
    status Active 716-char remark

    Show marketing remark (716 chars)

    Step back in time with this beautiful 3-bedroom, 1-bath home full of character and potential! Located within walking distance to Andrew College, this classic residence features gorgeous original hardwood floors, a newer roof, and sits on nearly an acre of land. Enjoy relaxing mornings on the cute front porch, perfect for your favorite swing or rocking chairs. The backyard offers plenty of space for entertaining, with a swimming pool ready for a new liner and endless summer fun once restored. This property is being sold as is, giving you the opportunity to bring your vision to life and restore this gem to its full glory. If you love homes with charm, space, and a touch of history — this one is for you!

20. 2026-03-07
    price $135,000 716-char remark

    Show marketing remark (716 chars)

    Step back in time with this beautiful 3-bedroom, 1-bath home full of character and potential! Located within walking distance to Andrew College, this classic residence features gorgeous original hardwood floors, a newer roof, and sits on nearly an acre of land. Enjoy relaxing mornings on the cute front porch, perfect for your favorite swing or rocking chairs. The backyard offers plenty of space for entertaining, with a swimming pool ready for a new liner and endless summer fun once restored. This property is being sold as is, giving you the opportunity to bring your vision to life and restore this gem to its full glory. If you love homes with charm, space, and a touch of history — this one is for you!

21. 2025-10-25
    listed $150,000 Active 716-char remark

    Show marketing remark (716 chars)

    Step back in time with this beautiful 3-bedroom, 1-bath home full of character and potential! Located within walking distance to Andrew College, this classic residence features gorgeous original hardwood floors, a newer roof, and sits on nearly an acre of land. Enjoy relaxing mornings on the cute front porch, perfect for your favorite swing or rocking chairs. The backyard offers plenty of space for entertaining, with a swimming pool ready for a new liner and endless summer fun once restored. This property is being sold as is, giving you the opportunity to bring your vision to life and restore this gem to its full glory. If you love homes with charm, space, and a touch of history — this one is for you!

ⓘ 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: $883 · $74/mo
• Projected year-2 tax: $1,150 · $96/mo
• Expected delta: +$267/yr (+$22/mo · 30.3%)

ⓘ 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 ≥108°F today · 19 d/yr by 30 yrs out
• 💨 Wind 8/10 Severe 90% 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: $14,121
• − Mortgage interest: −$7,002
• − Property taxes: −$883
• − Insurance: −$625
• − Repairs & maintenance: −$1,130
• − Management: −$1,130
• − Depreciation: −$3,636
• Taxable loss: −$285
• Est. tax savings @ 24.0%: +$68
• After-tax cash flow: $1,850/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

-10.0% since first listed

3 events — show timeline

• 2026-05-11 Relisted — EBOR
• 2026-03-07 Price Changed $135,000 EBOR
• 2025-10-25 Listed $150,000 EBOR

Property tax history

+1.7%/yr

Latest (2025): $883 · -3.5% YoY. Source: county tax records.