1834 Hiltonia Creek Rd · Hiltonia, GA 30467

$93,999

4 bd · 1.5 ba · 1,464 sqft · SingleFamily public records · 134 Days on market

Built 1975 1.00 ac lot $64/sqft · 65% below area ↓ 10% since listing

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Why this score? — see what drove the B- 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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Schools +3.0/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Livability +2.4/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Spacious 4 bedroom, 2 bath on 1 acre in rural Screven County! Quiet area. If you're looking to add to your investment portfolio or a hunter looking to be close to great hunting, this one is perfect for you!

Key facts

• 1 acre lot
• Built 1975
• Listed 133 days

What this means for you Summary

Snapshot

• This is a 4-bed/1.5-bath single-family listed at $94k.

Deal economics

• At list price, monthly cash flow is $573 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $94k).
• Recommended offer: $83k (12.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 47/100 on livability (#598 in GA) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, housing A; Watch: schools F, crime F, amenities F.
• Screven County (town): math 39% / reading 33% proficiency, ranked #66 of 174 in GA (top 38%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases; 65% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: 77 active listings in the ZIP; 23 units permitted in Screven County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $650 of loan paydown is wiped out by about $3k of value loss. Plan a longer hold.
• Screven County population projected at -21% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $26k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• It's been on market 134 days — a 12% lower offer ($83k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 80% chance of damaging wind over 30y; extreme-heat days projected 7→18/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $82,719 (12.0% below list)

Questions for the listing agent

1. It's been on market 134 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1975 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. 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?
7. 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.
8. 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.
9. 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: 1.59% ✓
• Cap rate: 13.60%
• Cash-on-cash: 26.11%
• DSCR: 2.16
• GRM: 5.2

CMA / ARV

• ARV (median comp): $270,304
• List price: $93,999
• Delta: -65.22%
• Verdict: UNDERPRICED
• Comps: 1 within 2.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: 19.8%
• Equity multiple: 1.81×
• Total profit: $21,235
• Equity at exit: $14,016

10-year hold

• IRR: 28.1%
• Equity multiple: 3.49×
• Total profit: $65,442
• Equity at exit: $8,127

Cash invested: $26,320 (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 30467

• Home prices YoY: -14.3%
• Active inventory: 77
• Price-to-rent: 5.2×

Monthly cashflow live

• Estimated rent: $1,496 medium
• Mortgage (P&I): −$493
• Tax from tax record: −$77 /mo · $925/yr
• Insurance: −$39
• HOA: −$0
• Vacancy / Maint / Mgmt: −$314
• Net cashflow: $573

Break-even live

Break-even rent $771

Max offer price $93,999

Occupancy floor 57%

Sensitivity live

Price	-10% $626	-5% $599	+0% $573	+5% $546	+10% $519
Rent	-10% $454	-5% $514	+0% $573	+5% $632	+10% $691
Rate	-1.0pp $620	-0.5pp $597	base $573	+0.5pp $548	+1.0pp $523

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: $23,500
• Closing costs: $2,820
• Reserves months: —
• Total cash needed: —

Listing history 19 events

1. 2026-06-21
   days on market $93,999 Active 134 DOM
2. 2026-06-19
   days on market $93,999 Active 132 DOM
3. 2026-06-18
   days on market $93,999 Active 131 DOM
4. 2026-06-17
   days on market $93,999 Active 130 DOM
5. 2026-06-16
   days on market $93,999 Active 129 DOM
6. 2026-06-15
   days on market $93,999 Active 128 DOM
7. 2026-06-14
   days on market $93,999 Active 126 DOM
8. 2026-06-13
   days on market $93,999 Active 125 DOM
9. 2026-06-10
   days on market $93,999 Active 123 DOM
10. 2026-06-09
    days on market $93,999 Active 122 DOM
11. 2026-06-08
    days on market $93,999 Active 121 DOM
12. 2026-06-07
    days on market $93,999 Active 120 DOM
13. 2026-06-03
    days on market $93,999 Active 116 DOM
14. 2026-06-02
    days on market $93,999 Active 115 DOM
15. 2026-06-01
    days on market $93,999 Active 114 DOM
16. 2026-05-31
    days on market $93,999 Active 113 DOM
17. 2026-05-30
    days on market $93,999 Active 112 DOM
18. 2026-03-15
    price $103,999 207-char remark

    Show marketing remark (207 chars)

    Spacious 4 bedroom, 2 bath on 1 acre in rural Screven County! Quiet area. If you're looking to add to your investment portfolio or a hunter looking to be close to great hunting, this one is perfect for you!

19. 2026-01-29
    listed $115,999 New 207-char remark

    Show marketing remark (207 chars)

    Spacious 4 bedroom, 2 bath on 1 acre in rural Screven County! Quiet area. If you're looking to add to your investment portfolio or a hunter looking to be close to great hunting, this one is perfect for you!

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Tax reassessment forecast GA · Resets to sale price

• Current annual tax: $925 · $77/mo
• Projected year-2 tax: $925 · $77/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 4/10 Moderate
• 🌡 Heat 8/10 Severe 7 d/yr ≥109°F today · 18 d/yr by 30 yrs out
• 💨 Wind 8/10 Severe 80% chance of damaging wind over 30 yrs
• 🫁 Air quality 3/10 Moderate 3 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $17,951
• − Mortgage interest: −$5,265
• − Property taxes: −$925
• − Insurance: −$470
• − Repairs & maintenance: −$1,436
• − Management: −$1,436
• − Depreciation: −$2,735
• Taxable income: $5,684
• Est. tax owed @ 24.0%: −$1,364
• After-tax cash flow: $5,507/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: Screven County
• NCES district ID: 1304500
• Math proficiency: 39% ▼ -3.00%
• Reading proficiency: 33% ▼ -4.00%
• Median HH income: $34,477
• Composite: 29.72/100
• National rank: #6447
• State rank: #66 of 174 in GA

Livability — Hiltonia

• Score: 47/100
• State rank: #598
• US rank: #26345

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 11,606

Population outlook (Screven County) Hauer SSP2

• Today (2025): 13,462 people
• By 2030: 12,957 · -3.8%
• By 2040: 11,853 · -12.0%
• By 2050: 10,686 · -20.6%
• By 2075: 8,272 · -38.6%
• By 2100: 6,545 · -51.4%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Majority White (53%)
• Race & ethnicity: White 53% Black 42% Two or more races 5% Hispanic / Latino 2%
• Common ancestry: Italian 3% Danish 1% Slovak 1%
• Foreign-born: 0% · Canada
• Languages at home: 98% English-only · Spanish 1%

Political lean MEDSL · Screven

• 2024 margin: Strong R (+25.2) · D 37.3% · R 62.5%
• 2008→2024 swing: -19.0pp toward R · 2008: -6.2pp · 2024: -25.2pp
• All cycles: 2024: R+25.2 2020: R+18.9 2016: R+17.6 2012: R+8.5 2008: R+6.2

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -38.03%
• Current HPI: 227.565
• Rent YoY: —
• Metro: —
• 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

-10.3% since first listed

2 events — show timeline

• 2026-03-15 Price Changed $103,999 GAMLS
• 2026-01-29 Listed $115,999 GAMLS

Property tax history

+7.3%/yr

Latest (2025): $925 · +15.0% YoY. Source: county tax records.