1089 Desert Shield St · Hinesville, GA 31313

$200,000

3 bd · 2.0 ba · 1,431 sqft · SingleFamily public records · 559 Days on market

Built 1993 0.25 ac lot $140/sqft · 6% below area Est $212k · 6% under ↓ 9% since listing

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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 +11.9/30.0
• ARV discount +10.1/15.0
• 1% rule +3.9/10.0
• Rent growth +3.9/5.0
• Livability +3.7/5.0
• DSCR +3.5/10.0
• Condition / age +2.5/5.0
• Schools +2.0/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Property is located in an established neighborhood, located close to shopping and restaurants. This is a 3bd 2 1/2 bth , also a bonus room that could possibly be used as a 4th bdrm, storage shed in the rear of the home. Property is being sold 'AS IS'.

Key facts

• 0.25 acre lot
• Built 1993
• Listed 559 days

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $200k.

Deal economics

• At list price, monthly cash flow is $-51 ($-616/yr) — negative.
• To cash-flow at today's rent, offer at most $191k (4.5% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $178k (11.0% below list).
• Recommended offer: $176k (12.0% below list) — sets the bar for market timing.

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); 639 active listings in the ZIP; 28 comparable units currently listed for rent nearby; rentals lingering (median 46d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 100% of comp listings sitting > 30 days — soft ceiling on asking rent; 471 units permitted in Liberty County in 2024 (0 in 5+ unit buildings).
• This rent runs 35% 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 $1k of loan paydown is wiped out by about $6k 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

• It's been on market 559 days — a 12% lower offer ($176k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; moderate wildfire risk; extreme-heat days projected 7→19/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $176,000 (12.0% 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 559 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
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 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: 0.89% ✗
• Cap rate: 5.99%
• Cash-on-cash: -1.10%
• DSCR: 0.95
• GRM: 9.4

CMA / ARV

• ARV (median comp): $212,271
• List price: $200,000
• Delta: -5.78%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1453 Sheridan Pt	0.34mi	3/2.0	1,511 (+6%)	3mo	$205,900	$136	72
1433 Sidewinder Way	0.33mi	3/2.0	1,511 (+6%)	6mo	$230,000	$152	70
1104 Tomcat Trl Trl	0.16mi	3/2.0	1,245 (-13%)	2mo	$237,000	$190	69
106 Deann Dr	0.30mi	3/1.5	1,285 (-10%)	2mo	$224,900	$175	66
1242 Dhurahn Dr	0.20mi	3/2.0	1,223 (-14%)	3mo	$185,000	$151	64
735 Kadi Ln	0.44mi	3/2.0	1,290 (-10%)	0mo	$208,500	$162	63
1463 Fritts Ct	0.56mi	3/2.0	1,316 (-8%)	2mo	$210,000	$160	58
927 Charles C Frasier Blvd	0.70mi	3/2.0	1,379 (-4%)	6mo	$210,000	$152	57
1352 Forest Lake Dr	0.48mi	3/1.0	1,286 (-10%)	4mo	$199,999	$156	54
624 Honey Ridge Ln	0.54mi	4/2.0 (+1)	1,302 (-9%)	1mo	$199,900	$154	54
1371 Forest Lake Dr	0.60mi	3/2.0	1,251 (-13%)	1mo	$225,000	$180	50
1480 Flo Zechman Dr	0.53mi	3/2.0	1,232 (-14%)	4mo	$208,000	$169	48

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: -15.3%
• Equity multiple: 0.44×
• Total profit: $-31,184
• Equity at exit: $29,821

10-year hold

• IRR: -2.9%
• Equity multiple: 0.79×
• Total profit: $-12,010
• Equity at exit: $17,292

Cash invested: $56,000 (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 31313

• Home prices YoY: -27.1%
• Rents YoY: 5.4%
• Active inventory: 639
• Price-to-rent: 9.4×

