129 Simms Way #20 · Flemington, GA 31313

$239,490

3 bd · 3.0 ba · 1,696 sqft · Townhouse · 96 Days on market

Built 2026 Good condition $141/sqft · at area comps Est $242k · at est.

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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 +14.3/30.0
• ARV discount +8.1/15.0
• DSCR +4.3/10.0
• 1% rule +4.0/10.0
• Condition / age +4.0/5.0
• Rent growth +3.9/5.0
• Livability +3.4/5.0
• Schools +2.8/10.0
• Appreciation +0.0/10.0

Listing remarks

Move-In Ready! The Aspen 3 Interior builds on the charm of our original Aspen with expanded living space and flexible design-featuring 1,696 sq. ft. , a one-car garage, and a thoughtfully designed three-story layout with 3 bedrooms, 2 full bathrooms, 2 half bathrooms, and a spacious bonus room on the first floor. On the first floor, interior units include a spacious bonus room accompanied by a half bath-perfect for a media room, home office, gym, or playroom. The second floor offers a bright, open-concept living area. The great room stretches across the back of the home, filled with natural light and ideal for everyday living or entertaining.

Key facts

• Garage
• Built 2026
• Listed 95 days

What this means for you Summary

Snapshot

• This is a 3-bed/3.0-bath townhouse listed at $239k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $-383 ($-5k/yr) — negative.
• To cash-flow at today's rent, offer at most $184k (23.1% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $215k (10.2% below list).
• Recommended offer: $184k (23.1% below list) — sets the bar for cash-flow.
• Cap rate 6.5% vs local median 4.5% in Flemington — top-decile yield for the area; either an underpriced asset or a hidden risk that comps aren't pricing in. Stress-test before assuming the spread holds.

Location & tenants

• Location reads 68/100 on livability (#150 in GA) — a middle-class / working-renter tenant base. Strengths: employment A+, housing A+, cost of living A-; Watch: schools D-, amenities F, commute 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); 800 active listings in the ZIP; 6 comparable units currently listed for rent nearby; rentals lingering (median 93d 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 43% 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 96 days — a 9% lower offer ($218k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: flood insurance adds $427/mo.
• Climate carrying-cost: in FEMA flood zone AE (mandatory federal flood insurance); severe wind risk, 97% 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 $184,098 (23.1% 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 96 days. Have you received any prior offers? Is the seller open to a 23% concession, seller financing, or rate buy-down credit?
3. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
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. 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: 0.90% ✗
• Cap rate: 6.51%
• Cash-on-cash: 0.78%
• DSCR: 1.03
• GRM: 9.3

CMA / ARV

• ARV (median comp): $242,490
• List price: $239,490
• Delta: -1.24%
• Verdict: FAIR
• Comps: 11 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
133 Simms Way	0.08mi	3/3.0	1,696 (0%)	0mo	$244,490	$144	96
126 Simms Way	0.09mi	3/3.0	1,696 (0%)	0mo	$244,605	$144	96
122 Simms Way	0.09mi	3/3.0	1,696 (0%)	1mo	$242,490	$143	95
121 Simms Way	0.07mi	3/3.0	1,696 (0%)	4mo	$242,490	$143	93
134 Simms Way	0.10mi	3/3.0	1,696 (0%)	4mo	$239,290	$141	92
153 Simms Way	0.09mi	3/3.0	1,696 (0%)	6mo	$231,000	$136	91
130 Simms Way	0.09mi	3/3.0	1,696 (0%)	6mo	$239,290	$141	91
155 Simms Way	0.09mi	3/3.0	1,696 (0%)	6mo	$231,000	$136	91
35 Simms Way	0.01mi	4/3.5 (+1)	1,696 (0%)	3mo	$251,000	$148	90
15 Simms Way	0.01mi	4/3.5 (+1)	1,696 (0%)	3mo	$252,990	$149	90
117 Simms Way	0.07mi	4/3.5 (+1)	1,696 (0%)	5mo	$246,990	$146	85
137 Simms Way	0.08mi	4/3.5 (+1)	1,696 (0%)	6mo	$244,490	$144	84

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: -24.5%
• Equity multiple: 0.14×
• Total profit: $-57,554
• Equity at exit: $35,709

10-year hold

• IRR: -12.8%
• Equity multiple: 0.15×
• Total profit: $-57,294
• Equity at exit: $20,707

Cash invested: $67,057 (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 →

Buyer's market Market conditions within 1.0 mi — comparable homes for sale

Active competition Active MLS

• For sale now: 21 active · 4 under contract
• Months of supply: 9.7 mo (10%/mo absorbed)
• Median asking: $239,490 ($141/sqft)
• Median days on market: 88 d
• This list price: lowest-priced of the active set
• ARV vs active asking: +1.3% vs current asking $/sqft

Closed sales set the value; these active listings set current market conditions and a practical price ceiling.

