3500 Bowersville Hwy · Hartwell, GA 30516

$189,900

3 bd · 2.0 ba · 1,347 sqft · SingleFamily public records · 41 Days on market

Built 1957 0.50 ac lot $141/sqft · 22% below area Est $244k · 22% under

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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).

• ARV discount +15.0/15.0
• Cash flow +12.7/30.0
• Appreciation +10.0/10.0
• DSCR +3.8/10.0
• Livability +3.1/5.0
• Schools +2.7/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• 1% rule +2.4/10.0

Listing remarks MLS

Home is to be purchased "As Is". This home features a spacious master suite, hardwood flooring and a "rock" fire place. The front porch features a gate which opens up to a private fenced in back yard. This home is in a USDA eligible area.

Key facts

• Bowersville area
• Full bathroom
• 0.5 acre lot

Tags

• BOWERSVILLE AREA
• NORTH HART SCHOOL DISTRICT
• PRIVATE PRIMARY SUITE
• FULL BATHROOM

Property features AI

Finance

• Other: Property listed as fixer
• HOA & community: No HOA; No association fees

Exterior

• Parking: Open parking; Parking pad
• Utilities: Public water; Septic tank sewer; Cable available; Electricity available; High-speed internet available; Natural gas available; Electric service on property
• Home design: Single family residence; House structure; Residential property; Built in 1957; One story
• Construction: Wood siding; Composition roof; Public records list 1,347 above-grade finished square feet
• Exterior features: Half-acre lot; Other lot features

Interior

• Kitchen: Dishwasher; Microwave; Refrigerator
• Bedrooms: 3 bedrooms on the main level
• Flooring: Hardwood; Laminate; Tile
• Bathrooms: 2 full bathrooms on the main level
• Heating & cooling: Central heating; Central air; Ceiling fan(s)
• Interior features: One-level floorplan; Family room; Crawl space basement; Fireplace (1)
• Laundry & utility: Mud room

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $190k.

Deal economics

• At list price, monthly cash flow is $-20 ($-242/yr) — negative.
• To cash-flow at today's rent, offer at most $186k (1.9% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $140k (26.4% below list).
• Recommended offer: $140k (26.4% 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: 20 active listings in the ZIP; 3 comparable units currently listed for rent nearby; rentals lingering (median 45d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 100% of comp listings sitting > 30 days — soft ceiling on asking rent; 170 units permitted in Hart County in 2024 (8 in 5+ unit buildings).

Forward outlook

• In year one you build about $20k of equity ($1k loan paydown + $19k appreciation (10.0% local appreciation)).
• Hart County population projected to shrink 4% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.
• At projected returns (10.0% appreciation + 3.0% rent growth), your $53k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 2, paydown + projected appreciation supports a ~$33k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 41 days — a 3% lower offer ($184k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 13y 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.
• Current owner paid $100k; list at $190k implies a 90% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1957 — 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 $139,855 (26.4% 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 41 days. Have you received any prior offers? Is the seller open to a 26% concession, seller financing, or rate buy-down credit?
3. Built in 1957 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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. 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.
8. 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.
9. 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: 0.74% ✗
• Cap rate: 6.17%
• Cash-on-cash: -0.45%
• DSCR: 0.98
• GRM: 11.3

CMA / ARV

• ARV (median comp): $244,225
• List price: $189,900
• Delta: -22.24%
• Verdict: UNDERPRICED
• Comps: 3 within 1.0 mi

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
3465 Hwy. 51	0.05mi	3/2.0	1,200 (-11%)	6mo	$244,000	$203	74
120 Gurley Rd	0.38mi	3/1.5	1,164 (-14%)	1mo	$280,000	$241	56

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

10.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 23.9%
• Equity multiple: 2.92×
• Total profit: $102,047
• Equity at exit: $171,077

10-year hold

• IRR: 21.2%
• Equity multiple: 6.67×
• Total profit: $301,335
• Equity at exit: $368,934

Cash invested: $53,172 (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 30516

• Home prices YoY: 23.8%
• Active inventory: 20
• Price-to-rent: 11.3×

Monthly cashflow live

• Estimated rent: $1,399 medium
• Mortgage (P&I): −$996
• Tax from tax record: −$50 /mo · $600/yr
• Insurance: −$79
• HOA: −$0
• Vacancy / Maint / Mgmt: −$294
• Net cashflow: $-20

Break-even live

Break-even rent $1,424

Max offer price $186,341

Occupancy floor 96%

Sensitivity live

Price	-10% $87	-5% $34	+0% $-20	+5% $-74	+10% $-128
Rent	-10% $-131	-5% $-75	+0% $-20	+5% $35	+10% $90
Rate	-1.0pp $75	-0.5pp $28	base $-20	+0.5pp $-69	+1.0pp $-119

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: $47,475
• Closing costs: $5,697
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2585 Bowersville Hwy Bowersville, GA	2.0	2.0	1020	$1,350	$1.32	45d	1	0.92mi
2587 Memorial Rd Bowersville, GA	2.0	2.0	1020	$1,350	$1.32	45d	1	0.97mi
56 Spring Creek Ct Canon, GA	3.0	2.0	1550	$1,500	$0.97	45d	1	1.13mi

