2245 Irwinton Rd · Hardwick, GA 31061

$79,500

3 bd · 1.0 ba · 1,048 sqft · SingleFamily public records · 9 Days on market

Built 1925 0.48 ac lot $76/sqft · 37% above area Est $58k · 37% over

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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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Rent growth +3.5/5.0
• Livability +3.5/5.0
• Condition / age +2.5/5.0
• Schools +1.4/10.0
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Listing remarks MLS

Great Opportunity, first home or rental income. Move in ready, Updated, home features 2 bedrooms, 1 bathroom, new floors. new appliances, backyard for family reunions, Great location, convenient to all the city has to offer. No HOA. Property is being sold "As Is".

Key facts

• Updated bath
• New flooring
• Renovated kitchen

Tags

• NEW FLOORING
• RENOVATED KITCHEN
• UPDATED BATH
• QUIET AREA
• 0.48 ACRES
• SHORT DRIVE TO DOWNTOWN

Property features AI

Finance

• Other: Lot is approximately 0.48 acre; Property located in Res-Irwinton subdivision
• HOA & community: No homeowners association; No community features listed

Exterior

• Parking: Off-street parking
• Utilities: Public water; Public sewer; Electricity available; Cable available; High-speed internet available
• Home design: Single-family house; Residential resale; Built in 1925
• Construction: Wood siding construction; Composition roof; Built in 1925
• Exterior features: Composition roof; Wood siding

Interior

• Kitchen: No appliances listed
• Bedrooms: 2 bedrooms on the main level
• Flooring: Laminate flooring
• Bathrooms: 1 full bathroom on the main level
• Heating & cooling: Central heating; Central air conditioning
• Interior features: One-level layout; Mud room; No fireplace; Other interior features
• Laundry & utility: Laundry in mud room

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $80k.

Deal economics

• At list price, monthly cash flow is $539 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $80k).

Location & tenants

• Location reads 70/100 on livability (#102 in GA) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety A+; Watch: amenities F, commute F, employment F.
• Baldwin County (town): math 13% / reading 20% proficiency, ranked #152 of 174 in GA (top 87%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 72% free/reduced lunch — lower-income household profile, screen leases tightly.
• Zoned schools: Midway Hills Primary (484 students, 89% FRL); Oak Hill Ms (math 13% / reading 24%, grade F, #372 of 470 statewide, top 80%, 986 students, 89% FRL); Baldwin High School (math 10% / reading 21%, grade F, #290 of 424 statewide, top 69%, 1,311 students, 89% FRL) — zoned schools average 89% FRL vs 72% district-wide (17 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents rising fast (+4.0%/yr); 380 active listings in the ZIP; 2 comparable units currently listed for rent nearby; 202 units permitted in Baldwin County in 2024 (12 in 5+ unit buildings).
• This rent runs 31% of the median local income ($54k/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 $550 of loan paydown is wiped out by about $2k of value loss. Plan a longer hold.
• Baldwin County population projected to shrink 8% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.
• At projected returns (-3.0% appreciation + 4.0% rent growth), your $22k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• Only 9 days on market — expect competitive offers; lowballing is unlikely to land.
• 4 sale attempts since 5y 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: flood insurance adds $66/mo; built in 1925 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major flood risk; major wind risk, 60% chance of damaging wind over 30y; extreme-heat days projected 7→17/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $79,500

Questions for the listing agent

1. Built in 1925 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. Schools are F-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. 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: 1.76% ✓
• Cap rate: 15.43%
• Cash-on-cash: 32.65%
• DSCR: 2.45
• GRM: 4.7

CMA / ARV

• ARV (median comp): $57,897
• List price: $79,500
• Delta: 37.31%
• Verdict: OVERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 4 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2245 Irwinton Rd	0.00mi	2/1.0 (-1)	1,048 (0%)	0mo	$75,000	$72	95
135 Ramsey St	0.21mi	3/1.0	976 (-7%)	3mo	$70,000	$72	77
2375 Irwinton Rd	0.20mi	2/1.0 (-1)	1,160 (+11%)	9mo	$170,000	$147	61
315 Harrisburg Rd	0.73mi	2/1.0 (-1)	1,129 (+8%)	13mo	$64,000	$57	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 · 4.05% rent growth · sell at horizon

