58 Post Oak Cir · Arnoldsville, GA 30630

$269,999

2 bd · 2.0 ba · 1,440 sqft · SingleFamily public records · 8 Days on market

Built 2000 1.64 ac lot Est $356k · 24% under

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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).

• ARV discount +15.0/15.0
• Appreciation +10.0/10.0
• Cash flow +7.4/30.0
• Schools +3.1/10.0
• Livability +2.6/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• DSCR +1.6/10.0
• 1% rule +1.4/10.0

Listing remarks MLS

Welcome to 58 Post Oak Circle, a hidden gem nestled on a private 1.64-acre wooded lot in the peaceful community of Crawford, Georgia. Offering the absolute best of both worlds, this property provides the quiet confidence and community feel of a neighborhood setting, but with the ultimate freedom of having no HOA! If you have been searching for the perfect blank canvas to craft your bespoke dream home, this single-story, three-bedroom, two-bathroom property is an incredible opportunity. Bursting with potential and classic Southern charm, waiting for a visionary buyer to put their personal stamp on it and bring it back to its full glory. From the moment you arrive, you are greeted by a massive covered front porch that gracefully spans the entire length of the home. Imagine starting your mornings here in a rocking chair, enjoying the tranquil, wooded surroundings with a cup of coffee. Step through the front door into a warm and inviting living room that perfectly balances open-concept living with cozy comfort. The space is anchored by a magnificent stone wood-burning fireplace, providing a striking focal point for family gatherings and cool autumn evenings. The living room seamlessly overlooks the dining area and a large, accommodating kitchen. Designed with family in mind, the kitchen features L-shaped back cabinetry that provides excellent storage while leaving plenty of room to add a rolling island. A generous peninsula serves as the perfect casual dining spot, ideal for kids eating breakfast before school or guests chatting with the home's chef. Just off the kitchen, you will find a deep laundry room offering wonderful utility space, as well as a convenient side door that leads out to the detached two-car garage and an additional two-car parking pad. Down the main hallway, the home's layout provides excellent privacy and flow. Off the front of the hall are two large secondary bedrooms, bathed in natural light and sharing a full bathroom situated at the end of the hall, complete with a classic shower/tub combo. Tucked away at the back of the home is the generously sized primary suite. This private retreat features a walk-in closet and an attached full bathroom with a tub and shower combo. This property is the seamless indoor-outdoor lifestyle it offers. Both the kitchen area and the primary suite feature doors that lead directly out to an oversized back deck that, just like the front porch, runs the entire length of the home. This expansive outdoor living space is begging to be transformed into an entertainer's paradise, overlooking your backyard. Location is everything, and this home delivers. You will enjoy the serenity of country living while being just a short drive from the local grocery store and everyday conveniences. Plus, it's just a quick jump over to neighboring Winterville, Arnoldsville, Lexington, and the vibrant dining, shopping, and entertainment hub of Athens. Bring your imagination to 58 Post Oak Circle is ready to be transformed into your ultimate Southern haven.

Key facts

• Deep laundry room
• Private wooded lot
• No hoa

Tags

• PRIVATE WOODED LOT
• NO HOA
• MASSIVE COVERED FRONT PORCH
• STONE WOOD-BURNING FIREPLACE
• GENEROUS BREAKFAST PENINSULA
• DEEP LAUNDRY ROOM

Property features AI

Finance

• Other: Zoned R1 (single-family); Lot is approximately 1.64 acres and includes level, sloped and wooded areas; asphalt road access
• HOA & community: No community amenities

Exterior

• Parking: Detached garage with 2 spaces; Carport with 9 spaces; Off-street parking; Kitchen-level access
• Utilities: Shared well for water; Septic tank; 220-volt electric service; Cable available; Underground utilities
• Home design: Single-family residence; One story; No common walls; Has a view; Green energy-efficient windows
• Construction: Masonite exterior; Block foundation; Asphalt roof; Built on a crawl space
• Exterior features: Balcony; Covered patio; Porch and front porch; Deck; Storm doors

Interior

• Kitchen: Dishwasher; Oven; Range; Range hood; Electric water heater
• Bedrooms: 3 bedrooms on the main level
• Bathrooms: 2 full bathrooms (both on the main level)
• Heating & cooling: Central heating with forced air; Electric heating option; Heat pump; Electric cooling via heat pump
• Interior features: Ceiling fan(s); Double-pane windows; Factory-built fireplace in family/great/living room
• Laundry & utility: Dedicated laundry room

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath single-family listed at $270k.