Listing history 23 events

1. 2026-06-22
   days on market $189,900 Active 41 DOM
2. 2026-06-19
   days on market $189,900 Active 39 DOM
3. 2026-06-18
   days on market $189,900 Active 38 DOM
4. 2026-06-17
   days on market $189,900 Active 37 DOM
5. 2026-06-16
   days on market $189,900 Active 36 DOM
6. 2026-06-15
   days on market $189,900 Active 35 DOM
7. 2026-06-14
   days on market $189,900 Active 33 DOM
8. 2026-06-13
   days on market $189,900 Active 32 DOM
9. 2026-06-10
   days on market $189,900 Active 30 DOM
10. 2026-06-09
    days on market $189,900 Active 29 DOM
11. 2026-06-08
    days on market $189,900 Active 28 DOM
12. 2026-06-07
    days on market $189,900 Active 27 DOM
13. 2026-06-02
    days on market $189,900 Active 22 DOM
14. 2026-06-01
    days on market $189,900 Active 21 DOM
15. 2026-05-31
    days on market $189,900 Active 20 DOM
16. 2026-05-30
    days on market $189,900 Active 19 DOM
17. 2026-05-04
    listed $189,900 New 431-char remark
18. 2022-12-01
    soldstatus $100,000 Sold 258-char remark

    Show marketing remark (258 chars)

    Home is to be purchased "As Is". This home features a spacious master suite, hardwood flooring and a "rock" fire place. The front porch features a gate which opens up to a private fenced in back yard. This home is in a USDA eligible area.

19. 2022-11-02
    status Under Contract 258-char remark

    Show marketing remark (258 chars)

    Home is to be purchased "As Is". This home features a spacious master suite, hardwood flooring and a "rock" fire place. The front porch features a gate which opens up to a private fenced in back yard. This home is in a USDA eligible area.

20. 2022-10-18
    listed $155,000 New 258-char remark

    Show marketing remark (258 chars)

    Home is to be purchased "As Is". This home features a spacious master suite, hardwood flooring and a "rock" fire place. The front porch features a gate which opens up to a private fenced in back yard. This home is in a USDA eligible area.

21. 2013-10-31
    soldstatus $72,600
22. 2013-10-30
    soldstatus $72,522

    Show marketing remark (543 chars)

    TOTALLY UPDATED THREE BEDROOM, TWO BATH HOME IN BOWERSVILLE AREA OF HART COUNTY. SITUATED IN HIGHLY SOUGHT AFTER NORTH HART SCHOOL DISTRICT. AN ABSOLUTELY ADORABLE HOME WITH GOOD SIZED BEDROOMS. MASTER HAS ITS OWN PRIVATE BATHROOM. KITCHEN IS OPEN TO DINING AREA. ROCK FIREPLACE, BAY WINDOW AND FRENCH DOORS IN LIVINGROOM. COVERED AND OPEN PORCH FOR ENTERTAINING. PORCH IS GATED AND OPENS TO FENCED BACKYARD MAKING IT THE PERFECT PET FRIENDLY AREA! LARGE FENCED BACKYARD IS GREAT FOR KIDS PLAY AREA. GARDEN AREA AND STORAGE BUILDING.

23. 2013-06-03
    listed $69,900

    Show marketing remark (543 chars)

    TOTALLY UPDATED THREE BEDROOM, TWO BATH HOME IN BOWERSVILLE AREA OF HART COUNTY. SITUATED IN HIGHLY SOUGHT AFTER NORTH HART SCHOOL DISTRICT. AN ABSOLUTELY ADORABLE HOME WITH GOOD SIZED BEDROOMS. MASTER HAS ITS OWN PRIVATE BATHROOM. KITCHEN IS OPEN TO DINING AREA. ROCK FIREPLACE, BAY WINDOW AND FRENCH DOORS IN LIVINGROOM. COVERED AND OPEN PORCH FOR ENTERTAINING. PORCH IS GATED AND OPENS TO FENCED BACKYARD MAKING IT THE PERFECT PET FRIENDLY AREA! LARGE FENCED BACKYARD IS GREAT FOR KIDS PLAY AREA. GARDEN AREA AND STORAGE BUILDING.

ⓘ 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: $600 · $50/mo
• Projected year-2 tax: $1,747 · $146/mo
• Expected delta: +$1,147/yr (+$96/mo · 191.1%)

ⓘ 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 4/10 Moderate
• 🌡 Heat 6/10 Major 7 d/yr ≥104°F today · 17 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 11% 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: $16,783
• − Mortgage interest: −$10,637
• − Property taxes: −$600
• − Insurance: −$950
• − Repairs & maintenance: −$1,343
• − Management: −$1,343
• − Depreciation: −$5,524
• Taxable loss: −$3,614
• Est. tax savings @ 24.0%: +$867
• After-tax cash flow: $626/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

• Population (ZIP): 1,935

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 (77%)
• Race & ethnicity: White 77% Hispanic / Latino 16% Black 7% Native American 6%
• Hispanic origin (detail): Mexican 15%
• Common ancestry: Serbian 2% Iranian 2% Slovak 1%
• Foreign-born: 4% · Canada
• Languages at home: 84% English-only · Spanish 16%

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: ▲ 50.60%
• Current HPI: 263.2817
• 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

+171.7% since first listed

7 events — show timeline

• 2026-05-04 Listed $189,900 GAMLS
• 2022-12-01 Sold (MLS) $100,000 GAMLS
• 2022-11-02 Pending — GAMLS
• 2022-10-18 Listed $155,000 GAMLS
• 2013-10-31 Sold (Public Records) $72,600 Public Records
• 2013-10-30 Sold (MLS) $72,522 GAMLS
• 2013-06-03 Listed $69,900 GAMLS

Property tax history

+1.0%/yr

Latest (2025): $600 · -5.0% YoY. Source: county tax records.