61 Kyle Ln · Walthourville, GA 31313

$209,900

3 bd · 2.0 ba · 1,133 sqft · SingleFamily public records · 48 Days on market

Built 1995 0.25 ac lot $185/sqft · 6% above area Est $198k · 6% over

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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 +15.0/30.0
• ARV discount +4.8/15.0
• DSCR +4.6/10.0
• Rent growth +3.9/5.0
• 1% rule +3.7/10.0
• Livability +3.2/5.0
• Condition / age +2.5/5.0
• Schools +2.0/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Affordable, refreshed, and ready for you. This 3-bedroom, 2-bath home is being updated with fresh interior paint, new carpet, and a brand new HVAC system, making it a smart move for buyers looking for value and peace of mind. Don't let the current photos fool you, the updates are what will bring this home to life. Step inside and visualize the possibilities, the comfort, and the convenience of owning a home that feels fresh without stretching your budget. At $209,900, this is a rare opportunity you don't want to miss.

Key facts

• 0.25 acre lot
• Built 1995
• Listed 47 days

Property features AI

Finance

• Other: Zoning: R2A

Exterior

• Utilities: Public water; Public sewer; Underground utilities
• Home design: Single-family home; One story; Residential property
• Construction: Brick construction
• Exterior features: Underground utilities; Public water; Public sewer

Interior

• Kitchen: Dishwasher; Oven; Range; Refrigerator; Range hood
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central electric heating; Central electric cooling
• Interior features: Dishwasher; Electric water heater; Oven; Range; Refrigerator; Range hood; Central electric heating; Central electric cooling
• Laundry & utility: Laundry: Other

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $210k.

Deal economics

• At list price, monthly cash flow is $64 ($771/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 $184k (12.6% below list).
• Recommended offer: $184k (12.6% below list) — sets the bar for 1% rule.
• Cap rate 6.7% vs local median 5.4% in Walthourville — meaningfully above typical; check what's discounted (condition, days-on-market, listing class) to confirm the premium yield is real.

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.
• Liberty County (urban): math 19% / reading 28% proficiency, ranked #133 of 174 in GA (top 76%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Market conditions: Rents rising fast (+5.4%/yr); 641 active listings in the ZIP; 13 comparable units currently listed for rent nearby; rentals lingering (median 45d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 100% of comp listings sitting > 30 days — soft ceiling on asking rent; 471 units permitted in Liberty County in 2024 (0 in 5+ unit buildings).
• This rent runs 37% of the median local income ($60k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $1k of loan paydown is wiped out by about $6k of value loss. Plan a longer hold.
• Liberty County population projected to shrink 8% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.

Negotiation context

• It's been on market 48 days — a 3% lower offer ($204k) 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 $86k; list at $210k implies a 145% 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; moderate wildfire risk; extreme-heat days projected 7→19/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $183,554 (12.6% below list)

Questions for the listing agent

1. It's been on market 48 days. Have you received any prior offers? Is the seller open to a 13% concession, seller financing, or rate buy-down credit?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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?
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: 0.87% ✗
• Cap rate: 6.66%
• Cash-on-cash: 1.31%
• DSCR: 1.06
• GRM: 9.5

CMA / ARV

• ARV (median comp): $198,114
• List price: $209,900
• Delta: 5.95%
• 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
391 Sabreena Cir	0.18mi	3/2.0	1,188 (+5%)	8mo	$224,900	$189	77
311 Sabreena Cir	0.22mi	3/2.0	1,226 (+8%)	1mo	$193,000	$157	75
193 Sabreena Cir	0.14mi	3/2.0	1,296 (+14%)	8mo	$215,000	$166	63
511 Sabreena Cir	0.18mi	3/2.0	1,233 (+9%)	20mo	$229,500	$186	60
223 Sabreena Cir	0.16mi	3/2.0	1,230 (+9%)	22mo	$230,000	$187	60
115 Fletcher Rd	0.23mi	3/2.0	1,276 (+13%)	13mo	$220,000	$172	57
2512 Nordeoff Ct	0.52mi	3/2.0	1,240 (+9%)	5mo	$230,000	$185	56
235 Davis St	0.69mi	3/2.0	1,181 (+4%)	14mo	$200,000	$169	48
235 Davis St	0.70mi	3/2.0	1,181 (+4%)	14mo	$200,000	$169	48
95 Tempest Ln	0.73mi	3/2.0	1,273 (+12%)	2mo	$207,500	$163	43
126 Wayfair Ln	0.68mi	3/2.0	1,279 (+13%)	17mo	$242,000	$189	32
119 Wayfair Ln	0.71mi	3/2.0	1,294 (+14%)	14mo	$235,000	$182	32

