228 Cumberland Dr NE · Hinesville, GA 31316

$199,000

4 bd · 2.5 ba · 2,238 sqft · SingleFamily public records · 133 Days on market

Built 2013 1.21 ac lot Est $318k · 37% under $30/mo HOA · 1% of rent

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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 +21.8/30.0
• ARV discount +15.0/15.0
• DSCR +7.0/10.0
• 1% rule +6.2/10.0
• Appreciation +5.6/10.0
• Livability +3.7/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.3/10.0

Listing remarks MLS

Investors take note of this price reduction!! Large two story home with 4 bedrooms on the upper level. Sitting area in the primary suite with en-suite bath featuring separate shower and garden tub. Kitchen has center island and plenty of cabinets to store all your china! There is a sunporch just off the great room for family to enjoy with adjoining patio space. This is for sale AS-IS and this home needs lots of TLC but has potential to be beautiful again. No seller disclosure. Pre-Qualification letters must not be over 30 days at application

Key facts

• Sunporch
• En-suite bath
• Center island

Tags

• EN-SUITE BATH
• CENTER ISLAND
• SUNPORCH
• PATIO SPACE

What this means for you Summary

Snapshot

• This is a 4-bed/2.5-bath single-family listed at $199k.

Deal economics

• At list price, monthly cash flow is $309 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $199k).
• Recommended offer: $175k (12.0% below list) — sets the bar for market timing.
• Cap rate 8.2% 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.
• 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; 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 $4k 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 $56k cash investment doubles in ~7 years — after that, you're playing with house money.
• By year 9, paydown + projected appreciation supports a ~$33k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 133 days — a 12% lower offer ($175k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 4y ago; this cycle's ask has dropped $58k (23%) from the opening price — seller is motivated, your offer sets the floor, not the list.

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 $175,120 (12.0% below list)

Questions for the listing agent

1. It's been on market 133 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
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: 1.12% ✓
• Cap rate: 8.16%
• Cash-on-cash: 6.66%
• DSCR: 1.30
• GRM: 7.4

CMA / ARV

• ARV (on-the-fly): $317,796
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
137 NE Highland Pony Way	0.07mi	4/2.0	2,111 (-6%)	8mo	$270,000	$128	78
62 Clydesdale Ct NE	0.36mi	4/2.5	2,308 (+3%)	1mo	$297,900	$129	77
47 Camarillo Ct NE	0.16mi	4/2.5	2,097 (-6%)	9mo	$297,000	$142	74
779 Mustang Ln NE	0.32mi	4/2.5	2,163 (-3%)	11mo	$320,000	$148	70
14 NE Cumberland Dr	0.21mi	4/2.5	2,396 (+7%)	13mo	$305,000	$127	68
131 NE Mustang Ln	0.32mi	4/2.5	2,388 (+7%)	11mo	$299,900	$126	64
54 Cumberland Dr NE	0.17mi	4/3.0	2,566 (+15%)	2mo	$335,000	$131	64
129 Cumberland Dr NE	0.11mi	4/2.5	1,936 (-14%)	11mo	$276,000	$143	63
342 Doctor's Creek Rd NE	0.43mi	5/3.0 (+1)	2,256 (+1%)	14mo	$329,070	$146	60
31 Bridle Way NE	0.39mi	4/2.5	2,046 (-9%)	13mo	$299,900	$147	56
78 Clydesdale Ct NE	0.36mi	4/2.5	1,952 (-13%)	9mo	$280,000	$143	54
91 Ashley Ln NE	0.49mi	4/2.0	2,059 (-8%)	12mo	$285,000	$138	52

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: 8.8%
• Equity multiple: 1.45×
• Total profit: $25,055
• Equity at exit: $69,582

10-year hold

• IRR: 12.6%
• Equity multiple: 2.56×
• Total profit: $86,812
• Equity at exit: $93,755

Cash invested: $55,720 (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: 7.4×

Monthly cashflow live

• Estimated rent: $2,233 medium
• Mortgage (P&I): −$1,044
• Tax from tax record: −$298 /mo · $3,579/yr
• Insurance: −$83
• HOA: −$30
• Vacancy / Maint / Mgmt: −$469
• Net cashflow: $309

Break-even live

Break-even rent $1,841

Max offer price $199,000

Occupancy floor 81%

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: $49,750
• Closing costs: $5,970
• Reserves months: —
• Total cash needed: —

