182 Arthur St · Hartwell, GA 30643

$165,000

2 bd · 1.0 ba · 1,190 sqft · SingleFamily public records · 5 Days on market

Built 1981 0.50 ac lot $139/sqft · 7% above area Est $154k · 7% over

---

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 +17.9/30.0
• DSCR +5.6/10.0
• ARV discount +4.3/15.0
• 1% rule +3.7/10.0
• 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

Check out this fantastic opportunity. Great cottage in an awesome location. Like a doll house. GOT TO SEE IT. Estate owned and priced to sell. Local church owns the property to the right and behind the house. Sold As Is.

Key facts

• 0.5 acre lot
• 3 parking spots
• Built 1981

Property features AI

Finance

• Other: Estate-owned listing
• HOA & community: No HOA

Exterior

• Parking: Off-street parking for 3 vehicles
• Utilities: Public water; Public sewer; 220 volt electric; Cable available, high-speed internet available, phone available, sewer connected, water available, electricity available
• Home design: Single-family house; Two levels; Designed as residential single family residence; Property listed as fixer
• Construction: Built in 1981; Vinyl siding; Composition roof; Block foundation
• Exterior features: Deck with screened porch; Grassed yard; City lot, sloped

Interior

• Kitchen: Breakfast area; Refrigerator
• Bedrooms: 2 bedrooms total, 1 bedroom on the main level
• Flooring: Laminate; Stone; Tile
• Bathrooms: 1 full bathroom (main level)
• Heating & cooling: Central heating (electric, forced air, heat pump); Central air with ceiling fans (electric, heat pump)
• Interior features: Beamed ceilings; High ceilings; Tile bath; Accessible approach with ramp, accessible doors and entrance, accessible full bath and kitchen
• Laundry & utility: Washer and dryer; Electric water heater; Laundry room

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $165k.

Deal economics

• At list price, monthly cash flow is $140 ($2k/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 $143k (13.5% below list).
• Recommended offer: $143k (13.5% below list) — sets the bar for 1% rule.
• Cap rate 7.3% vs local median 3.4% 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: 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: 281 active listings in the ZIP; 11 comparable units currently listed for rent nearby; rentals leasing fast (median 14d 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 $1k of loan paydown is wiped out by about $5k 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

• Only 5 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.

Risks & watch-outs

• Climate carrying-cost: major flood 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 $142,771 (13.5% below list)

Questions for the listing agent

1. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
2. 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?
3. 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?
4. 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?
5. 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.
6. 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.
7. 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: 0.87% ✗
• Cap rate: 7.31%
• Cash-on-cash: 3.62%
• DSCR: 1.16
• GRM: 9.6

CMA / ARV

• ARV (median comp): $154,069
• List price: $165,000
• Delta: 7.09%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
182 Arthur St	0.00mi	2/1.0	1,190 (0%)	0mo	$173,000	$145	100
180 Liberty Cir	0.06mi	2/1.0	1,170 (-2%)	1mo	$160,000	$137	94
225 S Webb St	0.15mi	2/2.0	1,072 (-10%)	1mo	$125,000	$117	72
510 S Jackson St	0.22mi	3/1.0 (+1)	1,276 (+7%)	2mo	$145,000	$114	71
252 Arthur St	0.07mi	2/2.0	1,311 (+10%)	11mo	$285,000	$217	66
90 David St	0.38mi	3/1.5 (+1)	1,254 (+5%)	1mo	$100,980	$81	65
150 Dogwood St	0.47mi	3/2.0 (+1)	1,176 (-1%)	13mo	$200,000	$170	56
325 S Jackson St	0.13mi	3/2.0 (+1)	1,364 (+15%)	10mo	$129,000	$95	53
552 Opal Street Ext	0.52mi	3/2.0 (+1)	1,315 (+10%)	0mo	$207,500	$158	49
62 Opal St	0.69mi	3/1.0 (+1)	1,262 (+6%)	7mo	$215,000	$170	47
44 Kelsey Dr	0.73mi	3/1.0 (+1)	1,112 (-7%)	10mo	$184,900	$166	41
88 Thornton Dr	0.68mi	3/1.5 (+1)	1,056 (-11%)	5mo	$95,000	$90	39

