163 Swint Ave SE · Hardwick, GA 31061

$129,000

3 bd · 1.0 ba · 1,260 sqft · SingleFamily public records · 25 Days on market

Built 1945 0.27 ac lot Est $92k · 40% over

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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 +20.4/30.0
• DSCR +6.5/10.0
• 1% rule +5.4/10.0
• 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

This charming 3-bedroom, 1-bathroom home, with 1260 sqft of living space, is ready for you to make it your own! While it may need a little love and attention, this property offers the perfect opportunity to create the home of your dreams. Whether you're looking to update the kitchen, refresh the bathroom, or give the living spaces a modern touch, this home provides a solid foundation to bring your vision to life. With spacious rooms and a welcoming layout, you can transform this house into a cozy haven with a personal touch. Don't miss out on the potential to turn this diamond in the rough into your ideal living space!

Key facts

• Recently remodeled
• Flexible floor plan
• Spacious kitchen

Tags

• RECENTLY REMODELED
• FLEXIBLE FLOOR PLAN
• SPACIOUS KITCHEN
• BUILT-IN ISLAND
• ADDITIONAL SPACE

Property features AI

Finance

• HOA & community: No homeowners association

Exterior

• Parking: Carport
• Utilities: Public water; Public sewer; Electricity available; Natural gas available; Cable available; High-speed internet available
• Home design: Single-family residence; House structure; Resale property
• Construction: Built in 1945; Wood siding; Composition roof; Crawl space foundation
• Exterior features: City lot

Interior

• Kitchen: Refrigerator
• Bedrooms: 3 bedrooms on the main level
• Flooring: Hardwood floors; Laminate floors
• Bathrooms: 1 full bathroom
• Heating & cooling: Central heating (natural gas); Central air conditioning
• Interior features: Built-in bookcases; Den; Crawl space basement; One-level layout; Fireplace
• Laundry & utility: Laundry area in the kitchen

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $129k.

Deal economics

• At list price, monthly cash flow is $168 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $129k).
• Recommended offer: $127k (1.5% 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: 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); 375 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; 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 $892 of loan paydown is wiped out by about $4k 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.

Negotiation context

• It's been on market 25 days — a 2% lower offer ($127k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 11y 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 $50k; list at $129k implies a 158% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1945 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: 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 $127,065 (1.5% below list)

Questions for the listing agent

1. Built in 1945 — 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 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?
4. 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?
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: 1.04% ✓
• Cap rate: 7.86%
• Cash-on-cash: 5.59%
• DSCR: 1.25
• GRM: 8.0

CMA / ARV

• ARV (on-the-fly): $91,980
• Comps found: 6

Show comp detail 6 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
163 Swint Ave	0.00mi	3/1.0	1,260 (0%)	17mo	$21,000	$17	86
144 Bell Ave SE	0.33mi	3/1.0	1,248 (-1%)	5mo	$38,000	$30	79
140A Bell Ave SE	0.32mi	3/1.0	1,312 (+4%)	10mo	$96,000	$73	70
300 Cline Ave	0.73mi	3/2.0	1,152 (-9%)	11mo	$124,000	$108	38
1271 Twin Pine Rd	0.66mi	2/2.0 (-1)	1,132 (-10%)	11mo	$135,000	$119	34
1815 SE Vinson Hwy	0.44mi	4/2.0 (+1)	1,440 (+14%)	19mo	$65,000	$45	31

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: -6.4%
• Equity multiple: 0.76×
• Total profit: $-8,728
• Equity at exit: $19,234

10-year hold

• IRR: 4.4%
• Equity multiple: 1.34×
• Total profit: $12,294
• Equity at exit: $11,154

Cash invested: $36,120 (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: 8.0×

Monthly cashflow live

• Estimated rent: $1,342 medium
• Mortgage (P&I): −$676
• Tax est. 1.5%: −$161 /mo · $1,935/yr
• Insurance: −$54
• HOA: −$0
• Vacancy / Maint / Mgmt: −$282
• Net cashflow: $168

Break-even live

Break-even rent $1,128

Max offer price $129,000

Occupancy floor 82%

Sensitivity live

Price	-10% $258	-5% $213	+0% $168	+5% $124	+10% $79
Rent	-10% $62	-5% $115	+0% $168	+5% $221	+10% $274
Rate	-1.0pp $233	-0.5pp $201	base $168	+0.5pp $135	+1.0pp $101

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: $32,250
• Closing costs: $3,870
• 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	44d	1	0.57mi
180 Carter Pl SW Milledgeville, GA	3.0	2.0	1024	$1,125	$1.10	44d	1	0.74mi
205 Ivey Dr SW Milledgeville, GA	2.0	2.0	1171	$1,299	$1.11	44d	1	1.39mi

