127 Davila St · Hinesville, GA 31313

$235,000

4 bd · 2.5 ba · 1,782 sqft · Condo public records · 18 Days on market

Built 2008 $75/mo HOA · 3% of rent

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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 +14.0/30.0
• ARV discount +7.5/15.0
• 1% rule +4.4/10.0
• DSCR +4.3/10.0
• 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

WOW! This home is right outside the commercial gate of Fort Stewart and sits on a corner lot with a lot of green space. There is LAMINATE WOOD FLOORING through the downstairs. It has 4 bedrooms and 2.5 baths. The kitchen features STAINLESS STEEL APPLIANCES, built in microwave and a pantry. The master bathroom has a GARDEN TUB and SEPARATE SHOWER. Out back is a one car GARAGE. There is additional parking in front of the house. On a hot summer day, the whole family can enjoy the COMMUNITY POOL! Don't delay, call for your showing appointment today!

Key facts

• 3 story townhome
• Laundry room
• Playground access

Tags

• 3 STORY TOWNHOME
• FULLY EQUIPPED KITCHEN
• STAINLESS STEEL APPLIANCES
• WOOD LOOKING LAMINATE FLOORING
• LAUNDRY ROOM
• PLAYGROUND ACCESS

Property features AI

Finance

• HOA & community: Homeowners association with an annual fee of $900 (approximately $75/month); Subdivision: Liberty Park; Community amenities include a playground and a pool

Exterior

• Parking: 1 total parking space; 1 covered parking space; 1-car garage
• Utilities: Public water; Public sewer
• Home design: Single family residence; Residential property; Three or more levels
• Construction: Vinyl siding; Slab foundation
• Exterior features: Landscaped lot; Paved road frontage on a city street; No exterior amenities listed; Shingle roof

Interior

• Kitchen: Dishwasher; Electric range; Microwave; Refrigerator
• Bedrooms: Total rooms: 6
• Bathrooms: 2 full bathrooms; 1 half bathroom
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Electric water heater; Dishwasher; Electric range; Microwave; Refrigerator; No fireplace
• Laundry & utility: Electric water heater

What this means for you Summary

Snapshot

• This is a 4-bed/2.5-bath condo listed at $235k.

Deal economics

• At list price, monthly cash flow is $32 ($387/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $221k (5.8% below list).
• Recommended offer: $221k (5.8% below list) — sets the bar for 1% rule.
• Cap rate 6.5% vs local median 5.2% in Hinesville — meaningfully above typical; check what's discounted (condition, days-on-market, listing class) to confirm the premium yield is real.

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: commute D+, crime F, employment D-.
• 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.
• Zoned schools: Waldo Pafford Elementary School (math 21% / reading 26%, grade F, #790 of 1,228 statewide, top 65%, 831 students, 70% FRL); Snelson-Golden Middle School (math 13% / reading 24%, grade F, #372 of 470 statewide, top 80%, 876 students, 76% FRL); Bradwell Institute (math 12% / reading 27%, grade F, #243 of 424 statewide, top 59%, 1,755 students, 68% FRL) — zoned schools average 71% FRL vs 54% district-wide (17 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents rising fast (+5.4%/yr); 639 active listings in the ZIP; 9 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 44% 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 18 days — a 2% lower offer ($231k) is reasonable based on typical stale-listing flexibility.
• 7 sale attempts since 18y 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.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 98% chance of damaging wind over 30y; extreme-heat days projected 7→19/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $221,415 (5.8% below list)

Questions for the listing agent

1. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
2. Any open or pending special assessments — roof, HVAC, plumbing, elevator, façade? What's the per-unit balance and payoff schedule, and is the seller paying it off at close or rolling it to the buyer?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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?
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 apartment / multifamily construction is in the pipeline within 1–3 miles? Heavy new supply (>2% of stock underway) typically softens rents 12–24 months out; light construction supports rent growth.

Investment metrics

• 1% rule: 0.94% ✗
• Cap rate: 6.46%
• Cash-on-cash: 0.59%
• DSCR: 1.03
• GRM: 8.8

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 5.41% rent growth · sell at horizon

5-year hold

• IRR: -12.5%
• Equity multiple: 0.54×
• Total profit: $-30,439
• Equity at exit: $35,039

10-year hold

• IRR: 0.0%
• Equity multiple: 1.00×
• Total profit: $208
• Equity at exit: $20,319

Cash invested: $65,800 (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 31313

• Home prices YoY: -27.1%
• Rents YoY: 5.4%
• Active inventory: 639
• Price-to-rent: 8.8×

Monthly cashflow live

• Estimated rent: $2,214 high
• Mortgage (P&I): −$1,232
• Tax from tax record: −$312 /mo · $3,740/yr
• Insurance: −$98
• HOA: −$75
• Vacancy / Maint / Mgmt: −$465
• Net cashflow: $32

