807 Sunflower Dr · Hartwell, GA 30643

$199,000

4 bd · 2.0 ba · 1,872 sqft · SingleFamily · 263 Days on market

Built 1996 Fair condition 3.00 ac lot $106/sqft · 60% below area ↓ 30% 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 +14.2/30.0
• ARV discount +7.5/15.0
• DSCR +4.3/10.0
• 1% rule +4.0/10.0
• Livability +3.1/5.0
• Schools +3.0/10.0
• Rent growth +2.5/5.0
• Condition / age +2.2/5.0
• Appreciation +0.0/10.0

Listing remarks

This double wide mobile home is very spacious and is very private. It has hardwood and tile floors and sits on 3 wooded acres in the Sunflower development. It can stand some sprucing up but not much. Some paint here and there should do it. If you like a noisy neighborhood this one isn't for you. It was under contract for weeks and fell through. Not the seller's fault.

Key facts

• 3 wooded acres
• 3 acre lot
• Built 1996

Tags

• HARDWOOD AND TILE FLOORS
• 3 WOODED ACRES

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $199k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $33 ($402/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 $178k (10.4% below list).
• Recommended offer: $175k (12.0% below list) — sets the bar for market timing.
• Cap rate 6.5% vs local median 3.9% 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-, 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: North Hart Elementary School (math 38% / reading 35%, grade F, #509 of 1,228 statewide, top 42%, 656 students, 57% 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) — zoned schools at 55% FRL track the district average.
• Market conditions: 467 active listings in the ZIP; 170 units permitted in Hart County in 2024 (8 in 5+ unit buildings).
• This rent runs 37% 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 $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 263 days — a 12% lower offer ($175k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: moderate wildfire risk; extreme-heat days projected 7→17/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $175,120 (12.0% below list)

Questions for the listing agent

1. It's been on market 263 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
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. 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?
8. 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.
9. 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.
10. 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: 0.90% ✗
• Cap rate: 6.49%
• Cash-on-cash: 0.72%
• DSCR: 1.03
• GRM: 9.3

CMA / ARV

• ARV (median comp): $500,000
• List price: $199,000
• Delta: -60.20%
• Verdict: UNDERPRICED
• Comps: 3 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
749 Sunflower Dr	0.33mi	4/2.5	1,980 (+6%)	7mo	$500,000	$253	67
680 Rock Springs Rd	1.40mi	3/2.0 (-1)	1,716 (-8%)	6mo	$193,000	$112	41
2832 Mount Hebron Rd	1.34mi	3/2.0 (-1)	1,411 (-25%)	1mo	$264,500	$187	34
3068 Mt Hebron Rd	0.98mi	3/2.0 (-1)	1,457 (-22%)	2mo	$279,000	$191	34
3034 Mount Hebron Rd	1.01mi	3/2.0 (-1)	1,414 (-24%)	7mo	$242,000	$171	29
110 Dobbs Lndg	0.57mi	4/3.0	2,108 (+13%)	27mo	$588,000	$279	28
2850 Mount Hebron Rd	1.33mi	3/2.5 (-1)	1,560 (-17%)	7mo	$270,000	$173	27
576 Walnut Dr	1.45mi	3/3.0 (-1)	1,750 (-6%)	27mo	$272,000	$155	25
2814 Mount Hebron Rd	1.36mi	3/2.5 (-1)	1,560 (-17%)	14mo	$307,000	$197	21
560 Walnut Dr	1.45mi	3/2.0 (-1)	1,406 (-25%)	23mo	$226,000	$161	16
648 Walnut Dr #3	1.45mi	3/2.0 (-1)	1,500 (-20%)	28mo	$259,900	$173	15
694 Walnut Dr #1	1.45mi	3/2.0 (-1)	1,500 (-20%)	28mo	$259,900	$173	15

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: -15.1%
• Equity multiple: 0.46×
• Total profit: $-30,086
• Equity at exit: $29,672

10-year hold

• IRR: -6.5%
• Equity multiple: 0.58×
• Total profit: $-23,342
• Equity at exit: $17,206

Cash invested: $55,720 (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 →

Seller's market Market conditions within 1.0 mi — comparable homes for sale

Active competition Active MLS

• For sale now: 0 active · 1 under contract
• Months of supply: 0.0 mo

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: 9.3×

Monthly cashflow live

• Estimated rent: $1,783 medium
• Mortgage (P&I): −$1,044
• Tax est. 1.5%: −$249 /mo · $2,985/yr
• Insurance: −$83
• HOA: −$0
• Vacancy / Maint / Mgmt: −$374
• Net cashflow: $33

Break-even live

Break-even rent $1,741

Max offer price $199,000

Occupancy floor 93%

Sensitivity live

Price	-10% $171	-5% $102	+0% $33	+5% $-35	+10% $-104
Rent	-10% $-107	-5% $-37	+0% $33	+5% $104	+10% $174
Rate	-1.0pp $134	-0.5pp $84	base $33	+0.5pp $-18	+1.0pp $-71

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: $49,750
• Closing costs: $5,970
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Listing history 50 events