5-year hold

• IRR: 24.7%
• Equity multiple: 2.03×
• Total profit: $22,982
• Equity at exit: $11,854

10-year hold

• IRR: 33.1%
• Equity multiple: 4.17×
• Total profit: $70,617
• Equity at exit: $6,874

Cash invested: $22,260 (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 31061

• Home prices YoY: -29.9%
• Rents YoY: 4.0%
• Active inventory: 380
• Price-to-rent: 4.7×

Monthly cashflow live

• Estimated rent: $1,399 medium
• Mortgage (P&I): −$417
• Tax from tax record: −$49 /mo · $593/yr
• Insurance: −$33
• Flood insurance flood zone: −$66 /mo · $798/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$294
• Net cashflow: $539

Break-even live

Break-even rent $716

Max offer price $79,500

Occupancy floor 56%

Sensitivity live

Price	-10% $584	-5% $562	+0% $539	+5% $517	+10% $494
Rent	-10% $429	-5% $484	+0% $539	+5% $594	+10% $650
Rate	-1.0pp $579	-0.5pp $559	base $539	+0.5pp $519	+1.0pp $498

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: $19,875
• Closing costs: $2,385
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
399 Allen Memorial Dr SW Milledgeville, GA	2.0	1.0	1209	$1,300	$1.08	45d	1	0.48mi
180 Carter Pl SW Milledgeville, GA	3.0	2.0	1024	$1,125	$1.10	45d	1	0.80mi

Listing history 14 events

1. 2026-05-08
   status Under Contract 525-char remark
2. 2026-04-29
   listed $79,500 New 525-char remark
3. 2024-09-04
   status Under Contract 274-char remark

   Show marketing remark (274 chars)

   Great Opportunity, first home or rental income. Move in ready, Updated, home features 2 bedrooms, 1 bathroom, new floors. new appliances, backyard for family reunions, Great location, convenient to all the city has to offer. No HOA. Property is being sold "As Is".

4. 2024-08-29
   soldstatus $94,000
5. 2024-08-26
   soldstatus $94,000 Sold 274-char remark

   Show marketing remark (274 chars)

   Great Opportunity, first home or rental income. Move in ready, Updated, home features 2 bedrooms, 1 bathroom, new floors. new appliances, backyard for family reunions, Great location, convenient to all the city has to offer. No HOA. Property is being sold "As Is".

6. 2024-08-26
   soldstatus $94,000 Closed

   Show marketing remark (274 chars)

   Great Opportunity, first home or rental income. Move in ready, Updated, home features 2 bedrooms, 1 bathroom, new floors. new appliances, backyard for family reunions, Great location, convenient to all the city has to offer. No HOA. Property is being sold "As Is".

7. 2024-08-22
   status Pending

   Show marketing remark (274 chars)

   Great Opportunity, first home or rental income. Move in ready, Updated, home features 2 bedrooms, 1 bathroom, new floors. new appliances, backyard for family reunions, Great location, convenient to all the city has to offer. No HOA. Property is being sold "As Is".

8. 2024-08-16
   historical Active Under Contract 274-char remark

   Show marketing remark (274 chars)

   Great Opportunity, first home or rental income. Move in ready, Updated, home features 2 bedrooms, 1 bathroom, new floors. new appliances, backyard for family reunions, Great location, convenient to all the city has to offer. No HOA. Property is being sold "As Is".

9. 2024-08-16
   historical Active Under Contract

   Show marketing remark (274 chars)

   Great Opportunity, first home or rental income. Move in ready, Updated, home features 2 bedrooms, 1 bathroom, new floors. new appliances, backyard for family reunions, Great location, convenient to all the city has to offer. No HOA. Property is being sold "As Is".

10. 2024-07-03
    listed $99,000 Active

    Show marketing remark (274 chars)

    Great Opportunity, first home or rental income. Move in ready, Updated, home features 2 bedrooms, 1 bathroom, new floors. new appliances, backyard for family reunions, Great location, convenient to all the city has to offer. No HOA. Property is being sold "As Is".

11. 2024-06-29
    historical $99,000

    Show marketing remark (274 chars)

    Great Opportunity, first home or rental income. Move in ready, Updated, home features 2 bedrooms, 1 bathroom, new floors. new appliances, backyard for family reunions, Great location, convenient to all the city has to offer. No HOA. Property is being sold "As Is".

