34 Depot Unit 21 St · Hartwell, GA 30643

$249,800

3 bd · 3.5 ba · 1,235 sqft · Townhouse · 37 Days on market

Built 1990 Good condition 6,534 sqft lot $202/sqft · 13% below area Est $289k · 13% under ↓ 24% since listing

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Why this score? — see what drove the F 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 +13.6/15.0
• Cash flow +5.1/30.0
• Condition / age +4.0/5.0
• Livability +3.1/5.0
• Schools +2.7/10.0
• Rent growth +2.5/5.0
• 1% rule +0.8/10.0
• DSCR +0.0/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Modern Downtown Living with a Balcony Overlooking Depot Street! Be among the first to experience luxury urban style living in Downtown Hartwell! Unit 21 is a stunning three-bedroom, three-and-a-half-bath condo featuring an open-concept layout, high-end stainless-steel appliances, granite countertops, and gorgeous real wood accent walls. Each bedroom boasts a private ensuite bathroom, providing ultimate comfort and privacy. The spacious balcony offers a front-row view of Depot Street, perfect for enjoying your morning coffee or unwinding in the evenings. Located right next to Hartwell best restaurants and shopping and only a five-minute drive to Lake Hartwell Marina, this is your chance to enjoy an upscale, downtown lifestyle with the convenience of modern condo living. Retail space below is set to host an exciting new restaurant or shopping experience! Don't miss out on this unique opportunity schedule your private tour today!

Key facts

• Spacious balcony
• Granite countertops
• Open-concept layout

Tags

• OPEN-CONCEPT LAYOUT
• GRANITE COUNTERTOPS
• REAL WOOD ACCENT WALLS
• PRIVATE ENSUITE BATHROOM
• SPACIOUS BALCONY

What this means for you Summary

Snapshot

• This is a 3-bed/3.5-bath townhouse listed at $250k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $-579 ($-7k/yr) — negative.
• To cash-flow at today's rent, offer at most $166k (33.5% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $145k (41.9% below list).
• Recommended offer: $145k (41.9% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 61/100 on livability (#342 in GA) — a middle-class / working-renter tenant base. Strengths: cost of living A+; Watch: housing C-, health & safety C-, crime D.
• Hart County (town): math 32% / reading 33% proficiency, ranked #82 of 174 in GA (top 47%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Hartwell Elementary School (math 26% / reading 29%, grade F, #682 of 1,228 statewide, top 56%, 559 students, 70% FRL); Hart County Middle School (math 34% / reading 37%, grade F, #185 of 470 statewide, top 40%, 816 students, 60% FRL); Hart County High School (math 18% / reading 17%, grade F, #264 of 424 statewide, top 63%, 1,077 students, 49% FRL).
• Market conditions: 467 active listings in the ZIP; 24 comparable units currently listed for rent nearby; rentals lingering (median 51d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 50% of comp listings sitting > 30 days — soft ceiling on asking rent; 170 units permitted in Hart County in 2024 (8 in 5+ unit buildings).
• This rent runs 30% of the median local income ($57k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

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.
• Hart County population projected to shrink 4% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.

Negotiation context

• It's been on market 37 days — a 3% lower offer ($242k) is reasonable based on typical stale-listing flexibility.
• 9 sale attempts with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.

Recommended offer $145,220 (41.9% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. It's been on market 37 days. Have you received any prior offers? Is the seller open to a 42% concession, seller financing, or rate buy-down credit?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. Schools are D-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. Crime grade is D in this area — have there been break-ins, vandalism, or insurance claims at this property in the last 3 years? What carrier currently insures it and at what premium?
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: 0.58% ✗
• Cap rate: 3.51%
• Cash-on-cash: -9.93%
• DSCR: 0.56
• GRM: 14.3

