44 Beaumont Dr · Hinesville, GA 31313

$229,900

3 bd · 2.5 ba · 1,411 sqft · Townhouse · 162 Days on market

Built 2025 Excellent condition 2,178 sqft lot $163/sqft · at area comps Est $228k · at est. $100/mo HOA · 5% 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 +12.9/30.0
• ARV discount +7.2/15.0
• Condition / age +5.0/5.0
• 1% rule +4.2/10.0
• Rent growth +3.9/5.0
• DSCR +3.8/10.0
• Livability +3.7/5.0
• Schools +2.0/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

New construction townhome at Heritage Pointe townhomes in Hinesville! Located on the edge of Hinesville, close to new restaurants & up-and-coming shopping! Quick commute to Ft. Stewart, Hwy 17 & I-95! 3-bedroom, 2.5-bath townhome with granite counters throughout! Open living space on the first floor with access to the 1-car garage, as well as the fenced backyard. The kitchen features a spacious pantry & stainless appliances, including a refrigerator! From the island, look out to the dining area & family room with a ceiling fan. Enjoy a sodded backyard with irrigation from the patio! Upstairs, find two bedrooms, a hall bath, a laundry room & the primary suite. Within the primary suite is a ceiling fan, walk-in closet & private bath. The private bath includes a dual vanity with granite counter, shower/tub combo & another walk-in closet! HOA to provide regular landscaping.

Key facts

• Spacious pantry
• Sodded backyard
• Stainless appliances

Tags

• NEW CONSTRUCTION TOWNHOME
• FENCED BACKYARD
• SPACIOUS PANTRY
• STAINLESS APPLIANCES
• SODDED BACKYARD
• IRRIGATION FROM PATIO

What this means for you Summary

Snapshot

• This is a 3-bed/2.5-bath townhouse listed at $230k. Condition is rated excellent.

Deal economics

• At list price, monthly cash flow is $-18 ($-217/yr) — negative.
• To cash-flow at today's rent, offer at most $227k (1.1% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $211k (8.0% below list).
• Recommended offer: $202k (12.0% below list) — sets the bar for market timing.

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); 639 active listings in the ZIP; 7 comparable units currently listed for rent nearby; rentals lingering (median 46d 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 42% 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 $2k of loan paydown is wiped out by about $7k 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 162 days — a 12% lower offer ($202k) 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 $202,312 (12.0% 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 162 days. Have you received any prior offers? Is the seller open to a 12% 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: 0.92% ✗
• Cap rate: 6.20%
• Cash-on-cash: -0.34%
• DSCR: 0.98
• GRM: 9.1

CMA / ARV

• ARV (median comp): $228,338
• List price: $229,900
• Delta: 0.68%
• 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
44 Beaumont Dr	0.00mi	3/2.5	1,411 (0%)	0mo	$229,900	$163	100
86 Beaumont Dr	0.04mi	3/2.5	1,411 (0%)	0mo	$229,900	$163	98
84 Beaumont Dr	0.04mi	3/2.5	1,411 (0%)	1mo	$229,900	$163	97
74 Beaumont Dr	0.03mi	3/2.5	1,411 (0%)	2mo	$229,900	$163	97
115 Heirloom Rd	0.05mi	3/2.5	1,411 (0%)	1mo	$229,900	$163	97
90 Beaumont Dr	0.05mi	3/2.5	1,411 (0%)	2mo	$229,900	$163	96
110 Heirloom Rd	0.03mi	3/2.5	1,411 (0%)	3mo	$229,900	$163	96
91 Heirloom Rd	0.06mi	3/2.5	1,411 (0%)	1mo	$231,400	$164	96
95 Heirloom Rd	0.06mi	3/2.5	1,411 (0%)	2mo	$229,900	$163	96
103 Heirloom Rd	0.05mi	3/2.5	1,411 (0%)	2mo	$229,900	$163	96
80 Beaumont Dr	0.04mi	3/2.5	1,411 (0%)	3mo	$232,900	$165	96
83 Heirloom Rd	0.07mi	3/2.5	1,411 (0%)	2mo	$229,900	$163	95

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: -14.0%
• Equity multiple: 0.49×
• Total profit: $-33,062
• Equity at exit: $34,279

10-year hold

• IRR: -1.5%
• Equity multiple: 0.89×
• Total profit: $-7,256
• Equity at exit: $19,878

Cash invested: $64,372 (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: 639
• Price-to-rent: 9.1×

Monthly cashflow live

• Estimated rent: $2,115 high
• Mortgage (P&I): −$1,206
• Tax est. 1.5%: −$287 /mo · $3,448/yr
• Insurance: −$96
• HOA: −$100
• Vacancy / Maint / Mgmt: −$444
• Net cashflow: $-18

