399 E Stanfill St · Hahira, GA 31632

$299,900

4 bd · 2.0 ba · 1,641 sqft · SingleFamily public records · 24 Days on market

Built 2024 0.39 ac lot Est $313k · at est.

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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).

• Appreciation +10.0/10.0
• ARV discount +9.4/15.0
• Cash flow +7.3/30.0
• Schools +4.7/10.0
• Livability +3.4/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• DSCR +1.4/10.0
• 1% rule +1.2/10.0

Listing remarks

Beautiful 4 Bedroom 2 Bath Home within walking distance of Downtown Hahira! This lovely property backs up to private woods and is tucked away on a quiet street nearby schools, downtown, and short drive to I-75 for easy travels! Equipped with Granite Counters, Stainless Appliances, and LVP Flooring throughout! NO CARPET! Fenced Backyard! 2 Car Garage! Lowndes County Schools! Termite Bonded! Call today! It won't last long!

Key facts

• Quiet street
• Private woods
• Stainless appliances

Tags

• PRIVATE WOODS
• QUIET STREET
• GRANITE COUNTERS
• STAINLESS APPLIANCES
• LVP FLOORING
• FENCED BACKYARD

Property features AI

Exterior

• Parking: 2-car garage; Garage door opener
• Utilities: Public water; Public sewer
• Home design: Single-family residence; One story
• Construction: Vinyl siding
• Exterior features: Fenced yard; Shingle roof

Interior

• Kitchen: Dishwasher; Microwave; Refrigerator
• Flooring: Vinyl flooring
• Bathrooms: 2 full bathrooms
• Interior features: Dishwasher; Microwave; Refrigerator
• Laundry & utility: Laundry room

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $300k.

Deal economics

• At list price, monthly cash flow is $-403 ($-5k/yr) — negative.
• To cash-flow at today's rent, offer at most $229k (23.8% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $186k (38.1% below list).
• Recommended offer: $186k (38.1% below list) — sets the bar for 1% rule.
• Cap rate 4.7% vs local median 3.9% in Hahira — meaningfully above typical; check what's discounted (condition, days-on-market, listing class) to confirm the premium yield is real.

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.
• Zoned schools: Hahira Elementary School (math 72% / reading 55%, grade B, #99 of 1,228 statewide, top 8%, 807 students, 40% FRL); Hahira Middle School (math 65% / reading 63%, grade B+, #30 of 470 statewide, top 6%, 859 students, 32% FRL); Lowndes High School (math 69% / reading 51%, grade C+, #14 of 424 statewide, top 3%, 3,201 students, 39% FRL) — zoned schools at 37% FRL track the district average.
• Market conditions: 198 active listings in the ZIP; 3 comparable units currently listed for rent nearby; rentals lingering (median 46d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 67% 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 $32k of equity ($2k loan paydown + $30k appreciation (10.0% local appreciation)).
• Lowndes County population projected at +10% by 2050 — modest demand growth; plan on rents tracking national, not racing it.
• By year 2, paydown + projected appreciation supports a ~$52k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 24 days — a 2% lower offer ($295k) is reasonable based on typical stale-listing flexibility.

Recommended offer $185,508 (38.1% 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. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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.
5. 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.
6. 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: 0.62% ✗
• Cap rate: 4.68%
• Cash-on-cash: -5.76%
• DSCR: 0.74
• GRM: 13.5

CMA / ARV

• ARV (on-the-fly): $313,431
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
343 Mcneal Heritage Cir	0.44mi	4/2.0	1,683 (+3%)	1mo	$319,900	$190	74
347 Mcneal Heritage Cir	0.43mi	4/2.0	1,683 (+3%)	2mo	$329,900	$196	74
117 Sparrow Dr	0.36mi	4/2.0	1,748 (+6%)	2mo	$270,000	$154	71
220 Wood Duck Pt	0.30mi	3/2.0 (-1)	1,739 (+6%)	1mo	$289,900	$167	70
367 Mcneal Heritage Cir	0.60mi	4/2.0	1,671 (+2%)	3mo	$326,900	$196	67
359 Mcneal Heritage Cir	0.63mi	4/2.0	1,683 (+3%)	0mo	$319,900	$190	66
351 Mcneal Heritage Cir	0.66mi	4/2.0	1,671 (+2%)	2mo	$321,800	$193	64
338 Mcneal Heritage Cir	0.40mi	4/2.0	1,830 (+12%)	1mo	$359,900	$197	62
209 Mcneal Heritage Cir	0.43mi	4/2.0	1,830 (+12%)	0mo	$359,900	$197	60
233 Mcneal Heritage Cir	0.43mi	3/2.0 (-1)	1,880 (+15%)	1mo	$359,900	$191	50
213 Barry Field Cir	0.69mi	4/2.0	1,804 (+10%)	2mo	$329,900	$183	49
751 Fry Rd	0.72mi	4/2.0	1,839 (+12%)	2mo	$349,900	$190	44

