717 Bradwell St · Hinesville, GA 31313

$214,000

3 bd · 2.0 ba · 1,546 sqft · SingleFamily public records · 19 Days on market

Built 1978 1,786 sqft lot Est $237k · 10% under

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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 +20.9/30.0
• ARV discount +11.8/15.0
• DSCR +6.7/10.0
• 1% rule +5.2/10.0
• Rent growth +3.9/5.0
• Livability +3.7/5.0
• Condition / age +2.5/5.0
• Schools +2.0/10.0
• Appreciation +0.0/10.0

Listing remarks

New opportunity is now available in a heart of Hinesville whether you’re searching for your first home or next investment property or a place close to Fort Stewart this home deserves a look, convenient location, comfortable living space minutes from shopping and dining school and Fort Stewart great opportunity for homeowners investors alike bathroom and doorways. ADA installed door way great for wheelchair accessibility and outside shed with electricity. Wood burning fireplace.

Key facts

• 1,786 sq ft lot
• Garage
• Built 1978

Property features AI

Exterior

• Parking: Detached garage with garage door opener (1 car); Carport (2 cars); RV access/parking; Additional 'Other' parking features
• Utilities: Public water; Public sewer
• Home design: Single-family residence, single-story; Attached property with no common walls
• Construction: Brick construction; Built as a single-story
• Exterior features: Small lot with a view

Interior

• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating (electric and natural gas); Central electric air conditioning
• Interior features: Wood-burning fireplace in the family room; Gas water heater
• Laundry & utility: Dedicated laundry room

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $214k.

Deal economics

• At list price, monthly cash flow is $300 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $214k).
• Recommended offer: $211k (1.5% below list) — sets the bar for market timing.
• Cap rate 8.0% vs local median 5.2% in Hinesville — 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 73/100 on livability (#51 in GA) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety A+; Watch: schools D+, commute D+, crime 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); 612 active listings in the ZIP; 11 comparable units currently listed for rent nearby; rentals lingering (median 44d 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 43% 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 19 days — a 2% lower offer ($211k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 7→18/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $210,790 (1.5% below list)

Questions for the listing agent

1. Built in 1978 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. Schools are D-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. Crime grade is F in this area — have there been break-ins, vandalism, or insurance claims at this property in the last 3 years? What carrier currently insures it and at what premium?
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: 1.02% ✓
• Cap rate: 7.97%
• Cash-on-cash: 6.00%
• DSCR: 1.27
• GRM: 8.2

CMA / ARV

• ARV (on-the-fly): $236,538
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
306 Floyd St	0.16mi	4/2.0 (+1)	1,572 (+2%)	3mo	$155,000	$99	83
454 Floyd Cir	0.19mi	3/2.0	1,568 (+1%)	13mo	$285,000	$182	78
401 Floyd St	0.18mi	3/2.0	1,582 (+2%)	14mo	$221,000	$140	76
638 Ogden Ave	0.25mi	3/2.0	1,497 (-3%)	12mo	$257,900	$172	73
300 Floyd St	0.13mi	4/2.5 (+1)	1,710 (+11%)	4mo	$230,000	$135	66
108 W General Stewart Way Way	0.29mi	4/2.0 (+1)	1,653 (+7%)	6mo	$262,300	$159	64
616 Olmstead Dr	0.18mi	3/2.0	1,380 (-11%)	18mo	$205,000	$149	59
308 Floyd St	0.18mi	3/2.0	1,357 (-12%)	19mo	$227,500	$168	55
808 Spanish Oak Dr	0.24mi	3/2.0	1,401 (-9%)	23mo	$215,000	$153	54
908 Kings Rd	0.52mi	3/2.5	1,700 (+10%)	4mo	$245,000	$144	54
215 Collins Lane Ln Unit A	0.65mi	3/2.0	1,414 (-8%)	6mo	$239,900	$170	50
215 A Collins Ln	0.65mi	3/2.0	1,379 (-11%)	14mo	$105,000	$76	40

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: -4.4%
• Equity multiple: 0.83×
• Total profit: $-10,195
• Equity at exit: $31,908

