Is 335 Quail Run Way Way SE in Allenhurst, GA a good investment?

CashFlowRE grades it D- with a 5.1% cap rate and $-284/mo modeled cash flow at a $277,975 list price. See the full underwriting and recommended offer on the page.

What is the cap rate for 335 Quail Run Way Way SE?

The modeled cap rate is 5.1% — annual NOI divided by price, using CashFlowRE's rent and expense estimates.

What would this property rent for?

Estimated market rent is $2,115/month, from CashFlowRE's rent model.

D- Composite 38.7

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 +8.0/30.0
ARV discount +7.7/15.0
Appreciation +5.1/10.0
Condition / age +5.0/5.0
Livability +3.1/5.0
Schools +2.7/10.0
1% rule +2.6/10.0
Rent growth +2.5/5.0
DSCR +2.1/10.0

$277,975

335 Quail Run Way Way SE · Allenhurst, GA 31301

4 bd · 2.0 ba · 1,565 sqft · SingleFamily · 124 Days on market

Built 2026 Excellent condition 0.85 ac lot 2-car garage $178/sqft · at area comps Est $279k · at est. $34/mo HOA · 2% of rent

🖨 Deal sheet (PDF) 📄 Offer letter ✓ Due diligence

Listing remarks

The Stafford floor plan, situated on a spacious homesite in The Village at Sassafras Phase 2, highlights a brick accent skirt that enhances its curb appeal. Perfect for families of various sizes, this versatile design includes 4 bedrooms and 2 bathrooms. The open-concept living area provides clear views from the kitchen to the breakfast nook. The primary suite boasts a sizable walk-in closet and a private bath featuring a dual vanity, a garden tub, and a separate shower. Artistic renderings are for reference purposes only; actual floor plans, features, and inclusions may vary.

Key facts

Private bath
Dual vanity
Separate shower

What this means for you Summary

Snapshot

This is a 4-bed/2.0-bath single-family listed at $278k. Condition is rated excellent.

Deal economics

At list price, monthly cash flow is $-284 ($-3k/yr) — negative.
To cash-flow at today's rent, offer at most $237k (14.8% below list).
To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $212k (23.9% below list).
Recommended offer: $212k (23.9% below list) — sets the bar for 1% rule.

Location & tenants

Location reads 62/100 on livability (#319 in GA) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+; Watch: crime C-, 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: 186 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 39% 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 $2k of equity ($2k loan paydown + $432 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 ~$31k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

It's been on market 124 days — a 12% lower offer ($245k) is reasonable based on typical stale-listing flexibility.

Recommended offer $211,523 (23.9% below list)

Questions for the listing agent

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?
It's been on market 124 days. Have you received any prior offers? Is the seller open to a 24% concession, seller financing, or rate buy-down credit?
What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
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?
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?
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.
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.
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: 0.76% ✗
Cap rate: 5.07%
Cash-on-cash: -4.38%
DSCR: 0.81
GRM: 11.0

CMA / ARV

ARV (median comp): $279,251
List price: $277,975
Delta: -0.46%
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
377 Quail Run Way SE	0.04mi	4/2.5	1,609 (+3%)	1mo	$281,325	$175	91
254 Quail Run Way SE	0.09mi	3/2.0 (-1)	1,527 (-2%)	0mo	$272,875	$179	87
663 Buckhead Loop SE	0.25mi	4/2.0	1,565 (0%)	4mo	$276,975	$177	85
393 Buckhead Loop SE	0.31mi	4/2.0	1,565 (0%)	3mo	$280,500	$179	83
1118 Buckhead Loop SE	0.25mi	4/2.0	1,565 (0%)	9mo	$275,650	$176	81
722 Buckhead Loop SE	0.25mi	4/2.5	1,609 (+3%)	3mo	$279,800	$174	79
337 Buckhead Loop SE	0.31mi	3/2.0 (-1)	1,527 (-2%)	7mo	$282,705	$185	71
358 Buckhead Loop SE	0.31mi	4/2.0	1,735 (+11%)	6mo	$301,090	$174	63
709 Buckhead Loop SE	0.25mi	3/2.0 (-1)	1,380 (-12%)	2mo	$282,125	$204	62
1948 SE Arnold Dr	0.34mi	3/2.0 (-1)	1,380 (-12%)	3mo	$276,000	$200	57
308 Buckhead Loop SE	0.31mi	3/2.5 (-1)	1,380 (-12%)	6mo	$261,375	$189	54
1611 Arnall Dr Dr	0.40mi	3/2.0 (-1)	1,380 (-12%)	6mo	$278,000	$201	52

