Chatman Plan · Walthourville, GA 31301

$285,900

4 bd · 2.5 ba · 2,002 sqft · SingleFamily · 809 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 +11.2/30.0
• ARV discount +7.5/15.0
• Appreciation +5.1/10.0
• Condition / age +4.8/5.0
• 1% rule +3.4/10.0
• DSCR +3.3/10.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Schools +2.3/10.0

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 — $293,864.

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 $-111 ($-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 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 $2,469/mo this rent would consume 45% 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 + $457 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 809 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 809 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: 5.84%
• Cash-on-cash: -1.61%
• DSCR: 0.93
• GRM: 9.9

CMA / ARV

• ARV (median comp): $293,864
• List price: $285,900
• Delta: -2.71%
• 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%)	21mo	$296,975	$154	74
9879 Tibet Highway Hwy SE	0.00mi	4/2.0	1,926 (-4%)	21mo	$298,000	$155	74
10033 Tibet Highway Hwy SE	0.00mi	4/2.0	1,926 (-4%)	21mo	$297,925	$155	74
10033 Tibet Hwy SE	0.21mi	4/2.0	1,926 (-4%)	21mo	$297,925	$155	64
9523 Tibet Highway Hwy SE	0.00mi	4/2.5	2,254 (+13%)	19mo	$314,975	$140	63
9979 Tibet Hwy SE	0.26mi	4/2.0	1,926 (-4%)	21mo	$296,975	$154	62
9829 Tibet Highway Hwy SE	0.00mi	4/2.5	2,254 (+13%)	21mo	$309,475	$137	62
9879 Tibet Hwy SE	0.36mi	4/2.0	1,926 (-4%)	21mo	$298,000	$155	57
9931 Tibet Highway Hwy SE	0.00mi	5/3.0 (+1)	2,256 (+13%)	21mo	$314,280	$139	54
9829 Tibet Hwy SE	0.41mi	4/2.5	2,254 (+13%)	21mo	$309,475	$137	42
9931 Tibet Hwy SE	0.30mi	5/3.0 (+1)	2,256 (+13%)	21mo	$314,280	$139	40
9523 Tibet Hwy SE	0.70mi	4/2.5	2,254 (+13%)	19mo	$314,975	$140	31

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: -3.4%
• Equity multiple: 0.84×
• Total profit: $-13,435
• Equity at exit: $87,619

10-year hold

• IRR: 2.3%
• Equity multiple: 1.25×
• Total profit: $20,453
• Equity at exit: $107,168

Cash invested: $82,282 (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: 9.7×

Monthly cashflow live

• Estimated rent: $2,469 medium
• Mortgage (P&I): −$1,541
• Tax est. 1.5%: −$367 /mo · $4,408/yr
• Insurance: −$122
• HOA: −$30
• Vacancy / Maint / Mgmt: −$518
• Net cashflow: $-111

Break-even live

Break-even rent $2,609

Max offer price $277,853

Occupancy floor 99%

Sensitivity live

Price	-10% $92	-5% $-9	+0% $-111	+5% $-212	+10% $-314
Rent	-10% $-306	-5% $-208	+0% $-111	+5% $-13	+10% $84
Rate	-1.0pp $37	-0.5pp $-36	base $-111	+0.5pp $-187	+1.0pp $-264

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: $73,466
• Closing costs: $8,816
• 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	45d	1	0.59mi
43 Sandy Run Rd SE Allenhurst, GA	4.0	2.0	1450	$1,800	$1.24	45d	1	0.66mi

HOA detail

• Monthly dues: $30 · $360/yr
• Likely covers: electric

Listing history 20 events

1. 2026-06-21
   days on market $285,900 Active 809 DOM
2. 2026-06-19
   days on market $285,900 Active 807 DOM
3. 2026-06-18
   days on market $285,900 Active 806 DOM
4. 2026-06-17
   days on market $285,900 Active 805 DOM
5. 2026-06-16
   days on market $285,900 Active 804 DOM
6. 2026-06-15
   days on market $285,900 Active 803 DOM
7. 2026-06-14
   days on market $285,900 Active 801 DOM
8. 2026-06-13
   days on market $285,900 Active 800 DOM
9. 2026-06-10
   days on market $285,900 Active 798 DOM
10. 2026-06-09
    days on market $285,900 Active 797 DOM
11. 2026-06-08
    days on market $285,900 Active 796 DOM
12. 2026-06-07
    days on market $285,900 Active 795 DOM
13. 2026-06-05
    days on market $285,900 Active 792 DOM
14. 2026-06-03
    days on market $285,900 Active 791 DOM
15. 2026-06-02
    days on market $285,900 Active 790 DOM
16. 2026-06-01
    days on market $285,900 Active 789 DOM
17. 2026-05-31
    days on market $285,900 Active 788 DOM
18. 2026-05-30
    days on market $285,900 Active 787 DOM
19. 2025-03-07
    price $285,900 877-char remark

    Show marketing remark (877 chars)

    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.

20. 2024-04-03
    listed $272,900 Active 877-char remark

    Show marketing remark (877 chars)

    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.

ⓘ 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: −$16,461
• − Property taxes: −$4,408
• − Insurance: −$1,469
• − Repairs & maintenance: −$2,370
• − Management: −$2,370
• − HOA: −$360
• − Depreciation: −$8,549
• Taxable loss: −$6,364
• Est. tax savings @ 24.0%: +$1,527
• After-tax cash flow: $200/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

Renovation cost estimate screening

Value-add ROI direction

• 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 ↑

ⓘ 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

+4.8% since first listed

2 events — show timeline

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