460 Mount Olivet Rd · Hartwell, GA 30643

$213,000

3 bd · 2.0 ba · 1,232 sqft · Manufactured public records · 160 Days on market

Manufactured home Built 2024 Good condition 1.00 ac lot $173/sqft · 27% below area Est $291k · 27% under

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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 +15.0/15.0
• Cash flow +4.7/30.0
• Condition / age +4.0/5.0
• Livability +3.1/5.0
• Schools +3.0/10.0
• Appreciation +2.5/10.0
• Rent growth +2.5/5.0
• 1% rule +0.6/10.0
• DSCR +0.0/10.0
• Manufactured-home adj. -2.8

Listing remarks

Inquire about the interest rate buydown incentive!!! Come and check out this home minutes away from the lake at an affordable price and in good condition! Also, only minutes away from downtown! Built in 2024, there's not much that can go wrong with this house. Wait until you see your lot!! It's an attractive one. The home sits on a corner and has over one acre of flat land. A white fence in the backyard serves as privacy and keeps you from seeing your neighbors!! Don't miss it and come check it out today!!

Key facts

• Corner lot
• 1 acre lot
• Built 2024

Tags

• MINUTES AWAY FROM THE LAKE
• MINUTES AWAY FROM DOWNTOWN
• CORNER LOT
• OVER ONE ACRE OF FLAT LAND
• WHITE FENCE IN THE BACKYARD

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $213k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $-532 ($-6k/yr) — negative.
• To cash-flow at today's rent, offer at most $136k (36.1% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $119k (44.1% below list).
• Recommended offer: $119k (44.1% 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: 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; 2 comparable units currently listed for rent nearby; 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 160 days — a 12% lower offer ($187k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• 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 $119,013 (44.1% 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. It's been on market 160 days. Have you received any prior offers? Is the seller open to a 44% concession, seller financing, or rate buy-down credit?
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: 0.56% ✗
• Cap rate: 3.30%
• Cash-on-cash: -10.70%
• DSCR: 0.52
• GRM: 14.9

CMA / ARV

• ARV (median comp): $291,260
• List price: $213,000
• Delta: -26.87%
• Verdict: UNDERPRICED
• Comps: 19 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
128 Placid Cove Dr	0.09mi	3/2.0	1,056 (-14%)	2mo	$225,000	$213	71
41 Williams St	1.42mi	3/2.0	1,186 (-4%)	2mo	$175,000	$148	57
1404 N Forest Ave	1.40mi	3/1.0	1,226 (-0%)	7mo	$100,000	$82	54
255 Woodlake Lndg	1.10mi	3/2.0	1,416 (+15%)	0mo	$246,888	$174	40
63 Rainbow Ln	0.98mi	3/2.0	1,416 (+15%)	0mo	$238,000	$168	40
267 Woodlake Lndg	1.10mi	3/2.0	1,416 (+15%)	1mo	$244,888	$173	40
730 Vickery Street Ext	1.06mi	3/2.0	1,400 (+14%)	5mo	$560,000	$400	38
199 Woodlake Lndg	1.10mi	3/2.0	1,416 (+15%)	2mo	$257,888	$182	38
145 Glendale Dr	1.48mi	2/1.0 (-1)	1,070 (-13%)	1mo	$135,000	$126	33
34 Golden Oaks Dr	1.29mi	3/2.0	1,444 (+17%)	8mo	$270,000	$187	33
177 Sawyer Ln	0.99mi	3/2.0	1,034 (-16%)	10mo	$110,000	$106	32
179 Rainbow Ln	1.10mi	3/2.0	1,053 (-14%)	13mo	$230,000	$218	30

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: -35.7%
• Equity multiple: -0.15×
• Total profit: $-68,367
• Equity at exit: $31,759

10-year hold

• IRR: -48.3%
• Equity multiple: -0.73×
• Total profit: $-103,073
• Equity at exit: $18,416

Cash invested: $59,640 (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: 467
• Price-to-rent: 14.9×

Monthly cashflow live

• Estimated rent: $1,190 medium
• Mortgage (P&I): −$1,117
• Tax est. 1.5%: −$266 /mo · $3,195/yr
• Insurance: −$89
• HOA: −$0
• Lot rent leased land?: −$0
• Vacancy / Maint / Mgmt: −$250
• Net cashflow: $-532

Break-even live

Break-even rent $1,863

Max offer price $136,049

Occupancy floor —

Sensitivity live

Price	-10% $-385	-5% $-458	+0% $-532	+5% $-605	+10% $-679
Rent	-10% $-626	-5% $-579	+0% $-532	+5% $-485	+10% $-438
Rate	-1.0pp $-425	-0.5pp $-478	base $-532	+0.5pp $-587	+1.0pp $-643

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: $53,250
• Closing costs: $6,390
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
404 Vickery Street Ext Hartwell, GA	2.0	1.0	901	$1,250	$1.39	2d	1	1.02mi
234 Bowers Estates Rd Hartwell, GA	3.0	3.0	1500	$1,850	$1.23	184d	1	1.18mi

Property features AI

Finance

• HOA & community: No homeowners association

Exterior

• Parking: Assigned parking
• Utilities: Public waterSeptic tank sewerOther utilities
• Home design: Single-family houseResidential resaleBuilt in 2024One story
• Construction: Vinyl sidingComposition roofBuilt in 2024Crawl space foundation
• Exterior features: Corner lot

Interior

• Kitchen: Refrigerator included
• Bedrooms: Three bedrooms on the main level
• Flooring: Laminate flooring
• Bathrooms: Two full bathrooms on the main level
• Heating & cooling: Electric heatingCentral air conditioning
• Interior features: Other interior featuresOne-level layoutCrawl space basement
• Laundry & utility: Mud room laundry area

