130 Laural Wood Road Rd SE · Walthourville, GA 31301

$312,975

5 bd · 3.0 ba · 2,256 sqft · SingleFamily · 52 Days on market

Built 2026 Poor condition 0.57 ac lot $139/sqft · at area comps Est $299k · at est. $34/mo HOA · 1% of rent

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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 +12.5/30.0
• ARV discount +5.3/15.0
• Appreciation +5.1/10.0
• 1% rule +3.7/10.0
• DSCR +3.7/10.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Schools +2.3/10.0
• Condition / age +1.0/5.0

Listing remarks MLS

The Denmark floor plan is an impressive 5-bedroom, 3-bath home with flexible spaces designed for today's lifestyle. Its cheerful exterior provides great curb appeal with a charming brick accent skirt. Inside, a welcoming foyer leads to the heart of the home. The U-shaped kitchen offers plentiful cabinetry and flows seamlessly into the dining and great room, ideal for entertaining and everyday living. Upstairs, a versatile loft is perfect for a homework nook or media space. Three bedrooms share a hall bath, while the spacious primary suite serves as a true retreat with a garden tub, separate shower, and walk-in closet. A back patio overlooks the expansive backyard, perfect for relaxing or entertaining outdoors. Artistic renderings are for informational purposes only. Actual floor plans, features, and inclusions may vary.

Key facts

• U shaped kitchen
• Expansive backyard
• Versatile loft

Tags

• U SHAPED KITCHEN
• VERSATILE LOFT
• BACK PATIO
• EXPANSIVE BACKYARD

What this means for you Summary

Snapshot

• This is a 5-bed/3.0-bath single-family listed at $313k. Condition is rated poor.

Deal economics

• At list price, monthly cash flow is $-47 ($-569/yr) — negative.
• To cash-flow at today's rent, offer at most $306k (2.2% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $272k (13.1% below list).
• Recommended offer: $272k (13.1% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 64/100 on livability (#255 in GA) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, crime B; Watch: employment D, amenities F, commute F.
• Long County (rural): math 26% / reading 26% proficiency, ranked #115 of 174 in GA (top 66%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 61% free/reduced lunch — lower-income household profile, screen leases tightly.
• Zoned schools: Smiley Elementary School (1,258 students, 67% FRL); Long County Middle School (math 21% / reading 27%, grade F, #311 of 470 statewide, top 68%, 945 students, 69% FRL); Long County High School (math 37% / reading 22%, grade F, #140 of 424 statewide, top 35%, 1,209 students, 70% FRL).
• Market conditions: 141 active listings in the ZIP; 2 comparable units currently listed for rent nearby; 298 units permitted in Long County in 2024 (0 in 5+ unit buildings).
• At $2,721/mo this rent would consume 50% of the median local household income ($65k/yr) (locally 121% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

Forward outlook

• In year one you build about $3k of equity ($2k loan paydown + $486 appreciation (0.2% local appreciation)).
• Long County population projected at +72% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• By year 9, paydown + projected appreciation supports a ~$30k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 52 days — a 3% lower offer ($304k) is reasonable based on typical stale-listing flexibility.

Recommended offer $272,089 (13.1% 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 52 days. Have you received any prior offers? Is the seller open to a 13% concession, seller financing, or rate buy-down credit?
3. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
4. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
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: 0.87% ✗
• Cap rate: 6.11%
• Cash-on-cash: -0.65%
• DSCR: 0.97
• GRM: 9.6

CMA / ARV

• ARV (median comp): $298,679
• List price: $312,975
• Delta: 4.79%
• 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
377 Buckhead Loop SE	0.23mi	5/3.0	2,256 (0%)	4mo	$282,350	$125	86
200 Antler Ave SE	0.28mi	5/3.0	2,256 (0%)	4mo	$308,875	$137	84
874 Buckhead Loop SE	0.39mi	5/3.0	2,256 (0%)	2mo	$320,675	$142	80
1105 Buckhead Loop SE	0.34mi	4/2.5 (-1)	2,254 (-0%)	6mo	$312,495	$139	72
702 Buckhead Loop SE	0.34mi	5/3.0	2,415 (+7%)	1mo	$322,425	$134	72
836 Buckhead Loop SE	0.34mi	4/2.5 (-1)	2,395 (+6%)	0mo	$316,800	$132	67
236 Antler Ave	0.24mi	5/3.0	2,516 (+12%)	6mo	$317,825	$126	65
802 Buckhead Loop SE	0.34mi	4/2.5 (-1)	2,065 (-8%)	0mo	$296,375	$144	63
631 Buckhead Loop SE	0.34mi	4/3.0 (-1)	1,984 (-12%)	1mo	$315,475	$159	58
218 Antler Ave	0.26mi	4/3.0 (-1)	1,984 (-12%)	6mo	$296,450	$149	58
916 Buckhead Loop SE	0.39mi	4/2.5 (-1)	2,065 (-8%)	3mo	$306,210	$148	58
382 Buckhead Loop SE	0.23mi	4/2.0 (-1)	1,926 (-15%)	1mo	$310,875	$161	55