12. 2024-06-28
    listed $99,000 New 274-char remark

    Show marketing remark (274 chars)

    Great Opportunity, first home or rental income. Move in ready, Updated, home features 2 bedrooms, 1 bathroom, new floors. new appliances, backyard for family reunions, Great location, convenient to all the city has to offer. No HOA. Property is being sold "As Is".

13. 2021-07-28
    soldstatus $40,000 Sold
14. 2021-04-19
    listed $50,000 New

ⓘ 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: $593 · $49/mo
• Projected year-2 tax: $731 · $61/mo
• Expected delta: +$138/yr (+$12/mo · 23.3%)

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

Climate risk First Street

• 🌊 Flood 7/10 Severe FEMA zone X (unshaded) · 96% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 Heat 7/10 Severe 7 d/yr ≥108°F today · 17 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 60% 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: $16,786
• − Mortgage interest: −$4,453
• − Property taxes: −$593
• − Insurance: −$1,195
• − Repairs & maintenance: −$1,343
• − Management: −$1,343
• − Depreciation: −$2,313
• Taxable income: $5,546
• Est. tax owed @ 24.0%: −$1,331
• After-tax cash flow: $5,139/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: Baldwin County
• NCES district ID: 1300210
• Math proficiency: 13% ▼ -8.00%
• Reading proficiency: 20% ▼ -5.00%
• Median HH income: $35,615
• Composite: 13.61/100
• National rank: #9508
• State rank: #152 of 174 in GA

Livability — Hardwick

• Score: 70/100
• State rank: #102
• US rank: #8062

Category grades

Amenities F Commute F Cost of living A+ Crime B+ Employment F Housing A+ Health & safety A+ User ratings A

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Hardwick, GA
• County: Baldwin County · 41,764 people
• City population: 41,194
• Metro: Milledgeville, GA
• Population (ZIP): 41,764
• Household income: $54,263
• Rent vs Own: 40.6% rent · 59.4% own
• Severe rent burden: 1630.0

Population outlook (Baldwin County) Hauer SSP2

• Today (2025): 45,602 people
• By 2030: 45,481 · -0.3%
• By 2040: 44,310 · -2.8%
• By 2050: 42,129 · -7.6%
• By 2075: 36,819 · -19.3%
• By 2100: 29,320 · -35.7%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.56)
• Race & ethnicity: White 51% Black 43% Hispanic / Latino 3% Two or more races 3% Asian 2%
• Common ancestry: Slovak 1% Serbian 1% Italian 1%
• Foreign-born: 3% · Canada, South Korea
• Languages at home: 96% English-only · Spanish 2% Korean 1%

Political lean MEDSL · Baldwin

• 2024 margin: Toss-up / Even · D 48.6% · R 50.9%
• 2008→2024 swing: -6.8pp toward R · 2008: 4.6pp · 2024: -2.2pp
• All cycles: 2024: R+2.2 2020: D+1.3 2016: D+1.7 2012: D+5.5 2008: D+4.6

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -103.16%
• Current HPI: 241.3758
• Rent YoY: ▲ 4.05%
• Metro: Milledgeville, GA
• 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

+50.0% since first listed

15 events — show timeline

• 2026-06-08 Sold (MLS) $75,000 GAMLS
• 2026-05-08 Pending — GAMLS
• 2026-04-29 Listed $79,500 GAMLS
• 2024-09-04 Pending — GAMLS
• 2024-08-29 Sold (Public Records) $94,000 Public Records
• 2024-08-26 Sold (MLS) $94,000 FMLS
• 2024-08-26 Sold (MLS) $94,000 GAMLS
• 2024-08-22 Pending — FMLS
• 2024-08-16 Contingent — GAMLS
• 2024-08-16 Contingent — FMLS
• 2024-07-03 Listed $99,000 FMLS
• 2024-06-29 Coming Soon $99,000 FMLS
• 2024-06-28 Listed $99,000 GAMLS
• 2021-07-28 Sold (MLS) $40,000 GAMLS
• 2021-04-19 Listed $50,000 GAMLS

Property tax history

+3.7%/yr

Latest (2025): $593 · -2.5% YoY. Source: county tax records.