773 Shuman St · Hinesville, GA 31313

$100,000

3 bd · 1.0 ba · 1,044 sqft · SingleFamily public records · 130 Days on market

Built 1961 0.46 ac lot $96/sqft · 32% below area Est $147k · 32% 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
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• 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 MLS

BACK ON THE MARKET! PRICE IMPROVEMENT for this great Investment Opportunity. Previously a rental, this 3 Bedroom. 1 bath home centrally located in Hinesville close to shopping, dining and Fort Stewart gates. The kitchen is equipped with a refrigerator and stove. Washer/Dryer hookups. Property is being SOLD AS IS. Seller is related to the licensed Real Estate Broker in the state of Georgia.

Key facts

• 0.46 acre lot
• Built 1961
• Listed 130 days

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $100k.

Deal economics

• At list price, monthly cash flow is $629 ($8k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $100k).
• Recommended offer: $88k (12.0% below list) — sets the bar for market timing.
• Cap rate 13.8% 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; 29 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 33% 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 $691 of loan paydown is wiped out by about $3k 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 $28k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• It's been on market 130 days — a 12% lower offer ($88k) is reasonable based on typical stale-listing flexibility.
• 13 sale attempts since 3y ago; this cycle's ask is 7043% above the opening price — seller raised mid-cycle; expect resistance to lowballs.

Risks & watch-outs

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

Recommended offer $88,000 (12.0% below list)

Questions for the listing agent

1. It's been on market 130 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1961 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. 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?
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: 1.68% ✓
• Cap rate: 13.84%
• Cash-on-cash: 26.96%
• DSCR: 2.20
• GRM: 5.0

CMA / ARV

• ARV (median comp): $146,792
• List price: $100,000
• Delta: -31.88%
• 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
981 White Cir	0.51mi	3/1.5	1,053 (+1%)	4mo	$202,000	$192	70
979 White Cir	0.50mi	3/1.5	1,084 (+4%)	2mo	$210,000	$194	66
737 Sharon St	0.23mi	2/1.0 (-1)	960 (-8%)	12mo	$105,000	$109	61
750 Sharon St	0.25mi	2/1.0 (-1)	960 (-8%)	12mo	$105,000	$109	60
746 Sharon St	0.25mi	2/1.0 (-1)	960 (-8%)	12mo	$105,000	$109	60
738 Sharon St	0.26mi	2/1.0 (-1)	960 (-8%)	12mo	$105,000	$109	60
909 Drake Ct	0.58mi	3/2.0	1,104 (+6%)	2mo	$168,000	$152	58
979B Pineland Ave	0.55mi	3/1.5	1,161 (+11%)	6mo	$205,000	$177	48
979 B Pineland Ave Unit B	0.55mi	3/1.5	1,161 (+11%)	6mo	$205,000	$177	48
662 Mahoney Rd	0.39mi	3/2.0	1,196 (+15%)	11mo	$99,000	$83	44
642 Honey Ridge Ln	0.74mi	3/2.0	1,113 (+7%)	10mo	$210,000	$189	42
649 Honey Ridge Ln	0.75mi	3/2.0	1,152 (+10%)	2mo	$208,000	$181	42

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: 23.6%
• Equity multiple: 2.00×
• Total profit: $28,054
• Equity at exit: $14,910

10-year hold

• IRR: 33.0%
• Equity multiple: 4.36×
• Total profit: $94,084
• Equity at exit: $8,646

Cash invested: $28,000 (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: 5.0×

Monthly cashflow live

• Estimated rent: $1,677 high
• Mortgage (P&I): −$524
• Tax from tax record: −$129 /mo · $1,551/yr
• Insurance: −$42
• HOA: −$0
• Vacancy / Maint / Mgmt: −$352
• Net cashflow: $629

Break-even live

Break-even rent $880

Max offer price $100,000

Occupancy floor 57%

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: $25,000
• Closing costs: $3,000
• Reserves months: —
• Total cash needed: —

