lot 1 Griffin Rd · Walthourville, GA 31316

$199,944

4 bd · 2.0 ba · 1,524 sqft · SingleFamily · 44 Days on market

Built 2026 Good condition 0.34 ac lot

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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 +10.0/30.0
• ARV discount +7.5/15.0
• Appreciation +5.6/10.0
• Condition / age +4.0/5.0
• Livability +3.2/5.0
• 1% rule +3.0/10.0
• DSCR +2.8/10.0
• Rent growth +2.5/5.0
• Schools +2.3/10.0

Listing remarks

LOT 1 SIT ON ABOUT HALF AN ACRE!!! Don't miss out on this Charming NEW 4 bedroom / 2-bathroom home that HAS IT ALL!!! Open and inviting floor plan, elegant white cabinetry, upgraded lighting fixtures and recessed lighting. Complete modern home essentials with a comfortable layout. Double vanity in master bathroom with a tub/shower. Brand new appliances! Home has a 1-year manufacture warranty. VISIT the property today. Seller is a licensed Realtor in GA. Grass Seed has been planted. Homes qualify for FHA and VA loans with a permanent foundation. Home is not on lot yet will be by July 10 2026!

Key facts

• 0.34 acre lot
• Built 2026
• Listed 43 days

Property features AI

Finance

• Other: Listing broker: Seaside Realty Services

Exterior

• Parking: No designated parking
• Utilities: Public water; Septic tank sewer
• Home design: Single-family manufactured home; Under construction
• Construction: Vinyl siding; Manufactured house construction
• Exterior features: No exterior features specified; No fencing; Shingle roof; Lot fronts a highway; Other lot features; Approximately 0.34-acre lot

Interior

• Kitchen: Electric oven; Microwave; Refrigerator
• Bathrooms: 2 full bathrooms
• Interior features: Electric water heater; No fireplace; Crawl space basement; 6 total rooms

🏗️ New construction. The $199,944 list price is a builder figure, so every metric below is computed on the value from comparable previous sales — $277,772.

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $200k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $-168 ($-2k/yr) — negative.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $200k).
• Recommended offer: $194k (3.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 64/100 on livability (#255 in GA) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, crime B; Watch: employment D, schools F, amenities F.
• Long County (rural): math 26% / reading 26% proficiency, ranked #115 of 174 in GA (top 66%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 61% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: 409 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 298 units permitted in Long County in 2024 (0 in 5+ unit buildings).
• This rent runs 36% of the median local income ($75k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• In year one you build about $5k of equity ($2k loan paydown + $3k appreciation (1.2% local appreciation)).
• Long County population projected at +72% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• By year 7, paydown + projected appreciation supports a ~$35k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 44 days — a 3% lower offer ($194k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.

Recommended offer $193,945 (3.0% 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 44 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. Schools are F-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. 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?
6. 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.
7. 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.
8. 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: 0.80% ✗
• Cap rate: 5.57%
• Cash-on-cash: -2.59%
• DSCR: 0.88
• GRM: 10.4

CMA / ARV

• ARV (median comp): $277,772
• List price: $199,944
• Delta: -28.02%
• 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
9955 Tibet Highway Hwy SE	0.10mi	4/2.0	1,565 (+3%)	22mo	$266,475	$170	73
9659 Tibet Highway Hwy SE	0.10mi	4/2.0	1,565 (+3%)	22mo	$268,425	$172	72
9997 Tibet Highway Hwy SE	0.10mi	4/2.0	1,620 (+6%)	20mo	$275,975	$170	68
9201 Tibet Hwy	0.10mi	3/2.0 (-1)	1,477 (-3%)	21mo	$275,000	$186	68
9247 Tibet Highway Hwy SE	0.10mi	4/2.0	1,620 (+6%)	23mo	$277,825	$171	66
9851 Tibet Highway Hwy SE	0.10mi	4/2.0	1,653 (+8%)	20mo	$285,000	$172	65
10009 Tibet Highway Hwy SE	0.10mi	4/2.0	1,653 (+8%)	21mo	$277,325	$168	64
9955 Tibet Hwy SE	0.38mi	4/2.0	1,565 (+3%)	22mo	$266,475	$170	60
9997 Tibet Hwy SE	0.34mi	4/2.0	1,620 (+6%)	20mo	$275,975	$170	57
10009 Tibet Hwy SE	0.32mi	4/2.0	1,653 (+8%)	21mo	$277,325	$168	54
9851 Tibet Hwy SE	0.49mi	4/2.0	1,653 (+8%)	20mo	$285,000	$172	47
9659 Tibet Hwy SE	0.68mi	4/2.0	1,565 (+3%)	22mo	$268,425	$172	45

