Denmark Plan · Hinesville, GA 31313

$288,900

5 bd · 3.0 ba · 2,256 sqft · SingleFamily · 338 Days on market

Good condition $30/mo HOA · 1% of rent

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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
• Condition / age +4.0/5.0
• Rent growth +3.9/5.0
• Livability +3.7/5.0
• 1% rule +3.1/10.0
• DSCR +2.8/10.0
• Schools +2.1/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

The Denmark plan, nestled in the charming community of Grand Reserve, provides an ideal living space for any family. Upon entering, the house greets you with a cozy atmosphere. As you move down the hallway, you'll find a welcoming family room connected to a designated dining area and a U-shaped kitchen complete with a breakfast bar and stylish cabinets. Upstairs, three roomy bedrooms lead off from the loft and share a hallway bathroom. The primary suite boasts a garden tub, separate shower, and a spacious walk-in closet, perfect for any fashion enthusiast! Artistic renderings are for illustrative purposes only, and the actual floor plans, features, and inclusions may vary.

Key facts

• U-shaped kitchen
• Walk-in closet
• Separate shower

Tags

• DESIGNATED DINING AREA
• U-SHAPED KITCHEN
• BREAKFAST BAR
• GARDEN TUB
• SEPARATE SHOWER
• WALK-IN CLOSET

🏗️ New construction. The $288,900 list price is a builder figure, so every metric below is computed on the value from comparable previous sales — $293,176.

What this means for you Summary

Snapshot

• This is a 5-bed/3.0-bath single-family listed at $289k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $-179 ($-2k/yr) — negative.
• To cash-flow at today's rent, offer at most $267k (7.5% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $238k (17.7% below list).
• Recommended offer: $238k (17.7% below list) — sets the bar for 1% rule.

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); 911 active listings in the ZIP; 18 comparable units currently listed for rent nearby; rentals leasing fast (median 6d on market — plan ~1-2 weeks tenant-placement turnaround); 471 units permitted in Liberty County in 2024 (0 in 5+ unit buildings).
• At $2,376/mo this rent would consume 47% of the median local household income ($60k/yr) — very limited rent-growth headroom before tenants either downsize or default.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $2k of loan paydown is wiped out by about $9k 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.

Negotiation context

• It's been on market 338 days — a 12% lower offer ($254k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 97% chance of damaging wind over 30y; major wildfire risk; extreme-heat days projected 6→16/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $237,648 (17.7% 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 338 days. Have you received any prior offers? Is the seller open to a 18% concession, seller financing, or rate buy-down credit?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
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. 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?
9. 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.
10. 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.
11. 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: 0.81% ✗
• Cap rate: 5.56%
• Cash-on-cash: -2.61%
• DSCR: 0.88
• GRM: 10.3

CMA / ARV

• ARV (median comp): $293,176
• List price: $288,900
• Delta: -1.46%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
229 Juniper Dr	0.15mi	5/3.0	2,256 (0%)	4mo	$299,575	$133	90
135 Baylor Bnd	0.09mi	4/2.5 (-1)	2,254 (-0%)	1mo	$306,625	$136	88
147 Baylor Bnd	0.10mi	5/3.0	2,415 (+7%)	1mo	$309,525	$128	82
173 Baylor Bnd	0.12mi	4/2.5 (-1)	2,395 (+6%)	0mo	$308,775	$129	77
161 Baylor Bnd	0.11mi	5/3.0	2,516 (+12%)	0mo	$312,975	$124	75
134 Baylor Bnd	0.08mi	4/2.5 (-1)	2,065 (-8%)	1mo	$289,725	$140	74
146 Baylor Bnd	0.09mi	4/2.5 (-1)	2,002 (-11%)	1mo	$295,850	$148	69
239 Juniper Dr	0.16mi	4/2.5 (-1)	2,065 (-8%)	3mo	$299,740	$145	69
204 Juniper Dr	0.14mi	4/2.5 (-1)	2,002 (-11%)	5mo	$294,375	$147	64
677 Piedmont Ave	0.61mi	4/2.5 (-1)	2,095 (-7%)	2mo	$284,000	$136	51
705 Highgrove Ct	0.73mi	4/2.5 (-1)	1,978 (-12%)	3mo	$285,000	$144	36
1201 Cypress Fall Cir	0.73mi	4/2.5 (-1)	1,926 (-15%)	4mo	$279,900	$145	31