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: 20.2%
• Equity multiple: 2.64×
• Total profit: $137,544
• Equity at exit: $270,174

10-year hold

• IRR: 18.4%
• Equity multiple: 6.06×
• Total profit: $425,055
• Equity at exit: $582,640

Cash invested: $83,972 (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: 198
• Price-to-rent: 13.5×

Monthly cashflow live

• Estimated rent: $1,855 medium
• Mortgage (P&I): −$1,573
• Tax from tax record: −$171 /mo · $2,055/yr
• Insurance: −$125
• HOA: −$0
• Vacancy / Maint / Mgmt: −$390
• Net cashflow: $-403

Break-even live

Break-even rent $2,366

Max offer price $228,639

Occupancy floor —

Sensitivity live

Price	-10% $-234	-5% $-319	+0% $-403	+5% $-488	+10% $-573
Rent	-10% $-550	-5% $-477	+0% $-403	+5% $-330	+10% $-257
Rate	-1.0pp $-252	-0.5pp $-327	base $-403	+0.5pp $-481	+1.0pp $-560

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: $74,975
• Closing costs: $8,997
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
310 Elizabeth St Hahira, GA	3.0	2.0	1200	$1,195	$1.00	45d	1	0.33mi
305 Barfield St Hahira, GA	3.0	2.0	1361	$1,495	$1.10	45d	1	0.39mi
7410 Northcreek Cir Hahira, GA	3.0	2.0	1460	$1,750	$1.20	23d	1	1.45mi

Listing history 19 events

1. 2026-06-21
   days on market $299,900 Active 24 DOM
2. 2026-06-19
   days on market $299,900 Active 22 DOM
3. 2026-06-18
   days on market $299,900 Active 21 DOM
4. 2026-06-17
   days on market $299,900 Active 20 DOM
5. 2026-06-16
   days on market $299,900 Active 19 DOM
6. 2026-06-15
   days on market $299,900 Active 18 DOM
7. 2026-06-14
   days on market $299,900 Active 16 DOM
8. 2026-06-13
   days on market $299,900 Active 15 DOM
9. 2026-06-10
   days on market $299,900 Active 13 DOM
10. 2026-06-09
    days on market $299,900 Active 12 DOM
11. 2026-06-08
    days on market $299,900 Active 11 DOM
12. 2026-06-07
    days on market $299,900 Active 10 DOM
13. 2026-06-05
    days on market $299,900 Active 7 DOM
14. 2026-06-03
    days on market $299,900 Active 6 DOM
15. 2026-06-02
    days on market $299,900 Active 5 DOM
16. 2026-06-01
    days on market $299,900 Active 4 DOM
17. 2026-05-31
    days on market $299,900 Active 3 DOM
18. 2026-05-30
    days on market $299,900 Active 2 DOM
19. 2026-05-28
    listed $299,900 Active

ⓘ 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: $2,055 · $171/mo
• Projected year-2 tax: $2,759 · $230/mo
• Expected delta: +$704/yr (+$59/mo · 34.3%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Taxation est. · year 1

• Rental income: $22,261
• − Mortgage interest: −$16,799
• − Property taxes: −$2,055
• − Insurance: −$1,500
• − Repairs & maintenance: −$1,781
• − Management: −$1,781
• − Depreciation: −$8,724
• Taxable loss: −$10,379
• Est. tax savings @ 24.0%: +$2,491
• After-tax cash flow: $-2,350/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

1 event — show timeline

• 2026-05-28 Listed $299,900 SGMLS

Property tax history

+457.6%/yr

Latest (2025): $2,055 · +457.6% YoY. Source: county tax records.