Stacy Plan · Hinesville, GA 31313

$240,900

3 bd · 2.5 ba · 1,585 sqft · SingleFamily · 1 Days on market

Good condition $30/mo HOA · 1% of rent

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Why this score? — see what drove the F 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 +8.2/30.0
• ARV discount +7.5/15.0
• Condition / age +4.0/5.0
• Rent growth +3.9/5.0
• Livability +3.7/5.0
• 1% rule +2.7/10.0
• Schools +2.3/10.0
• DSCR +2.2/10.0
• Appreciation +0.0/10.0

Listing remarks

The Stacy is a wonderful 3 bedroom, 2.5 bath home. Enjoy an open concept living area with a large great room, dining area and corner kitchen with dedicated pantry. Upstairs, a versatile loft space is a perfect for an office or craft area. The master suite features a walk-in closet, garden tub, separate shower and more! Artistic rendering(s) are for informational purposes only. Actual floor plans & inclusions may vary.

Key facts

• Corner kitchen
• Walk-in closet
• Versatile loft space

Tags

• OPEN CONCEPT LIVING AREA
• LARGE GREAT ROOM
• CORNER KITCHEN
• DEDICATED PANTRY
• VERSATILE LOFT SPACE
• WALK-IN CLOSET

🏗️ New construction. The $240,900 list price is a builder figure, so every metric below is computed on the value from comparable previous sales — $272,846.

What this means for you Summary

Snapshot

• This is a 3-bed/2.5-bath single-family listed at $241k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $-381 ($-5k/yr) — negative.
• To cash-flow at today's rent, offer at most $218k (9.6% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $210k (12.8% below list).
• Recommended offer: $210k (12.8% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 73/100 on livability (#51 in GA) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety A+; Watch: schools D+, commute D+, crime F.
• Liberty County (urban): math 19% / reading 28% proficiency, ranked #133 of 174 in GA (top 76%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Market conditions: Rents rising fast (+5.4%/yr); 911 active listings in the ZIP; 14 comparable units currently listed for rent nearby; rentals leasing fast (median 6d on market — plan ~1-2 weeks tenant-placement turnaround); 471 units permitted in Liberty County in 2024 (0 in 5+ unit buildings).
• This rent runs 42% of the median local income ($60k/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 $2k of loan paydown is wiped out by about $8k of value loss. Plan a longer hold.
• Liberty County population projected to shrink 8% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.

Negotiation context

• Only 1 days on market — expect competitive offers; lowballing is unlikely to land.

Risks & watch-outs

• Watch-outs: flood insurance adds $125/mo.
• Climate carrying-cost: in FEMA flood zone A (mandatory federal flood insurance); severe wind risk, 98% chance of damaging wind over 30y; moderate wildfire risk; extreme-heat days projected 7→18/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $210,046 (12.8% 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. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
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 F 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. 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?
8. 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.
9. 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.
10. 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: 5.17%
• Cash-on-cash: -4.02%
• DSCR: 0.82
• GRM: 10.8

CMA / ARV

• ARV (median comp): $272,846
• List price: $240,900
• Delta: -11.71%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 10 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
221 Joann Lewis Ln	0.14mi	3/2.0	1,477 (-7%)	4mo	$268,900	$182	76
301 Joann Lewis Ln	0.11mi	4/2.0 (+1)	1,565 (-1%)	19mo	$280,000	$179	70
283 Joann Lewis Ln	0.11mi	3/2.0	1,380 (-13%)	6mo	$270,000	$196	66
125 Whipple Ave	0.60mi	3/2.0	1,544 (-3%)	12mo	$258,000	$167	56
258 Whipple Ave	0.61mi	4/2.0 (+1)	1,716 (+8%)	1mo	$290,000	$169	50
25 Anzio Ave	0.49mi	3/2.0	1,775 (+12%)	18mo	$240,000	$135	41
27 Wythe St	0.73mi	3/2.0	1,475 (-7%)	15mo	$284,900	$193	40
223 Whipple Ave	0.57mi	3/2.0	1,374 (-13%)	17mo	$252,000	$183	36
826 Marne Blvd	0.72mi	3/2.5	1,423 (-10%)	21mo	$264,000	$186	32
14 Cohen Dr	0.75mi	3/2.0	1,423 (-10%)	21mo	$259,900	$183	29

