None · Hinesville, GA 31313

$219,500

3 bd · 2.0 ba · 1,583 sqft · SingleFamily public records · 122 Days on market

Built 2012 3,485 sqft lot Est $279k · 21% under $25/mo HOA · 1% of rent ↓ 14% since listing

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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 +15.0/15.0
• Cash flow +9.8/30.0
• 1% rule +4.2/10.0
• Rent growth +3.9/5.0
• Livability +3.7/5.0
• DSCR +2.8/10.0
• Condition / age +2.5/5.0
• Schools +2.0/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Price Alert! This two-story home features a large great room-dining room combination and a fully equipped kitchen on the first floor. The upper level has huge primary suite with adjoining bath and double vanities. There are 2 additional bedrooms & a hall bath. The loft area is great for a kid's play area or utilize it as office space. This asset is being sold AS-IS. No seller disclosure on file. Prequalification letter cannot be over 30 days old at time of submission. Earnest money is payable to closing attorney.

Key facts

• 3,485 sq ft lot
• 2 garage spots
• Built 2012

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 $-141 ($-2k/yr) — negative.
• To cash-flow at today's rent, offer at most $195k (11.3% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $202k (7.8% below list).
• Recommended offer: $193k (12.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 73/100 on livability (#51 in GA) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety A+; Watch: schools D+, commute D+, crime 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); 639 active listings in the ZIP; 25 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 40% 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 122 days — a 12% lower offer ($193k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 4y ago; this cycle's ask has dropped $51k (19%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: property tax is 2.6% of price.
• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; moderate 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 $193,160 (12.0% 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 122 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
3. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
4. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
5. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
6. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
7. 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?
8. 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?
9. 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?
10. 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.
11. 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.
12. 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: 0.92% ✗
• Cap rate: 5.52%
• Cash-on-cash: -2.74%
• DSCR: 0.88
• GRM: 9.0

CMA / ARV

• ARV (on-the-fly): $278,608
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
212 Augusta Way	0.16mi	3/2.0	1,512 (-4%)	4mo	$269,400	$178	82
603 Amhearst Row	0.12mi	3/2.5	1,492 (-6%)	5mo	$259,500	$174	78
215 Nobel Crst	0.31mi	3/2.0	1,522 (-4%)	1mo	$267,500	$176	78
217 Guyett Ave	0.30mi	3/2.0	1,426 (-10%)	1mo	$250,000	$175	69
622 Piedmont Ave	0.21mi	3/2.0	1,363 (-14%)	2mo	$239,999	$176	66
1082 Pipkin Road Rd	0.51mi	4/2.0 (+1)	1,525 (-4%)	4mo	$210,000	$138	62
1308 Karen Ct	0.55mi	3/2.5	1,478 (-7%)	1mo	$265,000	$179	60
1133 Creekside Cir	0.43mi	3/2.0	1,440 (-9%)	8mo	$259,900	$180	59
1238 Grayson Ave	0.70mi	3/2.5	1,462 (-8%)	2mo	$275,000	$188	51
723 Mill Creek Cir	0.55mi	4/2.5 (+1)	1,743 (+10%)	5mo	$275,000	$158	46
330 Cowart Rd	0.57mi	3/2.0	1,785 (+13%)	8mo	$194,500	$109	46
1316 Grayson Ave	0.65mi	3/2.5	1,802 (+14%)	8mo	$282,900	$157	38

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: -17.7%
• Equity multiple: 0.36×
• Total profit: $-39,324
• Equity at exit: $32,728

10-year hold

• IRR: -5.2%
• Equity multiple: 0.62×
• Total profit: $-23,417
• Equity at exit: $18,978

Cash invested: $61,460 (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 31313

• Home prices YoY: -27.1%
• Rents YoY: 5.4%
• Active inventory: 639
• Price-to-rent: 9.0×

Monthly cashflow live

• Estimated rent: $2,024 high
• Mortgage (P&I): −$1,151
• Tax from tax record: −$472 /mo · $5,665/yr
• Insurance: −$91
• HOA: −$25
• Vacancy / Maint / Mgmt: −$425
• Net cashflow: $-141

