651 S Jackson St · Hartwell, GA 30643

$175,000

3 bd · 2.0 ba · 1,930 sqft · SingleFamily public records · 50 Days on market

Built 1940 0.50 ac lot $91/sqft · 29% below area Est $245k · 29% under

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Why this score? — see what drove the B- 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 +26.2/30.0
• ARV discount +15.0/15.0
• DSCR +8.9/10.0
• 1% rule +5.8/10.0
• 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

If you've been on the hunt for the ideal investment opportunity, renovation project or "flip", this Hartwell diamond-in-the-rough is ready to shine. Within a couple of miles to Lake Hartwell, this property's potential is endless. DETAILS:*2 Bedrooms/2 Full Bath *1930 Sq.Ft. *Year Built - 1940 *.50 Acre Lot. UPDATES: -Updated Electrical with New Panel (200Amp) & Some New Wiring. -Updated Plumbing with New Supply Line from street. -NEW HVAC (2023) -NEW Double Paned Windows with Lifetime Warranty. -Metal roof with New Gutter system with Leaf Guards. -Reframed Central Flex Room. -Re-built Front Porch and Roof over Porch. FLOOR PLAN: -Open Concept with Living Room transitioning to Dining space and Kitchen. -Updated Luxury Vinyl Plank Floors span the Kitchen, as well as stained wood cabinets. APPLIANCES: -Stove/Oven Combo -Vent-hood. -On the main floor there is a convenient bedroom and full bath (needs sink vanity) through the doorway off the kitchen. Storage closets are also made available and could serve as a pantry. -Secondary Flex Space in the studed stages and ready for completion. -Lower Level Storage Space offers concrete floors, private entrance, houses the Laundry and provides potential for multi-use options. SECOND FLOOR: -Oversized Primary Bedroom with new LVP Floors, spacious closet, ceiling fan light fixture, private Full Bath. EXTERIOR: ~Rear Screened Porch. ~2 Car Detached Garage that can serve as a Workshop. ~Large Shed at rear of property. ~Rocking-chair Front Porch. ~Single-car Carport. EXTRAS: -Public Water and septic tank -Metal Roof - All Electric Systems. . LOCATION: -1.9 miles from Lake Hartwell -45 miles to Athens -9 miles to South Carolina. This rare renovation opportunity is ready for you to see your vision through and revive this Lake Hartwell home to its prime.

Key facts

• Updated electrical
• Metal roof
• New hvac

Tags

• UPDATED ELECTRICAL
• UPDATED PLUMBING
• NEW HVAC
• NEW DOUBLE PANED WINDOWS
• METAL ROOF
• NEW GUTTER SYSTEM

Property features AI

Exterior

• Parking: Detached garage (2 spaces); Carport (1 space); Off-street parking; Kitchen-level parking
• Utilities: Public water; Septic tank sewer
• Home design: Single-family residence; One-story
• Construction: Built with brick, block, vinyl siding, and wood siding; Block and slab foundation; Metal roof
• Exterior features: Porch (screened); Outbuilding / shed(s); Other exterior features; Level lot; Asphalt road access; Has a view

Interior

• Kitchen: Oven; Range
• Bedrooms: One bedroom on the main level
• Bathrooms: Two full bathrooms (one on the main level)
• Heating & cooling: Central electric heating; Central electric cooling
• Interior features: Wood burning stove fireplace; Electric water heater; No basement; Total of 4 rooms
• Laundry & utility: No laundry features listed

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $175k.

Deal economics

• At list price, monthly cash flow is $447 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $175k).
• Recommended offer: $170k (3.0% below list) — sets the bar for market timing.
• Cap rate 9.4% 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; 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 $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.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $49k cash investment doubles in ~10 years — after that, you're playing with house money.

Negotiation context

• It's been on market 50 days — a 3% lower offer ($170k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 8y ago 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

• Watch-outs: built in 1940 — 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 $169,750 (3.0% below list)

Questions for the listing agent

1. It's been on market 50 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1940 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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?
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: 1.08% ✓
• Cap rate: 9.35%
• Cash-on-cash: 10.94%
• DSCR: 1.49
• GRM: 7.7

