230 Glendale Dr · Hartwell, GA 30643

$210,000

4 bd · 2.5 ba · 1,424 sqft · SingleFamily public records · 67 Days on market

Built 1954 0.47 ac lot $147/sqft · 12% below area Est $239k · 12% under

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Why this score? — see what drove the C 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 +21.5/30.0
• ARV discount +13.0/15.0
• DSCR +6.9/10.0
• 1% rule +4.6/10.0
• Livability +3.1/5.0
• Schools +2.7/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome to your next chapter in charming Hartwell, Georgia a four bedroom, two and a half bathroom home brimming with untapped potential and nestled in a neighborhood that truly feels like home. This property is a canvas waiting for your personal touch, offering the rare opportunity to transform a solid foundation into the custom retreat you've always envisioned. Recent updates include a newer roof and a 2 year old HVAC system. Step inside and let your imagination run wild. The layout provides generous living spaces across multiple rooms, with the flexibility to modernize finishes, reimagine flow, and create something uniquely yours. Outside, the real magic unfolds. The outdoor space invites everything from weekend barbecues to lazy afternoons spent on the oversized covered back deck. Location sweetens the deal considerably. Cleveland Boat Ramp sits just minutes away for spontaneous water adventures, while the stunning shores of Lake Hartwell beckon for weekend fishing, kayaking, and sunset watching. The vibrant communities of Anderson and Athens are both within easy driving distance for dining, shopping, and entertainment. This is more than a house it's a renovation lover's dream in a location that rewards every dollar invested. Schedule your private showing before someone else claims this gem.

Key facts

• Newer roof
• Lake hartwell
• 0.47 acre lot

Tags

• NEWER ROOF
• 2 YEAR OLD HVAC SYSTEM
• OVERSIZED COVERED BACK DECK
• LAKE HARTWELL

What this means for you Summary

Snapshot

• This is a 4-bed/2.5-bath single-family listed at $210k.

Deal economics

• At list price, monthly cash flow is $317 ($4k/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 $202k (3.9% below list).
• Recommended offer: $197k (6.0% below list) — sets the bar for market timing.
• Cap rate 8.1% vs local median 3.3% in Hartwell — top-decile yield for the area; either an underpriced asset or a hidden risk that comps aren't pricing in. Stress-test before assuming the spread holds.

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-, schools 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.
• Market conditions: 281 active listings in the ZIP; 3 comparable units currently listed for rent nearby; rentals lingering (median 45d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 67% of comp listings sitting > 30 days — soft ceiling on asking rent; 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 $1k of loan paydown is wiped out by about $6k 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 67 days — a 6% lower offer ($197k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 3y ago; this cycle's ask has dropped $25k (11%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: built in 1954 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: extreme-heat days projected 7→17/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $197,400 (6.0% below list)

Questions for the listing agent

1. It's been on market 67 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Built in 1954 — 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 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?
6. 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?
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: 0.96% ✗
• Cap rate: 8.10%
• Cash-on-cash: 6.46%
• DSCR: 1.29
• GRM: 8.7

CMA / ARV

• ARV (median comp): $239,027
• List price: $210,000
• Delta: -12.14%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 9 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
269 Glendale Dr	0.05mi	3/2.0 (-1)	1,290 (-9%)	3mo	$221,000	$171	73
34 Golden Oaks Dr	0.56mi	3/2.0 (-1)	1,444 (+1%)	4mo	$270,000	$187	62
83 Crestwood Dr	0.49mi	3/2.0 (-1)	1,500 (+5%)	2mo	$284,900	$190	59
70 Golden Oaks Dr	0.54mi	3/2.0 (-1)	1,556 (+9%)	2mo	$275,000	$177	51
34 Atlanta Ave	0.23mi	3/2.0 (-1)	1,248 (-12%)	15mo	$165,000	$132	49
132 Golden Oaks Dr	0.51mi	3/2.0 (-1)	1,531 (+8%)	12mo	$309,990	$202	46
121 Woodlake Lndg	0.65mi	3/2.0 (-1)	1,530 (+7%)	11mo	$264,000	$173	41
638 Highland Avenue Ave	0.64mi	3/2.0 (-1)	1,600 (+12%)	2mo	$350,000	$219	41
811 Highland Ave	0.64mi	3/2.0 (-1)	1,300 (-9%)	13mo	$208,400	$160	38

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: -6.4%
• Equity multiple: 0.76×
• Total profit: $-13,932
• Equity at exit: $31,312