Break-even live

Break-even rent $2,202

Max offer price $194,677

Occupancy floor —

Sensitivity live

Price	-10% $-16	-5% $-78	+0% $-141	+5% $-203	+10% $-265
Rent	-10% $-300	-5% $-220	+0% $-141	+5% $-61	+10% $19
Rate	-1.0pp $-30	-0.5pp $-85	base $-141	+0.5pp $-197	+1.0pp $-255

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: $54,875
• Closing costs: $6,585
• Reserves months: —
• Total cash needed: —

Rent comps 25 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
511 Wyckfield Way Hinesville, GA	4.0	2.5	2070	$2,475	$1.20	45d	1	0.06mi
203 Guyett Ave Hinesville, GA	4.0	2.5	1593	$2,000	$1.26	45d	1	0.40mi
1110 Creekside Cir Hinesville, GA	3.0	2.0	1356	$2,000	$1.47	45d	1	0.45mi
717 Mill Creek Cir Hinesville, GA	4.0	2.5	1776	$2,200	$1.24	45d	1	0.55mi
712 Mill Creek Cir Hinesville, GA	4.0	2.0	1456	$1,900	$1.30	45d	1	0.59mi
945 Ruth Dr Hinesville, GA	4.0	2.0	1910	$1,900	$0.99	45d	1	0.69mi
264 Marron Way Hinesville, GA	4.0	2.5	1997	$2,200	$1.10	45d	1	0.72mi
960 Gulfstream Rd Hinesville, GA	4.0	2.0	1515	$2,150	$1.42	45d	1	0.80mi
912 Pineland Ave Hinesville, GA	3.0	2.5	1428	$1,648	$1.15	45d	1	0.81mi
905 King Air Ct Hinesville, GA	3.0	2.0	1407	$1,750	$1.24	45d	1	0.81mi
1300 Independence Place Dr Hinesville, GA	1.0–4.0	1.0–4.0	862	$1,738	$2.02	45d	23	0.88mi
916 Mandarin Dr Hinesville, GA	3.0	2.0	1433	$1,550	$1.08	45d	1	0.91mi
908 Ringneck Way Hinesville, GA	3.0	2.0	1526	$1,750	$1.15	46d	1	0.94mi
732 Fleming Rd Hinesville, GA	3.0	1.5	1348	$1,400	$1.04	45d	1	1.07mi
814 Lesa St Hinesville, GA	2.0	1.5	1152	$950	$0.82	45d	1	1.16mi
924 Sanford Ln Hinesville, GA	4.0	2.5	1801	$1,995	$1.11	45d	1	1.17mi
710 Little John Dr Hinesville, GA	3.0	2.0	1459	$1,700	$1.17	45d	1	1.17mi
1012 White Cir Hinesville, GA	3.0	1.0	1050	$1,300	$1.24	45d	1	1.24mi
410 Conley Dr Hinesville, GA	3.0	3.0	1742	$2,000	$1.15	45d	1	1.25mi
1069 Kelly Dr Hinesville, GA	3.0	1.5	1270	$1,350	$1.06	45d	1	1.27mi
1100 Pineland Ave Hinesville, GA	2.0	2.5	1412	$1,575	$1.12	45d	2	1.27mi
722 Robin Hood Dr Hinesville, GA	3.0	2.0	1668	$1,500	$0.90	45d	1	1.27mi
662 Mahoney Rd Hinesville, GA	3.0	2.0	1196	$1,795	$1.50	45d	1	1.27mi
600 Brightleaf Cir Hinesville, GA	3.0	2.5	1603	$2,300	$1.43	45d	1	1.33mi
255 Glenn Bryant Rd Hinesville, GA	3.0	1.0	1075	$1,700	$1.58	45d	1	1.35mi

HOA detail

• Monthly dues: $25 · $300/yr

Listing history 20 events

1. 2026-04-16
   status Pending 525-char remark

   Show marketing remark (390 chars)

   This two story home features a large great room-dining room combination and a fully equipped kitchen on the first floor. The upper level has huge primary suite with adjoining bath and double vanities. There are 2 additional bedrooms & a hall bath. The loft area is great for a kid's play area or utilize is as office space. This asset is being sold AS-IS. No seller disclosure on file.