CMA / ARV

• ARV (median comp): $244,975
• List price: $175,000
• Delta: -28.56%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 11 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
45 Dogwood St	0.09mi	3/2.0	1,817 (-6%)	4mo	$110,000	$61	82
72 Cade St	0.33mi	4/2.0 (+1)	1,891 (-2%)	2mo	$261,000	$138	74
560 Athens St	0.36mi	3/2.0	2,023 (+5%)	8mo	$311,000	$154	68
437 Cade St	0.18mi	3/1.5	1,778 (-8%)	12mo	$258,000	$145	67
183 Athens St	0.60mi	2/1.5 (-1)	1,874 (-3%)	1mo	$245,000	$131	59
231 Race St	0.26mi	3/2.0	1,720 (-11%)	15mo	$237,500	$138	58
322 S Forest Ave	0.36mi	3/2.5	1,993 (+3%)	22mo	$346,000	$174	58
351 Athens St	0.48mi	3/2.0	2,136 (+11%)	23mo	$171,300	$80	41
135 Highland Ave	0.56mi	3/2.0	1,649 (-15%)	12mo	$290,000	$176	40
131 W Howell St W	0.74mi	3/2.0	2,155 (+12%)	15mo	$240,000	$111	33
554 Benson St	0.66mi	3/2.0	2,151 (+12%)	22mo	$294,000	$137	32

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: 0.0%
• Equity multiple: 1.00×
• Total profit: $8
• Equity at exit: $26,093

10-year hold

• IRR: 9.6%
• Equity multiple: 1.74×
• Total profit: $36,324
• Equity at exit: $15,131

Cash invested: $49,000 (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: 7.7×

Monthly cashflow live

• Estimated rent: $1,883 medium
• Mortgage (P&I): −$918
• Tax from tax record: −$50 /mo · $602/yr
• Insurance: −$73
• HOA: −$0
• Vacancy / Maint / Mgmt: −$395
• Net cashflow: $447

Break-even live

Break-even rent $1,318

Max offer price $175,000

Occupancy floor 71%

Sensitivity live

Price	-10% $546	-5% $496	+0% $447	+5% $397	+10% $347
Rent	-10% $298	-5% $372	+0% $447	+5% $521	+10% $595
Rate	-1.0pp $535	-0.5pp $491	base $447	+0.5pp $401	+1.0pp $355

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: $43,750
• Closing costs: $5,250
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
147 Race St Hartwell, GA	2.0	2.0	1791	$1,800	$1.01	14d	1	0.18mi
101 Fisher Dr Hartwell, GA	4.0	2.0	1678	$2,500	$1.49	14d	1	1.27mi

Listing history 29 events

1. 2026-06-19
   days on market $175,000 Active 50 DOM
2. 2026-06-18
   days on market $175,000 Active 49 DOM
3. 2026-06-17
   days on market $175,000 Active 48 DOM
4. 2026-06-16
   days on market $175,000 Active 47 DOM
5. 2026-06-15
   days on market $175,000 Active 46 DOM
6. 2026-06-14
   days on market $175,000 Active 44 DOM
7. 2026-06-13
   days on market $175,000 Active 43 DOM
8. 2026-06-10
   days on market $175,000 Active 41 DOM
9. 2026-06-09
   days on market $175,000 Active 40 DOM
10. 2026-06-08
    days on market $175,000 Active 39 DOM
11. 2026-06-07
    days on market $175,000 Active 38 DOM
12. 2026-06-02
    days on market $175,000 Active 33 DOM
13. 2026-06-01
    days on market $175,000 Active 32 DOM
14. 2026-05-31
    days on market $175,000 Active 31 DOM
15. 2026-05-30
    days on market $175,000 Active 30 DOM
16. 2026-04-30
    listed $175,000 New 1827-char remark

    Show marketing remark (1827 chars)

    If you've been on the hunt for the ideal investment opportunity, renovation project or "flip", this Hartwell diamond-in-the-rough is ready to shine. Within a couple of miles to Lake Hartwell, this property's potential is endless. DETAILS:*2 Bedrooms/2 Full Bath *1930 Sq.Ft. *Year Built - 1940 *.50 Acre Lot. UPDATES: -Updated Electrical with New Panel (200Amp) & Some New Wiring. -Updated Plumbing with New Supply Line from street. -NEW HVAC (2023) -NEW Double Paned Windows with Lifetime Warranty. -Metal roof with New Gutter system with Leaf Guards. -Reframed Central Flex Room. -Re-built Front Porch and Roof over Porch. FLOOR PLAN: -Open Concept with Living Room transitioning to Dining space and Kitchen. -Updated Luxury Vinyl Plank Floors span the Kitchen, as well as stained wood cabinets. APPLIANCES: -Stove/Oven Combo -Vent-hood. -On the main floor there is a convenient bedroom and full bath (needs sink vanity) through the doorway off the kitchen. Storage closets are also made available and could serve as a pantry. -Secondary Flex Space in the studed stages and ready for completion. -Lower Level Storage Space offers concrete floors, private entrance, houses the Laundry and provides potential for multi-use options. SECOND FLOOR: -Oversized Primary Bedroom with new LVP Floors, spacious closet, ceiling fan light fixture, private Full Bath. EXTERIOR: ~Rear Screened Porch. ~2 Car Detached Garage that can serve as a Workshop. ~Large Shed at rear of property. ~Rocking-chair Front Porch. ~Single-car Carport. EXTRAS: -Public Water and septic tank -Metal Roof - All Electric Systems. . LOCATION: -1.9 miles from Lake Hartwell -45 miles to Athens -9 miles to South Carolina. This rare renovation opportunity is ready for you to see your vision through and revive this Lake Hartwell home to its prime.

