Pamona Plan · Hinesville, GA 31313

$236,900

4 bd · 2.5 ba · 1,609 sqft · SingleFamily · 20 Days on market

Good 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 +10.2/30.0
• ARV discount +7.5/15.0
• Condition / age +4.0/5.0
• Rent growth +3.9/5.0
• Livability +3.7/5.0
• 1% rule +3.2/10.0
• DSCR +2.9/10.0
• Schools +2.0/10.0
• Appreciation +0.0/10.0

Listing remarks

This versatile two-story floor plan is sure to be one of your favorites! The first floor consists of a vast great room, plus a beautiful kitchen appointed with stainless steel appliances. The dining area is just off the kitchen and provides easy access to the patio, perfect for evenings spent grilling out. Upstairs, the master suite will delight with a private restroom and large walk- in closet. Additional space can be used as a loft or converted into a fourth bedroom. This plan also has the option of including a 1 or 2 car garage. Artistic renderings are for informational purposes only. Actual floor plans, features and inclusions may vary.

Key facts

• Beautiful kitchen
• Dining area
• Great room

Tags

• GREAT ROOM
• BEAUTIFUL KITCHEN
• STAINLESS STEEL APPLIANCES
• DINING AREA
• PRIVATE RESTROOM
• LARGE WALK IN CLOSET

Property features AI

Finance

• Other: List price: $236,900
• HOA & community: Association fee of $30 (presumably monthly)

Exterior

• Parking: 1 parking space
• Utilities: Electric heating; Central air conditioning
• Home design: Single-family plan home (Pamona)
• Exterior features: Asphalt roof

Interior

• Bedrooms: 4 bedrooms
• Bathrooms: 2 full bathrooms and 1 half bathroom
• Heating & cooling: Electric forced-air heating; Central air conditioning
• Interior features: Active plan home (Pamona plan)

🏗️ New construction. The $236,900 list price is a builder figure, so every metric below is computed on the value from comparable previous sales — $263,876.

What this means for you Summary

Snapshot

• This is a 4-bed/2.5-bath single-family listed at $237k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $-149 ($-2k/yr) — negative.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $216k (8.9% below list).
• Recommended offer: $216k (8.9% below list) — sets the bar for 1% rule.

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); 639 active listings in the ZIP; 12 comparable units currently listed for rent nearby; rentals lingering (median 46d 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 $2k of loan paydown is wiped out by about $8k 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 20 days — a 2% lower offer ($233k) is reasonable based on typical stale-listing flexibility.

Recommended offer $215,823 (8.9% 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. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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?
6. 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?
7. 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.
8. 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.
9. 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: 0.82% ✗
• Cap rate: 5.62%
• Cash-on-cash: -2.41%
• DSCR: 0.89
• GRM: 10.2

CMA / ARV

• ARV (on-the-fly): $263,876
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
307 Lumpkin Ln	0.48mi	3/2.5 (-1)	1,608 (-0%)	6mo	$222,000	$138	68
217 Brightleaf Cir	0.42mi	3/2.0 (-1)	1,643 (+2%)	3mo	$284,998	$173	67
592 Brightleaf Cir	0.40mi	3/2.5 (-1)	1,560 (-3%)	10mo	$279,000	$179	63
168 Alcove Ct	0.58mi	3/2.5 (-1)	1,533 (-5%)	1mo	$265,000	$173	59
34 Daylily Ct	0.32mi	4/2.5	1,808 (+12%)	7mo	$296,900	$164	58
425 Brightleaf Cir	0.48mi	4/2.5	1,810 (+12%)	1mo	$297,000	$164	56
254 Grayson Ave	0.70mi	3/2.0 (-1)	1,581 (-2%)	10mo	$255,000	$161	48
202 Cowart Rd	0.66mi	3/2.0 (-1)	1,659 (+3%)	14mo	$258,000	$156	46
380 Brightleaf Cir	0.53mi	4/3.0	1,800 (+12%)	11mo	$305,000	$169	44
608 Brightleaf Cir	0.40mi	3/2.0 (-1)	1,807 (+12%)	14mo	$280,000	$155	43
267 Grayson Ave	0.73mi	4/2.0	1,740 (+8%)	12mo	$299,000	$172	40
330 Cowart Rd	0.68mi	3/2.0 (-1)	1,785 (+11%)	8mo	$194,500	$109	37

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: -17.6%
• Equity multiple: 0.37×
• Total profit: $-46,813
• Equity at exit: $39,345

10-year hold

• IRR: -5.6%
• Equity multiple: 0.60×
• Total profit: $-29,637
• Equity at exit: $22,815

Cash invested: $73,885 (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: 639
• Price-to-rent: 9.1×

