33 David Ln · Walthourville, GA 31316

$179,995

3 bd · 2.0 ba · 1,244 sqft · SingleFamily · 12 Days on market

Built 2026 Good condition 0.30 ac lot Est $238k · 24% under

---

Why this score? — see what drove the C+ 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 +18.6/30.0
• ARV discount +15.0/15.0
• DSCR +5.8/10.0
• Appreciation +5.6/10.0
• 1% rule +5.0/10.0
• Condition / age +3.8/5.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Schools +2.3/10.0

Listing remarks

BRAND NEW HOME ON LAND !! WITH WARRANTIES ALL UNDER $180,000!! Don't miss out on this Charming NEW 3 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. 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. Stock Photos of home , home is under construction . Colors of interior can be changed such as white cabinets , to grey walls and other options !

Key facts

• 0.3 acre lot
• Built 2026
• Listed 11 days

Property features AI

Finance

• Other: Road frontage on a highway; Lot approximately 0.3 acres (about 13,068 sq ft)

Exterior

• Parking: No dedicated parking listed
• Utilities: Public water; Septic tank sewer
• Home design: Manufactured house; Residential single-family property; Under construction
• Construction: Vinyl siding; Built as a manufactured home
• Exterior features: No exterior amenities listed; No fencing; Shingle roof

Interior

• Kitchen: Electric oven; Microwave; Refrigerator
• Bedrooms: 6 total rooms (includes bedrooms and living spaces)
• Bathrooms: 2 full bathrooms
• Interior features: Electric water heater; Electric oven; Microwave; Refrigerator; No fireplace; Crawl space basement
• Laundry & utility: Electric water heater

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $180k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $174 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $179k (0.3% below list).
• Recommended offer: $179k (0.3% below list) — sets the bar for 1% rule.
• Cap rate 7.5% vs local median 5.4% in Walthourville — 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 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; 6 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; 298 units permitted in Long County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $3k of equity ($1k loan paydown + $2k appreciation (1.2% local appreciation)).
• Long County population projected at +72% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• At projected returns (1.2% appreciation + 3.0% rent growth), your $50k cash investment doubles in ~8 years — after that, you're playing with house money.
• By year 9, paydown + projected appreciation supports a ~$30k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• Only 12 days on market — expect competitive offers; lowballing is unlikely to land.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; major 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 $179,452 (0.3% below list)

Questions for the listing agent

1. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
2. 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?
3. 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.
4. 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.
5. 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: 1.00% ✗
• Cap rate: 7.45%
• Cash-on-cash: 4.14%
• DSCR: 1.18
• GRM: 8.4

CMA / ARV

• ARV (on-the-fly): $237,604
• Comps found: 4

Show comp detail 4 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
329 Jefferson Cir	0.13mi	3/2.0	1,102 (-11%)	6mo	$145,000	$132	70
61 Gregory Ct	0.56mi	3/2.0	1,234 (-1%)	21mo	$195,000	$158	55
65 Morningside Dr	0.73mi	3/2.0	1,300 (+4%)	9mo	$248,500	$191	51
83 Pinewood Ln	0.40mi	3/2.0	1,423 (+14%)	10mo	$274,500	$193	49

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: 6.1%
• Equity multiple: 1.31×
• Total profit: $15,860
• Equity at exit: $62,937

10-year hold

• IRR: 10.2%
• Equity multiple: 2.26×
• Total profit: $63,707
• Equity at exit: $84,801

Cash invested: $50,399 (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: 8.4×

Monthly cashflow live

• Estimated rent: $1,795 high
• Mortgage (P&I): −$944
• Tax est. 1.5%: −$225 /mo · $2,700/yr
• Insurance: −$75
• HOA: −$0
• Vacancy / Maint / Mgmt: −$377
• Net cashflow: $174

Break-even live

Break-even rent $1,575

Max offer price $179,995

Occupancy floor 85%

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: $44,999
• Closing costs: $5,400
• Reserves months: —
• Total cash needed: —

Rent comps 6 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
524 Arnall Dr Unit 518 Allenhurst, GA	2.0	1.0	910	$950	$1.04	43d	1	0.50mi
524 Arnall Dr Unit 1 Allenhurst, GA	3.0	1.0	900	$1,200	$1.33	43d	1	0.50mi
43 Sandy Run Rd SE Allenhurst, GA	4.0	2.0	1450	$1,800	$1.24	43d	1	1.05mi
373 Carter Rd Unit A Allenhurst, GA	3.0	2.0	1196	$1,900	$1.59	43d	1	1.21mi
119 Belleau Woods Cir Unit 27 Hinesville, GA	3.0	2.5	1444	$2,075	$1.44	43d	1	1.40mi
23 Belleau Woods Cir Hinesville, GA	3.0	2.5	1444	$1,975	$1.37	43d	1	1.41mi

Listing history 12 events

1. 2026-06-19
   days on market $179,995 Active 12 DOM
2. 2026-06-18
   days on market $179,995 Active 11 DOM
3. 2026-06-17
   days on market $179,995 Active 10 DOM
4. 2026-06-16
   days on market $179,995 Active 9 DOM
5. 2026-06-15
   days on market $179,995 Active 8 DOM
6. 2026-06-14
   days on market $179,995 Active 6 DOM
7. 2026-06-13
   remarks 649-char remark
8. 2026-06-13
   pricedays on market $179,995 Active 5 DOM
9. 2026-06-10
   pricedays on market $179,997 Active 3 DOM
10. 2026-06-09
    days on market $179,998 Active 2 DOM
11. 2026-06-07
    remarks 638-char remark
12. 2026-06-07
    listed $179,998 Active 1 DOM

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (shaded) · 0% chance over 30 yrs
• 🔥 Wildfire 6/10 Major
• 🌡 Heat 8/10 Severe 7 d/yr ≥110°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: $21,534
• − Mortgage interest: −$10,083
• − Property taxes: −$2,700
• − Insurance: −$900
• − Repairs & maintenance: −$1,723
• − Management: −$1,723
• − Depreciation: −$5,236
• Taxable loss: −$830
• Est. tax savings @ 24.0%: +$199
• After-tax cash flow: $2,284/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 · 8 photos

Good 75/100 Cosmetic rehab

This single-family home is in good condition with a good condition score of 75. It has a good foundation, structure, and exterior. The interior is in good condition with modern cabinetry and granite countertops. The home is move-in ready with minor cosmetic updates that can significantly increase its value.

Value-add opportunities

• Both Paint interior walls and trim — Fresh paint can enhance curb appeal and interior aesthetics
• Both Replace carpet with hardwood flooring in living areas — Hardwood flooring is more durable and can increase both resale and rental value
• Both Install modern lighting fixtures throughout — Modern lighting can improve the home's ambiance and increase its appeal

Renovation cost estimate screening

Value-add ROI direction

• Both Paint interior walls and trim — Fresh paint can enhance curb appeal and interior aesthetics ↑
• Both Replace carpet with hardwood flooring in living areas — Hardwood flooring is more durable and can increase both resale and rental value ↑
• Both Install modern lighting fixtures throughout — Modern lighting can improve the home's ambiance and increase its appeal ↑

ⓘ 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: 13,812
• 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

1 event — show timeline

• 2026-06-07 Listed $179,998 HABR