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 · 5.41% rent growth · sell at horizon

5-year hold

• IRR: -23.6%
• Equity multiple: 0.17×
• Total profit: $-63,162
• Equity at exit: $40,682

10-year hold

• IRR: -12.6%
• Equity multiple: 0.17×
• Total profit: $-63,278
• Equity at exit: $23,591

Cash invested: $76,397 (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 →

Buyer's market Market conditions within 1.0 mi — comparable homes for sale

Active competition Active MLS

• For sale now: 20 active · 5 under contract
• Months of supply: 17.1 mo (6%/mo absorbed)
• Median asking: $264,400 ($161/sqft)
• Median days on market: 87 d
• This list price: 15% of active listings are priced below it
• ARV vs active asking: +7.2% vs current asking $/sqft

Closed sales set the value; these active listings set current market conditions and a practical price ceiling.

ZIP-level market 31313

• Home prices YoY: -27.1%
• Rents YoY: 5.4%
• Active inventory: 911
• Price-to-rent: 9.6×

Monthly cashflow live

• Estimated rent: $2,100 high
• Mortgage (P&I): −$1,431
• Tax est. 1.5%: −$341 /mo · $4,093/yr
• Insurance: −$114
• Flood insurance flood zone: −$125 /mo · $1,502/yr
• HOA: −$30
• Vacancy / Maint / Mgmt: −$441
• Net cashflow: $-381

Break-even live

Break-even rent $2,583

Max offer price $217,655

Occupancy floor —

Sensitivity live

Price	-10% $-193	-5% $-287	+0% $-381	+5% $-476	+10% $-570
Rent	-10% $-547	-5% $-464	+0% $-381	+5% $-298	+10% $-215
Rate	-1.0pp $-244	-0.5pp $-312	base $-381	+0.5pp $-452	+1.0pp $-524

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: $68,211
• Closing costs: $8,185
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Rent comps 14 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
222 Courage Way Hinesville, GA	4.0	3.0	1984	$1,995	$1.01	5d	1	0.11mi
326 Joann Lewis Ln Hinesville, GA	4.0	3.0	1793	$2,150	$1.20	139d	1	0.11mi
247 Joann Lewis Ln Hinesville, GA	4.0	3.0	1984	$2,100	$1.06	5d	1	0.13mi
195 Courage Way Hinesville, GA	3.0	2.5	1746	$2,200	$1.26	139d	1	0.14mi
1110 Marne Blvd Hinesville, GA	3.0	2.0	1380	$2,000	$1.45	5d	1	0.23mi
241 Whipple Ave Hinesville, GA	3.0	2.0	1339	$2,000	$1.49	3d	1	0.59mi
232 Gambrell Rd Hinesville, GA	4.0	3.0	2104	$2,050	$0.97	1d	1	0.71mi
34 Wythe St Hinesville, GA	4.0	2.5	1978	$2,200	$1.11	139d	1	0.73mi
148 Gambrell Rd Hinesville, GA	4.0	2.5	1962	$2,170	$1.11	5d	1	0.80mi
248 Bender St Hinesville, GA	3.0	3.0	1633	$2,100	$1.29	5d	1	0.89mi
403 Valdez Ct Hinesville, GA	3.0	2.5	1810	$2,000	$1.10	139d	1	0.97mi
409 Valdez Ct Hinesville, GA	3.0	2.5	1587	$1,700	$1.07	5d	1	0.97mi
501 Burke Dr Hinesville, GA	1.0–3.0	1.0–2.0	1132	$1,939	$1.71	5d	28	1.06mi
200 Alcove Ct Hinesville, GA	3.0	2.5	1672	$2,300	$1.38	1d	1	1.35mi

