631 Buckhead Loop SE · Walthourville, GA 31301

$300,975

4 bd · 3.0 ba · 1,984 sqft · SingleFamily · 17 Days on market

Built 2026 0.66 ac lot $34/mo HOA · 1% of rent

---

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 +9.8/30.0
• ARV discount +7.5/15.0
• Appreciation +5.1/10.0
• Livability +3.2/5.0
• 1% rule +3.1/10.0
• DSCR +2.8/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.3/10.0

Listing remarks MLS

The Marne with Bonus in The Village at Sassafras is one of our most sought after floorplans! The open kitchen overlooks the dining area and an expansive great room, complete with corner electric fireplace. The master suite, on the main floor, boasts an impressive Australian closet and private bath. Two additional bedrooms and hall bath, plus a functional laundry room off the garage, help round out the main level and provide for a very livable floor plan. Upstairs, a bedroom and private bath are the perfect space for visitors, office space, or a private retreat. Artistic renderings are for informational purposes only. Actual floor plans, features and inclusions may vary.

Key facts

• Master suite
• Private bath
• Dining area

Tags

• OPEN KITCHEN
• DINING AREA
• GREAT ROOM
• CORNER ELECTRIC FIREPLACE
• MASTER SUITE
• PRIVATE BATH

🏗️ New construction. The $300,975 list price is a builder figure, so every metric below is computed on the value from comparable previous sales — $295,616.

What this means for you Summary

Snapshot

• This is a 4-bed/3.0-bath single-family listed at $301k.

Deal economics

• At list price, monthly cash flow is $-189 ($-2k/yr) — negative.
• To cash-flow at today's rent, offer at most $268k (10.8% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $239k (20.6% below list).
• Recommended offer: $239k (20.6% 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, amenities F, commute 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.
• Zoned schools: Smiley Elementary School (1,258 students, 67% FRL); Long County Middle School (math 21% / reading 27%, grade F, #311 of 470 statewide, top 68%, 945 students, 69% FRL); Long County High School (math 37% / reading 22%, grade F, #140 of 424 statewide, top 35%, 1,209 students, 70% FRL).
• Market conditions: 141 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 298 units permitted in Long County in 2024 (0 in 5+ unit buildings).
• This rent runs 44% 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 $3k of equity ($2k loan paydown + $459 appreciation (0.2% local appreciation)).
• Long County population projected at +72% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• By year 10, 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 17 days — a 2% lower offer ($296k) 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 $239,040 (20.6% 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. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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?
6. 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.
7. 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.
8. 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: 5.53%
• Cash-on-cash: -2.73%
• DSCR: 0.88
• GRM: 10.3

CMA / ARV

• ARV (on-the-fly): $295,616
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
631 Buckhead Loop SE	0.00mi	4/3.0	1,984 (0%)	1mo	$315,475	$159	99
802 Buckhead Loop SE	0.00mi	4/2.5	2,065 (+4%)	0mo	$296,375	$144	91
916 Buckhead Loop SE	0.05mi	4/2.5	2,065 (+4%)	3mo	$306,210	$148	86
218 Antler Ave	0.22mi	4/3.0	1,984 (0%)	6mo	$296,450	$149	85
382 Buckhead Loop SE	0.39mi	4/2.0	1,926 (-3%)	1mo	$310,875	$161	72
1105 Buckhead Loop SE	0.02mi	4/2.5	2,254 (+14%)	6mo	$312,495	$139	70
874 Buckhead Loop SE	0.05mi	5/3.0 (+1)	2,256 (+14%)	2mo	$320,675	$142	68
334 Buckhead Loop SE	0.32mi	4/2.5	1,810 (-9%)	3mo	$284,025	$157	66
404 Buckhead Loop SE	0.39mi	4/2.5	1,810 (-9%)	1mo	$283,825	$157	64
200 Antler Ave SE	0.22mi	5/3.0 (+1)	2,256 (+14%)	4mo	$308,875	$137	59
358 Buckhead Loop SE	0.39mi	4/2.0	1,735 (-13%)	2mo	$301,090	$174	55
377 Buckhead Loop SE	0.39mi	5/3.0 (+1)	2,256 (+14%)	4mo	$282,350	$125	50

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: -4.7%
• Equity multiple: 0.78×
• Total profit: $-18,432
• Equity at exit: $88,142

10-year hold

• IRR: 1.1%
• Equity multiple: 1.12×
• Total profit: $9,965
• Equity at exit: $107,807

