132 Fourth St · Hardwick, GA 31061

$35,000

3 bd · 2.0 ba · 1,056 sqft · Manufactured public records · 107 Days on market

Built 1987 6,969 sqft lot $33/sqft · 31% below area Est $50k · 31% under ↓ 36% since listing

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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 +30.0/30.0
• ARV discount +15.0/15.0
• 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
• Appreciation +0.0/10.0

Listing remarks MLS

*Investor Special* home with tons of potential in the heart of Milledgeville. Great opportunity for fix & flip, rental income, or first-time investor. Sold as-is. Schedule your showing today!

Key facts

• 6,969 sq ft lot
• Built 1987
• Listed 107 days

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $35k.

Deal economics

• At list price, monthly cash flow is $777 ($9k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $35k).
• Recommended offer: $32k (9.0% below list) — sets the bar for market timing.

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: schools F, amenities F, commute 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.
• Market conditions: Rents rising fast (+4.0%/yr); 375 active listings in the ZIP; 3 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 100% of comp listings sitting > 30 days — soft ceiling on asking rent; 202 units permitted in Baldwin County in 2024 (12 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $242 of loan paydown is wiped out by about $1k 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 $10k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• It's been on market 107 days — a 9% lower offer ($32k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 3y ago; this cycle's ask has dropped $30k (46%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: flood insurance adds $66/mo.
• Climate carrying-cost: severe flood risk; major wind risk, 62% 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 $31,850 (9.0% below list)

Questions for the listing agent

1. It's been on market 107 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
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 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?
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: 3.83% ✓
• Cap rate: 35.21%
• Cash-on-cash: 103.29%
• DSCR: 5.60
• GRM: 2.2

CMA / ARV

• ARV (median comp): $50,497
• List price: $35,000
• Delta: -30.69%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Projected returns pro-forma

-3.0% appreciation · 4.05% rent growth · sell at horizon

5-year hold

• IRR: 97.3%
• Equity multiple: 5.62×
• Total profit: $45,294
• Equity at exit: $5,219

10-year hold

• IRR: —
• Equity multiple: 12.16×
• Total profit: $109,348
• Equity at exit: $3,026

Cash invested: $9,800 (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: 375
• Price-to-rent: 2.2×

Monthly cashflow live

• Estimated rent: $1,340 medium
• Mortgage (P&I): −$184
• Tax from tax record: −$17 /mo · $208/yr
• Insurance: −$15
• Flood insurance flood zone: −$66 /mo · $798/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$281
• Net cashflow: $777

Break-even live

Break-even rent $357

Max offer price $35,000

Occupancy floor 37%

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: $8,750
• Closing costs: $1,050
• Reserves months: —
• Total cash needed: —

Rent comps 3 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	43d	1	0.41mi
180 Carter Pl SW Milledgeville, GA	3.0	2.0	1024	$1,125	$1.10	43d	1	0.73mi
205 Ivey Dr SW Milledgeville, GA	2.0	2.0	1171	$1,299	$1.11	43d	1	1.45mi

Listing history 15 events

1. 2026-05-11
   price $35,000 195-char remark

   Show marketing remark (195 chars)

   *Investor Special* home with tons of potential in the heart of Milledgeville. Great opportunity for fix & flip, rental income, or first-time investor. Sold as-is. Schedule your showing today!

2. 2026-05-11
   status Back On Market 195-char remark

   Show marketing remark (195 chars)

   *Investor Special* home with tons of potential in the heart of Milledgeville. Great opportunity for fix & flip, rental income, or first-time investor. Sold as-is. Schedule your showing today!

3. 2026-04-23
   historical On Hold 195-char remark

   Show marketing remark (195 chars)

   *Investor Special* home with tons of potential in the heart of Milledgeville. Great opportunity for fix & flip, rental income, or first-time investor. Sold as-is. Schedule your showing today!

4. 2026-02-10
   price $60,000

   Show marketing remark (195 chars)

   *Investor Special* home with tons of potential in the heart of Milledgeville. Great opportunity for fix & flip, rental income, or first-time investor. Sold as-is. Schedule your showing today!

5. 2026-02-10
   price $60,000 195-char remark

   Show marketing remark (195 chars)

   *Investor Special* home with tons of potential in the heart of Milledgeville. Great opportunity for fix & flip, rental income, or first-time investor. Sold as-is. Schedule your showing today!

6. 2026-01-16
   listed $65,000 Active
7. 2026-01-13
   listed $65,000 New 195-char remark

   Show marketing remark (195 chars)

   *Investor Special* home with tons of potential in the heart of Milledgeville. Great opportunity for fix & flip, rental income, or first-time investor. Sold as-is. Schedule your showing today!

8. 2024-12-04
   soldstatus $65,000
9. 2024-11-25
   soldstatus $65,000 Sold
10. 2024-11-04
    status Under Contract
11. 2024-10-02
    listed $65,000 New
12. 2023-09-25
    soldstatus $50,000
13. 2023-09-20
    soldstatus $50,000 Sold
14. 2023-09-14
    status Under Contract
15. 2023-08-28
    listed $55,000 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: $208 · $17/mo
• Projected year-2 tax: $322 · $27/mo
• Expected delta: +$114/yr (+$10/mo · 55.2%)

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

Climate risk First Street

• 🌊 Flood 10/10 Extreme FEMA zone X (unshaded) · 99% chance over 30 yrs
• 🔥 Wildfire 2/10 Low
• 🌡 Heat 7/10 Severe 7 d/yr ≥108°F today · 17 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 62% chance of damaging wind over 30 yrs
• 🫁 Air quality 3/10 Moderate 3 unhealthy d/yr today · 4 by 30 yrs out

Taxation est. · year 1

• Rental income: $16,085
• − Mortgage interest: −$1,961
• − Property taxes: −$208
• − Insurance: −$972
• − Repairs & maintenance: −$1,287
• − Management: −$1,287
• − Depreciation: −$1,018
• Taxable income: $9,353
• Est. tax owed @ 24.0%: −$2,245
• After-tax cash flow: $7,080/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

-36.4% since first listed

15 events — show timeline

• 2026-05-11 Price Changed $35,000 GAMLS
• 2026-05-11 Relisted — GAMLS
• 2026-04-23 Delisted — GAMLS
• 2026-02-10 Price Changed $60,000 LCBR
• 2026-02-10 Price Changed $60,000 GAMLS
• 2026-01-16 Listed $65,000 LCBR
• 2026-01-13 Listed $65,000 GAMLS
• 2024-12-04 Sold (Public Records) $65,000 Public Records
• 2024-11-25 Sold (MLS) $65,000 GAMLS
• 2024-11-04 Pending — GAMLS
• 2024-10-02 Listed $65,000 GAMLS
• 2023-09-25 Sold (Public Records) $50,000 Public Records
• 2023-09-20 Sold (MLS) $50,000 GAMLS
• 2023-09-14 Pending — GAMLS
• 2023-08-28 Listed $55,000 GAMLS

Property tax history

+36.4%/yr

Latest (2025): $208 · -2.3% YoY. Source: county tax records.