Break-even live

Break-even rent $2,173

Max offer price $235,000

Occupancy floor 94%

Sensitivity live

Price	-10% $165	-5% $99	+0% $32	+5% $-34	+10% $-101
Rent	-10% $-143	-5% $-55	+0% $32	+5% $120	+10% $207
Rate	-1.0pp $151	-0.5pp $92	base $32	+0.5pp $-29	+1.0pp $-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: $58,750
• Closing costs: $7,050
• Reserves months: —
• Total cash needed: —

Rent comps 9 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
403 Valdez Ct Hinesville, GA	3.0	2.5	1810	$2,000	$1.10	45d	1	0.05mi
501 Burke Dr Hinesville, GA	1.0–3.0	1.0–2.0	1132	$1,891	$1.67	45d	18	0.22mi
34 Wythe St Hinesville, GA	4.0	2.5	1978	$2,200	$1.11	45d	1	0.23mi
195 Courage Way Hinesville, GA	3.0	2.5	1746	$2,200	$1.26	45d	1	0.80mi
222 Courage Way Hinesville, GA	4.0	3.0	1984	$2,150	$1.08	45d	1	0.84mi
326 Joann Lewis Ln Hinesville, GA	4.0	3.0	1793	$2,150	$1.20	45d	1	0.93mi
600 Brightleaf Cir Hinesville, GA	3.0	2.5	1603	$2,300	$1.43	45d	1	0.99mi
1300 Independence Place Dr Hinesville, GA	1.0–4.0	1.0–4.0	862	$1,830	$2.12	45d	23	1.22mi
264 Marron Way Hinesville, GA	4.0	2.5	1997	$2,200	$1.10	45d	1	1.46mi

HOA detail condo

• Monthly dues: $75 · $900/yr
• Likely covers: pool
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 14 events

1. 2026-06-21
   days on market $235,000 Active 18 DOM
2. 2026-06-19
   days on market $235,000 Active 16 DOM
3. 2026-06-18
   days on market $235,000 Active 15 DOM
4. 2026-06-17
   days on market $235,000 Active 14 DOM
5. 2026-06-16
   days on market $235,000 Active 13 DOM
6. 2026-06-15
   days on market $235,000 Active 12 DOM
7. 2026-06-14
   days on market $235,000 Active 10 DOM
8. 2026-06-13
   days on market $235,000 Active 9 DOM
9. 2026-06-10
   days on market $235,000 Active 7 DOM
10. 2026-06-09
    days on market $235,000 Active 6 DOM
11. 2026-06-08
    days on market $235,000 Active 5 DOM
12. 2026-06-07
    days on market $235,000 Active 4 DOM
13. 2026-06-05
    remarks 699-char remark
14. 2026-06-05
    listed $235,000 Active 1 DOM

ⓘ 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: $3,740 · $312/mo
• Projected year-2 tax: $3,740 · $312/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 (shaded) · 0% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 Heat 9/10 Extreme 7 d/yr ≥111°F today · 19 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: $26,570
• − Mortgage interest: −$13,164
• − Property taxes: −$3,740
• − Insurance: −$1,175
• − Repairs & maintenance: −$2,126
• − Management: −$2,126
• − HOA: −$900
• − Depreciation: −$6,836
• Taxable loss: −$3,496
• Est. tax savings @ 24.0%: +$839
• After-tax cash flow: $1,226/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

+32.1% since first listed

18 events — show timeline

• 2026-06-03 Listed $235,000 HABR
• 2024-08-07 Sold (Public Records) $293,000 Public Records
• 2020-08-03 Sold (Public Records) $123,000 Public Records
• 2020-07-29 Sold (MLS) $123,000 HABR
• 2020-07-29 Sold (MLS) $123,000 Hive MLS
• 2020-03-17 Listed $128,900 HABR
• 2020-03-17 Listed $128,900 Hive MLS
• 2018-05-10 Sold (Public Records) $112,000 Public Records
• 2018-05-08 Sold (MLS) $112,000 Hive MLS
• 2018-05-07 Sold (MLS) $112,000 GAMLS
• 2018-03-05 Listed $120,000 GAMLS
• 2018-03-05 Listed $120,000 Hive MLS
• 2016-03-03 Delisted — HABR
• 2015-10-09 Listed $143,500 HABR
• 2015-09-08 Sold (Public Records) $127,600 Public Records
• 2012-10-15 Sold (Public Records) $417,427 Public Records
• 2008-09-12 Listing Removed — GIAR
• 2008-04-02 Listed $177,900 GIAR

Property tax history

+4.6%/yr

Latest (2025): $3,740 · +0.6% YoY. Source: county tax records.