1. 2026-11-08
   days on market $199,000 Active 263 DOM
2. 2026-11-07
   days on market $199,000 Active 262 DOM
3. 2026-11-06
   days on market $199,000 Active 261 DOM
4. 2026-11-05
   days on market $199,000 Active 260 DOM
5. 2026-11-04
   days on market $199,000 Active 259 DOM
6. 2026-11-02
   days on market $199,000 Active 257 DOM
7. 2026-11-01
   days on market $199,000 Active 256 DOM
8. 2026-10-31
   days on market $199,000 Active 255 DOM
9. 2026-10-30
   days on market $199,000 Active 254 DOM
10. 2026-10-29
    days on market $199,000 Active 253 DOM
11. 2026-10-28
    days on market $199,000 Active 252 DOM
12. 2026-10-27
    days on market $199,000 Active 251 DOM
13. 2026-10-26
    days on market $199,000 Active 250 DOM
14. 2026-10-25
    days on market $199,000 Active 249 DOM
15. 2026-10-24
    days on market $199,000 Active 248 DOM
16. 2026-10-23
    days on market $199,000 Active 247 DOM
17. 2026-10-22
    days on market $199,000 Active 246 DOM
18. 2026-10-21
    days on market $199,000 Active 245 DOM
19. 2026-10-20
    days on market $199,000 Active 244 DOM
20. 2026-10-19
    days on market $199,000 Active 243 DOM
21. 2026-10-18
    days on market $199,000 Active 242 DOM
22. 2026-10-17
    days on market $199,000 Active 241 DOM
23. 2026-10-16
    days on market $199,000 Active 240 DOM
24. 2026-10-15
    days on market $199,000 Active 239 DOM
25. 2026-10-14
    days on market $199,000 Active 238 DOM
26. 2026-10-13
    days on market $199,000 Active 237 DOM
27. 2026-10-12
    days on market $199,000 Active 236 DOM
28. 2026-10-11
    days on market $199,000 Active 235 DOM
29. 2026-10-10
    days on market $199,000 Active 234 DOM
30. 2026-10-09
    days on market $199,000 Active 233 DOM
31. 2026-10-08
    days on market $199,000 Active 232 DOM
32. 2026-10-07
    days on market $199,000 Active 231 DOM
33. 2026-10-06
    days on market $199,000 Active 230 DOM
34. 2026-10-05
    days on market $199,000 Active 229 DOM
35. 2026-10-04
    days on market $199,000 Active 228 DOM
36. 2026-10-04
    days on market $199,000 Active 227 DOM
37. 2026-10-02
    days on market $199,000 Active 226 DOM
38. 2026-10-01
    days on market $199,000 Active 225 DOM
39. 2026-09-30
    days on market $199,000 Active 224 DOM
40. 2026-09-29
    days on market $199,000 Active 223 DOM
41. 2026-09-28
    days on market $199,000 Active 222 DOM
42. 2026-09-27
    days on market $199,000 Active 221 DOM
43. 2026-09-26
    days on market $199,000 Active 220 DOM
44. 2026-09-25
    days on market $199,000 Active 219 DOM
45. 2026-09-24
    days on market $199,000 Active 218 DOM
46. 2026-09-24
    days on market $199,000 Active 217 DOM
47. 2026-09-22
    days on market $199,000 Active 216 DOM
48. 2026-09-20
    days on market $199,000 Active 214 DOM
49. 2026-09-19
    days on market $199,000 Active 213 DOM
50. 2026-09-18
    days on market $199,000 Active 212 DOM

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

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 5/10 Major
• 🌡 Heat 5/10 Major 7 d/yr ≥105°F today · 17 d/yr by 30 yrs out
• 💨 Wind 3/10 Moderate 5% 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: $21,399
• − Mortgage interest: −$11,147
• − Property taxes: −$2,985
• − Insurance: −$995
• − Repairs & maintenance: −$1,712
• − Management: −$1,712
• − Depreciation: −$5,789
• Taxable loss: −$2,941
• Est. tax savings @ 24.0%: +$706
• After-tax cash flow: $1,108/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 · 9 photos

Fair 45/100 Moderate rehab Est. rehab $46,800–$84,240 screening

This double-wide mobile home requires moderate renovations, including painting, landscaping, and exterior siding repairs, to improve its condition and increase its value.

Repairs flagged

• Major exterior siding — Severe weathering and peeling
• Major roof — No visible signs of recent maintenance or repair

Value-add opportunities

• Both painting — Fresh paint can significantly improve the home's curb appeal and interior aesthetics. ↑
• Both landscaping — A well-maintained yard can enhance the home's curb appeal and increase its value. ↑
• Both exterior siding — Repainting or replacing the siding can greatly improve the home's appearance and increase its value. ↑
• Resale kitchen cabinets — Updating dated kitchen cabinets can make the home more appealing to potential buyers. ↑
• Resale bathroom fixtures — Modernizing outdated bathroom fixtures can enhance the home's appeal and increase its resale value. ↑

ⓘ Rehab cost is a screening estimate — Moderate 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 30/100

Zoned Schools

Elementary North Hart Elementary School F GA #509/1,228 Nat'l #22,441/41,679 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

• 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

Price history

-30.4% since first listed

4 events — show timeline

• 2026-04-27 Pending — GAMLS
• 2026-03-27 Price Changed $195,000 GAMLS
• 2025-12-05 Price Changed $230,000 GAMLS
• 2025-11-06 Listed $280,000 GAMLS