216 Robin Rd · Hinesville, GA 31313

$130,000

3 bd · 1.5 ba · 1,157 sqft · SingleFamily public records · 154 Days on market

Built 1977 Fair condition 0.35 ac lot $112/sqft · 29% below area Est $183k · 29% under

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Why this score? — see what drove the B+ 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 +30.0/30.0
• ARV discount +15.0/15.0
• DSCR +10.0/10.0
• 1% rule +8.2/10.0
• Rent growth +3.9/5.0
• Livability +3.7/5.0
• Condition / age +2.2/5.0
• Schools +2.1/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

This home is situated on a corner lot. it is tenant occupied and the tenant is on a month to month. This home will make a wonderful investment property. it has a large back yard.

Key facts

• Large back yard
• Corner lot
• 0.35 acre lot

Tags

• CORNER LOT
• LARGE BACK YARD

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath single-family listed at $130k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $540 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $130k).
• Recommended offer: $114k (12.0% below list) — sets the bar for market timing.
• Cap rate 11.3% 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); 800 active listings in the ZIP; 24 comparable units currently listed for rent nearby; rentals lingering (median 93d 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 34% 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 $899 of loan paydown is wiped out by about $4k 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.
• At projected returns (-3.0% appreciation + 5.4% rent growth), your $36k cash investment doubles in ~6 years — after that, you're playing with house money.

Negotiation context

• It's been on market 154 days — a 12% lower offer ($114k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $47k; list at $130k implies a 177% 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; extreme-heat days projected 7→18/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $114,400 (12.0% below list)

Questions for the listing agent

1. It's been on market 154 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
3. Built in 1977 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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. 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.
9. 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.
10. 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: 1.32% ✓
• Cap rate: 11.28%
• Cash-on-cash: 17.80%
• DSCR: 1.79
• GRM: 6.3

CMA / ARV

• ARV (median comp): $182,515
• List price: $130,000
• Delta: -28.77%
• 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
657 Maxwell St	0.20mi	3/1.5	1,260 (+9%)	2mo	$135,000	$107	74
621 2nd St	0.24mi	3/2.0	1,100 (-5%)	13mo	$209,000	$190	67
641 2nd St	0.30mi	3/2.0	1,100 (-5%)	12mo	$204,500	$186	66
455 Elm St	0.44mi	3/1.5	1,161 (+0%)	17mo	$220,000	$189	64
618 Scott St	0.68mi	3/1.0	1,200 (+4%)	0mo	$200,000	$167	60
662 Mahoney Rd	0.60mi	3/2.0	1,196 (+3%)	13mo	$99,000	$83	54
248 Garden Cir	0.45mi	3/1.0	1,302 (+12%)	6mo	$214,500	$165	51
19 Palm Dr	0.64mi	3/2.0	1,305 (+13%)	0mo	$215,000	$165	46
201 Ash Blvd	0.67mi	3/2.0	1,281 (+11%)	8mo	$230,000	$180	42
514 Azalea St	0.75mi	3/2.0	1,319 (+14%)	5mo	$223,000	$169	36
620 Scott St	0.69mi	2/2.0 (-1)	1,057 (-9%)	14mo	$118,000	$112	35
22 Palm Dr	0.66mi	3/2.0	1,330 (+15%)	18mo	$250,000	$188	27

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: 11.8%
• Equity multiple: 1.48×
• Total profit: $17,568
• Equity at exit: $19,383

10-year hold

• IRR: 22.5%
• Equity multiple: 3.14×
• Total profit: $77,887
• Equity at exit: $11,240

Cash invested: $36,400 (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: 19 active · 11 under contract
• Months of supply: 10.4 mo (10%/mo absorbed)
• Median asking: $205,900 ($167/sqft)
• Median days on market: 79 d
• This list price: lowest-priced of the active set
• ARV vs active asking: -5.8% vs 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: 800
• Price-to-rent: 6.3×

Monthly cashflow live

• Estimated rent: $1,719 high
• Mortgage (P&I): −$682
• Tax from tax record: −$82 /mo · $987/yr
• Insurance: −$54
• HOA: −$0
• Vacancy / Maint / Mgmt: −$361
• Net cashflow: $540

Break-even live

Break-even rent $1,036

Max offer price $130,000

Occupancy floor 64%

Sensitivity live

Price	-10% $614	-5% $577	+0% $540	+5% $503	+10% $466
Rent	-10% $404	-5% $472	+0% $540	+5% $608	+10% $676
Rate	-1.0pp $605	-0.5pp $573	base $540	+0.5pp $506	+1.0pp $472