Listing history 50 events

1. 2026-11-08
   days on market $213,000 Active 160 DOM
2. 2026-11-07
   days on market $213,000 Active 159 DOM
3. 2026-11-06
   days on market $213,000 Active 158 DOM
4. 2026-11-05
   days on market $213,000 Active 157 DOM
5. 2026-11-04
   days on market $213,000 Active 156 DOM
6. 2026-11-02
   days on market $213,000 Active 154 DOM
7. 2026-11-01
   days on market $213,000 Active 153 DOM
8. 2026-10-31
   days on market $213,000 Active 152 DOM
9. 2026-10-30
   days on market $213,000 Active 151 DOM
10. 2026-10-29
    days on market $213,000 Active 150 DOM
11. 2026-10-28
    days on market $213,000 Active 149 DOM
12. 2026-10-27
    days on market $213,000 Active 148 DOM
13. 2026-10-26
    days on market $213,000 Active 147 DOM
14. 2026-10-25
    days on market $213,000 Active 146 DOM
15. 2026-10-24
    days on market $213,000 Active 145 DOM
16. 2026-10-23
    days on market $213,000 Active 144 DOM
17. 2026-10-22
    days on market $213,000 Active 143 DOM
18. 2026-10-21
    days on market $213,000 Active 142 DOM
19. 2026-10-20
    remarks 565-char remark
20. 2026-10-20
    days on market $213,000 Active 141 DOM
21. 2026-10-19
    days on market $213,000 Active 140 DOM
22. 2026-10-18
    days on market $213,000 Active 139 DOM
23. 2026-10-17
    days on market $213,000 Active 138 DOM
24. 2026-10-16
    days on market $213,000 Active 137 DOM
25. 2026-10-15
    days on market $213,000 Active 136 DOM
26. 2026-10-14
    days on market $213,000 Active 135 DOM
27. 2026-10-13
    days on market $213,000 Active 134 DOM
28. 2026-10-12
    days on market $213,000 Active 133 DOM
29. 2026-10-11
    days on market $213,000 Active 132 DOM
30. 2026-10-10
    days on market $213,000 Active 131 DOM
31. 2026-10-09
    days on market $213,000 Active 130 DOM
32. 2026-10-08
    days on market $213,000 Active 129 DOM
33. 2026-10-07
    days on market $213,000 Active 128 DOM
34. 2026-10-06
    days on market $213,000 Active 127 DOM
35. 2026-10-05
    days on market $213,000 Active 126 DOM
36. 2026-10-04
    days on market $213,000 Active 125 DOM
37. 2026-10-04
    statusdays on market $213,000 Active 124 DOM
38. 2026-10-02
    days on market $213,000 Price Change 123 DOM
39. 2026-10-01
    pricestatusdays on market $213,000 Price Change 122 DOM
40. 2026-09-30
    days on market $215,000 Active 121 DOM
41. 2026-09-29
    days on market $215,000 Active 120 DOM
42. 2026-09-28
    days on market $215,000 Active 119 DOM
43. 2026-09-27
    days on market $215,000 Active 118 DOM
44. 2026-09-26
    days on market $215,000 Active 117 DOM
45. 2026-09-25
    days on market $215,000 Active 116 DOM
46. 2026-09-24
    days on market $215,000 Active 115 DOM
47. 2026-09-24
    days on market $215,000 Active 114 DOM
48. 2026-09-22
    days on market $215,000 Active 113 DOM
49. 2026-09-20
    days on market $215,000 Active 111 DOM
50. 2026-09-19
    days on market $215,000 Active 110 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 1/10 Low
• 🌡 Heat 6/10 Major 7 d/yr ≥105°F today · 17 d/yr by 30 yrs out
• 💨 Wind 3/10 Moderate 8% chance of damaging wind over 30 yrs
• 🫁 Air quality 3/10 Moderate 3 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $14,282
• − Mortgage interest: −$11,931
• − Property taxes: −$3,195
• − Insurance: −$1,065
• − Repairs & maintenance: −$1,143
• − Management: −$1,143
• − Depreciation: −$6,196
• Taxable loss: −$10,391
• Est. tax savings @ 24.0%: +$2,494
• After-tax cash flow: $-3,888/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 · 1 photo

Good 80/100 Cosmetic rehab Est. rehab $6,160–$18,480 screening

This 2024 manufactured home is in excellent condition with no visible repairs needed. It offers a good investment opportunity with potential for both resale and rental value through minor cosmetic improvements.

Value-add opportunities

• Both Painting the exterior — Enhances curb appeal and can increase both resale and rental value ↑
• Both Landscaping improvements — Enhances curb appeal and can increase both resale and rental value ↑

ⓘ Rehab cost is a screening estimate — Cosmetic 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

Property features AI

Finance

• HOA & community: No homeowners association

Exterior

• Parking: Assigned parking
• Utilities: Public waterSeptic tank sewerOther utilities
• Home design: Single-family houseResidential resaleBuilt in 2024One story
• Construction: Vinyl sidingComposition roofBuilt in 2024Crawl space foundation
• Exterior features: Corner lot

Interior

• Kitchen: Refrigerator included
• Bedrooms: Three bedrooms on the main level
• Flooring: Laminate flooring
• Bathrooms: Two full bathrooms on the main level
• Heating & cooling: Electric heatingCentral air conditioning
• Interior features: Other interior featuresOne-level layoutCrawl space basement
• Laundry & utility: Mud room laundry area

Price history

1 event — show timeline

• 2026-05-19 Listed $215,000 GAMLS