129 Vandiver Rd · Walthourville, GA 31301

$220,000

3 bd · 2.0 ba · 1,326 sqft · SingleFamily public records · 192 Days on market

Built 1958 0.70 ac lot $166/sqft · 8% below area Est $240k · 8% under

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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).

• ARV discount +11.3/15.0
• Cash flow +10.8/30.0
• Appreciation +5.1/10.0
• 1% rule +3.2/10.0
• Livability +3.2/5.0
• DSCR +3.1/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.0/10.0

Listing remarks MLS

Welcome to 129 Vandiver Road in Walthourville, GA—a charming 3-bedroom, 2-bath home situated on a spacious 0.70-acre lot. This well-maintained property features durable LVP flooring throughout, a metal roof for long-lasting protection, and a fully fenced yard perfect for pets, play, or gardening. The inviting layout includes a cozy living area, eat-in kitchen, and an extra flex space that could serve as a fourth bedroom or office. A covered carport offers convenient parking and additional storage. Enjoy peaceful living just minutes from Fort Stewart, schools, and local amenities.

Key facts

• Metal roof
• Flex space
• Covered carport

Tags

• LVP FLOORING
• METAL ROOF
• FULLY FENCED YARD
• FLEX SPACE
• COVERED CARPORT

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $220k.

Deal economics

• At list price, monthly cash flow is $-102 ($-1k/yr) — negative.
• To cash-flow at today's rent, offer at most $205k (6.7% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $180k (18.4% below list).
• Recommended offer: $180k (18.4% below list) — sets the bar for 1% rule.

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.
• 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: 141 active listings in the ZIP; 9 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 33% of the median local income ($65k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• In year one you build about $2k of equity ($2k loan paydown + $342 appreciation (0.2% local appreciation)).
• 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 192 days — a 12% lower offer ($194k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: built in 1958 — expect roof / HVAC / electrical / plumbing capex.
• 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 $179,531 (18.4% 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 192 days. Have you received any prior offers? Is the seller open to a 18% concession, seller financing, or rate buy-down credit?
3. Built in 1958 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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 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?
7. 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?
8. 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.
9. 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.
10. 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: 0.82% ✗
• Cap rate: 5.74%
• Cash-on-cash: -1.99%
• DSCR: 0.91
• GRM: 10.2

CMA / ARV

• ARV (median comp): $240,266
• List price: $220,000
• Delta: -8.43%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 10 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
372 Hardman Rd	0.68mi	3/2.0	1,332 (+0%)	6mo	$255,600	$192	62
396 Hardman Rd	0.68mi	3/2.0	1,337 (+1%)	7mo	$238,400	$178	61
468 Hardman Rd	0.68mi	3/2.0	1,337 (+1%)	7mo	$238,500	$178	61
413 Hardman Rd	0.68mi	3/2.0	1,332 (+0%)	8mo	$264,038	$198	61
83 Pinewood Ln	0.41mi	3/2.0	1,423 (+7%)	10mo	$274,500	$193	60
61 Gregory Ct	0.39mi	3/2.0	1,234 (-7%)	21mo	$195,000	$158	53
324 Boundary Hall Way	0.67mi	3/2.5	1,462 (+10%)	3mo	$257,300	$176	47
35 Sheila Dr	0.71mi	3/2.0	1,428 (+8%)	12mo	$210,000	$147	44
425 Winchester Way SE	0.67mi	3/2.0	1,459 (+10%)	13mo	$219,000	$150	41
104 Dorsey Rd	0.74mi	3/2.0	1,450 (+9%)	20mo	$214,000	$148	34

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

Projected returns pro-forma

0.16% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: -3.9%
• Equity multiple: 0.82×
• Total profit: $-11,298
• Equity at exit: $65,596

10-year hold

• IRR: 1.9%
• Equity multiple: 1.20×
• Total profit: $12,595
• Equity at exit: $80,231

Cash invested: $61,600 (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 31301

• Home prices YoY: 0.1%
• Active inventory: 141
• Price-to-rent: 10.2×

Monthly cashflow live

• Estimated rent: $1,795 high
• Mortgage (P&I): −$1,154
• Tax est. 1.5%: −$275 /mo · $3,300/yr
• Insurance: −$92
• HOA: −$0
• Vacancy / Maint / Mgmt: −$377
• Net cashflow: $-102

Break-even live

Break-even rent $1,925

Max offer price $205,229

Occupancy floor —

Sensitivity live

Price	-10% $50	-5% $-26	+0% $-102	+5% $-178	+10% $-254
Rent	-10% $-244	-5% $-173	+0% $-102	+5% $-31	+10% $40
Rate	-1.0pp $9	-0.5pp $-46	base $-102	+0.5pp $-159	+1.0pp $-217

