366 Mcneal Heritage Cir · Hahira, GA 31632

$328,500

4 bd · 2.0 ba · 1,766 sqft · SingleFamily · 40 Days on market

Built 2026 0.28 ac lot $186/sqft · at area comps Est $345k · at est. $36/mo HOA · 2% 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).

• Appreciation +10.0/10.0
• ARV discount +9.6/15.0
• Cash flow +6.8/30.0
• Schools +4.7/10.0
• Livability +3.4/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• 1% rule +1.9/10.0
• DSCR +1.0/10.0

Listing remarks

One step inside this popular floor-plan and you immediately feel at home with an open-concept layout that's perfect for entertaining. Enjoy granite countertops, kitchen tile backsplash, wood flooring throughout for easy maintenance, and a covered back porch ideal for grilling and relaxing. McNeal Estates offers the best of community living - golf cart rides, sidewalks for safety, a community pool, basketball court, and a playground for family fun. Located just minutes from downtown Hahira, you'll love the small-town charm and local conveniences: farm-to-table restaurant, children's and women's boutiques, a nail salon, a true barber shop, and community events at the Railroad Depot. Truly ONE

Key facts

• Wood flooring
• Community pool
• Granite countertops

Tags

• OPEN-CONCEPT LAYOUT
• GRANITE COUNTERTOPS
• KITCHEN TILE BACKSPLASH
• WOOD FLOORING
• COVERED BACK PORCH
• COMMUNITY POOL

Property features AI

Finance

• Other: Located in the McNeal Estates subdivision (Phase 3)
• HOA & community: Homeowners association with community pool; Annual HOA fee of $435 (approximately $36.25/month)

Exterior

• Parking: Attached 2-car garage with garage door opener
• Utilities: Public water; Public sewer
• Home design: Single-family residence; One-story home
• Construction: Cement siding
• Exterior features: Covered patio/porch

Interior

• Kitchen: Dishwasher; Microwave
• Flooring: Vinyl flooring
• Bathrooms: 2 full bathrooms
• Heating & cooling: Heat pump heating
• Interior features: Dishwasher; Microwave
• Laundry & utility: Dedicated laundry room

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $328k.

Deal economics

• At list price, monthly cash flow is $-511 ($-6k/yr) — negative.
• To cash-flow at today's rent, offer at most $255k (22.5% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $227k (30.8% below list).
• Recommended offer: $227k (30.8% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 67/100 on livability (#161 in GA) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+; Watch: crime C-, employment D+, health & safety D.
• Lowndes County (rural): math 59% / reading 52% proficiency, ranked #8 of 174 in GA (top 5%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Zoned schools: Hahira Elementary School (math 72% / reading 55%, grade B, #99 of 1,228 statewide, top 8%, 807 students, 40% FRL); Hahira Middle School (math 65% / reading 63%, grade B+, #30 of 470 statewide, top 6%, 859 students, 32% FRL); Lowndes High School (math 69% / reading 51%, grade C+, #14 of 424 statewide, top 3%, 3,201 students, 39% FRL) — zoned schools at 37% FRL track the district average.
• Market conditions: 198 active listings in the ZIP; 2 comparable units currently listed for rent nearby; solid renter incomes; 896 units permitted in Lowndes County in 2024 (0 in 5+ unit buildings).
• This rent runs 32% of the median local income ($84k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• In year one you build about $35k of equity ($2k loan paydown + $33k appreciation (10.0% local appreciation)).
• Lowndes County population projected at +10% by 2050 — modest demand growth; plan on rents tracking national, not racing it.
• By year 2, paydown + projected appreciation supports a ~$56k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 40 days — a 3% lower offer ($319k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; major wildfire risk; extreme-heat days projected 7→19/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $227,287 (30.8% 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 40 days. Have you received any prior offers? Is the seller open to a 31% 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. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
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: 0.69% ✗
• Cap rate: 4.43%
• Cash-on-cash: -6.66%
• DSCR: 0.70
• GRM: 12.0

CMA / ARV

• ARV (median comp): $344,896
• List price: $328,500
• Delta: -4.75%
• 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
359 Mcneal Heritage Cir	0.04mi	4/2.0	1,683 (-5%)	0mo	$319,900	$190	90
213 Barry Field Cir	0.14mi	4/2.0	1,804 (+2%)	2mo	$329,900	$183	88
367 Mcneal Heritage Cir	0.03mi	4/2.0	1,671 (-5%)	3mo	$326,900	$196	87
209 Mcneal Heritage Cir	0.16mi	4/2.0	1,830 (+4%)	0mo	$359,900	$197	86
351 Mcneal Heritage Cir	0.07mi	4/2.0	1,671 (-5%)	2mo	$321,800	$193	86
338 Mcneal Heritage Cir	0.20mi	4/2.0	1,830 (+4%)	1mo	$359,900	$197	84
343 Mcneal Heritage Cir	0.16mi	4/2.0	1,683 (-5%)	1mo	$319,900	$190	84
347 Mcneal Heritage Cir	0.16mi	4/2.0	1,683 (-5%)	2mo	$329,900	$196	83
224 Barry Field Cir	0.18mi	4/2.0	1,683 (-5%)	3mo	$319,900	$190	82
117 Sparrow Dr	0.42mi	4/2.0	1,748 (-1%)	2mo	$270,000	$154	77
233 Mcneal Heritage Cir	0.16mi	3/2.0 (-1)	1,880 (+6%)	1mo	$359,900	$191	76
220 Wood Duck Pt	0.34mi	3/2.0 (-1)	1,739 (-2%)	1mo	$289,900	$167	76