2. 2026-04-16
   status Under Contract 390-char remark

   Show marketing remark (390 chars)

   This two story home features a large great room-dining room combination and a fully equipped kitchen on the first floor. The upper level has huge primary suite with adjoining bath and double vanities. There are 2 additional bedrooms & a hall bath. The loft area is great for a kid's play area or utilize is as office space. This asset is being sold AS-IS. No seller disclosure on file.

3. 2026-04-16
   status Pending

   Show marketing remark (390 chars)

   This two story home features a large great room-dining room combination and a fully equipped kitchen on the first floor. The upper level has huge primary suite with adjoining bath and double vanities. There are 2 additional bedrooms & a hall bath. The loft area is great for a kid's play area or utilize is as office space. This asset is being sold AS-IS. No seller disclosure on file.

4. 2026-03-18
   price $219,500 525-char remark

   Show marketing remark (390 chars)

   This two story home features a large great room-dining room combination and a fully equipped kitchen on the first floor. The upper level has huge primary suite with adjoining bath and double vanities. There are 2 additional bedrooms & a hall bath. The loft area is great for a kid's play area or utilize is as office space. This asset is being sold AS-IS. No seller disclosure on file.

5. 2026-03-18
   price $219,500

   Show marketing remark (390 chars)

   This two story home features a large great room-dining room combination and a fully equipped kitchen on the first floor. The upper level has huge primary suite with adjoining bath and double vanities. There are 2 additional bedrooms & a hall bath. The loft area is great for a kid's play area or utilize is as office space. This asset is being sold AS-IS. No seller disclosure on file.

6. 2026-03-18
   price $219,500 390-char remark

   Show marketing remark (390 chars)

   This two story home features a large great room-dining room combination and a fully equipped kitchen on the first floor. The upper level has huge primary suite with adjoining bath and double vanities. There are 2 additional bedrooms & a hall bath. The loft area is great for a kid's play area or utilize is as office space. This asset is being sold AS-IS. No seller disclosure on file.

7. 2026-02-18
   price $229,500

   Show marketing remark (525 chars)

   Price Alert! This two-story home features a large great room-dining room combination and a fully equipped kitchen on the first floor. The upper level has huge primary suite with adjoining bath and double vanities. There are 2 additional bedrooms & a hall bath. The loft area is great for a kid's play area or utilize it as office space. This asset is being sold AS-IS. No seller disclosure on file. Prequalification letter cannot be over 30 days old at time of submission. Earnest money is payable to closing attorney.

8. 2026-02-18
   price $229,500 390-char remark

   Show marketing remark (525 chars)

   Price Alert! This two-story home features a large great room-dining room combination and a fully equipped kitchen on the first floor. The upper level has huge primary suite with adjoining bath and double vanities. There are 2 additional bedrooms & a hall bath. The loft area is great for a kid's play area or utilize it as office space. This asset is being sold AS-IS. No seller disclosure on file. Prequalification letter cannot be over 30 days old at time of submission. Earnest money is payable to closing attorney.

9. 2026-02-18
   price $229,500 525-char remark

   Show marketing remark (525 chars)

   Price Alert! This two-story home features a large great room-dining room combination and a fully equipped kitchen on the first floor. The upper level has huge primary suite with adjoining bath and double vanities. There are 2 additional bedrooms & a hall bath. The loft area is great for a kid's play area or utilize it as office space. This asset is being sold AS-IS. No seller disclosure on file. Prequalification letter cannot be over 30 days old at time of submission. Earnest money is payable to closing attorney.

10. 2026-01-21
    price $249,500

    Show marketing remark (390 chars)

    This two story home features a large great room-dining room combination and a fully equipped kitchen on the first floor. The upper level has huge primary suite with adjoining bath and double vanities. There are 2 additional bedrooms & a hall bath. The loft area is great for a kid's play area or utilize is as office space. This asset is being sold AS-IS. No seller disclosure on file.

11. 2026-01-21
    price $249,500 390-char remark

    Show marketing remark (390 chars)

    This two story home features a large great room-dining room combination and a fully equipped kitchen on the first floor. The upper level has huge primary suite with adjoining bath and double vanities. There are 2 additional bedrooms & a hall bath. The loft area is great for a kid's play area or utilize is as office space. This asset is being sold AS-IS. No seller disclosure on file.

