Chatman Plan · Allenhurst, GA 31301

$285,900

4 bd · 2.5 ba · 2,002 sqft · SingleFamily · 857 Days on market

Excellent condition $30/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 +11.1/30.0
• ARV discount +7.5/15.0
• Appreciation +5.1/10.0
• Condition / age +4.8/5.0
• 1% rule +3.4/10.0
• DSCR +3.2/10.0
• Livability +3.1/5.0
• Schools +2.7/10.0
• Rent growth +2.5/5.0

Listing remarks MLS

The Chatman home is a standout in our collection, known for its popularity and functionality. This home boasts practical features such as an oversized pantry and a nearby storage closet for cleaning supplies. The galley kitchen seamlessly connects to the breakfast area and great room, which includes an electric fireplace. The adjoining dining room is perfect for hosting gatherings, complemented by an elegant bay window that adds a classic touch to the space. Upstairs, three additional bedrooms share a full bath and linen closet. The generous master suite features a vaulted ceiling, a cozy sitting nook, his & hers closets, a double vanity, and a garden tub. Relax in the spacious backyard, ideal for grilling or spending time with pets after a long day. Artistic renderings are for visual representation only. Actual floor plans, features, and inclusions may vary.

Key facts

• Vaulted ceiling
• Electric fireplace
• Oversized pantry

Tags

• VAULTED CEILING
• ELECTRIC FIREPLACE
• OVERSIZED PANTRY

🏗️ New construction. The $285,900 list price is a builder figure, so every metric below is computed on the value from comparable previous sales — $294,731.

What this means for you Summary

Snapshot

• This is a 4-bed/2.5-bath single-family listed at $286k. Condition is rated excellent.

Deal economics

• At list price, monthly cash flow is $-117 ($-1k/yr) — negative.
• To cash-flow at today's rent, offer at most $278k (2.8% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $247k (13.7% below list).
• Recommended offer: $247k (13.7% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 62/100 on livability (#319 in GA) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+; Watch: crime C-, 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: 173 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 $2,469/mo this rent would consume 45% of the median local household income ($65k/yr) — 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 + $458 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 10, paydown + projected appreciation supports a ~$33k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 857 days — a 12% lower offer ($252k) is reasonable based on typical stale-listing flexibility.

Recommended offer $246,858 (13.7% 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 857 days. Have you received any prior offers? Is the seller open to a 14% concession, seller financing, or rate buy-down credit?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
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: 0.84% ✗
• Cap rate: 5.82%
• Cash-on-cash: -1.70%
• DSCR: 0.92
• GRM: 9.9

CMA / ARV

• ARV (median comp): $294,731
• List price: $285,900
• Delta: -3.00%
• 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
9979 Tibet Highway Hwy SE	0.00mi	4/2.0	1,926 (-4%)	23mo	$296,975	$154	73
9879 Tibet Highway Hwy SE	0.00mi	4/2.0	1,926 (-4%)	23mo	$298,000	$155	73
10033 Tibet Highway Hwy SE	0.00mi	4/2.0	1,926 (-4%)	23mo	$297,925	$155	73
10033 Tibet Hwy SE	0.21mi	4/2.0	1,926 (-4%)	23mo	$297,925	$155	63
9523 Tibet Highway Hwy SE	0.00mi	4/2.5	2,254 (+13%)	20mo	$314,975	$140	62
9979 Tibet Hwy SE	0.26mi	4/2.0	1,926 (-4%)	23mo	$296,975	$154	60
9829 Tibet Highway Hwy SE	0.00mi	4/2.5	2,254 (+13%)	22mo	$309,475	$137	60
9879 Tibet Hwy SE	0.36mi	4/2.0	1,926 (-4%)	23mo	$298,000	$155	56
9931 Tibet Highway Hwy SE	0.00mi	5/3.0 (+1)	2,256 (+13%)	23mo	$314,280	$139	53
9829 Tibet Hwy SE	0.41mi	4/2.5	2,254 (+13%)	22mo	$309,475	$137	41
9931 Tibet Hwy SE	0.30mi	5/3.0 (+1)	2,256 (+13%)	23mo	$314,280	$139	39
9523 Tibet Hwy SE	0.70mi	4/2.5	2,254 (+13%)	20mo	$314,975	$140	29

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: -3.5%
• Equity multiple: 0.83×
• Total profit: $-13,836
• Equity at exit: $87,878

10-year hold

• IRR: 2.2%
• Equity multiple: 1.24×
• Total profit: $19,733
• Equity at exit: $107,485

Cash invested: $82,525 (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: 13 active · 5 under contract
• Months of supply: 13.0 mo (8%/mo absorbed)
• Median asking: $296,900 ($135/sqft)
• Median days on market: 85 d
• This list price: 31% of active listings are priced below it
• ARV vs active asking: +9.2% vs current asking $/sqft

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

ZIP-level market 31301

• Home prices YoY: 0.1%
• Active inventory: 173
• Price-to-rent: 9.7×

Monthly cashflow live

• Estimated rent: $2,469 medium
• Mortgage (P&I): −$1,546
• Tax est. 1.5%: −$368 /mo · $4,421/yr
• Insurance: −$123
• HOA: −$30
• Vacancy / Maint / Mgmt: −$518
• Net cashflow: $-117

Break-even live

Break-even rent $2,616

Max offer price $277,853

Occupancy floor 100%

Sensitivity live

Price	-10% $87	-5% $-15	+0% $-117	+5% $-218	+10% $-320
Rent	-10% $-312	-5% $-214	+0% $-117	+5% $-19	+10% $78
Rate	-1.0pp $32	-0.5pp $-42	base $-117	+0.5pp $-193	+1.0pp $-271

