Pamona Plan · Hinesville, GA 31313

$236,900

4 bd · 2.5 ba · 1,609 sqft · SingleFamily · 114 Days on market

Good condition $30/mo HOA · 1% of rent

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Why this score? — see what drove the F 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 +8.1/30.0
• 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 +2.6/10.0
• DSCR +2.1/10.0
• Schools +2.1/10.0
• 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

🏗️ New construction. The $236,900 list price is a builder figure, so every metric below is computed on the value from comparable previous sales — $284,904.

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 $-279 ($-3k/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 $218k (8.1% below list).
• Recommended offer: $216k (9.0% below list) — sets the bar for market timing.

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); 911 active listings in the ZIP; 26 comparable units currently listed for rent nearby; rentals leasing fast (median 6d on market — plan ~1-2 weeks tenant-placement turnaround); 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 $9k 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 114 days — a 9% lower offer ($216k) is reasonable based on typical stale-listing flexibility.

Recommended offer $215,579 (9.0% 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 114 days. Have you received any prior offers? Is the seller open to a 9% 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 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?
7. 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?
8. 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?
9. 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.
10. 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.
11. 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: 0.76% ✗
• Cap rate: 5.12%
• Cash-on-cash: -4.20%
• DSCR: 0.81
• GRM: 10.9

CMA / ARV

• ARV (median comp): $284,904
• List price: $236,900
• Delta: -16.85%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
93 Brightleaf Cir	0.32mi	3/2.5 (-1)	1,603 (-0%)	3mo	$272,900	$170	77
307 Lumpkin Ln	0.48mi	3/2.5 (-1)	1,608 (-0%)	9mo	$222,000	$138	65
217 Brightleaf Cir	0.42mi	3/2.0 (-1)	1,643 (+2%)	6mo	$284,998	$173	65
153 Brightleaf Cir	0.36mi	3/2.5 (-1)	1,455 (-10%)	0mo	$262,000	$180	62
592 Brightleaf Cir	0.40mi	3/2.5 (-1)	1,560 (-3%)	13mo	$279,000	$179	60
168 Alcove Ct	0.58mi	3/2.5 (-1)	1,533 (-5%)	4mo	$265,000	$173	56
34 Daylily Ct	0.32mi	4/2.5	1,808 (+12%)	10mo	$296,900	$164	56
425 Brightleaf Cir	0.48mi	4/2.5	1,810 (+12%)	4mo	$297,000	$164	53
254 Grayson Ave	0.70mi	3/2.0 (-1)	1,581 (-2%)	14mo	$255,000	$161	46
380 Brightleaf Cir	0.53mi	4/3.0	1,800 (+12%)	14mo	$305,000	$169	41
267 Grayson Ave	0.73mi	4/2.0	1,740 (+8%)	15mo	$299,000	$172	38
330 Cowart Rd	0.68mi	3/2.0 (-1)	1,785 (+11%)	11mo	$194,500	$109	34

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: -20.7%
• Equity multiple: 0.27×
• Total profit: $-58,495
• Equity at exit: $42,480

10-year hold

• IRR: -9.2%
• Equity multiple: 0.37×
• Total profit: $-50,324
• Equity at exit: $24,633

Cash invested: $79,773 (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 →

Buyer's market Market conditions within 1.0 mi — comparable homes for sale

Active competition Active MLS

• For sale now: 56 active · 34 under contract
• Months of supply: 9.6 mo (10%/mo absorbed)
• Median asking: $273,950 ($157/sqft)
• Median days on market: 114 d
• This list price: 11% of active listings are priced below it
• ARV vs active asking: +12.7% above current asking $/sqft

Closed sales set the value; these active listings set current market conditions and a practical price ceiling.