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: $55,000
• Closing costs: $6,600
• Reserves months: —
• Total cash needed: —

Rent comps 9 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	45d	1	0.35mi
524 Arnall Dr Unit 1 Allenhurst, GA	3.0	1.0	900	$1,200	$1.33	45d	1	0.35mi
119 Belleau Woods Cir Unit 27 Hinesville, GA	3.0	2.5	1444	$2,075	$1.44	45d	1	0.65mi
23 Belleau Woods Cir Hinesville, GA	3.0	2.5	1444	$1,975	$1.37	45d	1	0.68mi
373 Carter Rd Unit A Allenhurst, GA	3.0	2.0	1196	$1,900	$1.59	45d	1	0.78mi
342 NE Sheila Dr Hinesville, GA	3.0	2.5	1160	$1,650	$1.42	46d	1	0.93mi
82 Crosby Dr Hinesville, GA	3.0	2.0	1087	$1,649	$1.52	45d	1	1.05mi
291 Sabreena Cir Hinesville, GA	3.0	2.0	1400	$1,950	$1.39	45d	1	1.23mi
110 Tempest Ln Allenhurst, GA	3.0	2.0	1668	$1,850	$1.11	45d	1	1.34mi

Listing history 20 events

1. 2026-06-21
   days on market $220,000 Active 192 DOM
2. 2026-06-19
   days on market $220,000 Active 190 DOM
3. 2026-06-18
   days on market $220,000 Active 189 DOM
4. 2026-06-17
   days on market $220,000 Active 188 DOM
5. 2026-06-16
   days on market $220,000 Active 187 DOM
6. 2026-06-15
   days on market $220,000 Active 186 DOM
7. 2026-06-14
   days on market $220,000 Active 184 DOM
8. 2026-06-13
   days on market $220,000 Active 183 DOM
9. 2026-06-10
   days on market $220,000 Active 181 DOM
10. 2026-06-09
    days on market $220,000 Active 180 DOM
11. 2026-06-08
    days on market $220,000 Active 179 DOM
12. 2026-06-07
    days on market $220,000 Active 178 DOM
13. 2026-06-05
    days on market $220,000 Active 175 DOM
14. 2026-06-03
    days on market $220,000 Active 174 DOM
15. 2026-06-02
    days on market $220,000 Active 173 DOM
16. 2026-06-01
    days on market $220,000 Active 172 DOM
17. 2026-05-31
    days on market $220,000 Active 171 DOM
18. 2026-05-30
    days on market $220,000 Active 170 DOM
19. 2025-11-23
    price $218,000
20. 2025-07-08
    listed $220,000 Active 592-char remark

    Show marketing remark (592 chars)

    Welcome to 129 Vandiver Road in Walthourville, GA—a charming 3-bedroom, 2-bath home situated on a spacious 0.70-acre lot. This well-maintained property features durable LVP flooring throughout, a metal roof for long-lasting protection, and a fully fenced yard perfect for pets, play, or gardening. The inviting layout includes a cozy living area, eat-in kitchen, and an extra flex space that could serve as a fourth bedroom or office. A covered carport offers convenient parking and additional storage. Enjoy peaceful living just minutes from Fort Stewart, schools, and local amenities.

ⓘ 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 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: $21,544
• − Mortgage interest: −$12,323
• − Property taxes: −$3,300
• − Insurance: −$1,100
• − Repairs & maintenance: −$1,723
• − Management: −$1,723
• − Depreciation: −$6,400
• Taxable loss: −$5,027
• Est. tax savings @ 24.0%: +$1,206
• After-tax cash flow: $-19/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: 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 — 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

• Census place: Walthourville, GA
• County: Liberty County · 58,565 people
• City population: 4,933
• Metro: Hinesville, GA
• Population (ZIP): 4,933
• Household income: $65,417
• Rent vs Own: 55.7% rent · 44.3% own
• Severe rent burden: 121.0

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 0.64)
• Race & ethnicity: Black 51% White 31% Two or more races 15% Hispanic / Latino 9%
• Hispanic origin (detail): Mexican 2% Puerto Rican 7%
• Common ancestry: Slovak 1% Lithuanian 1%
• Foreign-born: 3% · Canada
• Languages at home: 96% English-only · Spanish 2%

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: ▲ 0.16%
• Current HPI: 187.7716
• 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

-0.9% since first listed

2 events — show timeline

• 2025-11-23 Price Changed $218,000 HABR
• 2025-07-08 Listed $220,000 Hive MLS