552 Opal Street Ext · Hartwell, GA 30643

$217,000

3 bd · 1.5 ba · 1,315 sqft · SingleFamily public records · 5 Days on market

Built 1961 0.41 ac lot Est $221k · at est.

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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 +14.3/30.0
• ARV discount +8.3/15.0
• DSCR +4.4/10.0
• Livability +3.1/5.0
• 1% rule +2.7/10.0
• Schools +2.7/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Beautiful home in Hartwell for only $217,000! Conveniently located close to the lake and downtown, this move-in ready 3 bedroom, 2 bathroom brick ranch is currently the cheapest home on the market in its category with a carport. Enjoy a spacious fenced-in backyard with storage sheds, a screened-in back porch perfect for relaxing, and a durable metal roof built to last. Plus, you're just a 5-minute walk to the YMCA right down the street. This home offers the perfect mix of value, durability, and charm. Come take a look today! VIDEO TOUR AVAILABLE ON YOUTUBE BY TYPING IN THE ADDRESS.

Key facts

• Durable metal roof
• Close to the lake
• Fenced-in backyard

Tags

• FENCED-IN BACKYARD
• SCREENED-IN BACK PORCH
• DURABLE METAL ROOF
• CLOSE TO THE LAKE
• CLOSE TO DOWNTOWN
• 5-MINUTE WALK TO YMCA

Property features AI

Finance

• Other: Lot approximately 0.41 acres
• HOA & community: No HOA; No community features

Exterior

• Parking: Carport
• Utilities: Public water; Public sewer; Electricity available; Natural gas available; Sewer connected
• Home design: Single-family residence (house); Built in 1961; Resale property
• Construction: Brick exterior; Metal roof; Crawl space foundation; Built in 1961
• Exterior features: Metal roof; Brick construction; Crawl space basement

Interior

• Kitchen: Appliances: Other
• Bedrooms: 3 bedrooms on the main level
• Flooring: Hardwood flooring; Laminate flooring
• Bathrooms: 2 full bathrooms (main level)
• Heating & cooling: Central heating; Central air conditioning
• Interior features: One-level living; Other interior features
• Laundry & utility: Laundry closet

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath single-family listed at $217k.

Deal economics

• At list price, monthly cash flow is $41 ($498/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 $167k (22.9% below list).
• Recommended offer: $167k (22.9% below list) — sets the bar for 1% rule.
• Cap rate 6.5% 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-, 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) — zoned schools average 70% FRL vs 53% district-wide (17 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 281 active listings in the ZIP; 7 comparable units currently listed for rent nearby; rentals leasing fast (median 13d 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 $2k of loan paydown is wiped out by about $7k 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.
• Current owner paid $163k; 33% above their basis — modest negotiation headroom, anchor on the comps not their cost.

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 $167,374 (22.9% below list)

Questions for the listing agent

1. Built in 1961 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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?
5. 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?
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: 0.77% ✗
• Cap rate: 6.52%
• Cash-on-cash: 0.82%
• DSCR: 1.04
• GRM: 10.8

CMA / ARV

• ARV (on-the-fly): $220,920
• Comps found: 11

Show comp detail 11 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
536 Opal Ext	0.06mi	3/2.0	1,300 (-1%)	19mo	$225,000	$173	78
126 Condor St	0.09mi	3/2.0	1,378 (+5%)	10mo	$252,000	$183	77
510 S Jackson St	0.43mi	3/1.0	1,276 (-3%)	2mo	$145,000	$114	71
90 David St	0.44mi	3/1.5	1,254 (-5%)	1mo	$100,980	$81	71
252 Arthur St	0.51mi	2/2.0 (-1)	1,311 (-0%)	11mo	$285,000	$217	59
150 Dogwood St	0.23mi	3/2.0	1,176 (-11%)	13mo	$200,000	$170	59
811 Highland Ave	0.60mi	3/2.0	1,300 (-1%)	13mo	$208,400	$160	58
325 S Jackson St	0.58mi	3/2.0	1,364 (+4%)	10mo	$129,000	$95	57
268 Smith St	0.27mi	3/2.0	1,444 (+10%)	19mo	$242,000	$168	53
180 Liberty Cir	0.56mi	2/1.0 (-1)	1,170 (-11%)	1mo	$160,000	$137	48
402 Memorial Rd	0.74mi	3/2.0	1,206 (-8%)	20mo	$230,000	$191	33

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: $-32,631
• Equity at exit: $32,355

10-year hold

• IRR: -6.6%
• Equity multiple: 0.58×
• Total profit: $-25,456
• Equity at exit: $18,762

Cash invested: $60,760 (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: 10.8×

Monthly cashflow live

• Estimated rent: $1,674 high
• Mortgage (P&I): −$1,138
• Tax from tax record: −$52 /mo · $629/yr
• Insurance: −$90
• HOA: −$0
• Vacancy / Maint / Mgmt: −$351
• Net cashflow: $41

Break-even live

Break-even rent $1,621

Max offer price $217,000

Occupancy floor 93%

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: $54,250
• Closing costs: $6,510
• Reserves months: —
• Total cash needed: —

Rent comps 7 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
147 Race St Hartwell, GA	2.0	2.0	1791	$1,800	$1.01	13d	1	0.21mi
186 Maret St Hartwell, GA	3.0	2.0	1200	$1,500	$1.25	43d	1	0.89mi
291 W Johnson St Unit 401 Hartwell, GA	2.0	1.5	900	$1,200	$1.33	21d	1	0.95mi
101 Fisher Dr Hartwell, GA	4.0	2.0	1678	$2,500	$1.49	13d	1	1.17mi
250 N Forest Ave Hartwell, GA	2.0	2.0	1092	$1,450	$1.33	11d	1	1.19mi
125 Cayuga St Unit A Hartwell, GA	2.0	2.0	900	$1,350	$1.50	11d	1	1.38mi
188 Vickery St Unit B Hartwell, GA	2.0	2.0	900	$1,350	$1.50	3d	1	1.39mi

Listing history 5 events

1. 2026-06-01
   statusdays on market $217,000 Under Contract 5 DOM
2. 2026-05-31
   days on market $217,000 New 4 DOM
3. 2026-05-30
   days on market $217,000 New 3 DOM
4. 2026-05-27
   listed $217,000 New
5. 2022-09-19
   soldstatus $163,000

ⓘ 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: $629 · $52/mo
• Projected year-2 tax: $1,996 · $166/mo
• Expected delta: +$1,368/yr (+$114/mo · 217.6%)

ⓘ 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 9% 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: $20,085
• − Mortgage interest: −$12,155
• − Property taxes: −$629
• − Insurance: −$1,085
• − Repairs & maintenance: −$1,607
• − Management: −$1,607
• − Depreciation: −$6,313
• Taxable loss: −$3,310
• Est. tax savings @ 24.0%: +$795
• After-tax cash flow: $1,292/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

+33.1% since first listed

2 events — show timeline

• 2026-05-27 Listed $217,000 GAMLS
• 2022-09-19 Sold (Public Records) $163,000 Public Records

Property tax history

+5.5%/yr

Latest (2025): $629 · -5.8% YoY. Source: county tax records.