Rent comps 29 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
912 Pineland Ave Hinesville, GA	3.0	2.5	1428	$1,648	$1.15	44d	1	0.17mi
732 Fleming Rd Hinesville, GA	3.0	1.5	1348	$1,400	$1.04	44d	1	0.24mi
814 Lesa St Hinesville, GA	2.0	1.5	1152	$950	$0.82	44d	1	0.28mi
905 King Air Ct Hinesville, GA	3.0	2.0	1407	$1,750	$1.24	44d	1	0.34mi
712 Mill Creek Cir Hinesville, GA	4.0	2.0	1456	$1,900	$1.30	44d	1	0.37mi
662 Mahoney Rd Hinesville, GA	3.0	2.0	1196	$1,795	$1.50	44d	1	0.40mi
916 Mandarin Dr Hinesville, GA	3.0	2.0	1433	$1,550	$1.08	44d	1	0.53mi
1012 White Cir Hinesville, GA	3.0	1.0	1050	$1,300	$1.24	44d	1	0.56mi
710 Little John Dr Hinesville, GA	3.0	2.0	1459	$1,700	$1.17	44d	1	0.72mi
910 Brett Dr Hinesville, GA	2.0–3.0	2.0	957	$1,600	$1.67	44d	3	0.80mi
910 Brett Dr Hinesville, GA	2.0–3.0	2.0	957	$1,600	$1.67	44d	4	0.80mi
134 Pointe South Dr Hinesville, GA	2.0	1.0	840	$1,195	$1.42	44d	1	0.80mi
131 Pointe South Dr Hinesville, GA	2.0	1.0	960	$1,950	$2.03	44d	1	0.84mi
727 S Main St Hinesville, GA	2.0–3.0	1.5	1286	$1,450	$1.13	44d	3	0.87mi
1100 Pineland Ave Hinesville, GA	2.0	2.5	1412	$1,575	$1.12	44d	2	0.89mi
255 Glenn Bryant Rd Hinesville, GA	3.0	1.0	1075	$1,700	$1.58	44d	1	0.92mi
635 Maxwell St Hinesville, GA	3.0	1.0	950	$1,700	$1.79	44d	1	0.98mi
1110 Creekside Cir Hinesville, GA	3.0	2.0	1356	$2,000	$1.47	44d	1	0.99mi
1069 Kelly Dr Hinesville, GA	3.0	1.5	1270	$1,350	$1.06	44d	1	1.03mi
286 Whitetail Cir Hinesville, GA	3.0	2.0	1274	$1,600	$1.26	44d	1	1.06mi
250 Garden Cir Hinesville, GA	3.0	2.0	1140	$1,750	$1.54	44d	1	1.07mi
220 Garden Cir Hinesville, GA	3.0	1.5	1323	$1,650	$1.25	44d	1	1.10mi
1456 Coalition Cir Hinesville, GA	3.0	2.0	1424	$1,700	$1.19	44d	1	1.18mi
1458 Sheridan Pt Hinesville, GA	3.0	2.0	1400	$1,800	$1.29	44d	1	1.21mi
1113 Kelly Dr Hinesville, GA	2.0	2.0	858	$995	$1.16	44d	1	1.29mi
172 Cherokee Cir Hinesville, GA	3.0	2.0	1290	$1,550	$1.20	44d	1	1.34mi
108 Cherokee Cir Hinesville, GA	3.0	2.0	1208	$1,275	$1.06	44d	1	1.36mi
613 Franklin St Hinesville, GA	3.0	2.0	1464	$1,750	$1.20	44d	1	1.44mi
1303 Veterans Pkwy Hinesville, GA	1.0–3.0	1.0–2.0	1048	$1,750	$1.67	44d	8	1.45mi

Listing history 26 events

1. 2026-05-30
   statusdays on market $100,000 Pending 130 DOM
2. 2026-04-18
   status Active 392-char remark

   Show marketing remark (392 chars)

   BACK ON THE MARKET! PRICE IMPROVEMENT for this great Investment Opportunity. Previously a rental, this 3 Bedroom. 1 bath home centrally located in Hinesville close to shopping, dining and Fort Stewart gates. The kitchen is equipped with a refrigerator and stove. Washer/Dryer hookups. Property is being SOLD AS IS. Seller is related to the licensed Real Estate Broker in the state of Georgia.

