Anderson Plan · Walthourville, GA 31301

$267,900

4 bd · 2.5 ba · 1,810 sqft · SingleFamily · 391 Days on market

Excellent condition $34/mo HOA · 1% of rent

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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).

• Cash flow +16.6/30.0
• ARV discount +7.5/15.0
• DSCR +5.2/10.0
• Appreciation +5.1/10.0
• Condition / age +4.8/5.0
• 1% rule +4.7/10.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Schools +2.3/10.0

Listing remarks MLS

The Anderson is part of our Covenant Series! You'll love the Anderson because it combines form and function into one exquisite home. Entering from the foyer, you will first access the flex room - furnish as an office, second living space, the possibilities are endless! Continuing down a short corridor, you are greeted by an inviting kitchen with corner pantry and bar area for additional seating. The family room , with an electric fireplace, is visible from the kitchen - perfect for the modern family. Upstairs, the master suite features a spacious bedroom but the en-suite steals the show. Dual vanities, a garden tub, separate shower, private toilet room and an expansive walk-in closet. Three secondary bedrooms share a hall bath. The laundry room is also located upstairs for convenience. Artistic renderings are for informational purposes only. Actual floor plans, features and inclusions may vary.

Key facts

• Master suite
• Corner pantry
• En-suite

Tags

• FLEX ROOM
• CORNER PANTRY
• BAR AREA
• ELECTRIC FIREPLACE
• MASTER SUITE
• EN-SUITE

🏗️ New construction. The $267,900 list price is a builder figure, so every metric below is computed on the value from comparable previous sales — $272,978.

What this means for you Summary

Snapshot

• This is a 4-bed/2.5-bath single-family listed at $268k. Condition is rated excellent.

Deal economics

• At list price, monthly cash flow is $167 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $264k (1.4% below list).
• Recommended offer: $236k (12.0% below list) — sets the bar for market timing.
• Cap rate 7.0% vs local median 5.4% in Walthourville — top-decile yield for the area; either an underpriced asset or a hidden risk that comps aren't pricing in. Stress-test before assuming the spread holds.

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, schools F, amenities 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.
• Market conditions: 140 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 $2,643/mo this rent would consume 48% 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 $2k of equity ($2k loan paydown + $424 appreciation (0.2% local appreciation)).
• Long County population projected at +72% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• At projected returns (0.2% appreciation + 3.0% rent growth), your $76k cash investment doubles in ~10 years — after that, you're playing with house money.
• By year 10, 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 391 days — a 12% lower offer ($236k) is reasonable based on typical stale-listing flexibility.

Recommended offer $235,752 (12.0% below list)

Questions for the listing agent

1. It's been on market 391 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
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 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?
6. 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.
7. 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.
8. 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: 0.97% ✗
• Cap rate: 7.03%
• Cash-on-cash: 2.63%
• DSCR: 1.12
• GRM: 8.6

CMA / ARV

• ARV (median comp): $272,978
• List price: $267,900
• Delta: -1.86%
• 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
334 Buckhead Loop SE	0.51mi	4/2.5	1,810 (0%)	3mo	$284,025	$157	74
3597 SE Arnall Dr	0.63mi	4/2.0	1,835 (+1%)	0mo	$255,000	$139	66
631 Buckhead Loop SE	0.52mi	4/3.0	1,984 (+10%)	1mo	$315,475	$159	57
722 Buckhead Loop SE	0.52mi	4/2.5	1,609 (-11%)	0mo	$279,800	$174	57
802 Buckhead Loop SE	0.52mi	4/2.5	2,065 (+14%)	0mo	$296,375	$144	52
916 Buckhead Loop SE	0.47mi	4/2.5	2,065 (+14%)	3mo	$306,210	$148	52
663 Buckhead Loop SE	0.52mi	4/2.0	1,565 (-14%)	1mo	$276,975	$177	50
218 Antler Ave	0.65mi	4/3.0	1,984 (+10%)	6mo	$296,450	$149	47
1118 Buckhead Loop SE	0.52mi	4/2.0	1,565 (-14%)	6mo	$275,650	$176	46
977 Buckhead Loop SE	0.63mi	4/2.0	1,620 (-10%)	7mo	$277,750	$171	46
3573 SE Arnall Dr	0.60mi	3/2.0 (-1)	1,596 (-12%)	2mo	$246,900	$155	44
1007 Buckhead Loop SE	0.61mi	4/2.0	1,565 (-14%)	6mo	$289,210	$185	42