10-year hold

• IRR: 3.2%
• Equity multiple: 1.23×
• Total profit: $13,534
• Equity at exit: $18,157

Cash invested: $58,800 (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: 8.7×

Monthly cashflow live

• Estimated rent: $2,018 medium
• Mortgage (P&I): −$1,101
• Tax from tax record: −$89 /mo · $1,067/yr
• Insurance: −$88
• HOA: −$0
• Vacancy / Maint / Mgmt: −$424
• Net cashflow: $317

Break-even live

Break-even rent $1,617

Max offer price $210,000

Occupancy floor 79%

Sensitivity live

Price	-10% $436	-5% $376	+0% $317	+5% $257	+10% $198
Rent	-10% $157	-5% $237	+0% $317	+5% $396	+10% $476
Rate	-1.0pp $422	-0.5pp $370	base $317	+0.5pp $262	+1.0pp $207

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: $52,500
• Closing costs: $6,300
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
101 Fisher Dr Hartwell, GA	4.0	2.0	1678	$2,500	$1.49	14d	1	0.35mi
234 Bowers Estates Rd Hartwell, GA	3.0	3.0	1500	$1,850	$1.23	45d	1	0.51mi
186 Maret St Hartwell, GA	3.0	2.0	1200	$1,500	$1.25	45d	1	0.52mi

Listing history 27 events

1. 2026-06-19
   days on market $210,000 Active 67 DOM
2. 2026-06-18
   days on market $210,000 Active 66 DOM
3. 2026-06-17
   days on market $210,000 Active 65 DOM
4. 2026-06-16
   days on market $210,000 Active 64 DOM
5. 2026-06-15
   days on market $210,000 Active 63 DOM
6. 2026-06-14
   days on market $210,000 Active 61 DOM
7. 2026-06-13
   days on market $210,000 Active 60 DOM
8. 2026-06-10
   days on market $210,000 Active 58 DOM
9. 2026-06-09
   days on market $210,000 Active 57 DOM
10. 2026-06-08
    days on market $210,000 Active 56 DOM
11. 2026-06-07
    days on market $210,000 Active 55 DOM
12. 2026-06-02
    days on market $210,000 Active 50 DOM
13. 2026-06-01
    days on market $210,000 Active 49 DOM
14. 2026-05-31
    days on market $210,000 Active 48 DOM
15. 2026-05-30
    days on market $210,000 Active 47 DOM
16. 2026-04-22
    price $210,000 1316-char remark

    Show marketing remark (1316 chars)

    Welcome to your next chapter in charming Hartwell, Georgia a four bedroom, two and a half bathroom home brimming with untapped potential and nestled in a neighborhood that truly feels like home. This property is a canvas waiting for your personal touch, offering the rare opportunity to transform a solid foundation into the custom retreat you've always envisioned. Recent updates include a newer roof and a 2 year old HVAC system. Step inside and let your imagination run wild. The layout provides generous living spaces across multiple rooms, with the flexibility to modernize finishes, reimagine flow, and create something uniquely yours. Outside, the real magic unfolds. The outdoor space invites everything from weekend barbecues to lazy afternoons spent on the oversized covered back deck. Location sweetens the deal considerably. Cleveland Boat Ramp sits just minutes away for spontaneous water adventures, while the stunning shores of Lake Hartwell beckon for weekend fishing, kayaking, and sunset watching. The vibrant communities of Anderson and Athens are both within easy driving distance for dining, shopping, and entertainment. This is more than a house it's a renovation lover's dream in a location that rewards every dollar invested. Schedule your private showing before someone else claims this gem.

17. 2026-04-21
    price $210,000 1313-char remark

    Show marketing remark (1313 chars)

    Welcome to your next chapter in charming Hartwell, Georgia a four bedroom, two and a half bathroom home brimming with untapped potential and nestled in a neighborhood that truly feels like home. This property is a canvas waiting for your personal touch, offering the rare opportunity to transform a solid foundation into the custom retreat youve always envisioned. Recent updates include a newer roof and a 2 year old HVAC system. Step inside and let your imagination run wild. The layout provides generous living spaces across multiple rooms, with the flexibility to modernize finishes, reimagine flow, and create something uniquely yours. Outside, the real magic unfolds. The outdoor space invites everything from weekend barbecues to lazy afternoons spent on the oversized covered back deck. Location sweetens the deal considerably. Cleveland Boat Ramp sits just minutes away for spontaneous water adventures, while the stunning shores of Lake Hartwell beckon for weekend fishing, kayaking, and sunset watching. The vibrant communities of Anderson and Athens are both within easy driving distance for dining, shopping, and entertainment. This is more than a house its a renovation lovers dream in a location that rewards every dollar invested. Schedule your private showing before someone else claims this gem.