3. 2026-04-17
   status Active 401-char remark

   Show marketing remark (401 chars)

   BACK ON THE MARKET PRICE IMPROVEMENT ON THIS GREAT Investment Opportunity. Previously a rental, this 3 bedroom, 1 bath home is centrally located in Hinesville. Close to shopping, dining and Fort Stewart Gates. Kitchen has a refrigerator and stove is open to the living area. Walk in laundry room. Property being SOLD AS IS. Seller is related to the licensed real estate Broker in the state of Georgia.

4. 2026-04-17
   status Back On Market

   Show marketing remark (401 chars)

   BACK ON THE MARKET PRICE IMPROVEMENT ON THIS GREAT Investment Opportunity. Previously a rental, this 3 bedroom, 1 bath home is centrally located in Hinesville. Close to shopping, dining and Fort Stewart Gates. Kitchen has a refrigerator and stove is open to the living area. Walk in laundry room. Property being SOLD AS IS. Seller is related to the licensed real estate Broker in the state of Georgia.

5. 2026-04-17
   historical $1,400

   Show marketing remark (401 chars)

   BACK ON THE MARKET PRICE IMPROVEMENT ON THIS GREAT Investment Opportunity. Previously a rental, this 3 bedroom, 1 bath home is centrally located in Hinesville. Close to shopping, dining and Fort Stewart Gates. Kitchen has a refrigerator and stove is open to the living area. Walk in laundry room. Property being SOLD AS IS. Seller is related to the licensed real estate Broker in the state of Georgia.

6. 2026-04-13
   status Pending 392-char remark

   Show marketing remark (401 chars)

   BACK ON THE MARKET PRICE IMPROVEMENT ON THIS GREAT Investment Opportunity. Previously a rental, this 3 bedroom, 1 bath home is centrally located in Hinesville. Close to shopping, dining and Fort Stewart Gates. Kitchen has a refrigerator and stove is open to the living area. Walk in laundry room. Property being SOLD AS IS. Seller is related to the licensed real estate Broker in the state of Georgia.

7. 2026-04-13
   status Pending 401-char remark

   Show marketing remark (401 chars)

   BACK ON THE MARKET PRICE IMPROVEMENT ON THIS GREAT Investment Opportunity. Previously a rental, this 3 bedroom, 1 bath home is centrally located in Hinesville. Close to shopping, dining and Fort Stewart Gates. Kitchen has a refrigerator and stove is open to the living area. Walk in laundry room. Property being SOLD AS IS. Seller is related to the licensed real estate Broker in the state of Georgia.

8. 2026-04-13
   status Under Contract

   Show marketing remark (401 chars)

   BACK ON THE MARKET PRICE IMPROVEMENT ON THIS GREAT Investment Opportunity. Previously a rental, this 3 bedroom, 1 bath home is centrally located in Hinesville. Close to shopping, dining and Fort Stewart Gates. Kitchen has a refrigerator and stove is open to the living area. Walk in laundry room. Property being SOLD AS IS. Seller is related to the licensed real estate Broker in the state of Georgia.

9. 2026-03-19
   listed $1,400
10. 2026-02-06
    status Back On Market
11. 2026-01-16
    status Active 392-char remark

    Show marketing remark (401 chars)

    BACK ON THE MARKET PRICE IMPROVEMENT ON THIS GREAT Investment Opportunity. Previously a rental, this 3 bedroom, 1 bath home is centrally located in Hinesville. Close to shopping, dining and Fort Stewart Gates. Kitchen has a refrigerator and stove is open to the living area. Walk in laundry room. Property being SOLD AS IS. Seller is related to the licensed real estate Broker in the state of Georgia.

12. 2026-01-16
    status Active 401-char remark

    Show marketing remark (401 chars)

    BACK ON THE MARKET PRICE IMPROVEMENT ON THIS GREAT Investment Opportunity. Previously a rental, this 3 bedroom, 1 bath home is centrally located in Hinesville. Close to shopping, dining and Fort Stewart Gates. Kitchen has a refrigerator and stove is open to the living area. Walk in laundry room. Property being SOLD AS IS. Seller is related to the licensed real estate Broker in the state of Georgia.