Break-even live

Break-even rent $2,138

Max offer price $227,280

Occupancy floor 96%

Sensitivity live

Price	-10% $141	-5% $61	+0% $-18	+5% $-98	+10% $-177
Rent	-10% $-185	-5% $-102	+0% $-18	+5% $65	+10% $149
Rate	-1.0pp $98	-0.5pp $40	base $-18	+0.5pp $-78	+1.0pp $-138

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: $57,475
• Closing costs: $6,897
• Reserves months: —
• Total cash needed: —

Rent comps 7 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
193 Heirloom Rd Hinesville, GA	3.0	2.5	1400	$2,300	$1.64	45d	1	0.04mi
96 Beaumont Dr Unit 1 Hinesville, GA	3.0	2.0	1400	$1,975	$1.41	45d	1	0.08mi
78 Centennial Ct Hinesville, GA	3.0	2.5	1462	$2,100	$1.44	45d	1	0.19mi
100 Centennial Ct Hinesville, GA	3.0	2.5	1703	$2,150	$1.26	45d	1	0.21mi
158 Hamlet Ct Hinesville, GA	3.0	2.5	1458	$2,250	$1.54	45d	1	0.30mi
707 Thornwood Way Hinesville, GA	3.0	1.0	1040	$1,200	$1.15	45d	1	0.41mi
130 Hazy Ln Hinesville, GA	3.0	2.5	1518	$2,100	$1.38	45d	1	0.56mi

HOA detail

• Monthly dues: $100 · $1,200/yr
• Likely covers: landscaping

Listing history 2 events

1. 2025-07-14
   listed $229,900 Active 924-char remark

   Show marketing remark (924 chars)

   New construction townhome at Heritage Pointe townhomes in Hinesville! Located on the edge of Hinesville, close to new restaurants & up-and-coming shopping! Quick commute to Ft. Stewart, Hwy 17 & I-95! 3-bedroom, 2.5-bath townhome with granite counters throughout! Open living space on the first floor with access to the 1-car garage, as well as the fenced backyard. The kitchen features a spacious pantry & stainless appliances, including a refrigerator! From the island, look out to the dining area & family room with a ceiling fan. Enjoy a sodded backyard with irrigation from the patio! Upstairs, find two bedrooms, a hall bath, a laundry room & the primary suite. Within the primary suite is a ceiling fan, walk-in closet & private bath. The private bath includes a dual vanity with granite counter, shower/tub combo & another walk-in closet! HOA to provide regular landscaping.

2. 2025-07-14
   listed $229,900 Active 924-char remark

   Show marketing remark (924 chars)

   New construction townhome at Heritage Pointe townhomes in Hinesville! Located on the edge of Hinesville, close to new restaurants & up-and-coming shopping! Quick commute to Ft. Stewart, Hwy 17 & I-95! 3-bedroom, 2.5-bath townhome with granite counters throughout! Open living space on the first floor with access to the 1-car garage, as well as the fenced backyard. The kitchen features a spacious pantry & stainless appliances, including a refrigerator! From the island, look out to the dining area & family room with a ceiling fan. Enjoy a sodded backyard with irrigation from the patio! Upstairs, find two bedrooms, a hall bath, a laundry room & the primary suite. Within the primary suite is a ceiling fan, walk-in closet & private bath. The private bath includes a dual vanity with granite counter, shower/tub combo & another walk-in closet! HOA to provide regular landscaping.

ⓘ 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: $25,377
• − Mortgage interest: −$12,878
• − Property taxes: −$3,448
• − Insurance: −$1,150
• − Repairs & maintenance: −$2,030
• − Management: −$2,030
• − HOA: −$1,200
• − Depreciation: −$6,688
• Taxable loss: −$4,047
• Est. tax savings @ 24.0%: +$971
• After-tax cash flow: $754/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 · 13 photos

Excellent 100/100 None rehab

This new construction townhome is move-in ready with excellent condition and no immediate repairs needed. It offers a great opportunity for both resale and rental due to its modern design and location.

Value-add opportunities

• Both Landscaping and irrigation system — Enhances curb appeal and provides water management.
• Both Painting and updating fixtures — Improves the home's appearance and reflects well in photos.

Renovation cost estimate screening

Value-add ROI direction

• Both Landscaping and irrigation system — Enhances curb appeal and provides water management. ↑
• Both Painting and updating fixtures — Improves the home's appearance and reflects well in photos. ↑

ⓘ 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: 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

+0.0% since first listed

2 events — show timeline

• 2025-07-14 Listed $229,900 HABR
• 2025-07-14 Listed $229,900 Hive MLS