403 N Church St · Hahira, GA 31632

$149,900

2 bd · 1.0 ba · 1,282 sqft · SingleFamily public records · 168 Days on market

Built 1969 0.57 ac lot Est $199k · 25% under

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Why this score? — see what drove the B 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 +23.6/30.0
• ARV discount +15.0/15.0
• Appreciation +10.0/10.0
• DSCR +7.6/10.0
• 1% rule +5.3/10.0
• Schools +4.7/10.0
• Livability +3.4/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks

Great location on this 2BR/1BA home in Hahira. Huge yard, big workshop, and spacious front porch and rear deck. This home has both a living room and a family room. New roof installed in March 2026.

Key facts

• Huge yard
• Big workshop
• Living room

Tags

• HUGE YARD
• BIG WORKSHOP
• SPACIOUS FRONT PORCH
• REAR DECK
• LIVING ROOM
• FAMILY ROOM

Property features AI

Exterior

• Utilities: Public water; Public sewer
• Home design: Single-family residence; One story
• Construction: Wood siding construction
• Exterior features: Deck; Workshop

Interior

• Kitchen: Dishwasher; Refrigerator
• Flooring: Hardwood; Tile; Vinyl
• Bathrooms: 1 full bathroom
• Interior features: Dishwasher; Refrigerator

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $150k.

Deal economics

• At list price, monthly cash flow is $282 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $150k).
• Recommended offer: $132k (12.0% below list) — sets the bar for market timing.
• Cap rate 8.6% vs local median 3.9% in Hahira — 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 67/100 on livability (#161 in GA) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+; Watch: crime C-, employment D+, health & safety D.
• Lowndes County (rural): math 59% / reading 52% proficiency, ranked #8 of 174 in GA (top 5%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Market conditions: 189 active listings in the ZIP; 4 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 50% of comp listings sitting > 30 days — soft ceiling on asking rent; solid renter incomes; 896 units permitted in Lowndes County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $16k of equity ($1k loan paydown + $15k appreciation (10.0% local appreciation)).
• Lowndes County population projected at +10% by 2050 — modest demand growth; plan on rents tracking national, not racing it.
• At projected returns (10.0% appreciation + 3.0% rent growth), your $42k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 3, paydown + projected appreciation supports a ~$41k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 168 days — a 12% lower offer ($132k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts 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 $55k; list at $150k implies a 173% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; major wildfire risk; extreme-heat days projected 7→20/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $131,912 (12.0% below list)

Questions for the listing agent

1. It's been on market 168 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1969 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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. 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: 1.03% ✓
• Cap rate: 8.55%
• Cash-on-cash: 8.08%
• DSCR: 1.36
• GRM: 8.1

CMA / ARV

• ARV (on-the-fly): $198,710
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
309 Barfield St	0.52mi	3/2.0 (+1)	1,265 (-1%)	7mo	$170,000	$134	58
303 Wright St	0.64mi	3/2.0 (+1)	1,293 (+1%)	6mo	$191,000	$148	54
301 Wright St	0.64mi	3/2.0 (+1)	1,293 (+1%)	7mo	$199,900	$155	54
521 Judy Ann Dr	0.65mi	3/2.0 (+1)	1,286 (+0%)	9mo	$213,000	$166	53
209 Washington St	0.64mi	3/2.0 (+1)	1,370 (+7%)	1mo	$250,000	$182	48
105 Owens St	0.27mi	2/2.0	1,118 (-13%)	19mo	$105,000	$94	46
936 W Stanfill St	0.55mi	3/2.0 (+1)	1,180 (-8%)	12mo	$180,000	$153	42
311 W Grace St	0.56mi	3/2.0 (+1)	1,410 (+10%)	9mo	$229,900	$163	41
924 Sugarberry Dr	0.53mi	3/2.0 (+1)	1,399 (+9%)	19mo	$219,000	$157	35
500 E Grace St	0.70mi	3/2.0 (+1)	1,456 (+14%)	4mo	$215,000	$148	32
509 South Nelson St	0.72mi	2/2.0	1,100 (-14%)	9mo	$168,000	$153	31
503 S College St	0.74mi	3/1.5 (+1)	1,147 (-10%)	14mo	$217,000	$189	29

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

Projected returns pro-forma

10.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 30.2%
• Equity multiple: 3.37×
• Total profit: $99,593
• Equity at exit: $135,042

10-year hold

• IRR: 26.1%
• Equity multiple: 7.65×
• Total profit: $279,066
• Equity at exit: $291,223

Cash invested: $41,972 (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 31632