13. 2024-02-20
    status Pending 392-char remark

    Show marketing remark (392 chars)

    BACK ON THE MARKET! PRICE IMPROVEMENT for this great Investment Opportunity. Previously a rental, this 3 Bedroom. 1 bath home centrally located in Hinesville close to shopping, dining and Fort Stewart gates. The kitchen is equipped with a refrigerator and stove. Washer/Dryer hookups. Property is being SOLD AS IS. Seller is related to the licensed Real Estate Broker in the state of Georgia.

14. 2024-02-20
    status Under Contract

    Show marketing remark (392 chars)

    BACK ON THE MARKET! PRICE IMPROVEMENT for this great Investment Opportunity. Previously a rental, this 3 Bedroom. 1 bath home centrally located in Hinesville close to shopping, dining and Fort Stewart gates. The kitchen is equipped with a refrigerator and stove. Washer/Dryer hookups. Property is being SOLD AS IS. Seller is related to the licensed Real Estate Broker in the state of Georgia.

15. 2024-02-19
    historical 401-char remark

    Show marketing remark (401 chars)

    BACK ON THE MARKET PRICE IMPROVEMENT ON THIS GREAT Investment Opportunity. Previously a rental, this 3 bedroom, 1 bath home is centrally located in Hinesville. Close to shopping, dining and Fort Stewart Gates. Kitchen has a refrigerator and stove is open to the living area. Walk in laundry room. Property being SOLD AS IS. Seller is related to the licensed real estate Broker in the state of Georgia.

16. 2024-02-19
    historical

    Show marketing remark (401 chars)

    BACK ON THE MARKET PRICE IMPROVEMENT ON THIS GREAT Investment Opportunity. Previously a rental, this 3 bedroom, 1 bath home is centrally located in Hinesville. Close to shopping, dining and Fort Stewart Gates. Kitchen has a refrigerator and stove is open to the living area. Walk in laundry room. Property being SOLD AS IS. Seller is related to the licensed real estate Broker in the state of Georgia.

17. 2024-02-16
    price $149,900

    Show marketing remark (392 chars)

    BACK ON THE MARKET! PRICE IMPROVEMENT for this great Investment Opportunity. Previously a rental, this 3 Bedroom. 1 bath home centrally located in Hinesville close to shopping, dining and Fort Stewart gates. The kitchen is equipped with a refrigerator and stove. Washer/Dryer hookups. Property is being SOLD AS IS. Seller is related to the licensed Real Estate Broker in the state of Georgia.

18. 2024-02-16
    price $149,900 392-char remark

    Show marketing remark (392 chars)

    BACK ON THE MARKET! PRICE IMPROVEMENT for this great Investment Opportunity. Previously a rental, this 3 Bedroom. 1 bath home centrally located in Hinesville close to shopping, dining and Fort Stewart gates. The kitchen is equipped with a refrigerator and stove. Washer/Dryer hookups. Property is being SOLD AS IS. Seller is related to the licensed Real Estate Broker in the state of Georgia.

19. 2023-11-21
    status Back On Market

    Show marketing remark (392 chars)

    BACK ON THE MARKET! PRICE IMPROVEMENT for this great Investment Opportunity. Previously a rental, this 3 Bedroom. 1 bath home centrally located in Hinesville close to shopping, dining and Fort Stewart gates. The kitchen is equipped with a refrigerator and stove. Washer/Dryer hookups. Property is being SOLD AS IS. Seller is related to the licensed Real Estate Broker in the state of Georgia.

20. 2023-11-21
    status Active 392-char remark

    Show marketing remark (392 chars)

    BACK ON THE MARKET! PRICE IMPROVEMENT for this great Investment Opportunity. Previously a rental, this 3 Bedroom. 1 bath home centrally located in Hinesville close to shopping, dining and Fort Stewart gates. The kitchen is equipped with a refrigerator and stove. Washer/Dryer hookups. Property is being SOLD AS IS. Seller is related to the licensed Real Estate Broker in the state of Georgia.

21. 2023-11-15
    status Pending 392-char remark

    Show marketing remark (392 chars)

    BACK ON THE MARKET! PRICE IMPROVEMENT for this great Investment Opportunity. Previously a rental, this 3 Bedroom. 1 bath home centrally located in Hinesville close to shopping, dining and Fort Stewart gates. The kitchen is equipped with a refrigerator and stove. Washer/Dryer hookups. Property is being SOLD AS IS. Seller is related to the licensed Real Estate Broker in the state of Georgia.