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: $32,500
• Closing costs: $3,900
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Rent comps 24 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
635 Maxwell St Hinesville, GA	3.0	1.0	950	$1,700	$1.79	93d	1	0.15mi
727 S Main St Hinesville, GA	2.0–3.0	1.5	1286	$1,450	$1.13	93d	3	0.39mi
220 Garden Cir Hinesville, GA	3.0	1.5	1323	$1,650	$1.25	93d	1	0.42mi
250 Garden Cir Hinesville, GA	3.0	2.0	1140	$1,750	$1.54	93d	1	0.47mi
662 Mahoney Rd Hinesville, GA	3.0	2.0	1196	$1,795	$1.50	93d	1	0.63mi
814 Lesa St Hinesville, GA	2.0	1.5	1152	$950	$0.82	93d	1	0.80mi
710 Little John Dr Hinesville, GA	3.0	2.0	1459	$1,700	$1.17	93d	1	0.82mi
205 Bagley Ave Unit B Hinesville, GA	3.0	2.0	1071	$1,850	$1.73	93d	1	0.84mi
613 Franklin St Hinesville, GA	3.0	2.0	1464	$1,750	$1.20	93d	1	0.92mi
134 Pointe South Dr Hinesville, GA	2.0	1.0	840	$1,195	$1.42	93d	1	0.92mi
131 Pointe South Dr Hinesville, GA	2.0	1.0	960	$1,950	$2.03	93d	1	0.95mi
916 Mandarin Dr Hinesville, GA	3.0	2.0	1433	$1,550	$1.08	93d	1	0.97mi
732 Fleming Rd Hinesville, GA	3.0	1.5	1348	$1,400	$1.04	93d	1	0.98mi
905 King Air Ct Hinesville, GA	3.0	2.0	1407	$1,750	$1.24	93d	1	1.00mi
910 Brett Dr Hinesville, GA	2.0–3.0	2.0	957	$1,600	$1.67	93d	4	1.14mi
910 Brett Dr Hinesville, GA	2.0–3.0	2.0	957	$1,600	$1.67	93d	3	1.14mi
912 Pineland Ave Hinesville, GA	3.0	2.5	1428	$1,648	$1.15	93d	1	1.16mi
1012 White Cir Hinesville, GA	3.0	1.0	1050	$1,300	$1.24	93d	1	1.21mi
712 Mill Creek Cir Hinesville, GA	4.0	2.0	1456	$1,900	$1.30	93d	1	1.22mi
350 Beverly St #124 Hinesville, GA	3.0	2.0	1228	$1,400	$1.14	93d	1	1.23mi
822 Lost Grove Ln Hinesville, GA	3.0	2.0	1080	$1,650	$1.53	93d	1	1.24mi
1303 Veterans Pkwy Hinesville, GA	1.0–3.0	1.0–2.0	1048	$1,750	$1.67	93d	8	1.29mi
108 Cherokee Cir Hinesville, GA	3.0	2.0	1208	$1,275	$1.06	93d	1	1.38mi
172 Cherokee Cir Hinesville, GA	3.0	2.0	1290	$1,550	$1.20	93d	1	1.45mi