18. 2026-04-13
    listed $235,000 New 1313-char remark

    Show marketing remark (1316 chars)

    Welcome to your next chapter in charming Hartwell, Georgia a four bedroom, two and a half bathroom home brimming with untapped potential and nestled in a neighborhood that truly feels like home. This property is a canvas waiting for your personal touch, offering the rare opportunity to transform a solid foundation into the custom retreat you've always envisioned. Recent updates include a newer roof and a 2 year old HVAC system. Step inside and let your imagination run wild. The layout provides generous living spaces across multiple rooms, with the flexibility to modernize finishes, reimagine flow, and create something uniquely yours. Outside, the real magic unfolds. The outdoor space invites everything from weekend barbecues to lazy afternoons spent on the oversized covered back deck. Location sweetens the deal considerably. Cleveland Boat Ramp sits just minutes away for spontaneous water adventures, while the stunning shores of Lake Hartwell beckon for weekend fishing, kayaking, and sunset watching. The vibrant communities of Anderson and Athens are both within easy driving distance for dining, shopping, and entertainment. This is more than a house it's a renovation lover's dream in a location that rewards every dollar invested. Schedule your private showing before someone else claims this gem.

19. 2026-04-13
    listed $235,000 Active 1316-char remark

    Show marketing remark (1316 chars)

    Welcome to your next chapter in charming Hartwell, Georgia a four bedroom, two and a half bathroom home brimming with untapped potential and nestled in a neighborhood that truly feels like home. This property is a canvas waiting for your personal touch, offering the rare opportunity to transform a solid foundation into the custom retreat you've always envisioned. Recent updates include a newer roof and a 2 year old HVAC system. Step inside and let your imagination run wild. The layout provides generous living spaces across multiple rooms, with the flexibility to modernize finishes, reimagine flow, and create something uniquely yours. Outside, the real magic unfolds. The outdoor space invites everything from weekend barbecues to lazy afternoons spent on the oversized covered back deck. Location sweetens the deal considerably. Cleveland Boat Ramp sits just minutes away for spontaneous water adventures, while the stunning shores of Lake Hartwell beckon for weekend fishing, kayaking, and sunset watching. The vibrant communities of Anderson and Athens are both within easy driving distance for dining, shopping, and entertainment. This is more than a house it's a renovation lover's dream in a location that rewards every dollar invested. Schedule your private showing before someone else claims this gem.

20. 2023-06-16
    soldstatus $185,000 Sold
21. 2023-06-16
    soldstatus $185,000
22. 2023-06-09
    status Under Contract
23. 2023-05-14
    price $189,900
24. 2023-02-08
    status Back On Market
25. 2023-02-02
    status Under Contract
26. 2023-01-21
    listed $199,900 New
27. 2016-08-17
    soldstatus $62,300

ⓘ 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: $1,067 · $89/mo
• Projected year-2 tax: $1,932 · $161/mo
• Expected delta: +$865/yr (+$72/mo · 81.1%)

ⓘ 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 · 0% chance over 30 yrs
• 🔥 Wildfire 2/10 Low
• 🌡 Heat 5/10 Major

Taxation est. · year 1

• Rental income: $24,219
• − Mortgage interest: −$11,763
• − Property taxes: −$1,067
• − Insurance: −$1,050
• − Repairs & maintenance: −$1,937
• − Management: −$1,937
• − Depreciation: −$6,109
• Taxable income: $355
• Est. tax owed @ 24.0%: −$85
• After-tax cash flow: $3,716/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: 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

+237.1% since first listed

12 events — show timeline

• 2026-04-22 Price Changed $210,000 Hive MLS
• 2026-04-21 Price Changed $210,000 GAMLS
• 2026-04-13 Listed $235,000 Hive MLS
• 2026-04-13 Listed $235,000 GAMLS
• 2023-06-16 Sold (Public Records) $185,000 Public Records
• 2023-06-16 Sold (MLS) $185,000 GAMLS
• 2023-06-09 Pending — GAMLS
• 2023-05-14 Price Changed $189,900 GAMLS
• 2023-02-08 Relisted — GAMLS
• 2023-02-02 Pending — GAMLS
• 2023-01-21 Listed $199,900 GAMLS
• 2016-08-17 Sold (Public Records) $62,300 Public Records

Property tax history

+6.4%/yr

Latest (2025): $1,067 · -3.4% YoY. Source: county tax records.