ZIP-level market 31313

• Home prices YoY: -27.1%
• Rents YoY: 5.4%
• Active inventory: 800
• Price-to-rent: 9.3×

Monthly cashflow live

• Estimated rent: $2,150 high
• Mortgage (P&I): −$1,256
• Tax est. 1.5%: −$299 /mo · $3,592/yr
• Insurance: −$100
• Flood insurance flood zone: −$427 /mo · $5,118/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$452
• Net cashflow: $-383

Break-even live

Break-even rent $2,635

Max offer price $184,098

Occupancy floor —

Sensitivity live

Price	-10% $-217	-5% $-300	+0% $-383	+5% $-466	+10% $-548
Rent	-10% $-553	-5% $-468	+0% $-383	+5% $-298	+10% $-213
Rate	-1.0pp $-262	-0.5pp $-322	base $-383	+0.5pp $-445	+1.0pp $-508

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: $59,872
• Closing costs: $7,185
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Rent comps 6 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
158 Hamlet Ct Hinesville, GA	3.0	2.5	1458	$2,250	$1.54	93d	1	0.96mi
130 Hazy Ln Hinesville, GA	3.0	2.5	1518	$2,100	$1.38	93d	1	0.98mi
100 Centennial Ct Hinesville, GA	3.0	2.5	1703	$2,150	$1.26	93d	1	1.05mi
78 Centennial Ct Hinesville, GA	3.0	2.5	1462	$2,100	$1.44	93d	1	1.06mi
96 Beaumont Dr Unit 1 Hinesville, GA	3.0	2.0	1400	$1,975	$1.41	93d	1	1.14mi
193 Heirloom Rd Hinesville, GA	3.0	2.5	1400	$2,300	$1.64	93d	1	1.24mi

Listing history 39 events

1. 2026-08-08
   days on market $239,490 Active 96 DOM
2. 2026-08-07
   days on market $239,490 Active 95 DOM
3. 2026-08-06
   days on market $239,490 Active 94 DOM
4. 2026-08-05
   days on market $239,490 Active 93 DOM
5. 2026-08-04
   days on market $239,490 Active 92 DOM
6. 2026-08-03
   days on market $239,490 Active 91 DOM
7. 2026-07-31
   days on market $239,490 Active 88 DOM
8. 2026-07-30
   days on market $239,490 Active 87 DOM
9. 2026-07-29
   days on market $239,490 Active 86 DOM
10. 2026-07-27
    days on market $239,490 Active 84 DOM
11. 2026-07-25
    days on market $239,490 Active 82 DOM
12. 2026-07-23
    days on market $239,490 Active 80 DOM
13. 2026-07-22
    days on market $239,490 Active 79 DOM
14. 2026-07-21
    days on market $239,490 Active 78 DOM
15. 2026-06-29
    days on market $239,490 Active 77 DOM
16. 2026-06-28
    days on market $239,490 Active 76 DOM
17. 2026-06-28
    days on market $239,490 Active 75 DOM
18. 2026-06-27
    days on market $239,490 Active 74 DOM
19. 2026-06-26
    days on market $239,490 Active 73 DOM
20. 2026-06-23
    days on market $239,490 Active 70 DOM
21. 2026-06-21
    days on market $239,490 Active 69 DOM
22. 2026-06-19
    days on market $239,490 Active 67 DOM
23. 2026-06-18
    days on market $239,490 Active 66 DOM
24. 2026-06-17
    days on market $239,490 Active 65 DOM
25. 2026-06-16
    days on market $239,490 Active 64 DOM
26. 2026-06-15
    days on market $239,490 Active 63 DOM
27. 2026-06-14
    days on market $239,490 Active 61 DOM
28. 2026-06-13
    price $239,490 Active 60 DOM
29. 2026-06-09
    days on market $242,490 Active 60 DOM
30. 2026-06-08
    days on market $242,490 Active 59 DOM
31. 2026-06-07
    days on market $242,490 Active 58 DOM
32. 2026-06-05
    days on market $242,490 Active 55 DOM
33. 2026-06-03
    days on market $242,490 Active 54 DOM
34. 2026-06-02
    days on market $242,490 Active 53 DOM
35. 2026-06-01
    days on market $242,490 Active 52 DOM
36. 2026-05-31
    days on market $242,490 Active 51 DOM
37. 2026-05-30
    days on market $242,490 Active 50 DOM
38. 2026-05-04
    price $242,490 1292-char remark
39. 2026-04-10
    listed $239,990 Active 1292-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 AE · 0% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 Heat 9/10 Extreme 7 d/yr ≥110°F today · 18 d/yr by 30 yrs out
• 💨 Wind 8/10 Severe 97% 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: $25,805
• − Mortgage interest: −$13,415
• − Property taxes: −$3,592
• − Insurance: −$6,316
• − Repairs & maintenance: −$2,064
• − Management: −$2,064
• − Depreciation: −$6,967
• Taxable loss: −$8,615
• Est. tax savings @ 24.0%: +$2,068
• After-tax cash flow: $-2,526/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 · 11 photos

Good 80/100 None rehab

This move-in ready townhouse is in excellent condition with modern amenities and a well-maintained exterior. Potential buyers and renters will appreciate the fresh paint, smart home features, and stylish updates that can be made to further enhance its value.

Value-add opportunities

• Both Painting the exterior and interior walls — Fresh paint can enhance curb appeal and interior aesthetics. ↑
• Both Landscaping improvements — Enhanced landscaping can increase curb appeal and property value. ↑
• Both Adding smart home features — Smart home features can increase both resale and rental value by making the home more modern and convenient. ↑
• Both Upgrading the kitchen backsplash — A stylish backsplash can add visual interest and increase the home's appeal to potential buyers and renters. ↑

F Composite school gradezoned avg 28/100

Zoned Schools

Elementary Joseph Martin Elementary School F GA #784/1,228 Nat'l #31,434/41,679 Middle Midway Middle School F GA #260/470 Nat'l #9,410/14,009 High Liberty County High School F GA #131/424 Nat'l #10,882/17,239

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

C Composite livability gradescore 68/100

Livability — Flemington

• Score: 68/100
• State rank: #150
• US rank: #9758

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Flemington, GA
• County: Liberty County · 58,689 people
• Metro: Hinesville, GA
• Population (ZIP): 42,838
• Household income: $60,233
• Rent vs Own: 50.1% rent · 49.9% own
• Severe rent burden: 8% of renters

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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%

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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%

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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

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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