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: $73,683
• Closing costs: $8,842
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
9635 Tibet Hwy SE Allenhurst, GA	5.0	3.5	2400	$2,600	$1.08	93d	1	0.59mi
43 Sandy Run Rd SE Allenhurst, GA	4.0	2.0	1450	$1,800	$1.24	93d	1	0.66mi

HOA detail $30/mo · $360/yr

• Likely covers: electric

Listing history 50 events

1. 2026-08-08
   days on market $285,900 Active 857 DOM
2. 2026-08-07
   days on market $285,900 Active 856 DOM
3. 2026-08-06
   days on market $285,900 Active 855 DOM
4. 2026-08-05
   days on market $285,900 Active 854 DOM
5. 2026-08-04
   days on market $285,900 Active 853 DOM
6. 2026-08-03
   days on market $285,900 Active 852 DOM
7. 2026-07-31
   days on market $285,900 Active 849 DOM
8. 2026-07-30
   days on market $285,900 Active 848 DOM
9. 2026-07-29
   days on market $285,900 Active 847 DOM
10. 2026-07-27
    days on market $285,900 Active 845 DOM
11. 2026-07-25
    days on market $285,900 Active 843 DOM
12. 2026-07-24
    days on market $285,900 Active 842 DOM
13. 2026-07-23
    days on market $285,900 Active 841 DOM
14. 2026-07-22
    days on market $285,900 Active 840 DOM
15. 2026-07-21
    days on market $285,900 Active 839 DOM
16. 2026-07-18
    days on market $285,900 Active 836 DOM
17. 2026-07-16
    days on market $285,900 Active 834 DOM
18. 2026-07-16
    days on market $285,900 Active 833 DOM
19. 2026-07-14
    days on market $285,900 Active 832 DOM
20. 2026-07-13
    days on market $285,900 Active 831 DOM
21. 2026-07-12
    days on market $285,900 Active 830 DOM
22. 2026-07-11
    days on market $285,900 Active 829 DOM
23. 2026-07-10
    days on market $285,900 Active 828 DOM
24. 2026-07-09
    days on market $285,900 Active 827 DOM
25. 2026-07-08
    days on market $285,900 Active 826 DOM
26. 2026-07-07
    days on market $285,900 Active 825 DOM
27. 2026-07-06
    days on market $285,900 Active 824 DOM
28. 2026-07-05
    days on market $285,900 Active 823 DOM
29. 2026-07-04
    days on market $285,900 Active 822 DOM
30. 2026-07-03
    days on market $285,900 Active 821 DOM
31. 2026-07-02
    days on market $285,900 Active 820 DOM
32. 2026-07-01
    days on market $285,900 Active 819 DOM
33. 2026-06-30
    days on market $285,900 Active 818 DOM
34. 2026-06-29
    days on market $285,900 Active 817 DOM
35. 2026-06-28
    days on market $285,900 Active 816 DOM
36. 2026-06-28
    days on market $285,900 Active 815 DOM
37. 2026-06-27
    days on market $285,900 Active 814 DOM
38. 2026-06-26
    days on market $285,900 Active 813 DOM
39. 2026-06-23
    days on market $285,900 Active 810 DOM
40. 2026-06-21
    days on market $285,900 Active 809 DOM
41. 2026-06-19
    days on market $285,900 Active 807 DOM
42. 2026-06-18
    days on market $285,900 Active 806 DOM
43. 2026-06-17
    days on market $285,900 Active 805 DOM
44. 2026-06-16
    days on market $285,900 Active 804 DOM
45. 2026-06-15
    days on market $285,900 Active 803 DOM
46. 2026-06-14
    days on market $285,900 Active 801 DOM
47. 2026-06-13
    days on market $285,900 Active 800 DOM
48. 2026-06-10
    days on market $285,900 Active 798 DOM
49. 2026-06-09
    days on market $285,900 Active 797 DOM
50. 2026-06-08
    days on market $285,900 Active 796 DOM

ⓘ 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: $29,623
• − Mortgage interest: −$16,510
• − Property taxes: −$4,421
• − Insurance: −$1,474
• − Repairs & maintenance: −$2,370
• − Management: −$2,370
• − HOA: −$360
• − Depreciation: −$8,574
• Taxable loss: −$6,455
• Est. tax savings @ 24.0%: +$1,549
• After-tax cash flow: $149/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 no visible repairs needed. It offers a great opportunity for a potential buyer or investor looking for a move-in-ready property with high resale and rental value.

Value-add opportunities

• Both Painting exterior and interior walls — Enhances curb appeal and interior aesthetics ↑
• Both Landscaping and curb appeal improvements — Improves curb appeal and enhances property value ↑
• Both Add a smart home system — Enhances home's marketability and adds value ↑

F Composite school gradezoned avg 26/100

Zoned Schools

Elementary Mcclelland Elementary School F GA #728/1,228 Nat'l #29,575/41,679 Middle Long County Middle School F GA #311/470 Nat'l #10,795/14,009 High Long County High School F GA #140/424 Nat'l #11,215/17,239

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

C Composite livability gradescore 62/100

Livability — Allenhurst

• Score: 62/100
• State rank: #319
• US rank: #17124

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Liberty County · 24,669 people
• Metro: Hinesville, GA
• Population (ZIP): 4,933
• Household income: $65,417
• Rent vs Own: 55.7% rent · 44.3% own
• Severe rent burden: 11% of renters

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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%

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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%

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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

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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

Price history

+4.8% since first listed

2 events — show timeline

• 2025-03-07 Price Changed $285,900 Zillow
• 2024-04-03 Listed $272,900 Zillow