Monthly cashflow live

• Estimated rent: $1,780 high
• Mortgage (P&I): −$1,049
• Tax from tax record: −$325 /mo · $3,904/yr
• Insurance: −$83
• HOA: −$0
• Vacancy / Maint / Mgmt: −$374
• Net cashflow: $-51

Break-even live

Break-even rent $1,845

Max offer price $190,934

Occupancy floor 98%

Sensitivity live

Price	-10% $62	-5% $5	+0% $-51	+5% $-108	+10% $-165
Rent	-10% $-192	-5% $-122	+0% $-51	+5% $19	+10% $89
Rate	-1.0pp $49	-0.5pp $0	base $-51	+0.5pp $-103	+1.0pp $-156

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: $50,000
• Closing costs: $6,000
• Reserves months: —
• Total cash needed: —

Rent comps 28 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1213 Desert Storm Dr Hinesville, GA	3.0	2.0	1542	$1,800	$1.17	45d	1	0.17mi
1458 Sheridan Pt Hinesville, GA	3.0	2.0	1400	$1,800	$1.29	45d	1	0.34mi
1456 Coalition Cir Hinesville, GA	3.0	2.0	1424	$1,700	$1.19	45d	1	0.35mi
286 Whitetail Cir Hinesville, GA	3.0	2.0	1274	$1,600	$1.26	45d	1	0.42mi
1478 Enterprise Dr Hinesville, GA	4.0	2.0	1802	$1,875	$1.04	45d	1	0.44mi
172 Cherokee Cir Hinesville, GA	3.0	2.0	1290	$1,550	$1.20	45d	1	0.49mi
255 Glenn Bryant Rd Hinesville, GA	3.0	1.0	1075	$1,700	$1.58	45d	1	0.59mi
108 Cherokee Cir Hinesville, GA	3.0	2.0	1208	$1,275	$1.06	45d	1	0.62mi
910 Brett Dr Hinesville, GA	2.0–3.0	2.0	957	$1,600	$1.67	46d	3	0.64mi
910 Brett Dr Hinesville, GA	2.0–3.0	2.0	957	$1,600	$1.67	45d	4	0.64mi
1100 Pineland Ave Hinesville, GA	2.0	2.5	1412	$1,575	$1.12	45d	2	0.68mi
1069 Kelly Dr Hinesville, GA	3.0	1.5	1270	$1,350	$1.06	45d	1	0.78mi
1012 White Cir Hinesville, GA	3.0	1.0	1050	$1,300	$1.24	45d	1	0.79mi
131 Pointe South Dr Hinesville, GA	2.0	1.0	960	$1,950	$2.03	45d	1	0.81mi
1410 Brittney Ln Hinesville, GA	3.0	2.5	1758	$2,000	$1.14	45d	1	1.05mi
149 Becky St Hinesville, GA	3.0	2.0	1145	$1,800	$1.57	45d	1	1.08mi
732 Fleming Rd Hinesville, GA	3.0	1.5	1348	$1,400	$1.04	45d	1	1.12mi
196 Wayfair Ln Hinesville, GA	3.0	2.5	1380	$1,790	$1.30	45d	1	1.19mi
814 Lesa St Hinesville, GA	2.0	1.5	1152	$950	$0.82	45d	1	1.23mi
300 Brantley Dr Unit 137 Hinesville, GA	4.0	4.0	1696	$2,400	$1.42	45d	1	1.26mi
912 Pineland Ave Hinesville, GA	3.0	2.5	1428	$1,648	$1.15	45d	1	1.27mi
404 Clairemore Ct Hinesville, GA	3.0	2.0	1590	$2,100	$1.32	45d	1	1.31mi
662 Mahoney Rd Hinesville, GA	3.0	2.0	1196	$1,795	$1.50	45d	1	1.33mi
1474 Kelly Dr Hinesville, GA	2.0	2.0	962	$1,550	$1.61	45d	1	1.36mi
727 S Main St Hinesville, GA	2.0–3.0	1.5	1286	$1,450	$1.13	45d	3	1.38mi
250 Garden Cir Hinesville, GA	3.0	2.0	1140	$1,750	$1.54	45d	1	1.40mi
220 Garden Cir Hinesville, GA	3.0	1.5	1323	$1,650	$1.25	45d	1	1.47mi
2007 Ossabaw Dr Hinesville, GA	3.0	2.0	1291	$1,975	$1.53	45d	1	1.50mi