12. 2026-01-20
    price $249,500 525-char remark

    Show marketing remark (525 chars)

    Price Alert! This two-story home features a large great room-dining room combination and a fully equipped kitchen on the first floor. The upper level has huge primary suite with adjoining bath and double vanities. There are 2 additional bedrooms & a hall bath. The loft area is great for a kid's play area or utilize it as office space. This asset is being sold AS-IS. No seller disclosure on file. Prequalification letter cannot be over 30 days old at time of submission. Earnest money is payable to closing attorney.

13. 2025-12-15
    listed $270,500 Active
14. 2025-12-13
    listed $270,500 Active 525-char remark

    Show marketing remark (390 chars)

    This two story home features a large great room-dining room combination and a fully equipped kitchen on the first floor. The upper level has huge primary suite with adjoining bath and double vanities. There are 2 additional bedrooms & a hall bath. The loft area is great for a kid's play area or utilize is as office space. This asset is being sold AS-IS. No seller disclosure on file.

15. 2025-12-13
    listed $270,500 New 390-char remark

    Show marketing remark (390 chars)

    This two story home features a large great room-dining room combination and a fully equipped kitchen on the first floor. The upper level has huge primary suite with adjoining bath and double vanities. There are 2 additional bedrooms & a hall bath. The loft area is great for a kid's play area or utilize is as office space. This asset is being sold AS-IS. No seller disclosure on file.

16. 2024-01-11
    historical $2,100
17. 2023-10-27
    listed $2,100
18. 2022-09-26
    soldstatus $250,000
19. 2022-09-21
    soldstatus $250,000
20. 2022-06-17
    listed $255,000

ⓘ 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: $5,665 · $472/mo
• Projected year-2 tax: $5,665 · $472/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 5/10 Major
• 🌡 Heat 9/10 Extreme 7 d/yr ≥111°F today · 19 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: $24,290
• − Mortgage interest: −$12,295
• − Property taxes: −$5,665
• − Insurance: −$1,098
• − Repairs & maintenance: −$1,943
• − Management: −$1,943
• − HOA: −$300
• − Depreciation: −$6,385
• Taxable loss: −$5,340
• Est. tax savings @ 24.0%: +$1,281
• After-tax cash flow: $-405/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 — Hinesville

• Score: 73/100
• State rank: #51
• US rank: #5200

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Hinesville, GA
• County: Liberty County · 58,565 people
• City population: 42,838
• Metro: Hinesville, GA
• Population (ZIP): 42,838
• Household income: $60,233
• Rent vs Own: 50.1% rent · 49.9% own
• Severe rent burden: 1693.0

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 0.67)
• 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%

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

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

-13.9% since first listed

20 events — show timeline

• 2026-04-16 Pending — HABR
• 2026-04-16 Pending — GAMLS
• 2026-04-16 Pending — Hive MLS
• 2026-03-18 Price Changed $219,500 HABR
• 2026-03-18 Price Changed $219,500 Hive MLS
• 2026-03-18 Price Changed $219,500 GAMLS
• 2026-02-18 Price Changed $229,500 Hive MLS
• 2026-02-18 Price Changed $229,500 GAMLS
• 2026-02-18 Price Changed $229,500 HABR
• 2026-01-21 Price Changed $249,500 Hive MLS
• 2026-01-21 Price Changed $249,500 GAMLS
• 2026-01-20 Price Changed $249,500 HABR
• 2025-12-15 Listed $270,500 Hive MLS
• 2025-12-13 Listed $270,500 GAMLS
• 2025-12-13 Listed $270,500 HABR
• 2024-01-11 Rental Removed $2,100 HABR
• 2023-10-27 Listed for Rent $2,100 HABR
• 2022-09-26 Sold (Public Records) $250,000 Public Records
• 2022-09-21 Sold (MLS) $250,000 HABR
• 2022-06-17 Listed $255,000 HABR

Property tax history

+8.7%/yr

Latest (2025): $5,665 · +1.4% YoY. Source: county tax records.