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: -17.9%
• Equity multiple: 0.36×
• Total profit: $-52,930
• Equity at exit: $43,713

10-year hold

• IRR: -6.0%
• Equity multiple: 0.57×
• Total profit: $-35,081
• Equity at exit: $25,348

Cash invested: $82,089 (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: 38 active · 27 under contract
• Months of supply: 9.5 mo (11%/mo absorbed)
• Median asking: $290,550 ($148/sqft)
• Median days on market: 79 d
• This list price: 50% of active listings are priced below it
• ARV vs active asking: -12.2% 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: 911
• Price-to-rent: 10.1×

Monthly cashflow live

• Estimated rent: $2,376 high
• Mortgage (P&I): −$1,537
• Tax est. 1.5%: −$366 /mo · $4,398/yr
• Insurance: −$122
• HOA: −$30
• Vacancy / Maint / Mgmt: −$499
• Net cashflow: $-179

Break-even live

Break-even rent $2,603

Max offer price $267,324

Occupancy floor —

Sensitivity live

Price	-10% $24	-5% $-77	+0% $-179	+5% $-280	+10% $-381
Rent	-10% $-366	-5% $-273	+0% $-179	+5% $-85	+10% $9
Rate	-1.0pp $-31	-0.5pp $-104	base $-179	+0.5pp $-255	+1.0pp $-332

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: $73,294
• Closing costs: $8,795
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Rent comps 18 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
881 Grayson Ave Hinesville, GA	4.0	2.5	1987	$2,200	$1.11	3d	1	0.49mi
264 Marron Way Hinesville, GA	4.0	2.5	1997	$2,200	$1.10	139d	1	0.53mi
238 Marron Way Hinesville, GA	4.0	2.0	1877	$1,975	$1.05	3d	1	0.53mi
203 Grandview Dr Unit 1 Hinesville, GA	4.0	2.5	2046	$2,150	$1.05	3d	1	0.54mi
126 Glendale Ln Hinesville, GA	5.0	3.0	2415	$2,500	$1.04	1d	1	0.57mi
1106 Creekside Cir Hinesville, GA	4.0	2.5	2443	$2,400	$0.98	5d	1	0.62mi
709 Highgrove Ct Hinesville, GA	4.0	2.5	2561	$2,400	$0.94	5d	1	0.69mi
454 Brightleaf Cir Hinesville, GA	5.0	3.0	2344	$2,450	$1.05	5d	1	0.85mi
511 Wyckfield Way Hinesville, GA	4.0	2.5	2070	$2,475	$1.20	139d	1	0.86mi
103 Fridley Ln Hinesville, GA	4.0	2.0	2483	$2,500	$1.01	5d	1	0.97mi
203 Guyett Ave Hinesville, GA	4.0	2.5	1593	$2,000	$1.26	139d	1	0.98mi
717 Mill Creek Cir Hinesville, GA	4.0	2.5	1776	$2,200	$1.24	139d	1	1.20mi
34 Wythe St Hinesville, GA	4.0	2.5	1978	$2,200	$1.11	139d	1	1.23mi
148 Gambrell Rd Hinesville, GA	4.0	2.5	1962	$2,170	$1.11	5d	1	1.23mi
924 Sanford Ln Hinesville, GA	4.0	2.5	1801	$1,995	$1.11	139d	1	1.24mi
827 Terrell Dr Hinesville, GA	4.0	3.0	2128	$1,950	$0.92	5d	1	1.27mi
232 Gambrell Rd Hinesville, GA	4.0	3.0	2104	$2,050	$0.97	1d	1	1.31mi
224 Whipple Ave Hinesville, GA	4.0	2.5	2437	$2,450	$1.01	5d	1	1.32mi