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

Projected returns pro-forma

10.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 19.6%
• Equity multiple: 2.59×
• Total profit: $146,444
• Equity at exit: $295,939

10-year hold

• IRR: 18.0%
• Equity multiple: 5.97×
• Total profit: $456,942
• Equity at exit: $638,203

Cash invested: $91,980 (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 31632

• Home prices YoY: 8.1%
• Active inventory: 198
• Price-to-rent: 12.0×

Monthly cashflow live

• Estimated rent: $2,273 medium
• Mortgage (P&I): −$1,723
• Tax est. 1.5%: −$411 /mo · $4,928/yr
• Insurance: −$137
• HOA: −$36
• Vacancy / Maint / Mgmt: −$477
• Net cashflow: $-511

Break-even live

Break-even rent $2,919

Max offer price $254,612

Occupancy floor —

Sensitivity live

Price	-10% $-284	-5% $-397	+0% $-511	+5% $-624	+10% $-738
Rent	-10% $-690	-5% $-600	+0% $-511	+5% $-421	+10% $-331
Rate	-1.0pp $-345	-0.5pp $-427	base $-511	+0.5pp $-596	+1.0pp $-682

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: $82,125
• Closing costs: $9,855
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
305 Barfield St Hahira, GA	3.0	2.0	1361	$1,495	$1.10	45d	1	0.82mi
7410 Northcreek Cir Hahira, GA	3.0	2.0	1460	$1,750	$1.20	22d	1	1.04mi

HOA detail

• Monthly dues: $36 · $432/yr
• Likely covers: pool

Listing history 19 events

1. 2026-06-21
   days on market $328,500 Active 40 DOM
2. 2026-06-19
   days on market $328,500 Active 38 DOM
3. 2026-06-18
   days on market $328,500 Active 37 DOM
4. 2026-06-17
   days on market $328,500 Active 36 DOM
5. 2026-06-16
   days on market $328,500 Active 35 DOM
6. 2026-06-15
   days on market $328,500 Active 34 DOM
7. 2026-06-14
   days on market $328,500 Active 32 DOM
8. 2026-06-13
   days on market $328,500 Active 31 DOM
9. 2026-06-10
   days on market $328,500 Active 29 DOM
10. 2026-06-09
    days on market $328,500 Active 28 DOM
11. 2026-06-08
    days on market $328,500 Active 27 DOM
12. 2026-06-07
    days on market $328,500 Active 26 DOM
13. 2026-06-05
    days on market $328,500 Active 23 DOM
14. 2026-06-03
    days on market $328,500 Active 22 DOM
15. 2026-06-02
    days on market $328,500 Active 21 DOM
16. 2026-06-01
    days on market $328,500 Active 20 DOM
17. 2026-05-31
    days on market $328,500 Active 19 DOM
18. 2026-05-30
    days on market $328,500 Active 18 DOM
19. 2026-05-12
    listed $328,500 Active 852-char remark

ⓘ 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 7/10 Severe
• 🌡 Heat 7/10 Severe 7 d/yr ≥108°F today · 19 d/yr by 30 yrs out
• 💨 Wind 8/10 Severe 99% chance of damaging wind over 30 yrs
• 🫁 Air quality 6/10 Major 10 unhealthy d/yr today · 13 by 30 yrs out

Taxation est. · year 1

• Rental income: $27,274
• − Mortgage interest: −$18,401
• − Property taxes: −$4,928
• − Insurance: −$1,642
• − Repairs & maintenance: −$2,182
• − Management: −$2,182
• − HOA: −$432
• − Depreciation: −$9,556
• Taxable loss: −$12,049
• Est. tax savings @ 24.0%: +$2,892
• After-tax cash flow: $-3,236/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: Lowndes County
• NCES district ID: 1303390
• Math proficiency: 59% ▼ -1.00%
• Reading proficiency: 52% ▼ -2.00%
• Median HH income: $48,221
• Composite: 47.21/100
• National rank: #2317
• State rank: #8 of 174 in GA

Livability — Hahira

• Score: 67/100
• State rank: #161
• US rank: #10280

Category grades

Amenities F Commute F Cost of living A+ Crime C- Employment D+ Housing A+ Health & safety D User ratings A+

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Lowndes County · 107,801 people
• Metro: Valdosta, GA
• Population (ZIP): 15,942
• Household income: $83,946
• Rent vs Own: 16.9% rent · 83.1% own
• Severe rent burden: 73.0

Population outlook (Lowndes County) Hauer SSP2

• Today (2025): 120,348 people
• By 2030: 123,469 · +2.6%
• By 2040: 128,482 · +6.8%
• By 2050: 131,907 · +9.6%
• By 2075: 139,080 · +15.6%
• By 2100: 133,649 · +11.1%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (79%)
• Race & ethnicity: White 79% Black 12% Hispanic / Latino 6% Two or more races 5%
• Hispanic origin (detail): Mexican 2% Puerto Rican 2%
• Common ancestry: Slovak 3% Serbian 2% Italian 1%
• Foreign-born: 2% · Canada, Jamaica
• Languages at home: 96% English-only · Spanish 3%

Political lean MEDSL · Lowndes

• 2024 margin: R (+18.0) · D 40.8% · R 58.8%
• 2008→2024 swing: -8.6pp toward R · 2008: -9.4pp · 2024: -18.0pp
• All cycles: 2024: R+18.0 2020: R+12.0 2016: R+18.2 2012: R+10.5 2008: R+9.4

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 19.44%
• Current HPI: 259.01
• Rent YoY: —
• Metro: Valdosta, 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

1 event — show timeline

• 2026-05-12 Listed $328,500 SGMLS