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

Projected returns pro-forma

0.16% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: -2.4%
• Equity multiple: 0.89×
• Total profit: $-9,819
• Equity at exit: $93,318

10-year hold

• IRR: 3.3%
• Equity multiple: 1.36×
• Total profit: $31,481
• Equity at exit: $114,138

Cash invested: $87,633 (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 31301

• Home prices YoY: 0.1%
• Active inventory: 141
• Price-to-rent: 9.6×

Monthly cashflow live

• Estimated rent: $2,721 medium
• Mortgage (P&I): −$1,641
• Tax est. 1.5%: −$391 /mo · $4,695/yr
• Insurance: −$130
• HOA: −$34
• Vacancy / Maint / Mgmt: −$571
• Net cashflow: $-47

Break-even live

Break-even rent $2,781

Max offer price $306,117

Occupancy floor 97%

Sensitivity live

Price	-10% $169	-5% $61	+0% $-47	+5% $-156	+10% $-264
Rent	-10% $-262	-5% $-155	+0% $-47	+5% $60	+10% $168
Rate	-1.0pp $110	-0.5pp $32	base $-47	+0.5pp $-128	+1.0pp $-211

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: $78,244
• Closing costs: $9,389
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2722 Arnall Dr Allenhurst, GA	5.0	3.0	2256	$2,600	$1.15	45d	1	0.55mi
469 Archie Way Hinesville, GA	4.0	2.5	2001	$2,000	$1.00	45d	1	1.33mi

HOA detail

• Monthly dues: $34 · $408/yr

Listing history 2 events

1. 2026-05-04
   status Pending 831-char remark

   Show marketing remark (831 chars)

   The Denmark floor plan is an impressive 5-bedroom, 3-bath home with flexible spaces designed for today's lifestyle. Its cheerful exterior provides great curb appeal with a charming brick accent skirt. Inside, a welcoming foyer leads to the heart of the home. The U-shaped kitchen offers plentiful cabinetry and flows seamlessly into the dining and great room, ideal for entertaining and everyday living. Upstairs, a versatile loft is perfect for a homework nook or media space. Three bedrooms share a hall bath, while the spacious primary suite serves as a true retreat with a garden tub, separate shower, and walk-in closet. A back patio overlooks the expansive backyard, perfect for relaxing or entertaining outdoors. Artistic renderings are for informational purposes only. Actual floor plans, features, and inclusions may vary.

2. 2026-03-13
   listed $312,975 Active 831-char remark

   Show marketing remark (831 chars)

   The Denmark floor plan is an impressive 5-bedroom, 3-bath home with flexible spaces designed for today's lifestyle. Its cheerful exterior provides great curb appeal with a charming brick accent skirt. Inside, a welcoming foyer leads to the heart of the home. The U-shaped kitchen offers plentiful cabinetry and flows seamlessly into the dining and great room, ideal for entertaining and everyday living. Upstairs, a versatile loft is perfect for a homework nook or media space. Three bedrooms share a hall bath, while the spacious primary suite serves as a true retreat with a garden tub, separate shower, and walk-in closet. A back patio overlooks the expansive backyard, perfect for relaxing or entertaining outdoors. Artistic renderings are for informational purposes only. Actual floor plans, features, and inclusions may vary.

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

Taxation est. · year 1

• Rental income: $32,651
• − Mortgage interest: −$17,531
• − Property taxes: −$4,695
• − Insurance: −$1,565
• − Repairs & maintenance: −$2,612
• − Management: −$2,612
• − HOA: −$408
• − Depreciation: −$9,105
• Taxable loss: −$5,877
• Est. tax savings @ 24.0%: +$1,411
• After-tax cash flow: $842/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 · 6 photos

Poor 20/100 Extensive rehab

This home is in the construction phase and requires extensive work to be move-in ready. Completing the construction will significantly increase its value for both resale and rental purposes.