Cash invested: $82,772 (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: 10.5×

Monthly cashflow live

• Estimated rent: $2,390 medium
• Mortgage (P&I): −$1,550
• Tax est. 1.5%: −$370 /mo · $4,434/yr
• Insurance: −$123
• HOA: −$34
• Vacancy / Maint / Mgmt: −$502
• Net cashflow: $-189

Break-even live

Break-even rent $2,629

Max offer price $268,337

Occupancy floor —

Sensitivity live

Price	-10% $16	-5% $-86	+0% $-189	+5% $-291	+10% $-393
Rent	-10% $-377	-5% $-283	+0% $-189	+5% $-94	+10% $0
Rate	-1.0pp $-40	-0.5pp $-113	base $-189	+0.5pp $-265	+1.0pp $-343

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: $73,904
• Closing costs: $8,868
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2722 Arnall Dr Allenhurst, GA	5.0	3.0	2256	$2,600	$1.15	45d	1	0.20mi

HOA detail

• Monthly dues: $34 · $408/yr
• Likely covers: electric

Listing history 4 events

1. 2026-02-23
   status Pending 678-char remark

   Show marketing remark (678 chars)

   The Marne with Bonus in The Village at Sassafras is one of our most sought after floorplans! The open kitchen overlooks the dining area and an expansive great room, complete with corner electric fireplace. The master suite, on the main floor, boasts an impressive Australian closet and private bath. Two additional bedrooms and hall bath, plus a functional laundry room off the garage, help round out the main level and provide for a very livable floor plan. Upstairs, a bedroom and private bath are the perfect space for visitors, office space, or a private retreat. Artistic renderings are for informational purposes only. Actual floor plans, features and inclusions may vary.

2. 2026-02-23
   status Pending

   Show marketing remark (678 chars)

   The Marne with Bonus in The Village at Sassafras is one of our most sought after floorplans! The open kitchen overlooks the dining area and an expansive great room, complete with corner electric fireplace. The master suite, on the main floor, boasts an impressive Australian closet and private bath. Two additional bedrooms and hall bath, plus a functional laundry room off the garage, help round out the main level and provide for a very livable floor plan. Upstairs, a bedroom and private bath are the perfect space for visitors, office space, or a private retreat. Artistic renderings are for informational purposes only. Actual floor plans, features and inclusions may vary.

3. 2026-02-06
   listed $300,975 Active

   Show marketing remark (678 chars)

   The Marne with Bonus in The Village at Sassafras is one of our most sought after floorplans! The open kitchen overlooks the dining area and an expansive great room, complete with corner electric fireplace. The master suite, on the main floor, boasts an impressive Australian closet and private bath. Two additional bedrooms and hall bath, plus a functional laundry room off the garage, help round out the main level and provide for a very livable floor plan. Upstairs, a bedroom and private bath are the perfect space for visitors, office space, or a private retreat. Artistic renderings are for informational purposes only. Actual floor plans, features and inclusions may vary.

4. 2026-02-06
   listed $300,975 Active 678-char remark

   Show marketing remark (678 chars)

   The Marne with Bonus in The Village at Sassafras is one of our most sought after floorplans! The open kitchen overlooks the dining area and an expansive great room, complete with corner electric fireplace. The master suite, on the main floor, boasts an impressive Australian closet and private bath. Two additional bedrooms and hall bath, plus a functional laundry room off the garage, help round out the main level and provide for a very livable floor plan. Upstairs, a bedroom and private bath are the perfect space for visitors, office space, or a private retreat. Artistic renderings are for informational purposes only. Actual floor plans, features and inclusions may vary.

ⓘ 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: $28,685
• − Mortgage interest: −$16,559
• − Property taxes: −$4,434
• − Insurance: −$1,478
• − Repairs & maintenance: −$2,295
• − Management: −$2,295
• − HOA: −$408
• − Depreciation: −$8,600
• Taxable loss: −$7,384
• Est. tax savings @ 24.0%: +$1,772
• After-tax cash flow: $-490/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 — 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: 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 (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 0.64)
• 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 · 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: ▲ 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

+0.0% since first listed

4 events — show timeline

• 2026-02-23 Pending — HABR
• 2026-02-23 Pending — Hive MLS
• 2026-02-06 Listed $300,975 Hive MLS
• 2026-02-06 Listed $300,975 HABR