10-year hold

• IRR: 7.8%
• Equity multiple: 1.65×
• Total profit: $38,987
• Equity at exit: $18,503

Cash invested: $59,920 (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: 612
• Price-to-rent: 8.2×

Monthly cashflow live

• Estimated rent: $2,177 high
• Mortgage (P&I): −$1,122
• Tax from tax record: −$209 /mo · $2,510/yr
• Insurance: −$89
• HOA: −$0
• Vacancy / Maint / Mgmt: −$457
• Net cashflow: $300

Break-even live

Break-even rent $1,798

Max offer price $214,000

Occupancy floor 81%

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: $53,500
• Closing costs: $6,420
• Reserves months: —
• Total cash needed: —

Rent comps 11 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
619 Olmstead Dr Hinesville, GA	3.0	2.0	1745	$3,000	$1.72	43d	1	0.22mi
231 Honey Lane Cir Hinesville, GA	3.0	1.5	1242	$1,800	$1.45	43d	1	0.54mi
350 Beverly St #124 Hinesville, GA	3.0	2.0	1228	$1,400	$1.14	43d	1	0.83mi
854 Sagewood Dr Hinesville, GA	2.0	2.0	1182	$1,475	$1.25	43d	1	0.93mi
205 Bagley Ave Unit B Hinesville, GA	3.0	2.0	1071	$1,850	$1.73	43d	1	0.96mi
130 Hazy Ln Hinesville, GA	3.0	2.5	1518	$2,100	$1.38	43d	1	1.16mi
822 Lost Grove Ln Hinesville, GA	3.0	2.0	1080	$1,650	$1.53	44d	1	1.25mi
608 Palmetto St Hinesville, GA	3.0	2.0	1615	$1,700	$1.05	43d	1	1.33mi
613 Franklin St Hinesville, GA	3.0	2.0	1464	$1,750	$1.20	43d	1	1.38mi
812 Ridgewood Way Hinesville, GA	3.0	2.0	1526	$1,900	$1.25	43d	1	1.46mi
158 Hamlet Ct Hinesville, GA	3.0	2.5	1458	$2,250	$1.54	43d	1	1.47mi

Listing history 16 events

1. 2026-06-19
   days on market $214,000 Active 19 DOM
2. 2026-06-18
   days on market $214,000 Active 18 DOM
3. 2026-06-17
   days on market $214,000 Active 17 DOM
4. 2026-06-16
   days on market $214,000 Active 16 DOM
5. 2026-06-15
   pricedays on market $214,000 Active 15 DOM
6. 2026-06-14
   days on market $224,000 Active 13 DOM
7. 2026-06-13
   days on market $224,000 Active 12 DOM
8. 2026-06-10
   days on market $224,000 Active 10 DOM
9. 2026-06-09
   days on market $224,000 Active 9 DOM
10. 2026-06-08
    days on market $224,000 Active 8 DOM
11. 2026-06-07
    days on market $224,000 Active 7 DOM
12. 2026-06-05
    days on market $224,000 Active 4 DOM
13. 2026-06-03
    days on market $224,000 Active 3 DOM
14. 2026-06-02
    days on market $224,000 Active 2 DOM
15. 2026-06-01
    remarks 484-char remark
16. 2026-06-01
    listed $224,000 Active 1 DOM

ⓘ 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: $2,510 · $209/mo
• Projected year-2 tax: $2,510 · $209/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 3/10 Moderate
• 🌡 Heat 9/10 Extreme 7 d/yr ≥110°F today · 18 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: $26,128
• − Mortgage interest: −$11,987
• − Property taxes: −$2,510
• − Insurance: −$1,070
• − Repairs & maintenance: −$2,090
• − Management: −$2,090
• − Depreciation: −$6,225
• Taxable income: $155
• Est. tax owed @ 24.0%: −$37
• After-tax cash flow: $3,557/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 — Hinesville

• Score: 73/100
• State rank: #51
• US rank: #5200

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Hinesville, GA
• County: Liberty County · 58,565 people
• City population: 42,838
• 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

1 event — show timeline

• 2026-06-01 Listed $224,000 Hive MLS

Property tax history

+7.8%/yr

Latest (2025): $2,510 · +3.3% YoY. Source: county tax records.