CMA / ARV

• ARV (median comp): $288,617
• List price: $249,800
• Delta: -13.45%
• Verdict: UNDERPRICED
• Comps: 2 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
113 Maple St	0.48mi	2/2.0 (-1)	1,256 (+2%)	1mo	$153,000	$122	62
83 Third St	0.60mi	3/2.0	1,200 (-3%)	1mo	$211,000	$176	60
41 Williams St	0.95mi	3/2.0	1,186 (-4%)	2mo	$175,000	$148	50
305 S Jackson St	0.30mi	2/2.0 (-1)	1,022 (-17%)	1mo	$185,000	$181	50
810 Benson St	0.88mi	3/2.0	1,336 (+8%)	1mo	$258,999	$194	44
67 Reynolds St	0.67mi	3/2.0	1,425 (+15%)	1mo	$281,500	$198	37
255 Woodlake Lndg	1.21mi	3/2.0	1,416 (+15%)	0mo	$246,888	$174	34
63 Rainbow Ln	1.32mi	3/2.0	1,416 (+15%)	0mo	$238,000	$168	34
267 Woodlake Lndg	1.21mi	3/2.0	1,416 (+15%)	1mo	$244,888	$173	34
145 Glendale Dr	0.99mi	2/1.0 (-1)	1,070 (-13%)	1mo	$135,000	$126	27
861 Benson St	0.92mi	2/1.0 (-1)	1,064 (-14%)	1mo	$100,000	$94	26
875 Benson St	0.93mi	2/1.0 (-1)	960 (-22%)	1mo	$100,000	$104	24

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 · 3.0% rent growth · sell at horizon

5-year hold

• IRR: -34.1%
• Equity multiple: -0.11×
• Total profit: $-77,338
• Equity at exit: $37,246

10-year hold

• IRR: -43.1%
• Equity multiple: -0.64×
• Total profit: $-114,746
• Equity at exit: $21,598

Cash invested: $69,944 (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 →

Active competition Active MLS

• For sale now: 5 active
• Median asking: $239,800 ($202/sqft)
• Median days on market: 37 d
• This list price: 60% of active listings are priced below it
• ARV vs active asking: +15.5% above current asking $/sqft

Closed sales set the value; these active listings set current market conditions and a practical price ceiling.

ZIP-level market 30643

• Home prices YoY: -16.7%
• Active inventory: 467
• Price-to-rent: 14.3×

Monthly cashflow live

• Estimated rent: $1,452 high
• Mortgage (P&I): −$1,310
• Tax est. 1.5%: −$312 /mo · $3,747/yr
• Insurance: −$104
• HOA: −$0
• Vacancy / Maint / Mgmt: −$305
• Net cashflow: $-579

Break-even live

Break-even rent $2,185

Max offer price $166,007

Occupancy floor —

Sensitivity live

Price	-10% $-406	-5% $-493	+0% $-579	+5% $-665	+10% $-752
Rent	-10% $-694	-5% $-636	+0% $-579	+5% $-522	+10% $-464
Rate	-1.0pp $-453	-0.5pp $-516	base $-579	+0.5pp $-644	+1.0pp $-710

