9475 Tibet Hwy Rd SE · Walthourville, GA 31301

$310,000

3 bd · 2.0 ba · 2,166 sqft · SingleFamily public records · 106 Days on market

Built 2024 Excellent condition 0.58 ac lot $143/sqft · 6% below area Est $304k · at est.

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Why this score? — see what drove the F 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 +6.7/15.0
• Cash flow +5.5/30.0
• Appreciation +5.1/10.0
• Condition / age +4.8/5.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Schools +2.3/10.0
• 1% rule +1.0/10.0
• DSCR +0.0/10.0

Listing remarks MLS

Welcome to this stunning four-bedroom, two-and-a-half-bath home built in 2024, offering modern comfort and thoughtful design on a spacious 0.5-acre lot in Allenhurst, Georgia. With 2,002 square feet of living space, this move-in ready home still feels like brand new. The main level features durable LVP flooring throughout and a well-designed layout that includes a separate living room, formal dining room, and a bright breakfast area just off the kitchen. The kitchen offers plenty of cabinet space, a convenient pantry, and flows effortlessly into the living areas—perfect for both everyday living and entertaining. Upstairs you’ll find four generously sized bedrooms, including a comfortable primary suite with a private bath. Step outside to enjoy the beautifully landscaped backyard, complete with a patio and bar area, creating the perfect space for relaxing evenings or hosting family and friends. Additional highlights include a separate laundry room, modern finishes throughout, and the peace of mind that comes with owning a nearly new construction home without the wait of building.

Key facts

• Move-in ready
• Landscaped backyard
• Spacious lot

Tags

• SPACIOUS LOT
• LANDSCAPED BACKYARD
• PATIO AND BAR AREA
• SEPARATE LAUNDRY ROOM
• MODERN FINISHES
• MOVE-IN READY

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $310k. Condition is rated excellent.

Deal economics

• At list price, monthly cash flow is $-668 ($-8k/yr) — negative.
• To cash-flow at today's rent, offer at most $192k (38.1% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $187k (39.6% below list).
• Recommended offer: $187k (39.6% below list) — sets the bar for 1% rule.
• Cap rate 3.7% vs local median 5.4% in Walthourville — below-typical yield; the buyer is paying a premium for something (appreciation thesis, condition, location) that the cap rate doesn't capture.

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 34% 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 + $482 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 ~$34k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 106 days — a 9% lower offer ($282k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 2y ago 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 $187,358 (39.6% 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. It's been on market 106 days. Have you received any prior offers? Is the seller open to a 40% concession, seller financing, or rate buy-down credit?
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. 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?
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: 0.60% ✗
• Cap rate: 3.71%
• Cash-on-cash: -9.23%
• DSCR: 0.59
• GRM: 13.8

CMA / ARV

• ARV (median comp): $304,452
• List price: $310,000
• Delta: 1.82%
• 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
341 Deer Meadow Way SE	0.28mi	4/2.5 (+1)	2,151 (-1%)	8mo	$299,995	$139	72
9523 Tibet Hwy SE	0.06mi	4/2.5 (+1)	2,254 (+4%)	19mo	$314,975	$140	68
261 Deer Meadow Way	0.23mi	4/2.5 (+1)	2,254 (+4%)	10mo	$335,931	$149	68
129 Deer Meadow Way SE	0.16mi	4/2.5 (+1)	2,002 (-8%)	9mo	$298,825	$149	65
685 Deer Meadow Way SE	0.58mi	4/2.5 (+1)	2,254 (+4%)	2mo	$315,825	$140	58
321 Deer Meadow Way SE	0.26mi	4/2.0 (+1)	1,926 (-11%)	9mo	$305,975	$159	57
575 Deer Meadow Way SE	0.47mi	4/2.5 (+1)	2,002 (-8%)	3mo	$299,925	$150	56
767 Deer Meadow Way SE	0.65mi	4/2.5 (+1)	2,254 (+4%)	1mo	$315,525	$140	55
9829 Tibet Hwy SE	0.35mi	4/2.5 (+1)	2,254 (+4%)	21mo	$309,475	$137	52
9879 Tibet Hwy SE	0.40mi	4/2.0 (+1)	1,926 (-11%)	21mo	$298,000	$155	40
9979 Tibet Hwy SE	0.50mi	4/2.0 (+1)	1,926 (-11%)	21mo	$296,975	$154	36
10033 Tibet Hwy SE	0.55mi	4/2.0 (+1)	1,926 (-11%)	21mo	$297,925	$155	33

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: -12.1%
• Equity multiple: 0.43×
• Total profit: $-49,303
• Equity at exit: $92,431

10-year hold

• IRR: -5.8%
• Equity multiple: 0.37×
• Total profit: $-54,326
• Equity at exit: $113,053

Cash invested: $86,800 (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: 13.8×