ZIP-level market 31313

• Home prices YoY: -27.1%
• Rents YoY: 5.4%
• Active inventory: 911
• Price-to-rent: 9.1×

Monthly cashflow live

• Estimated rent: $2,177 high
• Mortgage (P&I): −$1,494
• Tax est. 1.5%: −$356 /mo · $4,274/yr
• Insurance: −$119
• HOA: −$30
• Vacancy / Maint / Mgmt: −$457
• Net cashflow: $-279

Break-even live

Break-even rent $2,530

Max offer price $244,499

Occupancy floor —

Sensitivity live

Price	-10% $-82	-5% $-181	+0% $-279	+5% $-378	+10% $-476
Rent	-10% $-451	-5% $-365	+0% $-279	+5% $-193	+10% $-107
Rate	-1.0pp $-136	-0.5pp $-207	base $-279	+0.5pp $-353	+1.0pp $-428

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: $71,226
• Closing costs: $8,547
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Rent comps 26 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1300 Independence Place Dr Hinesville, GA	1.0–4.0	1.0–4.0	983	$1,890	$1.92	1d	19	0.35mi
133 Brightleaf Cir Hinesville, GA	3.0	2.5	1455	$2,100	$1.44	5d	1	0.35mi
600 Brightleaf Cir Hinesville, GA	3.0	2.5	1603	$2,300	$1.43	139d	1	0.41mi
410 Conley Dr Hinesville, GA	3.0	3.0	1742	$1,900	$1.09	3d	1	0.47mi
924 Sanford Ln Hinesville, GA	4.0	2.5	1801	$1,995	$1.11	139d	1	0.51mi
827 Terrell Dr Hinesville, GA	4.0	3.0	2128	$1,950	$0.92	5d	1	0.53mi
200 Alcove Ct Hinesville, GA	3.0	2.5	1672	$2,300	$1.38	1d	1	0.62mi
649 Piedmont Ave Hinesville, GA	3.0	2.5	1646	$2,400	$1.46	5d	1	0.74mi
203 Guyett Ave Hinesville, GA	4.0	2.5	1593	$2,000	$1.26	139d	1	0.83mi
235 Augusta Way Hinesville, GA	3.0	2.0	1449	$2,250	$1.55	5d	1	0.88mi
203 Grandview Dr Unit 1 Hinesville, GA	4.0	2.5	2046	$2,150	$1.05	3d	1	0.95mi
1301 Grayson Ave Hinesville, GA	3.0	2.5	2034	$1,900	$0.93	5d	1	1.04mi
624 Amhearst Row Hinesville, GA	3.0	2.5	2039	$2,025	$0.99	3d	1	1.08mi
1257 Grayson Ave Hinesville, GA	3.0	2.5	1753	$2,100	$1.20	5d	1	1.08mi
511 Wyckfield Way Hinesville, GA	4.0	2.5	2070	$2,475	$1.20	139d	1	1.09mi
2538 Cove St Hinesville, GA	3.0	2.0	1133	$1,650	$1.46	139d	1	1.12mi
1110 Creekside Cir Hinesville, GA	3.0	2.0	1356	$2,000	$1.47	139d	1	1.12mi
501 Burke Dr Hinesville, GA	1.0–3.0	1.0–2.0	1132	$1,939	$1.71	5d	28	1.16mi
881 Grayson Ave Hinesville, GA	4.0	2.5	1987	$2,200	$1.11	3d	1	1.22mi
238 Marron Way Hinesville, GA	4.0	2.0	1877	$1,975	$1.05	3d	1	1.23mi
264 Marron Way Hinesville, GA	4.0	2.5	1997	$2,200	$1.10	139d	1	1.23mi
403 Valdez Ct Hinesville, GA	3.0	2.5	1810	$2,000	$1.10	139d	1	1.41mi
409 Valdez Ct Hinesville, GA	3.0	2.5	1587	$1,700	$1.07	5d	1	1.43mi
34 Wythe St Hinesville, GA	4.0	2.5	1978	$2,200	$1.11	139d	1	1.44mi
241 Whipple Ave Hinesville, GA	3.0	2.0	1339	$2,000	$1.49	3d	1	1.45mi
248 Bender St Hinesville, GA	3.0	3.0	1633	$2,100	$1.29	5d	1	1.45mi

Property features AI

Finance

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

Exterior

• Parking: 1 parking space
• Utilities: Electric heatingCentral 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 heatingCentral air conditioning
• Interior features: Active plan home (Pamona plan)