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: -6.5%
Equity multiple: 0.69×
Total profit: $-24,130
Equity at exit: $82,882

10-year hold

IRR: -0.6%
Equity multiple: 0.93×
Total profit: $-5,305
Equity at exit: $101,374

Cash invested: $77,833 (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: 29 active · 21 under contract
Months of supply: 10.9 mo (9%/mo absorbed)
Median asking: $280,900 ($169/sqft)
Median days on market: 110 d
This list price: 45% of active listings are priced below it
ARV vs active asking: +5.8% vs current asking $/sqft

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

ZIP-level market 31301

Home prices YoY: 0.1%
Active inventory: 186
Price-to-rent: 11.0×

Monthly cashflow live

Estimated rent: $2,115 medium interval (Pro) →
Mortgage (P&I): −$1,458
Tax est. 1.5%: −$347 /mo · $4,170/yr
Insurance: −$116
HOA: −$34
Lot rent: −$0
Vacancy / Maint / Mgmt: −$444
Net cashflow: $-284

Break-even live

Break-even rent $2,475

Max offer price $236,881

Occupancy floor —

Sensitivity live

Price	-10% $-92	-5% $-188	+0% $-284	+5% $-380	+10% $-476
Rent	-10% $-451	-5% $-368	+0% $-284	+5% $-200	+10% $-117
Rate	-1.0pp $-144	-0.5pp $-213	base $-284	+0.5pp $-356	+1.0pp $-429

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: $69,494
Closing costs: $8,339
Club membership (one-time): —
Reserves months: —
Total cash needed: —

Loan-product check · same deal, 3 products live

Conventional

25% down · 7.5% · 30yr

Cash invested: —
Monthly P&I: —
Monthly cashflow: —
DSCR: —
Eligible?: —

Personal DTI + credit; lowest rate.

DSCR

20% down · 8.5% · 30yr

Cash invested: —
Monthly P&I: —
Monthly cashflow: —
DSCR: —
Eligible?: —

No personal income docs; deal must DSCR.

Hard money

10% down · 12.0% · 12mo

Cash invested: —
Monthly P&I: —
Monthly cashflow: —
DSCR: —
Eligible?: —

Short-term bridge; refi at stabilization.

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
469 Archie Way Hinesville, GA	4.0	2.5	2001	$2,000	$1.00	139d	1	1.45mi

Property features AI

Finance

HOA & community: Homeowners association with a $34 monthly fee

Exterior

Parking: Attached 2-car garageDrivewayTwo covered parking spaces (total 2 parking spaces)
Utilities: Electricity connected (electric on property)Underground utilitiesSeptic tank
Home design: Single-family residenceOne storyUnder construction
Construction: Brick and vinyl siding constructionShingle roofSlab foundationBuilt recently (under construction status)
Exterior features: Landscaped lotIrrigation equipmentOther exterior featuresPaved road access

Interior

Kitchen: DishwasherElectric ovenElectric rangeMicrowaveRefrigerator
Flooring: CarpetVinyl
Bathrooms: Two full bathrooms
Heating & cooling: Central heatingCentral air (electric)
Interior features: Breakfast barEntrance foyerPantry
Laundry & utility: Washer hookupElectric water heater