Listing history 24 events

1. 2026-06-19
   days on market $129,000 Active 25 DOM
2. 2026-06-18
   days on market $129,000 Active 24 DOM
3. 2026-06-17
   days on market $129,000 Active 23 DOM
4. 2026-06-16
   statusdays on market $129,000 Active 22 DOM
5. 2026-06-15
   days on market $129,000 Price Change 21 DOM
6. 2026-06-14
   pricestatusdays on market $129,000 Price Change 19 DOM
7. 2026-06-12
   days on market $135,000 Active 18 DOM
8. 2026-06-09
   days on market $135,000 Active 15 DOM
9. 2026-06-08
   statusdays on market $135,000 Active 14 DOM
10. 2026-06-07
    days on market $135,000 New 13 DOM
11. 2026-06-05
    days on market $135,000 New 10 DOM
12. 2026-06-03
    days on market $135,000 New 9 DOM
13. 2026-06-02
    days on market $135,000 New 8 DOM
14. 2026-06-01
    days on market $135,000 New 7 DOM
15. 2026-05-31
    days on market $135,000 New 6 DOM
16. 2026-05-30
    days on market $135,000 New 5 DOM
17. 2026-05-25
    listed $135,000 New
18. 2025-02-03
    status Under Contract 626-char remark

    Show marketing remark (626 chars)

    This charming 3-bedroom, 1-bathroom home, with 1260 sqft of living space, is ready for you to make it your own! While it may need a little love and attention, this property offers the perfect opportunity to create the home of your dreams. Whether you're looking to update the kitchen, refresh the bathroom, or give the living spaces a modern touch, this home provides a solid foundation to bring your vision to life. With spacious rooms and a welcoming layout, you can transform this house into a cozy haven with a personal touch. Don't miss out on the potential to turn this diamond in the rough into your ideal living space!

19. 2025-01-28
    soldstatus $50,000
20. 2025-01-27
    soldstatus $21,000 Sold 626-char remark

    Show marketing remark (626 chars)

    This charming 3-bedroom, 1-bathroom home, with 1260 sqft of living space, is ready for you to make it your own! While it may need a little love and attention, this property offers the perfect opportunity to create the home of your dreams. Whether you're looking to update the kitchen, refresh the bathroom, or give the living spaces a modern touch, this home provides a solid foundation to bring your vision to life. With spacious rooms and a welcoming layout, you can transform this house into a cozy haven with a personal touch. Don't miss out on the potential to turn this diamond in the rough into your ideal living space!

21. 2024-12-23
    listed $59,700 New 626-char remark

    Show marketing remark (626 chars)

    This charming 3-bedroom, 1-bathroom home, with 1260 sqft of living space, is ready for you to make it your own! While it may need a little love and attention, this property offers the perfect opportunity to create the home of your dreams. Whether you're looking to update the kitchen, refresh the bathroom, or give the living spaces a modern touch, this home provides a solid foundation to bring your vision to life. With spacious rooms and a welcoming layout, you can transform this house into a cozy haven with a personal touch. Don't miss out on the potential to turn this diamond in the rough into your ideal living space!

22. 2015-11-06
    soldstatus $20,000 62-char remark

    Show marketing remark (62 chars)

    sold as is, would make a great investment property call today!

23. 2015-11-06
    soldstatus $20,000

    Show marketing remark (62 chars)

    sold as is, would make a great investment property call today!

24. 2015-10-28
    listed $29,900

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 7/10 Severe 7 d/yr ≥109°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: $16,099
• − Mortgage interest: −$7,226
• − Property taxes: −$1,935
• − Insurance: −$645
• − Repairs & maintenance: −$1,288
• − Management: −$1,288
• − Depreciation: −$3,753
• Taxable loss: −$36
• Est. tax savings @ 24.0%: +$9
• After-tax cash flow: $2,029/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

+351.5% since first listed

8 events — show timeline

• 2026-05-25 Listed $135,000 GAMLS
• 2025-02-03 Pending — GAMLS
• 2025-01-28 Sold (Public Records) $50,000 Public Records
• 2025-01-27 Sold (MLS) $21,000 GAMLS
• 2024-12-23 Listed $59,700 GAMLS
• 2015-11-06 Sold (MLS) $20,000 LCBR
• 2015-11-06 Sold (MLS) $20,000 GAMLS
• 2015-10-28 Listed $29,900 LCBR

Property tax history

-5.7%/yr

Latest (2025): $223 · -36.2% YoY. Source: county tax records.