Listing history 50 events

1. 2026-09-24
   days on market $288,900 Active 338 DOM
2. 2026-09-22
   days on market $288,900 Active 337 DOM
3. 2026-09-21
   days on market $288,900 Active 336 DOM
4. 2026-09-20
   days on market $288,900 Active 335 DOM
5. 2026-09-19
   days on market $288,900 Active 334 DOM
6. 2026-09-18
   days on market $288,900 Active 333 DOM
7. 2026-09-17
   days on market $288,900 Active 332 DOM
8. 2026-09-16
   days on market $288,900 Active 331 DOM
9. 2026-09-15
   days on market $288,900 Active 330 DOM
10. 2026-09-14
    days on market $288,900 Active 329 DOM
11. 2026-09-13
    days on market $288,900 Active 328 DOM
12. 2026-09-12
    days on market $288,900 Active 327 DOM
13. 2026-09-11
    days on market $288,900 Active 326 DOM
14. 2026-09-05
    days on market $288,900 Active 320 DOM
15. 2026-09-04
    days on market $288,900 Active 319 DOM
16. 2026-09-03
    days on market $288,900 Active 318 DOM
17. 2026-09-02
    days on market $288,900 Active 317 DOM
18. 2026-08-30
    days on market $288,900 Active 314 DOM
19. 2026-08-29
    days on market $288,900 Active 313 DOM
20. 2026-08-28
    days on market $288,900 Active 312 DOM
21. 2026-08-27
    days on market $288,900 Active 311 DOM
22. 2026-08-26
    days on market $288,900 Active 310 DOM
23. 2026-08-25
    days on market $288,900 Active 309 DOM
24. 2026-08-24
    days on market $288,900 Active 308 DOM
25. 2026-08-23
    days on market $288,900 Active 307 DOM
26. 2026-08-22
    days on market $288,900 Active 306 DOM
27. 2026-08-21
    days on market $288,900 Active 305 DOM
28. 2026-08-20
    days on market $288,900 Active 304 DOM
29. 2026-08-19
    days on market $288,900 Active 303 DOM
30. 2026-08-18
    days on market $288,900 Active 302 DOM
31. 2026-08-17
    days on market $288,900 Active 301 DOM
32. 2026-08-16
    days on market $288,900 Active 300 DOM
33. 2026-08-15
    days on market $288,900 Active 299 DOM
34. 2026-08-14
    days on market $288,900 Active 298 DOM
35. 2026-08-13
    days on market $288,900 Active 297 DOM
36. 2026-08-12
    days on market $288,900 Active 296 DOM
37. 2026-08-11
    days on market $288,900 Active 295 DOM
38. 2026-08-10
    days on market $288,900 Active 294 DOM
39. 2026-08-09
    days on market $288,900 Active 293 DOM
40. 2026-08-08
    days on market $288,900 Active 292 DOM
41. 2026-08-07
    days on market $288,900 Active 291 DOM
42. 2026-08-06
    days on market $288,900 Active 290 DOM
43. 2026-08-05
    days on market $288,900 Active 289 DOM
44. 2026-08-04
    days on market $288,900 Active 288 DOM
45. 2026-08-03
    days on market $288,900 Active 287 DOM
46. 2026-07-31
    days on market $288,900 Active 284 DOM
47. 2026-07-30
    days on market $288,900 Active 283 DOM
48. 2026-07-29
    days on market $288,900 Active 282 DOM
49. 2026-07-27
    days on market $288,900 Active 280 DOM
50. 2026-07-25
    days on market $288,900 Active 278 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 (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 6/10 Major
• 🌡 Heat 8/10 Severe 6 d/yr ≥111°F today · 16 d/yr by 30 yrs out
• 💨 Wind 8/10 Severe 97% 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: $28,518
• − Mortgage interest: −$16,422
• − Property taxes: −$4,398
• − Insurance: −$1,466
• − Repairs & maintenance: −$2,281
• − Management: −$2,281
• − HOA: −$360
• − Depreciation: −$8,529
• Taxable loss: −$7,220
• Est. tax savings @ 24.0%: +$1,733
• After-tax cash flow: $-411/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 home is in excellent condition with a good condition score of 80. It is move-in ready and has a good resale and rental value. Consider painting the exterior and interior, landscaping improvements, adding smart home features, and upgrading the kitchen backsplash to further increase its value.

Value-add opportunities

• Both Painting the exterior and interior walls — Fresh paint can enhance curb appeal and interior aesthetics. ↑
• Both Landscaping improvements — Enhanced landscaping can increase curb appeal and property value. ↑
• Both Adding smart home features — Smart home features can increase property value and attract tech-savvy buyers/tenants. ↑
• Both Upgrading the kitchen backsplash — A fresh backsplash can add visual interest and value to the kitchen space. ↑

F Composite school gradezoned avg 20/100

Zoned Schools

Elementary Waldo Pafford Elementary School F GA #790/1,228 Nat'l #31,549/41,679 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

• County: Liberty County · 58,689 people
• 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

1 event — show timeline

• 2025-10-21 Listed $288,900 Zillow