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: $62,450
• Closing costs: $7,494
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Rent comps 24 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
145 S Webb St Hartwell, GA	3.0	1.0	1393	$1,800	$1.29	1d	1	0.17mi
145 S Webb St Hartwell, GA	3.0	1.0	1393	$1,800	$1.29	51d	1	0.17mi
291 W Johnson St Unit 401 Hartwell, GA	2.0	1.5	900	$1,200	$1.33	123d	1	0.29mi
291 W Johnson St Unit 409 Hartwell, GA	2.0	1.5	1056	$1,200	$1.14	51d	1	0.29mi
249 N Carter St Apt A Hartwell, GA	3.0	2.0	1200	$1,500	$1.25	6d	1	0.30mi
249 N Carter St Hartwell, GA	2.0	1.0	829	$1,400	$1.69	144d	1	0.30mi
250 N Forest Ave Hartwell, GA	2.0	2.0	1092	$1,450	$1.33	152d	1	0.31mi
249 N Carter St Unit C Hartwell, GA	2.0	1.0	829	$1,400	$1.69	10d	1	0.31mi
186 Maret St Hartwell, GA	3.0	2.0	1200	$1,500	$1.25	184d	1	0.36mi
210 Maret St Hartwell, GA	3.0	2.0	1200	$1,500	$1.25	51d	1	0.40mi
387 N Richardson St Hartwell, GA	3.0	1.5	1125	$1,300	$1.16	5d	1	0.47mi
503 S Forest Ave Hartwell, GA	3.0	2.0	1146	$1,450	$1.27	1d	1	0.55mi
188 Vickery St Unit B Hartwell, GA	2.0	2.0	900	$1,350	$1.50	144d	1	0.58mi
125 Cayuga St Unit A Hartwell, GA	2.0	2.0	900	$1,300	$1.44	133d	1	0.58mi
478 E Johnson St Hartwell, GA	2.0	1.0	1179	$1,400	$1.19	10d	1	0.58mi
55 Crestwood Dr Hartwell, GA	2.0	2.0	967	$1,100	$1.14	6d	1	0.68mi
68 Condor St Hartwell, GA	2.0	1.0	966	$1,000	$1.04	10d	1	0.78mi
135 Fairview Ave Hartwell, GA	2.0	1.0	996	$1,100	$1.10	9d	1	0.81mi
135 Fairview Ave Hartwell, GA	2.0	1.0	996	$1,200	$1.20	152d	1	0.81mi
825 N Forest Ave Hartwell, GA	2.0	2.0	925	$1,200	$1.30	51d	1	0.87mi
825 N Forest Ave Hartwell, GA	2.0	2.0	925	$1,200	$1.30	1d	1	0.87mi
46 Clay St Hartwell, GA	2.0	2.0	1000	$1,500	$1.50	29d	1	0.94mi
234 Bowers Estates Rd Hartwell, GA	3.0	3.0	1500	$1,850	$1.23	184d	1	1.08mi
404 Vickery Street Ext Hartwell, GA	2.0	1.0	901	$1,250	$1.39	2d	1	1.50mi

Property features AI

Exterior

• Utilities: Public waterPublic sewer110-volt electricElectricity availablePhone availableWater available
• Home design: One level (single-story)Fee simple ownership
• Construction: Brick construction on all sidesComposition roofResale condition
• Exterior features: Other exterior features

Interior

• Kitchen: DishwasherMicrowaveRefrigeratorOther kitchen features
• Bedrooms: Two main-level bedroomsMaster bedroom on main level
• Flooring: Vinyl flooring
• Bathrooms: Two full bathroomsOne half bathroomTwo main-level bathrooms (including the half bath)
• Heating & cooling: Central heatingCentral airCeiling fansElectric cooling
• Interior features: Other interior featuresOne common wall (attached unit)
• Laundry & utility: Other laundry features