Listing history 50 events

2026-09-24

days on market $277,975 Active 124 DOM
2026-09-22

days on market $277,975 Active 123 DOM
2026-09-20

days on market $277,975 Active 121 DOM
2026-09-19

days on market $277,975 Active 120 DOM
2026-09-18

days on market $277,975 Active 119 DOM
2026-09-17

days on market $277,975 Active 118 DOM
2026-09-16

days on market $277,975 Active 117 DOM
2026-09-15

days on market $277,975 Active 116 DOM
2026-09-14

days on market $277,975 Active 115 DOM
2026-09-13

days on market $277,975 Active 114 DOM
2026-09-12

days on market $277,975 Active 113 DOM
2026-09-11

days on market $277,975 Active 112 DOM
2026-09-05

days on market $277,975 Active 106 DOM
2026-09-04

days on market $277,975 Active 105 DOM
2026-09-03

days on market $277,975 Active 104 DOM
2026-09-02

days on market $277,975 Active 103 DOM
2026-08-30

days on market $277,975 Active 100 DOM
2026-08-29

days on market $277,975 Active 99 DOM
2026-08-28

days on market $277,975 Active 98 DOM
2026-08-27

days on market $277,975 Active 97 DOM
2026-08-26

days on market $277,975 Active 96 DOM
2026-08-25

days on market $277,975 Active 95 DOM
2026-08-24

days on market $277,975 Active 94 DOM
2026-08-23

days on market $277,975 Active 93 DOM
2026-08-22

days on market $277,975 Active 92 DOM
2026-08-21

days on market $277,975 Active 91 DOM
2026-08-20

days on market $277,975 Active 90 DOM
2026-08-19

days on market $277,975 Active 89 DOM
2026-08-18

days on market $277,975 Active 88 DOM
2026-08-17

days on market $277,975 Active 87 DOM
2026-08-16

days on market $277,975 Active 86 DOM
2026-08-15

days on market $277,975 Active 85 DOM
2026-08-14

days on market $277,975 Active 84 DOM
2026-08-13

days on market $277,975 Active 83 DOM
2026-08-12

days on market $277,975 Active 82 DOM
2026-08-11

days on market $277,975 Active 81 DOM
2026-08-10

days on market $277,975 Active 80 DOM
2026-08-09

days on market $277,975 Active 79 DOM
2026-08-08

days on market $277,975 Active 78 DOM
2026-08-07

days on market $277,975 Active 77 DOM
2026-08-06

days on market $277,975 Active 76 DOM
2026-08-05

days on market $277,975 Active 75 DOM
2026-08-04

days on market $277,975 Active 74 DOM
2026-08-03

days on market $277,975 Active 73 DOM
2026-07-31

days on market $277,975 Active 70 DOM
2026-07-30

days on market $277,975 Active 69 DOM
2026-07-29

days on market $277,975 Active 68 DOM
2026-07-27

days on market $277,975 Active 66 DOM
2026-07-25

days on market $277,975 Active 64 DOM
2026-07-24

days on market $277,975 Active 63 DOM

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

Nearby sold comps map

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Walkable amenities ~0.75 mi

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Taxation est. · year 1

Rental income: $25,383
− Mortgage interest: −$15,571
− Property taxes: −$4,170
− Insurance: −$1,390
− Repairs & maintenance: −$2,031
− Management: −$2,031
− HOA: −$408
− Depreciation: −$8,087
Taxable loss: −$8,303

Your marginal tax rate % combined federal + state — saved on this device

Est. tax savings @ 24.0%: +$1,993
After-tax cash flow: $-1,415/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 · 2 photos

Excellent 100/100 None rehab

This home is in excellent condition with no visible repairs needed. It offers a spacious floor plan and is well-maintained, making it an attractive option for both resale and rental.

Value-add opportunities

Both Painting the exterior — Fresh paint can enhance curb appeal and value. ↑
Both Landscaping improvements — Well-maintained landscaping can increase curb appeal and attract potential buyers/tenants. ↑
Both Interior updates (e.g., new flooring, paint, and fixtures) — These updates can significantly improve the home's appearance and functionality, making it more attractive to buyers and renters. ↑

F Composite school gradezoned avg 26/100

Zoned Schools

Elementary Mcclelland Elementary School F GA #728/1,228 Nat'l #29,575/41,679 Middle Long County Middle School F GA #311/470 Nat'l #10,795/14,009 High Long County High School F GA #140/424 Nat'l #11,215/17,239

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

C Composite livability gradescore 62/100

Livability — Allenhurst

Score: 62/100
State rank: #319
US rank: #17124

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

County: Liberty County · 24,669 people
Metro: Hinesville, GA
Population (ZIP): 4,933
Household income: $65,417
Rent vs Own: 55.7% rent · 44.3% own
Severe rent burden: 11% of renters

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
#203 WestRock Atlanta $19.3B #346 Graphic Packaging Holding Atlanta $9.4B
Retail	1	$160B
#24 Home Depot Atlanta $159.5B
Transportation / Logistics	1	$91B
#47 United Parcel Service Atlanta $91.1B
Airlines	1	$62B
#70 Delta Air Lines Atlanta $61.6B
Consumer Goods	1	$47B
#97 Coca-Cola Atlanta $47.1B
Utilities	1	$25B
#147 Southern Company Atlanta $24.9B

Price history

1 event — show timeline

2026-05-22 Listed $277,975 HABR

Cash-flow waterfall

monthly

Sold comps — $/sqft

last 12 mo · ≤1 mi

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