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: 1.3%
• Equity multiple: 1.06×
• Total profit: $4,726
• Equity at exit: $81,392

10-year hold

• IRR: 6.7%
• Equity multiple: 1.73×
• Total profit: $56,162
• Equity at exit: $99,551

Cash invested: $76,434 (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: 140
• Price-to-rent: 8.4×

Monthly cashflow live

• Estimated rent: $2,643 medium
• Mortgage (P&I): −$1,432
• Tax est. 1.5%: −$341 /mo · $4,095/yr
• Insurance: −$114
• HOA: −$34
• Vacancy / Maint / Mgmt: −$555
• Net cashflow: $167

Break-even live

Break-even rent $2,431

Max offer price $272,978

Occupancy floor 89%

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: $68,244
• Closing costs: $8,189
• 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	43d	1	0.34mi
9635 Tibet Hwy SE Allenhurst, GA	5.0	3.5	2400	$2,600	$1.08	43d	1	1.26mi

HOA detail

• Monthly dues: $34 · $408/yr
• Likely covers: electric

Listing history 18 events

1. 2026-06-19
   days on market $267,900 Active 391 DOM
2. 2026-06-18
   days on market $267,900 Active 390 DOM
3. 2026-06-17
   days on market $267,900 Active 389 DOM
4. 2026-06-16
   days on market $267,900 Active 388 DOM
5. 2026-06-15
   days on market $267,900 Active 387 DOM
6. 2026-06-14
   days on market $267,900 Active 385 DOM
7. 2026-06-13
   days on market $267,900 Active 384 DOM
8. 2026-06-10
   days on market $267,900 Active 382 DOM
9. 2026-06-09
   days on market $267,900 Active 381 DOM
10. 2026-06-08
    days on market $267,900 Active 380 DOM
11. 2026-06-07
    days on market $267,900 Active 379 DOM
12. 2026-06-05
    days on market $267,900 Active 376 DOM
13. 2026-06-03
    days on market $267,900 Active 375 DOM
14. 2026-06-02
    days on market $267,900 Active 374 DOM
15. 2026-06-01
    days on market $267,900 Active 373 DOM
16. 2026-05-31
    days on market $267,900 Active 372 DOM
17. 2026-05-30
    days on market $267,900 Active 371 DOM
18. 2025-05-24
    listed $267,900 Active 907-char remark

    Show marketing remark (907 chars)

    The Anderson is part of our Covenant Series! You'll love the Anderson because it combines form and function into one exquisite home. Entering from the foyer, you will first access the flex room - furnish as an office, second living space, the possibilities are endless! Continuing down a short corridor, you are greeted by an inviting kitchen with corner pantry and bar area for additional seating. The family room , with an electric fireplace, is visible from the kitchen - perfect for the modern family. Upstairs, the master suite features a spacious bedroom but the en-suite steals the show. Dual vanities, a garden tub, separate shower, private toilet room and an expansive walk-in closet. Three secondary bedrooms share a hall bath. The laundry room is also located upstairs for convenience. 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: $31,712
• − Mortgage interest: −$15,291
• − Property taxes: −$4,095
• − Insurance: −$1,365
• − Repairs & maintenance: −$2,537
• − Management: −$2,537
• − HOA: −$408
• − Depreciation: −$7,941
• Taxable loss: −$2,462
• Est. tax savings @ 24.0%: +$591
• After-tax cash flow: $2,597/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

Excellent 95/100 None rehab

This home is in excellent condition with modern amenities and a well-maintained exterior. It is move-in ready and would benefit from minor updates to enhance its curb appeal and interior aesthetics.

Value-add opportunities

• Both Paint exterior and interior — Fresh paint enhances curb appeal and interior aesthetics
• Both Replace carpet with hardwood or tile — Hardwood or tile flooring is more durable and adds value
• Both Install smart home technology — Smart home features improve convenience and energy efficiency

Renovation cost estimate screening

Value-add ROI direction

• Both Paint exterior and interior — Fresh paint enhances curb appeal and interior aesthetics ↑
• Both Replace carpet with hardwood or tile — Hardwood or tile flooring is more durable and adds value ↑
• Both Install smart home technology — Smart home features improve convenience and energy efficiency ↑

ⓘ 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

1 event — show timeline

• 2025-05-24 Listed $267,900 Zillow