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: -10.7%
• Equity multiple: 0.61×
• Total profit: $-17,922
• Equity at exit: $24,602

10-year hold

• IRR: -1.4%
• Equity multiple: 0.90×
• Total profit: $-4,454
• Equity at exit: $14,266

Cash invested: $46,200 (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: 9.6×

Monthly cashflow live

• Estimated rent: $1,428 high
• Mortgage (P&I): −$865
• Tax from tax record: −$54 /mo · $652/yr
• Insurance: −$69
• HOA: −$0
• Vacancy / Maint / Mgmt: −$300
• Net cashflow: $140

Break-even live

Break-even rent $1,251

Max offer price $165,000

Occupancy floor 85%

Sensitivity live

Price	-10% $233	-5% $186	+0% $140	+5% $93	+10% $46
Rent	-10% $27	-5% $83	+0% $140	+5% $196	+10% $252
Rate	-1.0pp $223	-0.5pp $182	base $140	+0.5pp $97	+1.0pp $53

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: $41,250
• Closing costs: $4,950
• Reserves months: —
• Total cash needed: —

Rent comps 11 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
34 Depot St Unit 11 Hartwell, GA	1.0	1.0	832	$1,500	$1.80	13d	1	0.41mi
34 Depot St Unit 11 Hartwell, GA	1.0	1.0	870	$1,500	$1.72	23d	1	0.41mi
186 Maret St Hartwell, GA	3.0	2.0	1200	$1,500	$1.25	45d	1	0.42mi
291 W Johnson St Unit 401 Hartwell, GA	2.0	1.5	900	$1,200	$1.33	23d	1	0.45mi
249 N Carter St Hartwell, GA	2.0	1.0	829	$1,400	$1.69	5d	1	0.68mi
250 N Forest Ave Hartwell, GA	2.0	2.0	1092	$1,450	$1.33	13d	1	0.69mi
249 N Carter St Unit C Hartwell, GA	2.0	1.0	829	$1,400	$1.69	13d	1	0.70mi
125 Cayuga St Unit A Hartwell, GA	2.0	2.0	900	$1,350	$1.50	13d	1	0.88mi
188 Vickery St Unit B Hartwell, GA	2.0	2.0	900	$1,350	$1.50	5d	1	0.89mi
135 Fairview Ave Hartwell, GA	2.0	1.0	996	$1,200	$1.20	13d	1	1.17mi
234 Bowers Estates Rd Hartwell, GA	3.0	3.0	1500	$1,850	$1.23	45d	1	1.20mi

Listing history 2 events

1. 2026-05-18
   status Under Contract 220-char remark
2. 2026-05-11
   listed $165,000 New 220-char remark

ⓘ 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: $652 · $54/mo
• Projected year-2 tax: $1,518 · $126/mo
• Expected delta: +$866/yr (+$72/mo · 132.9%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 6/10 Major FEMA zone X (unshaded) · 69% chance over 30 yrs
• 🔥 Wildfire 2/10 Low
• 🌡 Heat 5/10 Major 7 d/yr ≥104°F today · 17 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 10% chance of damaging wind over 30 yrs
• 🫁 Air quality 3/10 Moderate 2 unhealthy d/yr today · 4 by 30 yrs out

Taxation est. · year 1

• Rental income: $17,133
• − Mortgage interest: −$9,243
• − Property taxes: −$652
• − Insurance: −$825
• − Repairs & maintenance: −$1,371
• − Management: −$1,371
• − Depreciation: −$4,800
• Taxable loss: −$1,128
• Est. tax savings @ 24.0%: +$271
• After-tax cash flow: $1,945/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

4 events — show timeline

• 2026-05-19 Pending — GAMLS
• 2026-05-19 Relisted — GAMLS
• 2026-05-18 Pending — GAMLS
• 2026-05-11 Listed $165,000 GAMLS

Property tax history

+0.2%/yr

Latest (2025): $652 · -3.9% YoY. Source: county tax records.