HOA detail

• Monthly dues: $30 · $360/yr

Listing history 34 events

1. 2026-06-17
   status $199,000 Pending 133 DOM
2. 2026-06-17
   days on market $199,000 Active 133 DOM
3. 2026-06-16
   days on market $199,000 Active 132 DOM
4. 2026-06-15
   days on market $199,000 Active 131 DOM
5. 2026-06-14
   days on market $199,000 Active 129 DOM
6. 2026-06-13
   pricedays on market $199,000 Active 128 DOM
7. 2026-06-10
   days on market $215,000 Active 126 DOM
8. 2026-06-09
   days on market $215,000 Active 125 DOM
9. 2026-06-09
   price $215,000 Active 124 DOM
10. 2026-06-08
    days on market $235,000 Active 124 DOM
11. 2026-06-07
    days on market $235,000 Active 123 DOM
12. 2026-06-05
    days on market $235,000 Active 120 DOM
13. 2026-06-03
    days on market $235,000 Active 119 DOM
14. 2026-06-02
    days on market $235,000 Active 118 DOM
15. 2026-06-01
    days on market $235,000 Active 117 DOM
16. 2026-05-31
    days on market $235,000 Active 116 DOM
17. 2026-05-30
    days on market $235,000 Active 115 DOM
18. 2026-04-15
    status Pending 549-char remark

    Show marketing remark (549 chars)

    Investors take note of this price reduction!! Large two story home with 4 bedrooms on the upper level. Sitting area in the primary suite with en-suite bath featuring separate shower and garden tub. Kitchen has center island and plenty of cabinets to store all your china! There is a sunporch just off the great room for family to enjoy with adjoining patio space. This is for sale AS-IS and this home needs lots of TLC but has potential to be beautiful again. No seller disclosure. Pre-Qualification letters must not be over 30 days at application

19. 2026-04-14
    status Under Contract 438-char remark

    Show marketing remark (438 chars)

    Large two story home with 4 bedrooms on the upper level. Sitting area in the primary suite with en-suite bath featuring separate shower and garden tub. Kitchen has center island and plenty of cabinets to store all your china! There is a sunporch just off the great room for family to enjoy with adjoining patio space. This is for sale AS-IS and this home needs lots of TLC but has potential to be beautiful again. No seller disclosure.

20. 2026-04-14
    status Pending

    Show marketing remark (438 chars)

    Large two story home with 4 bedrooms on the upper level. Sitting area in the primary suite with en-suite bath featuring separate shower and garden tub. Kitchen has center island and plenty of cabinets to store all your china! There is a sunporch just off the great room for family to enjoy with adjoining patio space. This is for sale AS-IS and this home needs lots of TLC but has potential to be beautiful again. No seller disclosure.

21. 2026-04-04
    price $215,000 549-char remark

    Show marketing remark (549 chars)

    Investors take note of this price reduction!! Large two story home with 4 bedrooms on the upper level. Sitting area in the primary suite with en-suite bath featuring separate shower and garden tub. Kitchen has center island and plenty of cabinets to store all your china! There is a sunporch just off the great room for family to enjoy with adjoining patio space. This is for sale AS-IS and this home needs lots of TLC but has potential to be beautiful again. No seller disclosure. Pre-Qualification letters must not be over 30 days at application

22. 2026-02-24
    price $235,000 549-char remark

    Show marketing remark (438 chars)

    Large two story home with 4 bedrooms on the upper level. Sitting area in the primary suite with en-suite bath featuring separate shower and garden tub. Kitchen has center island and plenty of cabinets to store all your china! There is a sunporch just off the great room for family to enjoy with adjoining patio space. This is for sale AS-IS and this home needs lots of TLC but has potential to be beautiful again. No seller disclosure.

23. 2026-02-24
    price $235,000

    Show marketing remark (438 chars)

    Large two story home with 4 bedrooms on the upper level. Sitting area in the primary suite with en-suite bath featuring separate shower and garden tub. Kitchen has center island and plenty of cabinets to store all your china! There is a sunporch just off the great room for family to enjoy with adjoining patio space. This is for sale AS-IS and this home needs lots of TLC but has potential to be beautiful again. No seller disclosure.

24. 2026-02-24
    price $235,000 438-char remark

    Show marketing remark (438 chars)

    Large two story home with 4 bedrooms on the upper level. Sitting area in the primary suite with en-suite bath featuring separate shower and garden tub. Kitchen has center island and plenty of cabinets to store all your china! There is a sunporch just off the great room for family to enjoy with adjoining patio space. This is for sale AS-IS and this home needs lots of TLC but has potential to be beautiful again. No seller disclosure.

