34 Depot Unit 21 St · Hartwell, GA 30643

$249,900

3 bd · 3.5 ba · — sqft · Townhouse · 17 Days on market

Built 1990 Good condition 6,534 sqft lot ↓ 29% 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 +7.5/15.0
• 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

Move-In Ready Downtown Condo Co First of Its Kind in Hartwell! Be part of history with Unit 25, located in Downtown Hartwell Ga first luxury condo development! This brand-new 2-bedroom, 2-bath unit is the perfect blend of modern elegance and small-town charm, featuring top-tier stainless steel appliances, beautiful granite countertops, and gorgeous real wood accent walls that make every space feel warm and inviting. Both bedrooms come with their own ensuite bath, making it ideal for homeowners or savvy investors looking for a high- demand rental. Perched above a soon-to-be restaurant or retail space, you'll have dining and shopping options right at your doorstep, with even more just a short distance away. Plus, you're only a five-minute drive to Lake Hartwell Marina, giving you the perfect mix of downtown convenience and lake life adventure. Opportunities like this don't come often schedule your tour today before its gone!

Key facts

• Spacious balcony
• Retail space below
• Granite countertops

Tags

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

Property features AI

Exterior

• Parking: Assigned parking
• Utilities: Public water; Public sewer; Electricity available (110 volts); Phone available; Water available
• Home design: One-level property; Fee simple ownership
• Construction: Brick construction (brick 4 sides); Composition roof; Resale condition
• Exterior features: Balcony

Interior

• Kitchen: Dishwasher; Microwave; Refrigerator; Other kitchen features
• Bedrooms: Three main-level bedrooms; Other bedroom features
• Flooring: Vinyl flooring
• Bathrooms: Three full bathrooms; One half bathroom; Three main-level full bathrooms; One main-level half bathroom; Master bath with other/unspecified features
• Heating & cooling: Central heating (electric); Central air conditioning; Ceiling fans; Electric heating
• Interior features: One common wall (townhome/attached); Other interior features
• Laundry & utility: Laundry room; Other laundry features

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 $-578 ($-7k/yr) — negative.
• To cash-flow at today's rent, offer at most $166k (33.4% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $145k (41.8% below list).
• Recommended offer: $145k (41.8% 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: 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) — zoned schools at 54% FRL track the district average.
• Market conditions: 281 active listings in the ZIP; 12 comparable units currently listed for rent nearby; rentals leasing fast (median 12d on market — plan ~1-2 weeks tenant-placement turnaround); 170 units permitted in Hart County in 2024 (8 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.
• 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 17 days — a 2% lower offer ($246k) is reasonable based on typical stale-listing flexibility.
• 9 sale attempts; this cycle's ask is 4% above the opening price — seller raised mid-cycle; expect resistance to lowballs.

Recommended offer $145,495 (41.8% 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. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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?
5. 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?
6. 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.
7. 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.
8. 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: 3.52%
• Cash-on-cash: -9.91%
• DSCR: 0.56
• GRM: 14.3

CMA / ARV

No comps found within radius.

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
31 Somerset Ct	0.35mi	3/2.0	1,500	3mo	$247,000	$165	62
38 Somerset Ct	0.33mi	2/2.0 (-1)	2,090	8mo	$240,000	$115	54

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: -0.10×
• Total profit: $-77,260
• Equity at exit: $37,261

10-year hold

• IRR: -42.9%
• Equity multiple: -0.64×
• Total profit: $-114,557
• Equity at exit: $21,607

Cash invested: $69,972 (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 30643

• Home prices YoY: -16.7%
• Active inventory: 281
• Price-to-rent: 14.3×

Monthly cashflow live

• Estimated rent: $1,455 high
• Mortgage (P&I): −$1,311
• Tax est. 1.5%: −$312 /mo · $3,748/yr
• Insurance: −$104
• HOA: −$0
• Vacancy / Maint / Mgmt: −$306
• Net cashflow: $-578

Break-even live

Break-even rent $2,186

Max offer price $166,321

Occupancy floor —

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: $62,475
• Closing costs: $7,497
• Reserves months: —
• Total cash needed: —

Rent comps 12 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
95-N N Jackson St #4 Hartwell, GA	2.0	1.0	3468	$1,200	$0.35	11d	1	0.17mi
291 W Johnson St Unit 401 Hartwell, GA	2.0	1.5	900	$1,200	$1.33	21d	1	0.29mi
249 N Carter St Hartwell, GA	2.0	1.0	829	$1,400	$1.69	3d	1	0.30mi
250 N Forest Ave Hartwell, GA	2.0	2.0	1092	$1,450	$1.33	11d	1	0.31mi
249 N Carter St Unit C Hartwell, GA	2.0	1.0	829	$1,400	$1.69	11d	1	0.31mi
186 Maret St Hartwell, GA	3.0	2.0	1200	$1,500	$1.25	43d	1	0.36mi
188 Vickery St Unit B Hartwell, GA	2.0	2.0	900	$1,350	$1.50	3d	1	0.58mi
125 Cayuga St Unit A Hartwell, GA	2.0	2.0	900	$1,350	$1.50	11d	1	0.58mi
147 Race St Hartwell, GA	2.0	2.0	1791	$1,800	$1.01	13d	1	0.68mi
135 Fairview Ave Hartwell, GA	2.0	1.0	996	$1,200	$1.20	11d	1	0.81mi
234 Bowers Estates Rd Hartwell, GA	3.0	3.0	1500	$1,850	$1.23	43d	1	1.08mi
101 Fisher Dr Hartwell, GA	4.0	2.0	1678	$2,500	$1.49	13d	1	1.13mi

Listing history 13 events

1. 2026-06-19
   days on market $249,900 Active 17 DOM
2. 2026-06-18
   days on market $249,900 Active 16 DOM
3. 2026-06-17
   days on market $249,900 Active 15 DOM
4. 2026-06-16
   days on market $249,900 Active 14 DOM
5. 2026-06-15
   days on market $249,900 Active 13 DOM
6. 2026-06-14
   days on market $249,900 Active 11 DOM
7. 2026-06-13
   pricedays on marketlisting id $249,900 Active 10 DOM
8. 2026-06-10
   days on market $259,900 Active 8 DOM
9. 2026-06-09
   days on market $259,900 Active 7 DOM
10. 2026-06-08
    days on market $259,900 Active 6 DOM
11. 2026-06-07
    pricedays on marketlisting id $259,900 Active 5 DOM
12. 2026-06-03
    remarks 699-char remark
13. 2026-06-03
    listed $249,900 Active 1 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: $17,459
• − Mortgage interest: −$13,998
• − Property taxes: −$3,748
• − Insurance: −$1,250
• − Repairs & maintenance: −$1,397
• − Management: −$1,397
• − Depreciation: −$7,270
• Taxable loss: −$11,600
• Est. tax savings @ 24.0%: +$2,784
• After-tax cash flow: $-4,147/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

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.

Renovation cost estimate screening

Value-add ROI direction

• 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. ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

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

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
• Population (ZIP): 16,520

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%

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%
• Common ancestry: Slovak 2% Lithuanian 2% Romanian 2%
• Foreign-born: 1% · Canada
• Languages at home: 98% English-only · Spanish 1%

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

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

-29.4% since first listed

37 events — show timeline

• 2026-06-01 Listed $239,900 FMLS
• 2026-06-01 Listed $259,900 FMLS
• 2026-06-01 Listed $229,900 FMLS
• 2026-06-01 Listed $229,900 FMLS
• 2026-06-01 Listed $249,900 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