Listing history 50 events

1. 2026-09-24
   days on market $236,900 Active 114 DOM
2. 2026-09-22
   days on market $236,900 Active 113 DOM
3. 2026-09-21
   days on market $236,900 Active 112 DOM
4. 2026-09-20
   days on market $236,900 Active 111 DOM
5. 2026-09-19
   days on market $236,900 Active 110 DOM
6. 2026-09-18
   days on market $236,900 Active 109 DOM
7. 2026-09-17
   days on market $236,900 Active 108 DOM
8. 2026-09-16
   days on market $236,900 Active 107 DOM
9. 2026-09-15
   days on market $236,900 Active 106 DOM
10. 2026-09-14
    days on market $236,900 Active 105 DOM
11. 2026-09-13
    days on market $236,900 Active 104 DOM
12. 2026-09-12
    days on market $236,900 Active 103 DOM
13. 2026-09-11
    days on market $236,900 Active 102 DOM
14. 2026-09-05
    days on market $236,900 Active 96 DOM
15. 2026-09-04
    days on market $236,900 Active 95 DOM
16. 2026-09-03
    days on market $236,900 Active 94 DOM
17. 2026-09-02
    days on market $236,900 Active 93 DOM
18. 2026-08-30
    days on market $236,900 Active 90 DOM
19. 2026-08-29
    days on market $236,900 Active 89 DOM
20. 2026-08-28
    days on market $236,900 Active 88 DOM
21. 2026-08-27
    days on market $236,900 Active 87 DOM
22. 2026-08-26
    days on market $236,900 Active 86 DOM
23. 2026-08-25
    days on market $236,900 Active 85 DOM
24. 2026-08-24
    days on market $236,900 Active 84 DOM
25. 2026-08-23
    days on market $236,900 Active 83 DOM
26. 2026-08-22
    days on market $236,900 Active 82 DOM
27. 2026-08-21
    days on market $236,900 Active 81 DOM
28. 2026-08-20
    days on market $236,900 Active 80 DOM
29. 2026-08-19
    days on market $236,900 Active 79 DOM
30. 2026-08-18
    days on market $236,900 Active 78 DOM
31. 2026-08-17
    days on market $236,900 Active 77 DOM
32. 2026-08-16
    days on market $236,900 Active 76 DOM
33. 2026-08-15
    days on market $236,900 Active 75 DOM
34. 2026-08-14
    days on market $236,900 Active 74 DOM
35. 2026-08-13
    days on market $236,900 Active 73 DOM
36. 2026-08-12
    days on market $236,900 Active 72 DOM
37. 2026-08-11
    days on market $236,900 Active 71 DOM
38. 2026-08-10
    days on market $236,900 Active 70 DOM
39. 2026-08-09
    days on market $236,900 Active 69 DOM
40. 2026-08-08
    days on market $236,900 Active 68 DOM
41. 2026-08-07
    days on market $236,900 Active 67 DOM
42. 2026-08-06
    days on market $236,900 Active 66 DOM
43. 2026-08-05
    days on market $236,900 Active 65 DOM
44. 2026-08-04
    days on market $236,900 Active 64 DOM
45. 2026-08-03
    days on market $236,900 Active 63 DOM
46. 2026-07-31
    days on market $236,900 Active 60 DOM
47. 2026-07-30
    days on market $236,900 Active 59 DOM
48. 2026-07-29
    days on market $236,900 Active 58 DOM
49. 2026-07-27
    days on market $236,900 Active 56 DOM
50. 2026-07-25
    days on market $236,900 Active 54 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: $26,122
• − Mortgage interest: −$15,959
• − Property taxes: −$4,274
• − Insurance: −$1,425
• − Repairs & maintenance: −$2,090
• − Management: −$2,090
• − HOA: −$360
• − Depreciation: −$8,288
• Taxable loss: −$8,363
• Est. tax savings @ 24.0%: +$2,007
• After-tax cash flow: $-1,344/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 ↑

F Composite school gradezoned avg 20/100

Zoned Schools

Elementary Waldo Pafford Elementary School F GA #790/1,228 Nat'l #31,549/41,679 Middle Snelson-Golden Middle School F GA #372/470 Nat'l #12,017/14,009 High Bradwell Institute F GA #243/424 Nat'l #14,491/17,239

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

B Composite livability gradescore 73/100

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 · 58,689 people
• Metro: Hinesville, GA
• Population (ZIP): 42,838
• Household income: $60,233
• Rent vs Own: 50.1% rent · 49.9% own
• Severe rent burden: 8% of renters

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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%

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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%

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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

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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

Property features AI

Finance

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

Exterior

• Parking: 1 parking space
• Utilities: Electric heatingCentral 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 heatingCentral air conditioning
• Interior features: Active plan home (Pamona plan)