25. 2026-01-22
    price $245,000 549-char remark

    Show marketing remark (549 chars)

    Investors take note of this price reduction!! Large two story home with 4 bedrooms on the upper level. Sitting area in the primary suite with en-suite bath featuring separate shower and garden tub. Kitchen has center island and plenty of cabinets to store all your china! There is a sunporch just off the great room for family to enjoy with adjoining patio space. This is for sale AS-IS and this home needs lots of TLC but has potential to be beautiful again. No seller disclosure. Pre-Qualification letters must not be over 30 days at application

26. 2026-01-21
    price $245,000

    Show marketing remark (438 chars)

    Large two story home with 4 bedrooms on the upper level. Sitting area in the primary suite with en-suite bath featuring separate shower and garden tub. Kitchen has center island and plenty of cabinets to store all your china! There is a sunporch just off the great room for family to enjoy with adjoining patio space. This is for sale AS-IS and this home needs lots of TLC but has potential to be beautiful again. No seller disclosure.

27. 2026-01-21
    price $245,000 438-char remark

    Show marketing remark (438 chars)

    Large two story home with 4 bedrooms on the upper level. Sitting area in the primary suite with en-suite bath featuring separate shower and garden tub. Kitchen has center island and plenty of cabinets to store all your china! There is a sunporch just off the great room for family to enjoy with adjoining patio space. This is for sale AS-IS and this home needs lots of TLC but has potential to be beautiful again. No seller disclosure.

28. 2025-12-22
    listed $257,500 Active
29. 2025-12-16
    listed $257,500 Active 549-char remark

    Show marketing remark (438 chars)

    Large two story home with 4 bedrooms on the upper level. Sitting area in the primary suite with en-suite bath featuring separate shower and garden tub. Kitchen has center island and plenty of cabinets to store all your china! There is a sunporch just off the great room for family to enjoy with adjoining patio space. This is for sale AS-IS and this home needs lots of TLC but has potential to be beautiful again. No seller disclosure.

30. 2025-12-16
    listed $257,500 New 438-char remark

    Show marketing remark (438 chars)

    Large two story home with 4 bedrooms on the upper level. Sitting area in the primary suite with en-suite bath featuring separate shower and garden tub. Kitchen has center island and plenty of cabinets to store all your china! There is a sunporch just off the great room for family to enjoy with adjoining patio space. This is for sale AS-IS and this home needs lots of TLC but has potential to be beautiful again. No seller disclosure.

31. 2022-05-10
    soldstatus $285,000
32. 2022-04-29
    soldstatus $285,000 Closed
33. 2022-03-30
    listed $270,000
34. 2022-03-16
    price $1,600

ⓘ 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: $3,579 · $298/mo
• Projected year-2 tax: $3,579 · $298/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 (shaded) · 0% chance over 30 yrs
• 🔥 Wildfire 7/10 Severe
• 🌡 Heat 9/10 Extreme 7 d/yr ≥109°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: $26,796
• − Mortgage interest: −$11,147
• − Property taxes: −$3,579
• − Insurance: −$995
• − Repairs & maintenance: −$2,144
• − Management: −$2,144
• − HOA: −$360
• − Depreciation: −$5,789
• Taxable income: $639
• Est. tax owed @ 24.0%: −$153
• After-tax cash flow: $3,559/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: 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 — 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

• County: Long County · 13,812 people
• City population: 42,838
• 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

+13337.5% since first listed

17 events — show timeline

• 2026-04-15 Pending — HABR
• 2026-04-14 Pending — GAMLS
• 2026-04-14 Pending — Hive MLS
• 2026-04-04 Price Changed $215,000 HABR
• 2026-02-24 Price Changed $235,000 HABR
• 2026-02-24 Price Changed $235,000 Hive MLS
• 2026-02-24 Price Changed $235,000 GAMLS
• 2026-01-22 Price Changed $245,000 HABR
• 2026-01-21 Price Changed $245,000 Hive MLS
• 2026-01-21 Price Changed $245,000 GAMLS
• 2025-12-22 Listed $257,500 Hive MLS
• 2025-12-16 Listed $257,500 GAMLS
• 2025-12-16 Listed $257,500 HABR
• 2022-05-10 Sold (Public Records) $285,000 Public Records
• 2022-04-29 Sold (MLS) $285,000 HABR
• 2022-03-30 Listed $270,000 HABR
• 2022-03-16 Price Changed $1,600 RENT.

Property tax history

+4.6%/yr

Latest (2025): $3,579 · +10.6% YoY. Source: county tax records.