1108 Mary Ann Dr · Hinesville, GA 31313

$147,500

3 bd · 2.0 ba · 1,008 sqft · SingleFamily public records · 81 Days on market

Built 1979 0.34 ac lot $146/sqft · 26% below area Est $199k · 26% under ↓ 16% since listing

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Why this score? — see what drove the C 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 +20.4/30.0
• ARV discount +15.0/15.0
• DSCR +6.5/10.0
• 1% rule +5.7/10.0
• Rent growth +3.9/5.0
• Livability +3.7/5.0
• Condition / age +2.5/5.0
• Schools +2.0/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

This 3-bedroom, 2-bath ranch-style home offers 1,008 square feet of potential and sits on a spacious . 32-acre lot. Being sold as-is, this property is a great opportunity for investors, renovators, or buyers looking to add their personal touch. With a functional layout and sizable yard, there's plenty of room to reimagine and make it your own. Conveniently situated with space to expand outdoor living, garden, or create additional storage. Bring your vision and unlock the possibilities!

Key facts

• 0.34 acre lot
• Built 1979
• Listed 81 days

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $148k.

Deal economics

• At list price, monthly cash flow is $67 ($802/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $148k).
• Recommended offer: $139k (6.0% below list) — sets the bar for market timing.
• Cap rate 7.9% vs local median 5.2% in Hinesville — 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 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); 612 active listings in the ZIP; 24 comparable units currently listed for rent nearby; rentals lingering (median 44d 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 31% 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 $1k of loan paydown is wiped out by about $4k 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 81 days — a 6% lower offer ($139k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts; this cycle's ask has dropped $28k (16%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: flood insurance adds $125/mo.
• Climate carrying-cost: in FEMA flood zone A (mandatory federal flood insurance); severe wind risk, 98% chance of damaging wind over 30y; moderate wildfire risk; extreme-heat days projected 7→18/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $138,650 (6.0% below list)

Questions for the listing agent

1. It's been on market 81 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Built in 1979 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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. 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?
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: 1.07% ✓
• Cap rate: 7.86%
• Cash-on-cash: 5.58%
• DSCR: 1.25
• GRM: 7.8

CMA / ARV

• ARV (median comp): $199,467
• List price: $147,500
• Delta: -26.05%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 10 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1109 Mary Ann Dr	0.04mi	3/2.0	1,008 (0%)	12mo	$249,000	$247	88
1098 Live Oak Dr	0.16mi	3/2.0	1,053 (+4%)	2mo	$199,000	$189	83
1072 Ricade Dr	0.22mi	3/1.5	1,048 (+4%)	3mo	$204,000	$195	79
1475 Ben Gay Way	0.31mi	3/2.0	1,092 (+8%)	4mo	$151,000	$138	68
1426 Paul Caswell Blvd	0.57mi	3/2.0	1,064 (+6%)	9mo	$195,000	$183	56
1458 Victory Cir	0.45mi	3/2.0	1,156 (+15%)	2mo	$203,000	$176	53
222 Glenn Bryant Rd	0.64mi	3/2.0	1,111 (+10%)	1mo	$219,900	$198	52
234 Deerwood Dr	0.61mi	4/2.0 (+1)	1,128 (+12%)	3mo	$177,500	$157	44
649 Honey Ridge Ln	0.67mi	3/2.0	1,152 (+14%)	2mo	$208,000	$181	43
642 Honey Ridge Ln	0.70mi	3/2.0	1,113 (+10%)	10mo	$210,000	$189	42

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: -10.1%
• Equity multiple: 0.62×
• Total profit: $-15,624
• Equity at exit: $21,993

10-year hold

• IRR: 2.8%
• Equity multiple: 1.22×
• Total profit: $9,182
• Equity at exit: $12,753

Cash invested: $41,300 (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: 612
• Price-to-rent: 7.8×

Monthly cashflow live

• Estimated rent: $1,571 high
• Mortgage (P&I): −$774
• Tax from tax record: −$214 /mo · $2,573/yr
• Insurance: −$61
• Flood insurance flood zone: −$125 /mo · $1,502/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$330
• Net cashflow: $67

Break-even live

Break-even rent $1,487

Max offer price $147,500

Occupancy floor 91%

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: $36,875
• Closing costs: $4,425
• Reserves months: —
• Total cash needed: —