Monthly cashflow live

• Estimated rent: $2,158 high
• Mortgage (P&I): −$1,384
• Tax est. 1.5%: −$330 /mo · $3,958/yr
• Insurance: −$110
• HOA: −$30
• Vacancy / Maint / Mgmt: −$453
• Net cashflow: $-149

Break-even live

Break-even rent $2,346

Max offer price $242,375

Occupancy floor —

Sensitivity live

Price	-10% $34	-5% $-57	+0% $-149	+5% $-240	+10% $-331
Rent	-10% $-319	-5% $-234	+0% $-149	+5% $-63	+10% $22
Rate	-1.0pp $-16	-0.5pp $-81	base $-149	+0.5pp $-217	+1.0pp $-287

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: $65,969
• Closing costs: $7,916
• Reserves months: —
• Total cash needed: —

Rent comps 12 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1300 Independence Place Dr Hinesville, GA	1.0–4.0	1.0–4.0	862	$1,830	$2.12	45d	23	0.35mi
600 Brightleaf Cir Hinesville, GA	3.0	2.5	1603	$2,300	$1.43	45d	1	0.41mi
410 Conley Dr Hinesville, GA	3.0	3.0	1742	$2,000	$1.15	45d	1	0.47mi
924 Sanford Ln Hinesville, GA	4.0	2.5	1801	$1,995	$1.11	45d	1	0.51mi
203 Guyett Ave Hinesville, GA	4.0	2.5	1593	$2,000	$1.26	45d	1	0.83mi
511 Wyckfield Way Hinesville, GA	4.0	2.5	2070	$2,475	$1.20	45d	1	1.09mi
2538 Cove St Hinesville, GA	3.0	2.0	1133	$1,650	$1.46	45d	1	1.12mi
1110 Creekside Cir Hinesville, GA	3.0	2.0	1356	$2,000	$1.47	45d	1	1.12mi
501 Burke Dr Hinesville, GA	1.0–3.0	1.0–2.0	1132	$1,891	$1.67	45d	18	1.16mi
264 Marron Way Hinesville, GA	4.0	2.5	1997	$2,200	$1.10	45d	1	1.23mi
403 Valdez Ct Hinesville, GA	3.0	2.5	1810	$2,000	$1.10	45d	1	1.41mi
34 Wythe St Hinesville, GA	4.0	2.5	1978	$2,200	$1.11	45d	1	1.44mi

HOA detail

• Monthly dues: $30 · $360/yr

Listing history 16 events

1. 2026-06-21
   days on market $236,900 Active 20 DOM
2. 2026-06-19
   days on market $236,900 Active 18 DOM
3. 2026-06-18
   days on market $236,900 Active 17 DOM
4. 2026-06-17
   days on market $236,900 Active 16 DOM
5. 2026-06-16
   days on market $236,900 Active 15 DOM
6. 2026-06-15
   days on market $236,900 Active 14 DOM
7. 2026-06-14
   days on market $236,900 Active 12 DOM
8. 2026-06-13
   days on market $236,900 Active 11 DOM
9. 2026-06-10
   days on market $236,900 Active 9 DOM
10. 2026-06-09
    days on market $236,900 Active 8 DOM
11. 2026-06-08
    days on market $236,900 Active 7 DOM
12. 2026-06-07
    days on market $236,900 Active 6 DOM
13. 2026-06-05
    days on market $236,900 Active 3 DOM
14. 2026-06-03
    days on market $236,900 Active 2 DOM
15. 2026-06-02
    remarks 648-char remark
16. 2026-06-02
    listed $236,900 Active 1 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: $25,899
• − Mortgage interest: −$14,781
• − Property taxes: −$3,958
• − Insurance: −$1,319
• − Repairs & maintenance: −$2,072
• − Management: −$2,072
• − HOA: −$360
• − Depreciation: −$7,676
• Taxable loss: −$6,340
• Est. tax savings @ 24.0%: +$1,522
• After-tax cash flow: $-261/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

Good 80/100 None rehab

This two-story home is in excellent condition with no visible repairs needed. It offers a good balance of modern amenities and curb appeal, making it a great investment opportunity.

Value-add opportunities

• Both Painting the exterior and interior walls — Fresh paint enhances curb appeal and interior aesthetics
• Both Landscaping improvements — Enhances curb appeal and adds value
• Both New flooring in bathrooms — Modernizes the space and improves functionality
• Both New kitchen appliances — Freshens the kitchen and adds value
• Both New lighting fixtures — Enhances the ambiance and adds value

Renovation cost estimate screening

Value-add ROI direction

• Both Painting the exterior and interior walls — Fresh paint enhances curb appeal and interior aesthetics ↑
• Both Landscaping improvements — Enhances curb appeal and adds value ↑
• Both New flooring in bathrooms — Modernizes the space and improves functionality ↑
• Both New kitchen appliances — Freshens the kitchen and adds value ↑
• Both New lighting fixtures — Enhances the ambiance 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: 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