17. 2026-04-30
    listed $175,000 Active 1936-char remark

    Show marketing remark (1827 chars)

    If you've been on the hunt for the ideal investment opportunity, renovation project or "flip", this Hartwell diamond-in-the-rough is ready to shine. Within a couple of miles to Lake Hartwell, this property's potential is endless. DETAILS:*2 Bedrooms/2 Full Bath *1930 Sq.Ft. *Year Built - 1940 *.50 Acre Lot. UPDATES: -Updated Electrical with New Panel (200Amp) & Some New Wiring. -Updated Plumbing with New Supply Line from street. -NEW HVAC (2023) -NEW Double Paned Windows with Lifetime Warranty. -Metal roof with New Gutter system with Leaf Guards. -Reframed Central Flex Room. -Re-built Front Porch and Roof over Porch. FLOOR PLAN: -Open Concept with Living Room transitioning to Dining space and Kitchen. -Updated Luxury Vinyl Plank Floors span the Kitchen, as well as stained wood cabinets. APPLIANCES: -Stove/Oven Combo -Vent-hood. -On the main floor there is a convenient bedroom and full bath (needs sink vanity) through the doorway off the kitchen. Storage closets are also made available and could serve as a pantry. -Secondary Flex Space in the studed stages and ready for completion. -Lower Level Storage Space offers concrete floors, private entrance, houses the Laundry and provides potential for multi-use options. SECOND FLOOR: -Oversized Primary Bedroom with new LVP Floors, spacious closet, ceiling fan light fixture, private Full Bath. EXTERIOR: ~Rear Screened Porch. ~2 Car Detached Garage that can serve as a Workshop. ~Large Shed at rear of property. ~Rocking-chair Front Porch. ~Single-car Carport. EXTRAS: -Public Water and septic tank -Metal Roof - All Electric Systems. . LOCATION: -1.9 miles from Lake Hartwell -45 miles to Athens -9 miles to South Carolina. This rare renovation opportunity is ready for you to see your vision through and revive this Lake Hartwell home to its prime.

18. 2026-03-31
    historical
19. 2026-01-09
    price $180,000
20. 2025-06-12
    price $195,000
21. 2025-03-20
    listed $200,000 New
22. 2023-09-21
    soldstatus $160,000
23. 2023-09-19
    soldstatus $160,000 Sold
24. 2023-09-12
    status Under Contract
25. 2023-08-10
    historical Active Under Contract
26. 2023-07-11
    price $174,900
27. 2023-06-20
    listed $179,900 New
28. 2018-09-12
    historical
29. 2018-04-01
    listed $69,500

ⓘ 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: $602 · $50/mo
• Projected year-2 tax: $1,610 · $134/mo
• Expected delta: +$1,008/yr (+$84/mo · 167.3%)

ⓘ 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 3/10 Moderate
• 🌡 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: $22,593
• − Mortgage interest: −$9,803
• − Property taxes: −$602
• − Insurance: −$875
• − Repairs & maintenance: −$1,807
• − Management: −$1,807
• − Depreciation: −$5,091
• Taxable income: $2,607
• Est. tax owed @ 24.0%: −$626
• After-tax cash flow: $4,733/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

+151.8% since first listed

14 events — show timeline

• 2026-04-30 Listed $175,000 Hive MLS
• 2026-04-30 Listed $175,000 GAMLS
• 2026-03-31 Listing Removed — GAMLS
• 2026-01-09 Price Changed $180,000 GAMLS
• 2025-06-12 Price Changed $195,000 GAMLS
• 2025-03-20 Listed $200,000 GAMLS
• 2023-09-21 Sold (Public Records) $160,000 Public Records
• 2023-09-19 Sold (MLS) $160,000 GAMLS
• 2023-09-12 Pending — GAMLS
• 2023-08-10 Contingent — GAMLS
• 2023-07-11 Price Changed $174,900 GAMLS
• 2023-06-20 Listed $179,900 GAMLS
• 2018-09-12 Listing Removed — Hive MLS
• 2018-04-01 Listed $69,500 Hive MLS

Property tax history

+3.4%/yr

Latest (2025): $602 · -29.7% YoY. Source: county tax records.