22. 2023-11-15
    status Under Contract

    Show marketing remark (392 chars)

    BACK ON THE MARKET! PRICE IMPROVEMENT for this great Investment Opportunity. Previously a rental, this 3 Bedroom. 1 bath home centrally located in Hinesville close to shopping, dining and Fort Stewart gates. The kitchen is equipped with a refrigerator and stove. Washer/Dryer hookups. Property is being SOLD AS IS. Seller is related to the licensed Real Estate Broker in the state of Georgia.

23. 2023-11-09
    listed $149,900 401-char remark

    Show marketing remark (401 chars)

    BACK ON THE MARKET PRICE IMPROVEMENT ON THIS GREAT Investment Opportunity. Previously a rental, this 3 bedroom, 1 bath home is centrally located in Hinesville. Close to shopping, dining and Fort Stewart Gates. Kitchen has a refrigerator and stove is open to the living area. Walk in laundry room. Property being SOLD AS IS. Seller is related to the licensed real estate Broker in the state of Georgia.

24. 2023-11-09
    listed $149,900

    Show marketing remark (401 chars)

    BACK ON THE MARKET PRICE IMPROVEMENT ON THIS GREAT Investment Opportunity. Previously a rental, this 3 bedroom, 1 bath home is centrally located in Hinesville. Close to shopping, dining and Fort Stewart Gates. Kitchen has a refrigerator and stove is open to the living area. Walk in laundry room. Property being SOLD AS IS. Seller is related to the licensed real estate Broker in the state of Georgia.

25. 2023-11-08
    listed $179,900 Active 392-char remark

    Show marketing remark (392 chars)

    BACK ON THE MARKET! PRICE IMPROVEMENT for this great Investment Opportunity. Previously a rental, this 3 Bedroom. 1 bath home centrally located in Hinesville close to shopping, dining and Fort Stewart gates. The kitchen is equipped with a refrigerator and stove. Washer/Dryer hookups. Property is being SOLD AS IS. Seller is related to the licensed Real Estate Broker in the state of Georgia.

26. 2023-09-21
    listed $179,900 New

ⓘ 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: $1,551 · $129/mo
• Projected year-2 tax: $1,551 · $129/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 5/10 Major
• 🌡 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: $20,118
• − Mortgage interest: −$5,602
• − Property taxes: −$1,551
• − Insurance: −$500
• − Repairs & maintenance: −$1,609
• − Management: −$1,609
• − Depreciation: −$2,909
• Taxable income: $6,337
• Est. tax owed @ 24.0%: −$1,521
• After-tax cash flow: $6,028/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

-99.2% since first listed

25 events — show timeline

• 2026-04-18 Relisted — HABR
• 2026-04-17 Relisted — Hive MLS
• 2026-04-17 Relisted — GAMLS
• 2026-04-17 Rental Removed $1,400 APPFOLIO
• 2026-04-13 Pending — HABR
• 2026-04-13 Pending — Hive MLS
• 2026-04-13 Pending — GAMLS
• 2026-03-19 Listed for Rent $1,400 APPFOLIO
• 2026-02-06 Relisted — GAMLS
• 2026-01-16 Relisted — HABR
• 2026-01-16 Relisted — Hive MLS
• 2024-02-20 Pending — HABR
• 2024-02-20 Pending — GAMLS
• 2024-02-19 Listing Removed — Hive MLS
• 2024-02-19 Listing Removed — Hive MLS
• 2024-02-16 Price Changed $149,900 GAMLS
• 2024-02-16 Price Changed $149,900 HABR
• 2023-11-21 Relisted — GAMLS
• 2023-11-21 Relisted — HABR
• 2023-11-15 Pending — HABR
• 2023-11-15 Pending — GAMLS
• 2023-11-09 Listed $149,900 Hive MLS
• 2023-11-09 Listed $149,900 Hive MLS
• 2023-11-08 Listed $179,900 HABR
• 2023-09-21 Listed $179,900 GAMLS

Property tax history

+4.4%/yr

Latest (2025): $1,551 · +21.7% YoY. Source: county tax records.