Listing history 50 events

1. 2026-11-08
   days on market $249,800 Active 37 DOM
2. 2026-11-07
   days on market $249,800 Active 36 DOM
3. 2026-11-06
   days on market $249,800 Active 35 DOM
4. 2026-11-05
   days on market $249,800 Active 34 DOM
5. 2026-11-04
   days on market $249,800 Active 33 DOM
6. 2026-11-02
   days on market $249,800 Active 31 DOM
7. 2026-11-01
   days on market $249,800 Active 30 DOM
8. 2026-10-31
   days on market $249,800 Active 29 DOM
9. 2026-10-30
   days on market $249,800 Active 28 DOM
10. 2026-10-29
    days on market $249,800 Active 27 DOM
11. 2026-10-28
    days on market $249,800 Active 26 DOM
12. 2026-10-27
    days on market $249,800 Active 25 DOM
13. 2026-10-26
    days on market $249,800 Active 24 DOM
14. 2026-10-25
    days on market $249,800 Active 23 DOM
15. 2026-10-24
    days on market $249,800 Active 22 DOM
16. 2026-10-23
    days on market $249,800 Active 21 DOM
17. 2026-10-22
    days on market $249,800 Active 20 DOM
18. 2026-10-21
    days on market $249,800 Active 19 DOM
19. 2026-10-20
    days on market $249,800 Active 18 DOM
20. 2026-10-19
    days on market $249,800 Active 17 DOM
21. 2026-10-18
    days on market $249,800 Active 16 DOM
22. 2026-10-17
    days on market $249,800 Active 15 DOM
23. 2026-10-16
    days on market $249,800 Active 14 DOM
24. 2026-10-15
    days on market $249,800 Active 13 DOM
25. 2026-10-14
    days on market $249,800 Active 12 DOM
26. 2026-10-13
    days on market $249,800 Active 11 DOM
27. 2026-10-12
    days on market $249,800 Active 10 DOM
28. 2026-10-11
    days on market $249,800 Active 9 DOM
29. 2026-10-10
    days on market $249,800 Active 8 DOM
30. 2026-10-09
    days on market $249,800 Active 7 DOM
31. 2026-10-08
    days on market $249,800 Active 6 DOM
32. 2026-10-07
    days on market $249,800 Active 5 DOM
33. 2026-10-06
    days on market $249,800 Active 4 DOM
34. 2026-10-05
    days on market $249,800 Active 3 DOM
35. 2026-10-04
    days on market $249,800 Active 2 DOM
36. 2026-10-04
    pricelisting id $249,800 Active 1 DOM
37. 2026-10-03
    pricedays on marketlisting id $229,800 Active 1 DOM
38. 2026-08-31
    days on market $259,900 Active 90 DOM
39. 2026-08-30
    days on market $259,900 Active 89 DOM
40. 2026-08-29
    days on market $259,900 Active 88 DOM
41. 2026-08-28
    days on market $259,900 Active 87 DOM
42. 2026-08-27
    days on market $259,900 Active 86 DOM
43. 2026-08-25
    days on market $259,900 Active 84 DOM
44. 2026-08-24
    days on market $259,900 Active 83 DOM
45. 2026-08-23
    days on market $259,900 Active 82 DOM
46. 2026-08-22
    days on market $259,900 Active 81 DOM
47. 2026-08-21
    days on market $259,900 Active 80 DOM
48. 2026-08-20
    days on market $259,900 Active 79 DOM
49. 2026-08-19
    days on market $259,900 Active 78 DOM
50. 2026-08-18
    days on market $259,900 Active 77 DOM

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Taxation est. · year 1

• Rental income: $17,426
• − Mortgage interest: −$13,993
• − Property taxes: −$3,747
• − Insurance: −$1,249
• − Repairs & maintenance: −$1,394
• − Management: −$1,394
• − Depreciation: −$7,267
• Taxable loss: −$11,617
• Est. tax savings @ 24.0%: +$2,788
• After-tax cash flow: $-4,161/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.

Condition & rehab AI · 13 photos

Good 80/100 Cosmetic rehab Est. rehab $6,175–$18,525 screening

This modern multi-family unit in Hartwell, GA is move-in ready with a good condition and a good condition score. It offers a good investment opportunity with potential for value increase through minor exterior and landscaping improvements.

Value-add opportunities

• Both Landscaping improvements — Enhances curb appeal and adds value for both resale and rental. ↑
• Both Painting exterior walls — Fresh paint can make the home look more inviting and increase its value. ↑
• Both Landscaping and curb appeal — Improves the home's appearance and can attract more potential buyers or renters. ↑

ⓘ Rehab cost is a screening estimate — Cosmetic scope × the home's square footage at US $/sqft rules of thumb (the same model as the Flip Finder). Get contractor quotes + a written scope before underwriting.

F Composite school gradezoned avg 27/100

Zoned Schools

Elementary Hartwell Elementary School F GA #682/1,228 Nat'l #28,299/41,679 Middle Hart County Middle School F GA #185/470 Nat'l #7,347/14,009 High Hart County High School F GA #264/424 Nat'l #14,801/17,239

Schools (NCES district)

• District: Hart County
• NCES district ID: 1302730
• Math proficiency: 32% ▼ -6.00%
• Reading proficiency: 33% ▼ -6.00%
• Median HH income: $37,494
• Composite: 27.08/100
• National rank: #7047
• State rank: #82 of 174 in GA

C Composite livability gradescore 61/100

Livability — Hartwell

• Score: 61/100
• State rank: #342
• US rank: #17731

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Hartwell, GA
• County: Hart · 25,855 people
• Population (ZIP): 16,520
• Household income: $57,145
• Rent vs Own: 26.5% rent · 73.5% own
• Severe rent burden: 15% of renters