• Home prices YoY: 8.1%
• Active inventory: 189
• Price-to-rent: 8.1×

Monthly cashflow live

• Estimated rent: $1,547 medium
• Mortgage (P&I): −$786
• Tax from tax record: −$91 /mo · $1,090/yr
• Insurance: −$62
• HOA: −$0
• Vacancy / Maint / Mgmt: −$325
• Net cashflow: $282

Break-even live

Break-even rent $1,189

Max offer price $149,900

Occupancy floor 77%

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: $37,475
• Closing costs: $4,497
• Reserves months: —
• Total cash needed: —

Rent comps 4 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
305 Barfield St Hahira, GA	3.0	2.0	1361	$1,495	$1.10	43d	1	0.49mi
302 Lee St Hahira, GA	3.0	2.0	950	$1,095	$1.15	21d	1	0.71mi
310 Elizabeth St Hahira, GA	3.0	2.0	1200	$1,195	$1.00	43d	1	0.73mi
7410 Northcreek Cir Hahira, GA	3.0	2.0	1460	$1,750	$1.20	21d	1	1.00mi

Listing history 7 events

1. 2026-05-02
   status Pending
2. 2026-04-22
   status Active
3. 2026-04-15
   status Pending
4. 2026-02-25
   status Active
5. 2026-01-22
   historical Active Under Contract
6. 2025-11-06
   listed $149,900 Active
7. 2021-07-16
   soldstatus $55,000

ⓘ 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: $1,090 · $91/mo
• Projected year-2 tax: $1,379 · $115/mo
• Expected delta: +$289/yr (+$24/mo · 26.6%)

ⓘ 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 (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 7/10 Severe
• 🌡 Heat 7/10 Severe 7 d/yr ≥108°F today · 20 d/yr by 30 yrs out
• 💨 Wind 8/10 Severe 99% chance of damaging wind over 30 yrs
• 🫁 Air quality 6/10 Major 10 unhealthy d/yr today · 13 by 30 yrs out

Taxation est. · year 1

• Rental income: $18,559
• − Mortgage interest: −$8,397
• − Property taxes: −$1,090
• − Insurance: −$750
• − Repairs & maintenance: −$1,485
• − Management: −$1,485
• − Depreciation: −$4,361
• Taxable income: $993
• Est. tax owed @ 24.0%: −$238
• After-tax cash flow: $3,151/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: Lowndes County
• NCES district ID: 1303390
• Math proficiency: 59% ▼ -1.00%
• Reading proficiency: 52% ▼ -2.00%
• Median HH income: $48,221
• Composite: 47.21/100
• National rank: #2317
• State rank: #8 of 174 in GA

Livability — Hahira

• Score: 67/100
• State rank: #161
• US rank: #10280

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Hahira, GA
• County: Lowndes County · 107,801 people
• Metro: Valdosta, GA
• Population (ZIP): 15,942
• Household income: $83,946
• Rent vs Own: 16.9% rent · 83.1% own
• Severe rent burden: 73.0

Population outlook (Lowndes County) Hauer SSP2

• Today (2025): 120,348 people
• By 2030: 123,469 · +2.6%
• By 2040: 128,482 · +6.8%
• By 2050: 131,907 · +9.6%
• By 2075: 139,080 · +15.6%
• By 2100: 133,649 · +11.1%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (79%)
• Race & ethnicity: White 79% Black 12% Hispanic / Latino 6% Two or more races 5%
• Hispanic origin (detail): Mexican 2% Puerto Rican 2%
• Common ancestry: Slovak 3% Serbian 2% Italian 1%
• Foreign-born: 2% · Canada, Jamaica
• Languages at home: 96% English-only · Spanish 3%

Political lean MEDSL · Lowndes

• 2024 margin: R (+18.0) · D 40.8% · R 58.8%
• 2008→2024 swing: -8.6pp toward R · 2008: -9.4pp · 2024: -18.0pp
• All cycles: 2024: R+18.0 2020: R+12.0 2016: R+18.2 2012: R+10.5 2008: R+9.4

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 19.44%
• Current HPI: 259.01
• Rent YoY: —
• Metro: Valdosta, 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

+172.5% since first listed

7 events — show timeline

• 2026-05-02 Pending — SGMLS
• 2026-04-22 Relisted — SGMLS
• 2026-04-15 Pending — SGMLS
• 2026-02-25 Relisted — SGMLS
• 2026-01-22 Contingent — SGMLS
• 2025-11-06 Listed $149,900 SGMLS
• 2021-07-16 Sold (Public Records) $55,000 Public Records

Property tax history

+4.4%/yr

Latest (2025): $1,090 · +29.1% YoY. Source: county tax records.