Deal economics

• At list price, monthly cash flow is $-342 ($-4k/yr) — negative.
• To cash-flow at today's rent, offer at most $210k (22.4% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $172k (36.3% below list).
• Recommended offer: $172k (36.3% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 52/100 on livability (#566 in GA) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+; Watch: crime D, schools F, amenities F.
• Oglethorpe County (rural): math 40% / reading 33% proficiency, ranked #58 of 174 in GA (top 33%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 18 active listings in the ZIP; 140 units permitted in Oglethorpe County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $29k of equity ($2k loan paydown + $27k appreciation (10.0% local appreciation)).
• Oglethorpe County population projected at -13% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• By year 2, paydown + projected appreciation supports a ~$46k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• Only 8 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 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.
• Current owner paid $95k; list at $270k implies a 184% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: major wind risk, 27% chance of damaging wind over 30y; extreme-heat days projected 7→17/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $171,996 (36.3% 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 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. 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: 0.64% ✗
• Cap rate: 4.77%
• Cash-on-cash: -5.43%
• DSCR: 0.76
• GRM: 13.1

CMA / ARV

• ARV (on-the-fly): $355,680
• Comps found: 2

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
82 Post Oak Cir	0.14mi	3/2.0 (+1)	1,374 (-5%)	11mo	$301,000	$219	71
16 White Oak Ct	0.43mi	3/2.0 (+1)	1,248 (-13%)	11mo	$308,000	$247	44

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

10.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 20.4%
• Equity multiple: 2.66×
• Total profit: $125,174
• Equity at exit: $243,236

10-year hold

• IRR: 18.6%
• Equity multiple: 6.10×
• Total profit: $385,610
• Equity at exit: $524,549

Cash invested: $75,600 (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 30630

• Home prices YoY: 24.0%
• Active inventory: 18
• Price-to-rent: 13.1×

Monthly cashflow live

• Estimated rent: $1,720 medium
• Mortgage (P&I): −$1,416
• Tax from tax record: −$173 /mo · $2,072/yr
• Insurance: −$112
• HOA: −$0
• Vacancy / Maint / Mgmt: −$361
• Net cashflow: $-342

Break-even live

Break-even rent $2,153

Max offer price $209,536

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: $67,500
• Closing costs: $8,100
• Reserves months: —
• Total cash needed: —

Listing history 8 events

1. 2026-06-19
   days on market $269,999 Active 8 DOM
2. 2026-06-18
   days on market $269,999 Active 7 DOM
3. 2026-06-17
   days on market $269,999 Active 6 DOM
4. 2026-06-16
   days on market $269,999 Active 5 DOM
5. 2026-06-15
   days on market $269,999 Active 4 DOM
6. 2026-06-14
   days on market $269,999 Active 2 DOM
7. 2026-06-13
   remarks 699-char remark
8. 2026-06-13
   listed $269,999 Active 1 DOM

ⓘ 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: $2,072 · $173/mo
• Projected year-2 tax: $2,484 · $207/mo
• Expected delta: +$412/yr (+$34/mo · 19.9%)

ⓘ 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 6/10 Major 7 d/yr ≥106°F today · 17 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 27% chance of damaging wind over 30 yrs
• 🫁 Air quality 3/10 Moderate 3 unhealthy d/yr today · 4 by 30 yrs out

Taxation est. · year 1

• Rental income: $20,640
• − Mortgage interest: −$15,124
• − Property taxes: −$2,072
• − Insurance: −$1,350
• − Repairs & maintenance: −$1,651
• − Management: −$1,651
• − Depreciation: −$7,855
• Taxable loss: −$9,063
• Est. tax savings @ 24.0%: +$2,175
• After-tax cash flow: $-1,932/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: Oglethorpe County
• NCES district ID: 1303990
• Math proficiency: 40% ▼ -13.00%
• Reading proficiency: 33% ▼ -13.00%
• Median HH income: $43,507
• Composite: 31.01/100
• National rank: #6093
• State rank: #58 of 174 in GA

Livability — Arnoldsville

• Score: 52/100
• State rank: #566
• US rank: #24809

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 2,592

Population outlook (Oglethorpe County) Hauer SSP2

• Today (2025): 14,904 people
• By 2030: 14,658 · -1.7%
• By 2040: 13,902 · -6.7%
• By 2050: 12,924 · -13.3%
• By 2075: 11,049 · -25.9%
• By 2100: 9,317 · -37.5%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Majority White (58%)
• Race & ethnicity: White 58% Black 35% Hispanic / Latino 5% Two or more races 2%
• Hispanic origin (detail): Mexican 5%
• Common ancestry: Slovak 4% Italian 2% Serbian 2%
• Foreign-born: 3% · Canada
• Languages at home: 94% English-only · Spanish 5% French/Haitian/Cajun 1%

Political lean MEDSL · Oglethorpe

• 2024 margin: Solid R (+42.4) · D 28.5% · R 70.9%
• 2008→2024 swing: -12.7pp toward R · 2008: -29.7pp · 2024: -42.4pp
• All cycles: 2024: R+42.4 2020: R+38.8 2016: R+42.0 2012: R+37.3 2008: R+29.7

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 72.02%
• Current HPI: 372.0933
• 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

+258.1% since first listed

5 events — show timeline

• 2026-06-11 Listed $269,999 Hive MLS
• 2026-06-11 Listed $269,999 GAMLS
• 2015-03-02 Sold (Public Records) $95,100 Public Records
• 2001-07-24 Sold (Public Records) $107,500 Public Records
• 1999-03-02 Sold (Public Records) $75,400 Public Records

Property tax history

+6.0%/yr

Latest (2025): $2,072 · -2.3% YoY. Source: county tax records.