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

Projected returns pro-forma

-3.0% appreciation · 5.41% rent growth · sell at horizon

5-year hold

• IRR: -11.7%
• Equity multiple: 0.57×
• Total profit: $-25,376
• Equity at exit: $31,297

10-year hold

• IRR: 0.6%
• Equity multiple: 1.05×
• Total profit: $2,772
• Equity at exit: $18,148

Cash invested: $58,772 (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 31313

• Home prices YoY: -27.1%
• Rents YoY: 5.4%
• Active inventory: 641
• Price-to-rent: 9.5×

Monthly cashflow live

• Estimated rent: $1,836 high
• Mortgage (P&I): −$1,101
• Tax from tax record: −$198 /mo · $2,372/yr
• Insurance: −$87
• HOA: −$0
• Vacancy / Maint / Mgmt: −$385
• Net cashflow: $64

Break-even live

Break-even rent $1,754

Max offer price $209,900

Occupancy floor 92%

Sensitivity live

Price	-10% $183	-5% $124	+0% $64	+5% $5	+10% $-55
Rent	-10% $-81	-5% $-8	+0% $64	+5% $137	+10% $209
Rate	-1.0pp $170	-0.5pp $118	base $64	+0.5pp $10	+1.0pp $-45

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: $52,475
• Closing costs: $6,297
• Reserves months: —
• Total cash needed: —

Rent comps 13 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
82 Crosby Dr Hinesville, GA	3.0	2.0	1087	$1,649	$1.52	44d	1	0.09mi
291 Sabreena Cir Hinesville, GA	3.0	2.0	1400	$1,950	$1.39	44d	1	0.22mi
23 Belleau Woods Cir Hinesville, GA	3.0	2.5	1444	$1,975	$1.37	44d	1	0.46mi
119 Belleau Woods Cir Unit 27 Hinesville, GA	3.0	2.5	1444	$2,075	$1.44	44d	1	0.51mi
373 Carter Rd Unit A Allenhurst, GA	3.0	2.0	1196	$1,900	$1.59	44d	1	0.65mi
196 Wayfair Ln Hinesville, GA	3.0	2.5	1380	$1,790	$1.30	44d	1	0.87mi
2007 Ossabaw Dr Hinesville, GA	3.0	2.0	1291	$1,975	$1.53	44d	1	0.90mi
1474 Kelly Dr Hinesville, GA	2.0	2.0	962	$1,550	$1.61	44d	1	0.97mi
342 NE Sheila Dr Hinesville, GA	3.0	2.5	1160	$1,650	$1.42	45d	1	1.00mi
149 Becky St Hinesville, GA	3.0	2.0	1145	$1,800	$1.57	44d	1	1.16mi
524 Arnall Dr Unit 518 Allenhurst, GA	2.0	1.0	910	$950	$1.04	44d	1	1.42mi
524 Arnall Dr Unit 1 Allenhurst, GA	3.0	1.0	900	$1,200	$1.33	44d	1	1.42mi
1262 Windrow Dr Hinesville, GA	4.0	2.0	1445	$1,650	$1.14	44d	1	1.46mi

Listing history 22 events

1. 2026-06-21
   days on market $209,900 Active 48 DOM
2. 2026-06-19
   days on market $209,900 Active 46 DOM
3. 2026-06-18
   days on market $209,900 Active 45 DOM
4. 2026-06-17
   days on market $209,900 Active 44 DOM
5. 2026-06-16
   days on market $209,900 Active 43 DOM
6. 2026-06-15
   days on market $209,900 Active 42 DOM
7. 2026-06-14
   days on market $209,900 Active 40 DOM
8. 2026-06-13
   days on market $209,900 Active 39 DOM
9. 2026-06-10
   days on market $209,900 Active 37 DOM
10. 2026-06-09
    days on market $209,900 Active 36 DOM
11. 2026-06-08
    days on market $209,900 Active 35 DOM
12. 2026-06-07
    days on market $209,900 Active 34 DOM
13. 2026-06-05
    days on market $209,900 Active 31 DOM
14. 2026-06-03
    days on market $209,900 Active 30 DOM
15. 2026-06-02
    days on market $209,900 Active 29 DOM
16. 2026-06-01
    days on market $209,900 Active 28 DOM
17. 2026-05-31
    days on market $209,900 Active 27 DOM
18. 2026-05-30
    days on market $209,900 Active 26 DOM
19. 2026-05-04
    listed $209,900 Active 523-char remark

    Show marketing remark (523 chars)

    Affordable, refreshed, and ready for you. This 3-bedroom, 2-bath home is being updated with fresh interior paint, new carpet, and a brand new HVAC system, making it a smart move for buyers looking for value and peace of mind. Don't let the current photos fool you, the updates are what will bring this home to life. Step inside and visualize the possibilities, the comfort, and the convenience of owning a home that feels fresh without stretching your budget. At $209,900, this is a rare opportunity you don't want to miss.