Rent comps 24 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1113 Kelly Dr Hinesville, GA	2.0	2.0	858	$995	$1.16	44d	1	0.08mi
1069 Kelly Dr Hinesville, GA	3.0	1.5	1270	$1,350	$1.06	44d	1	0.18mi
1100 Pineland Ave Hinesville, GA	2.0	2.5	1412	$1,575	$1.12	44d	2	0.38mi
255 Glenn Bryant Rd Hinesville, GA	3.0	1.0	1075	$1,700	$1.58	44d	1	0.42mi
286 Whitetail Cir Hinesville, GA	3.0	2.0	1274	$1,600	$1.26	44d	1	0.48mi
1456 Coalition Cir Hinesville, GA	3.0	2.0	1424	$1,700	$1.19	44d	1	0.48mi
1458 Sheridan Pt Hinesville, GA	3.0	2.0	1400	$1,800	$1.29	44d	1	0.49mi
1012 White Cir Hinesville, GA	3.0	1.0	1050	$1,300	$1.24	44d	1	0.82mi
1474 Kelly Dr Hinesville, GA	2.0	2.0	962	$1,550	$1.61	44d	1	0.99mi
910 Brett Dr Hinesville, GA	2.0–3.0	2.0	957	$1,600	$1.67	44d	4	1.00mi
910 Brett Dr Hinesville, GA	2.0–3.0	2.0	957	$1,600	$1.67	44d	3	1.00mi
912 Pineland Ave Hinesville, GA	3.0	2.5	1428	$1,648	$1.15	44d	1	1.05mi
732 Fleming Rd Hinesville, GA	3.0	1.5	1348	$1,400	$1.04	44d	1	1.09mi
2007 Ossabaw Dr Hinesville, GA	3.0	2.0	1291	$1,975	$1.53	44d	1	1.10mi
196 Wayfair Ln Hinesville, GA	3.0	2.5	1380	$1,790	$1.30	44d	1	1.20mi
131 Pointe South Dr Hinesville, GA	2.0	1.0	960	$1,950	$2.03	44d	1	1.24mi
134 Pointe South Dr Hinesville, GA	2.0	1.0	840	$1,195	$1.42	44d	1	1.24mi
172 Cherokee Cir Hinesville, GA	3.0	2.0	1290	$1,550	$1.20	44d	1	1.25mi
814 Lesa St Hinesville, GA	2.0	1.5	1152	$950	$0.82	44d	1	1.27mi
108 Cherokee Cir Hinesville, GA	3.0	2.0	1208	$1,275	$1.06	44d	1	1.36mi
712 Mill Creek Cir Hinesville, GA	4.0	2.0	1456	$1,900	$1.30	44d	1	1.38mi
149 Becky St Hinesville, GA	3.0	2.0	1145	$1,800	$1.57	44d	1	1.41mi
662 Mahoney Rd Hinesville, GA	3.0	2.0	1196	$1,795	$1.50	44d	1	1.43mi
905 King Air Ct Hinesville, GA	3.0	2.0	1407	$1,750	$1.24	44d	1	1.50mi

Listing history 17 events

1. 2026-06-19
   status $147,500 Pending 81 DOM
2. 2026-06-18
   days on market $147,500 Active 81 DOM
3. 2026-06-17
   days on market $147,500 Active 80 DOM
4. 2026-06-16
   days on market $147,500 Active 79 DOM
5. 2026-06-15
   status $147,500 Active 78 DOM
6. 2026-05-04
   historical Active Under Contract 490-char remark

   Show marketing remark (496 chars)

   This 3-bedroom, 2-bath ranch-style home offers 1,008 square feet of potential and sits on a spacious . 32-acre lot. Being sold as-is, this property is a great opportunity for investors, renovators, or buyers looking to add their personal touch. With a functional layout and sizable yard, there’s plenty of room to reimagine and make it your own. Conveniently situated with space to expand outdoor living, garden, or create additional storage. Bring your vision and unlock the possibilities!

7. 2026-05-04
   historical Active Under Contract 496-char remark

   Show marketing remark (496 chars)

   This 3-bedroom, 2-bath ranch-style home offers 1,008 square feet of potential and sits on a spacious . 32-acre lot. Being sold as-is, this property is a great opportunity for investors, renovators, or buyers looking to add their personal touch. With a functional layout and sizable yard, there’s plenty of room to reimagine and make it your own. Conveniently situated with space to expand outdoor living, garden, or create additional storage. Bring your vision and unlock the possibilities!

8. 2026-05-04
   historical Active Under Contract

   Show marketing remark (496 chars)

   This 3-bedroom, 2-bath ranch-style home offers 1,008 square feet of potential and sits on a spacious . 32-acre lot. Being sold as-is, this property is a great opportunity for investors, renovators, or buyers looking to add their personal touch. With a functional layout and sizable yard, there’s plenty of room to reimagine and make it your own. Conveniently situated with space to expand outdoor living, garden, or create additional storage. Bring your vision and unlock the possibilities!

9. 2026-05-04
   status Pending

   Show marketing remark (496 chars)

   This 3-bedroom, 2-bath ranch-style home offers 1,008 square feet of potential and sits on a spacious . 32-acre lot. Being sold as-is, this property is a great opportunity for investors, renovators, or buyers looking to add their personal touch. With a functional layout and sizable yard, there’s plenty of room to reimagine and make it your own. Conveniently situated with space to expand outdoor living, garden, or create additional storage. Bring your vision and unlock the possibilities!

10. 2026-04-27
    price $147,500 496-char remark

    Show marketing remark (490 chars)

    This 3-bedroom, 2-bath ranch-style home offers 1,008 square feet of potential and sits on a spacious . 32-acre lot. Being sold as-is, this property is a great opportunity for investors, renovators, or buyers looking to add their personal touch. With a functional layout and sizable yard, there's plenty of room to reimagine and make it your own. Conveniently situated with space to expand outdoor living, garden, or create additional storage. Bring your vision and unlock the possibilities!