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

1.16% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: -0.8%
• Equity multiple: 0.96×
• Total profit: $-3,297
• Equity at exit: $97,125

10-year hold

• IRR: 4.0%
• Equity multiple: 1.49×
• Total profit: $38,346
• Equity at exit: $130,866

Cash invested: $77,776 (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 31316

• Home prices YoY: 0.6%
• Active inventory: 409
• Price-to-rent: 7.5×

Monthly cashflow live

• Estimated rent: $2,218 medium
• Mortgage (P&I): −$1,457
• Tax est. 1.5%: −$347 /mo · $4,167/yr
• Insurance: −$116
• HOA: −$0
• Vacancy / Maint / Mgmt: −$466
• Net cashflow: $-168

Break-even live

Break-even rent $2,430

Max offer price $253,496

Occupancy floor —

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: $69,443
• Closing costs: $8,333
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
43 Sandy Run Rd SE Allenhurst, GA	4.0	2.0	1450	$1,800	$1.24	43d	1	0.57mi

Listing history 27 events

1. 2026-06-19
   days on market $199,944 Active 44 DOM
2. 2026-06-18
   days on market $199,944 Active 43 DOM
3. 2026-06-17
   days on market $199,944 Active 42 DOM
4. 2026-06-16
   days on market $199,944 Active 41 DOM
5. 2026-06-15
   days on market $199,944 Active 40 DOM
6. 2026-06-14
   days on market $199,944 Active 38 DOM
7. 2026-06-13
   pricedays on market $199,944 Active 37 DOM
8. 2026-06-10
   pricedays on market $199,946 Active 35 DOM
9. 2026-06-09
   days on market $199,947 Active 34 DOM
10. 2026-06-08
    pricedays on market $199,947 Active 33 DOM
11. 2026-06-07
    remarks 598-char remark
12. 2026-06-07
    pricedays on market $199,948 Active 32 DOM
13. 2026-06-05
    pricedays on market $199,949 Active 29 DOM
14. 2026-06-03
    days on market $199,951 Active 28 DOM
15. 2026-06-03
    price $199,951 Active 27 DOM
16. 2026-06-02
    days on market $199,954 Active 27 DOM
17. 2026-06-01
    days on market $199,954 Active 26 DOM
18. 2026-05-31
    days on market $199,954 Active 25 DOM
19. 2026-05-30
    days on market $199,954 Active 24 DOM
20. 2026-05-18
    price $199,957 550-char remark
21. 2026-05-16
    price $199,959 550-char remark
22. 2026-05-13
    price $199,960 550-char remark
23. 2026-05-13
    price $199,961 550-char remark
24. 2026-05-05
    price $199,962 550-char remark
25. 2026-05-04
    price $199,963 550-char remark
26. 2026-05-01
    price $199,964 550-char remark
27. 2026-03-10
    listed $199,965 Active 550-char remark

ⓘ 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: $26,610
• − Mortgage interest: −$15,560
• − Property taxes: −$4,167
• − Insurance: −$1,389
• − Repairs & maintenance: −$2,129
• − Management: −$2,129
• − Depreciation: −$8,081
• Taxable loss: −$6,843
• Est. tax savings @ 24.0%: +$1,642
• After-tax cash flow: $-371/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 charming new home is move-in ready with a good condition score and modern updates. It offers a good investment opportunity with potential for value increase through minor exterior and interior enhancements.