20. 2026-05-04
    listed $209,900 Active 535-char remark

    Show marketing remark (523 chars)

    Affordable, refreshed, and ready for you. This 3-bedroom, 2-bath home is being updated with fresh interior paint, new carpet, and a brand new HVAC system, making it a smart move for buyers looking for value and peace of mind. Don't let the current photos fool you, the updates are what will bring this home to life. Step inside and visualize the possibilities, the comfort, and the convenience of owning a home that feels fresh without stretching your budget. At $209,900, this is a rare opportunity you don't want to miss.

21. 2026-04-06
    listed $209,900 New

    Show marketing remark (523 chars)

    Affordable, refreshed, and ready for you. This 3-bedroom, 2-bath home is being updated with fresh interior paint, new carpet, and a brand new HVAC system, making it a smart move for buyers looking for value and peace of mind. Don't let the current photos fool you, the updates are what will bring this home to life. Step inside and visualize the possibilities, the comfort, and the convenience of owning a home that feels fresh without stretching your budget. At $209,900, this is a rare opportunity you don't want to miss.

22. 2010-05-27
    soldstatus $85,500

ⓘ 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: $2,372 · $198/mo
• Projected year-2 tax: $2,372 · $198/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ 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 5/10 Major
• 🌡 Heat 9/10 Extreme 7 d/yr ≥110°F today · 19 d/yr by 30 yrs out
• 💨 Wind 8/10 Severe 99% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 2 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $22,026
• − Mortgage interest: −$11,758
• − Property taxes: −$2,372
• − Insurance: −$1,050
• − Repairs & maintenance: −$1,762
• − Management: −$1,762
• − Depreciation: −$6,106
• Taxable loss: −$2,783
• Est. tax savings @ 24.0%: +$668
• After-tax cash flow: $1,439/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: Liberty County
• NCES district ID: 1303300
• Math proficiency: 19% ▼ -16.00%
• Reading proficiency: 28% ▼ -13.00%
• Median HH income: $43,911
• Composite: 20.2/100
• National rank: #8630
• State rank: #133 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

• Census place: Walthourville, GA
• County: Liberty County · 58,565 people
• City population: 4,933
• Metro: Hinesville, GA
• Population (ZIP): 42,838
• Household income: $60,233
• Rent vs Own: 50.1% rent · 49.9% own
• Severe rent burden: 1693.0

Population outlook (Liberty County) Hauer SSP2

• Today (2025): 58,689 people
• By 2030: 57,670 · -1.7%
• By 2040: 55,750 · -5.0%
• By 2050: 54,155 · -7.7%
• By 2075: 58,947 · +0.4%
• By 2100: 66,919 · +14.0%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.67)
• Race & ethnicity: Black 47% White 31% Hispanic / Latino 13% Two or more races 11% Asian 2%
• Hispanic origin (detail): Mexican 4% Puerto Rican 7%
• Common ancestry: Slovak 1% Italian 1% Lithuanian 1%
• Foreign-born: 7% · Canada, South Korea
• Languages at home: 86% English-only · Spanish 7% Other Indo-European 2% German/W. Germanic 1%

Political lean MEDSL · Liberty

• 2024 margin: D (+17.4) · D 58.5% · R 41.0%
• 2008→2024 swing: -10.9pp toward R · 2008: 28.4pp · 2024: 17.4pp
• All cycles: 2024: D+17.4 2020: D+24.1 2016: D+21.2 2012: D+30.2 2008: D+28.4

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -77.50%
• Current HPI: 208.0927
• Rent YoY: ▲ 5.41%
• 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

+145.5% since first listed

4 events — show timeline

• 2026-05-04 Listed $209,900 Hive MLS
• 2026-05-04 Listed $209,900 HABR
• 2026-04-06 Listed $209,900 GAMLS
• 2010-05-27 Sold (Public Records) $85,500 Public Records

Property tax history

+7.5%/yr

Latest (2025): $2,372 · +41.5% YoY. Source: county tax records.