Monthly cashflow live

• Estimated rent: $1,874 medium
• Mortgage (P&I): −$1,626
• Tax from tax record: −$393 /mo · $4,718/yr
• Insurance: −$129
• HOA: −$0
• Vacancy / Maint / Mgmt: −$393
• Net cashflow: $-668

Break-even live

Break-even rent $2,719

Max offer price $192,016

Occupancy floor —

Sensitivity live

Price	-10% $-492	-5% $-580	+0% $-668	+5% $-756	+10% $-843
Rent	-10% $-816	-5% $-742	+0% $-668	+5% $-594	+10% $-520
Rate	-1.0pp $-512	-0.5pp $-589	base $-668	+0.5pp $-748	+1.0pp $-830

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: $77,500
• Closing costs: $9,300
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
43 Sandy Run Rd SE Allenhurst, GA	4.0	2.0	1450	$1,800	$1.24	45d	1	1.39mi

Listing history 22 events

1. 2026-06-21
   days on market $310,000 Active 106 DOM
2. 2026-06-19
   days on market $310,000 Active 104 DOM
3. 2026-06-18
   days on market $310,000 Active 103 DOM
4. 2026-06-17
   days on market $310,000 Active 102 DOM
5. 2026-06-16
   days on market $310,000 Active 101 DOM
6. 2026-06-15
   days on market $310,000 Active 100 DOM
7. 2026-06-14
   days on market $310,000 Active 98 DOM
8. 2026-06-13
   days on market $310,000 Active 97 DOM
9. 2026-06-10
   days on market $310,000 Active 95 DOM
10. 2026-06-09
    days on market $310,000 Active 94 DOM
11. 2026-06-08
    days on market $310,000 Active 93 DOM
12. 2026-06-07
    days on market $310,000 Active 92 DOM
13. 2026-06-05
    days on market $310,000 Active 89 DOM
14. 2026-06-03
    days on market $310,000 Active 88 DOM
15. 2026-06-02
    days on market $310,000 Active 87 DOM
16. 2026-06-01
    days on market $310,000 Active 86 DOM
17. 2026-05-31
    days on market $310,000 Active 85 DOM
18. 2026-05-30
    days on market $310,000 Active 84 DOM
19. 2026-03-07
    listed $310,000 Active 1107-char remark

    Show marketing remark (1107 chars)

    Welcome to this stunning four-bedroom, two-and-a-half-bath home built in 2024, offering modern comfort and thoughtful design on a spacious 0.5-acre lot in Allenhurst, Georgia. With 2,002 square feet of living space, this move-in ready home still feels like brand new. The main level features durable LVP flooring throughout and a well-designed layout that includes a separate living room, formal dining room, and a bright breakfast area just off the kitchen. The kitchen offers plenty of cabinet space, a convenient pantry, and flows effortlessly into the living areas—perfect for both everyday living and entertaining. Upstairs you’ll find four generously sized bedrooms, including a comfortable primary suite with a private bath. Step outside to enjoy the beautifully landscaped backyard, complete with a patio and bar area, creating the perfect space for relaxing evenings or hosting family and friends. Additional highlights include a separate laundry room, modern finishes throughout, and the peace of mind that comes with owning a nearly new construction home without the wait of building.

20. 2024-08-15
    soldstatus $291,425
21. 2024-03-15
    listed $288,425
22. 2024-03-15
    listed $288,425

ⓘ 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: $4,718 · $393/mo
• Projected year-2 tax: $4,718 · $393/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

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

Taxation est. · year 1

• Rental income: $22,483
• − Mortgage interest: −$17,365
• − Property taxes: −$4,718
• − Insurance: −$1,550
• − Repairs & maintenance: −$1,799
• − Management: −$1,799
• − Depreciation: −$9,018
• Taxable loss: −$13,765
• Est. tax savings @ 24.0%: +$3,304
• After-tax cash flow: $-4,711/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 · 6 photos

Excellent 95/100 None rehab

This move-in ready home, built in 2024, offers modern comfort and thoughtful design. With fresh paint and well-maintained landscaping, it's ready for immediate occupancy and can be easily enhanced with minor updates to boost its value.

Value-add opportunities

• Both Painting exterior and interior walls — Fresh paint enhances curb appeal and interior aesthetics
• Both Landscaping and curb appeal improvements — Enhances curb appeal and can attract more buyers
• Rental HVAC maintenance and tune-up — Ensures comfort and energy efficiency for tenants

Renovation cost estimate screening

Value-add ROI direction

• Both Painting exterior and interior walls — Fresh paint enhances curb appeal and interior aesthetics ↑
• Both Landscaping and curb appeal improvements — Enhances curb appeal and can attract more buyers ↑
• Rental HVAC maintenance and tune-up — Ensures comfort and energy efficiency for tenants ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

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

+7.5% since first listed

4 events — show timeline

• 2026-03-07 Listed $310,000 Hive MLS
• 2024-08-15 Sold (MLS) $291,425 Hive MLS
• 2024-03-15 Listed $288,425 Hive MLS
• 2024-03-15 Listed $288,425 Hive MLS