11. 2026-04-27
    price $147,500 490-char remark

    Show marketing remark (490 chars)

    This 3-bedroom, 2-bath ranch-style home offers 1,008 square feet of potential and sits on a spacious . 32-acre lot. Being sold as-is, this property is a great opportunity for investors, renovators, or buyers looking to add their personal touch. With a functional layout and sizable yard, there's plenty of room to reimagine and make it your own. Conveniently situated with space to expand outdoor living, garden, or create additional storage. Bring your vision and unlock the possibilities!

12. 2026-04-27
    price $147,500

    Show marketing remark (490 chars)

    This 3-bedroom, 2-bath ranch-style home offers 1,008 square feet of potential and sits on a spacious . 32-acre lot. Being sold as-is, this property is a great opportunity for investors, renovators, or buyers looking to add their personal touch. With a functional layout and sizable yard, there's plenty of room to reimagine and make it your own. Conveniently situated with space to expand outdoor living, garden, or create additional storage. Bring your vision and unlock the possibilities!

13. 2026-04-27
    price $147,500

    Show marketing remark (490 chars)

    This 3-bedroom, 2-bath ranch-style home offers 1,008 square feet of potential and sits on a spacious . 32-acre lot. Being sold as-is, this property is a great opportunity for investors, renovators, or buyers looking to add their personal touch. With a functional layout and sizable yard, there's plenty of room to reimagine and make it your own. Conveniently situated with space to expand outdoor living, garden, or create additional storage. Bring your vision and unlock the possibilities!

14. 2026-03-04
    listed $175,000 Active 490-char remark

    Show marketing remark (490 chars)

    This 3-bedroom, 2-bath ranch-style home offers 1,008 square feet of potential and sits on a spacious . 32-acre lot. Being sold as-is, this property is a great opportunity for investors, renovators, or buyers looking to add their personal touch. With a functional layout and sizable yard, there's plenty of room to reimagine and make it your own. Conveniently situated with space to expand outdoor living, garden, or create additional storage. Bring your vision and unlock the possibilities!

15. 2026-03-04
    listed $175,000 Active

    Show marketing remark (490 chars)

    This 3-bedroom, 2-bath ranch-style home offers 1,008 square feet of potential and sits on a spacious . 32-acre lot. Being sold as-is, this property is a great opportunity for investors, renovators, or buyers looking to add their personal touch. With a functional layout and sizable yard, there's plenty of room to reimagine and make it your own. Conveniently situated with space to expand outdoor living, garden, or create additional storage. Bring your vision and unlock the possibilities!

16. 2026-02-17
    listed $175,000 Active 496-char remark

    Show marketing remark (496 chars)

    This 3-bedroom, 2-bath ranch-style home offers 1,008 square feet of potential and sits on a spacious . 32-acre lot. Being sold as-is, this property is a great opportunity for investors, renovators, or buyers looking to add their personal touch. With a functional layout and sizable yard, there’s plenty of room to reimagine and make it your own. Conveniently situated with space to expand outdoor living, garden, or create additional storage. Bring your vision and unlock the possibilities!

17. 2026-02-17
    listed $175,000 New

    Show marketing remark (496 chars)

    This 3-bedroom, 2-bath ranch-style home offers 1,008 square feet of potential and sits on a spacious . 32-acre lot. Being sold as-is, this property is a great opportunity for investors, renovators, or buyers looking to add their personal touch. With a functional layout and sizable yard, there’s plenty of room to reimagine and make it your own. Conveniently situated with space to expand outdoor living, garden, or create additional storage. Bring your vision and unlock the possibilities!

ⓘ 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: $2,573 · $214/mo
• Projected year-2 tax: $2,573 · $214/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 A · 0% chance over 30 yrs
• 🔥 Wildfire 5/10 Major
• 🌡 Heat 9/10 Extreme 7 d/yr ≥110°F today · 18 d/yr by 30 yrs out
• 💨 Wind 8/10 Severe 98% 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: $18,857
• − Mortgage interest: −$8,262
• − Property taxes: −$2,573
• − Insurance: −$2,240
• − Repairs & maintenance: −$1,509
• − Management: −$1,509
• − Depreciation: −$4,291
• Taxable loss: −$1,526
• Est. tax savings @ 24.0%: +$366
• After-tax cash flow: $1,168/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

-15.7% since first listed

12 events — show timeline

• 2026-05-04 Contingent — HABR
• 2026-05-04 Contingent — Hive MLS
• 2026-05-04 Contingent — GAMLS
• 2026-05-04 Pending — GIAR
• 2026-04-27 Price Changed $147,500 Hive MLS
• 2026-04-27 Price Changed $147,500 HABR
• 2026-04-27 Price Changed $147,500 GIAR
• 2026-04-27 Price Changed $147,500 GAMLS
• 2026-03-04 Listed $175,000 HABR
• 2026-03-04 Listed $175,000 GIAR
• 2026-02-17 Listed $175,000 GAMLS
• 2026-02-17 Listed $175,000 Hive MLS

Property tax history

+6.8%/yr

Latest (2025): $2,573 · +18.0% YoY. Source: county tax records.