Brunsen Plan · Walthourville, GA 31301

$267,900

4 bd · 2.0 ba · 1,620 sqft · SingleFamily · 391 Days on market

$34/mo HOA · 2% 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 +10.2/30.0
• ARV discount +7.5/15.0
• Appreciation +5.1/10.0
• 1% rule +3.2/10.0
• Livability +3.2/5.0
• DSCR +2.9/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.3/10.0

Listing remarks MLS

Introducing our new Brunsen plan - and what a beauty! This home features 3 bedrooms, 2 bathrooms, and a dining room/option 4th bedroom option. The perfect layout for any family. Enjoy many features this home has to offer such as an open living space, a kitchen with an island- plenty of counter space for prepping, a pantry, and a master suite with a large walk-in closet. This floorplan is designed with today's family in mind- whether you're a small family or a growing one this plan is perfect for you!

Key facts

• Master suite
• Pantry
• Open living space

Tags

• OPEN LIVING SPACE
• KITCHEN WITH ISLAND
• PLENTY OF COUNTER SPACE
• MASTER SUITE
• LARGE WALK-IN CLOSET
• PANTRY

🏗️ New construction. The $267,900 list price is a builder figure, so every metric below is computed on the value from comparable previous sales — $271,873.

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $268k.

Deal economics

• At list price, monthly cash flow is $-152 ($-2k/yr) — negative.
• To cash-flow at today's rent, offer at most $250k (6.7% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $223k (16.8% below list).
• Recommended offer: $223k (16.8% below list) — sets the bar for 1% rule.

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, schools F, amenities 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.
• Market conditions: 140 active listings in the ZIP; 298 units permitted in Long County in 2024 (0 in 5+ unit buildings).
• This rent runs 41% 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 + $423 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 ~$30k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 391 days — a 12% lower offer ($236k) is reasonable based on typical stale-listing flexibility.

Recommended offer $222,867 (16.8% 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 391 days. Have you received any prior offers? Is the seller open to a 17% concession, seller financing, or rate buy-down credit?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
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 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?
7. 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?
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: 0.82% ✗
• Cap rate: 5.62%
• Cash-on-cash: -2.40%
• DSCR: 0.89
• GRM: 10.2

CMA / ARV

• ARV (median comp): $271,873
• List price: $267,900
• Delta: -1.46%
• 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
722 Buckhead Loop SE	0.52mi	4/2.5	1,609 (-1%)	0mo	$279,800	$174	72
663 Buckhead Loop SE	0.52mi	4/2.0	1,565 (-3%)	1mo	$276,975	$177	69
1118 Buckhead Loop SE	0.52mi	4/2.0	1,565 (-3%)	6mo	$275,650	$176	65
977 Buckhead Loop SE	0.63mi	4/2.0	1,620 (0%)	7mo	$277,750	$171	65
3573 SE Arnall Dr	0.60mi	3/2.0 (-1)	1,596 (-2%)	2mo	$246,900	$155	63
1007 Buckhead Loop SE	0.61mi	4/2.0	1,565 (-3%)	6mo	$289,210	$185	61
964 Buckhead Loop SE	0.66mi	4/2.0	1,565 (-3%)	7mo	$268,875	$172	58
334 Buckhead Loop SE	0.51mi	4/2.5	1,810 (+12%)	3mo	$284,025	$157	52
3597 SE Arnall Dr	0.63mi	4/2.0	1,835 (+13%)	0mo	$255,000	$139	48
1016 Buckhead Loop SE	0.62mi	4/2.5	1,810 (+12%)	7mo	$279,950	$155	44
265 Antler Ave SE	0.66mi	3/2.0 (-1)	1,380 (-15%)	6mo	$259,945	$188	34
284 Antler Ave SE	0.69mi	3/2.0 (-1)	1,380 (-15%)	6mo	$274,765	$199	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: -4.3%
• Equity multiple: 0.80×
• Total profit: $-15,601
• Equity at exit: $81,063

10-year hold

• IRR: 1.4%
• Equity multiple: 1.16×
• Total profit: $12,086
• Equity at exit: $99,148

Cash invested: $76,124 (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: 140
• Price-to-rent: 10.0×

Monthly cashflow live

• Estimated rent: $2,229 medium
• Mortgage (P&I): −$1,426
• Tax est. 1.5%: −$340 /mo · $4,078/yr
• Insurance: −$113
• HOA: −$34
• Vacancy / Maint / Mgmt: −$468
• Net cashflow: $-152

Break-even live

Break-even rent $2,421

Max offer price $249,849

Occupancy floor —

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: $67,968
• Closing costs: $8,156
• Reserves months: —
• Total cash needed: —

HOA detail

• Monthly dues: $34 · $408/yr

Listing history 18 events

1. 2026-06-19
   days on market $267,900 Active 391 DOM
2. 2026-06-18
   days on market $267,900 Active 390 DOM
3. 2026-06-17
   days on market $267,900 Active 389 DOM
4. 2026-06-16
   days on market $267,900 Active 388 DOM
5. 2026-06-15
   days on market $267,900 Active 387 DOM
6. 2026-06-14
   days on market $267,900 Active 385 DOM
7. 2026-06-13
   days on market $267,900 Active 384 DOM
8. 2026-06-10
   days on market $267,900 Active 382 DOM
9. 2026-06-09
   days on market $267,900 Active 381 DOM
10. 2026-06-08
    days on market $267,900 Active 380 DOM
11. 2026-06-07
    days on market $267,900 Active 379 DOM
12. 2026-06-05
    days on market $267,900 Active 376 DOM
13. 2026-06-03
    days on market $267,900 Active 375 DOM
14. 2026-06-02
    days on market $267,900 Active 374 DOM
15. 2026-06-01
    days on market $267,900 Active 373 DOM
16. 2026-05-31
    days on market $267,900 Active 372 DOM
17. 2026-05-30
    days on market $267,900 Active 371 DOM
18. 2025-05-24
    listed $267,900 Active 505-char remark

    Show marketing remark (505 chars)

    Introducing our new Brunsen plan - and what a beauty! This home features 3 bedrooms, 2 bathrooms, and a dining room/option 4th bedroom option. The perfect layout for any family. Enjoy many features this home has to offer such as an open living space, a kitchen with an island- plenty of counter space for prepping, a pantry, and a master suite with a large walk-in closet. This floorplan is designed with today's family in mind- whether you're a small family or a growing one this plan is perfect for you!

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

Taxation est. · year 1

• Rental income: $26,744
• − Mortgage interest: −$15,229
• − Property taxes: −$4,078
• − Insurance: −$1,359
• − Repairs & maintenance: −$2,140
• − Management: −$2,140
• − HOA: −$408
• − Depreciation: −$7,909
• Taxable loss: −$6,519
• Est. tax savings @ 24.0%: +$1,564
• After-tax cash flow: $-262/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: 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

1 event — show timeline

• 2025-05-24 Listed $267,900 Zillow