Repairs flagged

• Major Exterior walls — Construction material covers the entire exterior
• Major Interior walls — Construction material covers the entire interior
• Major Flooring — Flooring is not yet installed
• Major Kitchen cabinets — Kitchen cabinets are not yet installed
• Major Bathroom fixtures — Bathroom fixtures are not yet installed
• Major Roof — Roof is not yet finished
• Major Exterior siding — Exterior siding is not yet installed
• Major Windows — Windows are not yet installed
• Major HVAC and mechanical systems — HVAC and mechanical systems are not yet installed
• Major Landscaping — Landscaping and curb appeal are not yet completed

Value-add opportunities

• Both Complete exterior and interior construction — Completing construction will make the home move-in ready and visually appealing
• Both Install kitchen cabinets and appliances — A fully equipped kitchen will enhance the home's functionality and appeal
• Both Install bathroom fixtures and finishes — Completed bathrooms will improve the home's functionality and appeal
• Both Install roof and exterior siding — A finished roof and exterior will enhance the home's curb appeal and functionality
• Both Install windows — Windows will improve the home's energy efficiency and curb appeal
• Both Install HVAC and mechanical systems — A fully functional HVAC system will improve the home's comfort and energy efficiency
• Both Complete landscaping and curb appeal — Landscaping and curb appeal will enhance the home's overall appearance and value

Renovation cost estimate screening

Repair item	Severity	Est. cost
Exterior walls · Construction material covers the entire exterior	Major	$15,000–50,000
Interior walls · Construction material covers the entire interior	Major	$15,000–50,000
Flooring · Flooring is not yet installed	Major	$15,000–50,000
Kitchen cabinets · Kitchen cabinets are not yet installed	Major	$15,000–50,000
Bathroom fixtures · Bathroom fixtures are not yet installed	Major	$15,000–50,000
Roof · Roof is not yet finished	Major	$15,000–50,000
Exterior siding · Exterior siding is not yet installed	Major	$15,000–50,000
Windows · Windows are not yet installed	Major	$15,000–50,000
HVAC and mechanical systems · HVAC and mechanical systems are not yet installed	Major	$15,000–50,000
Landscaping · Landscaping and curb appeal are not yet completed	Major	$15,000–50,000
Total estimated repair cost · 10 items		$150,000–500,000

Value-add ROI direction

• Both Complete exterior and interior construction — Completing construction will make the home move-in ready and visually appealing ↑
• Both Install kitchen cabinets and appliances — A fully equipped kitchen will enhance the home's functionality and appeal ↑
• Both Install bathroom fixtures and finishes — Completed bathrooms will improve the home's functionality and appeal ↑
• Both Install roof and exterior siding — A finished roof and exterior will enhance the home's curb appeal and functionality ↑
• Both Install windows — Windows will improve the home's energy efficiency and curb appeal ↑
• Both Install HVAC and mechanical systems — A fully functional HVAC system will improve the home's comfort and energy efficiency ↑
• Both Complete landscaping and curb appeal — Landscaping and curb appeal will enhance the home's overall appearance and value ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

Schools (NCES district)

• District: Long County
• NCES district ID: 1303360
• Math proficiency: 26% ▼ -14.00%
• Reading proficiency: 26% ▼ -13.00%
• Median HH income: $45,958
• Composite: 22.51/100
• National rank: #8090
• State rank: #115 of 174 in GA

Livability — Walthourville

• Score: 64/100
• State rank: #255
• US rank: #14108

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Liberty County · 58,565 people
• City population: 4,933
• Metro: Hinesville, GA
• Population (ZIP): 4,933
• Household income: $65,417
• Rent vs Own: 55.7% rent · 44.3% own
• Severe rent burden: 121.0

Population outlook (Long County) Hauer SSP2

• Today (2025): 24,669 people
• By 2030: 28,223 · +14.4%
• By 2040: 35,430 · +43.6%
• By 2050: 42,403 · +71.9%
• By 2075: 56,996 · +131.0%
• By 2100: 64,185 · +160.2%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.64)
• Race & ethnicity: Black 51% White 31% Two or more races 15% Hispanic / Latino 9%
• Hispanic origin (detail): Mexican 2% Puerto Rican 7%
• Common ancestry: Slovak 1% Lithuanian 1%
• Foreign-born: 3% · Canada
• Languages at home: 96% English-only · Spanish 2%

Political lean MEDSL · Long

• 2024 margin: Strong R (+29.5) · D 35.1% · R 64.6%
• 2008→2024 swing: -5.4pp toward R · 2008: -24.1pp · 2024: -29.5pp
• All cycles: 2024: R+29.5 2020: R+26.4 2016: R+30.8 2012: R+22.9 2008: R+24.1

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 0.16%
• Current HPI: 187.7716
• Rent YoY: —
• 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

2 events — show timeline

• 2026-05-04 Pending — HABR
• 2026-03-13 Listed $312,975 HABR