Listing history 2 events

1. 2026-06-02
   remarks 423-char remark
2. 2026-06-02
   listed $240,900 Active 1 DOM

ⓘ 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 9/10 Extreme FEMA zone A · 99% chance over 30 yrs
• 🔥 Wildfire 5/10 Major
• 🌡 Heat 8/10 Severe 7 d/yr ≥111°F today · 18 d/yr by 30 yrs out
• 💨 Wind 8/10 Severe 98% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 2 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $25,206
• − Mortgage interest: −$15,284
• − Property taxes: −$4,093
• − Insurance: −$2,867
• − Repairs & maintenance: −$2,016
• − Management: −$2,016
• − HOA: −$360
• − Depreciation: −$7,937
• Taxable loss: −$9,368
• Est. tax savings @ 24.0%: +$2,248
• After-tax cash flow: $-2,329/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.

Condition & rehab AI · 12 photos

Good 80/100 None rehab

This well-maintained single-family home is move-in ready with a good condition score and minimal repairs needed. It offers a good ROI with updates that can further enhance its value.

Value-add opportunities

• Both Paint interior walls — Fresh paint can enhance curb appeal and interior aesthetics ↑
• Both Replace light fixtures — Modern light fixtures can improve the home's curb appeal and functionality ↑
• Both Install smart home devices — Smart home devices can increase the home's value and appeal to tech-savvy buyers ↑

F Composite school gradezoned avg 23/100

Zoned Schools

Elementary Waldo Pafford Elementary School F GA #790/1,228 Nat'l #31,549/41,679 Middle Lewis Frasier Middle School F GA #271/470 Nat'l #9,793/14,009 High Bradwell Institute F GA #243/424 Nat'l #14,491/17,239

Schools (NCES district)

• District: Liberty County
• NCES district ID: 1303300
• Math proficiency: 19% ▼ -16.00%
• Reading proficiency: 28% ▼ -13.00%
• Median HH income: $43,911
• Composite: 20.2/100
• National rank: #8630
• State rank: #133 of 174 in GA

B Composite livability gradescore 73/100

Livability — Hinesville

• Score: 73/100
• State rank: #51
• US rank: #5200

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Hinesville, GA
• County: Liberty County · 58,689 people
• Metro: Hinesville, GA
• Population (ZIP): 42,838
• Household income: $60,233
• Rent vs Own: 50.1% rent · 49.9% own
• Severe rent burden: 8% of renters

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Population outlook (Liberty County) Hauer SSP2

• Today (2025): 58,689 people
• By 2030: 57,670 · -1.7%
• By 2040: 55,750 · -5.0%
• By 2050: 54,155 · -7.7%
• By 2075: 58,947 · +0.4%
• By 2100: 66,919 · +14.0%

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Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.67)
• Race & ethnicity: Black 47% White 31% Hispanic / Latino 13% Two or more races 11% Asian 2%
• Hispanic origin (detail): Mexican 4% Puerto Rican 7%
• Common ancestry: Slovak 1% Italian 1% Lithuanian 1%
• Foreign-born: 7% · Canada, South Korea
• Languages at home: 86% English-only · Spanish 7% Other Indo-European 2% German/W. Germanic 1%

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Political lean MEDSL · Liberty

• 2024 margin: D (+17.4) · D 58.5% · R 41.0%
• 2008→2024 swing: -10.9pp toward R · 2008: 28.4pp · 2024: 17.4pp
• All cycles: 2024: D+17.4 2020: D+24.1 2016: D+21.2 2012: D+30.2 2008: D+28.4

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -77.50%
• Current HPI: 208.0927
• Rent YoY: ▲ 5.41%
• Metro: Hinesville, GA
• State GDP YoY: ▲ 2.66%
• F500 in state: 28

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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