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Population outlook (Hart County) Hauer SSP2

• Today (2025): 25,855 people
• By 2030: 25,887 · +0.1%
• By 2040: 25,627 · -0.9%
• By 2050: 24,939 · -3.5%
• By 2075: 23,150 · -10.5%
• By 2100: 19,492 · -24.6%

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Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (71%)
• Race & ethnicity: White 71% Black 22% Two or more races 6% Hispanic / Latino 1%
• Languages at home: 98% English-only · Spanish 1%

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Political lean MEDSL · Hart

• 2024 margin: Solid R (+54.8) · D 22.4% · R 77.2%
• 2008→2024 swing: -23.1pp toward R · 2008: -31.7pp · 2024: -54.8pp
• All cycles: 2024: R+54.8 2020: R+49.6 2016: R+46.7 2012: R+38.4 2008: R+31.7

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -59.98%
• Current HPI: 299.7363
• Rent YoY: —
• Metro: —
• State GDP YoY: ▲ 2.66%
• F500 in state: 28

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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

Property features AI

Exterior

• Utilities: Public waterPublic sewer110-volt electricElectricity availablePhone availableWater available
• Home design: One level (single-story)Fee simple ownership
• Construction: Brick construction on all sidesComposition roofResale condition
• Exterior features: Other exterior features

Interior

• Kitchen: DishwasherMicrowaveRefrigeratorOther kitchen features
• Bedrooms: Two main-level bedroomsMaster bedroom on main level
• Flooring: Vinyl flooring
• Bathrooms: Two full bathroomsOne half bathroomTwo main-level bathrooms (including the half bath)
• Heating & cooling: Central heatingCentral airCeiling fansElectric cooling
• Interior features: Other interior featuresOne common wall (attached unit)
• Laundry & utility: Other laundry features

Price history

-23.5% since first listed

37 events — show timeline

• 2026-10-01 Listed $259,800 FMLS
• 2026-10-01 Listed $229,800 FMLS
• 2026-10-01 Listed $229,800 FMLS
• 2026-10-01 Listed $249,800 FMLS
• 2026-09-28 Listed $239,800 FMLS
• 2026-02-28 Listing Removed — FMLS
• 2026-02-28 Listing Removed — FMLS
• 2026-02-28 Listing Removed — FMLS
• 2026-02-19 Price Changed $294,500 FMLS
• 2026-02-19 Price Changed $347,500 FMLS
• 2026-02-19 Price Changed $327,500 FMLS
• 2026-02-04 Price Changed $295,000 FMLS
• 2026-02-04 Price Changed $347,750 FMLS
• 2026-02-04 Price Changed $327,750 FMLS
• 2026-01-28 Price Changed $295,500 FMLS
• 2026-01-28 Price Changed $348,000 FMLS
• 2026-01-28 Price Changed $328,000 FMLS
• 2026-01-07 Price Changed $296,000 FMLS
• 2026-01-07 Price Changed $348,250 FMLS
• 2026-01-07 Price Changed $328,250 FMLS
• 2025-12-24 Price Changed $296,500 FMLS
• 2025-12-24 Price Changed $348,500 FMLS
• 2025-12-24 Price Changed $328,500 FMLS
• 2025-12-10 Price Changed $297,000 FMLS
• 2025-12-10 Price Changed $348,750 FMLS
• 2025-12-10 Price Changed $328,750 FMLS
• 2025-11-26 Price Changed $297,500 FMLS
• 2025-11-26 Price Changed $349,000 FMLS
• 2025-11-26 Price Changed $329,000 FMLS
• 2025-11-12 Price Changed $298,000 FMLS
• 2025-11-12 Price Changed $349,250 FMLS
• 2025-11-12 Price Changed $329,250 FMLS
• 2025-11-02 Listed $298,500 FMLS
• 2025-11-02 Listed $329,500 FMLS
• 2025-11-02 Listed $349,500 FMLS
• 2025-08-11 Listing Removed — FMLS
• 2025-08-01 Listed $339,800 FMLS