Listing history 20 events

1. 2026-06-21
   days on market $200,000 Active 559 DOM
2. 2026-06-19
   days on market $200,000 Active 557 DOM
3. 2026-06-18
   days on market $200,000 Active 556 DOM
4. 2026-06-17
   days on market $200,000 Active 555 DOM
5. 2026-06-16
   days on market $200,000 Active 554 DOM
6. 2026-06-15
   days on market $200,000 Active 553 DOM
7. 2026-06-14
   days on market $200,000 Active 551 DOM
8. 2026-06-13
   days on market $200,000 Active 550 DOM
9. 2026-06-10
   days on market $200,000 Active 548 DOM
10. 2026-06-09
    days on market $200,000 Active 547 DOM
11. 2026-06-08
    days on market $200,000 Active 546 DOM
12. 2026-06-07
    days on market $200,000 Active 545 DOM
13. 2026-06-05
    days on market $200,000 Active 542 DOM
14. 2026-06-03
    days on market $200,000 Active 541 DOM
15. 2026-06-02
    days on market $200,000 Active 540 DOM
16. 2026-06-01
    days on market $200,000 Active 539 DOM
17. 2026-05-31
    days on market $200,000 Active 538 DOM
18. 2026-05-30
    days on market $200,000 Active 537 DOM
19. 2025-08-20
    price $200,000 252-char remark

    Show marketing remark (252 chars)

    Property is located in an established neighborhood, located close to shopping and restaurants. This is a 3bd 2 1/2 bth , also a bonus room that could possibly be used as a 4th bdrm, storage shed in the rear of the home. Property is being sold 'AS IS'.

20. 2024-12-09
    listed $220,000 Active 252-char remark

    Show marketing remark (252 chars)

    Property is located in an established neighborhood, located close to shopping and restaurants. This is a 3bd 2 1/2 bth , also a bonus room that could possibly be used as a 4th bdrm, storage shed in the rear of the home. Property is being sold 'AS IS'.

ⓘ 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: $3,904 · $325/mo
• Projected year-2 tax: $3,904 · $325/mo
• Expected delta: $0/yr ($0/mo · -0.0%)

ⓘ 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 (shaded) · 0% chance over 30 yrs
• 🔥 Wildfire 5/10 Major
• 🌡 Heat 9/10 Extreme 7 d/yr ≥110°F today · 19 d/yr by 30 yrs out
• 💨 Wind 8/10 Severe 99% 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: $21,360
• − Mortgage interest: −$11,203
• − Property taxes: −$3,904
• − Insurance: −$1,000
• − Repairs & maintenance: −$1,709
• − Management: −$1,709
• − Depreciation: −$5,818
• Taxable loss: −$3,983
• Est. tax savings @ 24.0%: +$956
• After-tax cash flow: $340/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: 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

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 · 58,565 people
• City population: 42,838
• Metro: Hinesville, GA
• Population (ZIP): 42,838
• Household income: $60,233
• Rent vs Own: 50.1% rent · 49.9% own
• Severe rent burden: 1693.0

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%

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%

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

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

-9.1% since first listed

2 events — show timeline

• 2025-08-20 Price Changed $200,000 HABR
• 2024-12-09 Listed $220,000 HABR

Property tax history

+6.5%/yr

Latest (2025): $3,904 · +6.4% YoY. Source: county tax records.