Value-add opportunities

• Resale Paint exterior siding — Fresh paint can enhance curb appeal and home value
• Resale Install new window treatments — Updated window treatments can improve the home's aesthetic
• Both Add a small front porch — A front porch can increase both resale and rental value by enhancing curb appeal and providing a welcoming entrance

Renovation cost estimate screening

Value-add ROI direction

• Resale Paint exterior siding — Fresh paint can enhance curb appeal and home value ↑
• Resale Install new window treatments — Updated window treatments can improve the home's aesthetic ↑
• Both Add a small front porch — A front porch can increase both resale and rental value by enhancing curb appeal and providing a welcoming entrance ↑

ⓘ 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: Long County
• NCES district ID: 1303360
• Math proficiency: 26% ▼ -14.00%
• Reading proficiency: 26% ▼ -13.00%
• Median HH income: $45,958
• Composite: 22.51/100
• National rank: #8090
• State rank: #115 of 174 in GA

Livability — Walthourville

• Score: 64/100
• State rank: #255
• US rank: #14108

Category grades

Amenities F Commute F Cost of living A+ Crime B Employment D Housing A+ Health & safety F User ratings A

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Long County · 13,812 people
• City population: 4,933
• Metro: Hinesville, GA
• Population (ZIP): 13,812
• Household income: $74,766
• Rent vs Own: 29.6% rent · 70.4% own
• Severe rent burden: 109.0

Population outlook (Long County) Hauer SSP2

• Today (2025): 24,669 people
• By 2030: 28,223 · +14.4%
• By 2040: 35,430 · +43.6%
• By 2050: 42,403 · +71.9%
• By 2075: 56,996 · +131.0%
• By 2100: 64,185 · +160.2%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.56)
• Race & ethnicity: White 61% Black 23% Hispanic / Latino 8% Two or more races 8%
• Hispanic origin (detail): Mexican 2% Puerto Rican 5%
• Common ancestry: Serbian 1% Italian 1% Romanian 1%
• Foreign-born: 3% · Canada
• Languages at home: 92% English-only · Spanish 6% Other Asian/Pacific 1% German/W. Germanic 1%

Political lean MEDSL · Long

• 2024 margin: Strong R (+29.5) · D 35.1% · R 64.6%
• 2008→2024 swing: -5.4pp toward R · 2008: -24.1pp · 2024: -29.5pp
• All cycles: 2024: R+29.5 2020: R+26.4 2016: R+30.8 2012: R+22.9 2008: R+24.1

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 1.16%
• Current HPI: 195.2978
• Rent YoY: —
• 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

-0.0% since first listed

20 events — show timeline

• 2026-06-12 Price Changed $199,944 HABR
• 2026-06-11 Price Changed $199,945 HABR
• 2026-06-10 Price Changed $199,946 HABR
• 2026-06-07 Price Changed $199,947 HABR
• 2026-06-05 Price Changed $199,948 HABR
• 2026-06-03 Price Changed $199,949 HABR
• 2026-06-02 Price Changed $199,951 HABR
• 2026-05-29 Price Changed $199,954 HABR
• 2026-05-27 Price Changed $199,955 HABR
• 2026-05-26 Relisted — HABR
• 2026-05-26 Price Changed $199,956 HABR
• 2026-05-21 Delisted — HABR
• 2026-05-18 Price Changed $199,957 HABR
• 2026-05-16 Price Changed $199,959 HABR
• 2026-05-13 Price Changed $199,960 HABR
• 2026-05-13 Price Changed $199,961 HABR
• 2026-05-05 Price Changed $199,962 HABR
• 2026-05-04 Price Changed $199,963 HABR
• 2026-05-01 Price Changed $199,964 HABR
• 2026-03-10 Listed $199,965 HABR