Listing history 50 events

1. 2026-07-30
   days on market $130,000 Active 154 DOM
2. 2026-07-29
   days on market $130,000 Active 153 DOM
3. 2026-07-27
   days on market $130,000 Active 151 DOM
4. 2026-07-25
   days on market $130,000 Active 149 DOM
5. 2026-07-23
   days on market $130,000 Active 147 DOM
6. 2026-07-22
   days on market $130,000 Active 146 DOM
7. 2026-07-21
   days on market $130,000 Active 145 DOM
8. 2026-07-18
   days on market $130,000 Active 142 DOM
9. 2026-07-16
   days on market $130,000 Active 140 DOM
10. 2026-07-16
    days on market $130,000 Active 139 DOM
11. 2026-07-14
    days on market $130,000 Active 138 DOM
12. 2026-07-13
    days on market $130,000 Active 137 DOM
13. 2026-07-12
    days on market $130,000 Active 136 DOM
14. 2026-07-11
    days on market $130,000 Active 135 DOM
15. 2026-07-10
    days on market $130,000 Active 134 DOM
16. 2026-07-09
    days on market $130,000 Active 133 DOM
17. 2026-07-08
    days on market $130,000 Active 132 DOM
18. 2026-07-07
    days on market $130,000 Active 131 DOM
19. 2026-07-06
    days on market $130,000 Active 130 DOM
20. 2026-07-05
    days on market $130,000 Active 129 DOM
21. 2026-07-04
    days on market $130,000 Active 128 DOM
22. 2026-07-03
    days on market $130,000 Active 127 DOM
23. 2026-07-02
    days on market $130,000 Active 126 DOM
24. 2026-07-01
    days on market $130,000 Active 125 DOM
25. 2026-06-30
    days on market $130,000 Active 124 DOM
26. 2026-06-29
    days on market $130,000 Active 123 DOM
27. 2026-06-28
    days on market $130,000 Active 122 DOM
28. 2026-06-28
    days on market $130,000 Active 121 DOM
29. 2026-06-27
    days on market $130,000 Active 120 DOM
30. 2026-06-26
    days on market $130,000 Active 119 DOM
31. 2026-06-23
    days on market $130,000 Active 116 DOM
32. 2026-06-21
    days on market $130,000 Active 115 DOM
33. 2026-06-19
    days on market $130,000 Active 113 DOM
34. 2026-06-18
    days on market $130,000 Active 112 DOM
35. 2026-06-17
    days on market $130,000 Active 111 DOM
36. 2026-06-16
    days on market $130,000 Active 110 DOM
37. 2026-06-15
    days on market $130,000 Active 109 DOM
38. 2026-06-14
    days on market $130,000 Active 107 DOM
39. 2026-06-13
    days on market $130,000 Active 106 DOM
40. 2026-06-10
    days on market $130,000 Active 104 DOM
41. 2026-06-09
    days on market $130,000 Active 103 DOM
42. 2026-06-08
    days on market $130,000 Active 102 DOM
43. 2026-06-07
    days on market $130,000 Active 101 DOM
44. 2026-06-05
    days on market $130,000 Active 98 DOM
45. 2026-06-03
    days on market $130,000 Active 97 DOM
46. 2026-06-02
    days on market $130,000 Active 96 DOM
47. 2026-06-01
    days on market $130,000 Active 95 DOM
48. 2026-05-31
    days on market $130,000 Active 94 DOM
49. 2026-05-30
    days on market $130,000 Active 93 DOM
50. 2026-05-04
    price $130,000 178-char remark

    Show marketing remark (178 chars)

    This home is situated on a corner lot. it is tenant occupied and the tenant is on a month to month. This home will make a wonderful investment property. it has a large back yard.

ⓘ 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: $987 · $82/mo
• Projected year-2 tax: $1,196 · $100/mo
• Expected delta: +$209/yr (+$17/mo · 21.2%)

ⓘ 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 4/10 Moderate
• 🌡 Heat 9/10 Extreme 7 d/yr ≥111°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: $20,629
• − Mortgage interest: −$7,282
• − Property taxes: −$987
• − Insurance: −$650
• − Repairs & maintenance: −$1,650
• − Management: −$1,650
• − Depreciation: −$3,782
• Taxable income: $4,628
• Est. tax owed @ 24.0%: −$1,111
• After-tax cash flow: $5,369/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 · 2 photos

Fair 45/100 Moderate rehab Est. rehab $28,925–$52,065 screening

This home requires significant exterior repairs and maintenance, including a new roof and fresh paint, to improve its condition and value.

Components & finishes AI

Roof asphalt shingle · good

Deferred maintenance Est. $2,500–$10,000 screening

• Minor Roof (roof) — No visible signs of damage or wear on the roof.
• Minor Windows (windows) — No visible signs of damage or wear on the windows.
• Minor Electrical (electrical) — No visible signs of damage or wear on the electrical components.
• Minor Plumbing (plumbing) — No visible signs of damage or wear on the plumbing.
• Minor Exterior (exterior) — No visible signs of damage or wear on the exterior.

Repairs flagged

• Major roof — Signs of significant wear
• Major exterior siding — Weathered and peeling
• Major landscaping — Overgrown and unkempt

Value-add opportunities

• Both paint exterior — Fresh paint would improve curb appeal and home value ↑
• Both landscaping — A well-maintained yard enhances curb appeal and property value ↑
• Both roof repair — A new roof would significantly increase the home's value and reduce maintenance costs ↑

ⓘ Rehab cost is a screening estimate — Moderate scope × the home's square footage at US $/sqft rules of thumb (the same model as the Flip Finder). Get contractor quotes + a written scope before underwriting.

F Composite school gradezoned avg 21/100

Zoned Schools

Elementary Joseph Martin Elementary School F GA #784/1,228 Nat'l #31,434/41,679 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
• 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: 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

Price history

+176.6% since first listed

5 events — show timeline

• 2026-05-04 Price Changed $130,000 HABR
• 2026-04-18 Price Changed $140,000 HABR
• 2026-03-06 Price Changed $160,000 HABR
• 2026-02-26 Listed $199,999 HABR
• 2012-02-28 Sold (Public Records) $47,000 Public Records

Property tax history

-4.3%/yr

Latest (2025): $987 · -0.2% YoY. Source: county tax records.