401 Barry Mccaffrey Blvd Blvd Unit A4 · Hinesville, GA 31313

$179,900

3 bd · 2.0 ba · 1,258 sqft · Condo public records · 17 Days on market

Built 2006 $225/mo HOA · 12% 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 +15.1/30.0
• ARV discount +7.5/15.0
• 1% rule +5.5/10.0
• DSCR +4.6/10.0
• 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

Beautiful and immaculately kept 2 Bedroom 2 bath low maintenance, energy efficient condo living at its best. No carpet! Both bedrooms have nice closet space and bathrooms attached and can act as two masters. The common area of the home is an open floor plan with a sizable kitchen with a spacious corner pantry. The dining area and living room look over the back's covered porch that includes a storage closet. This gated community is located close to Fort Stewart, has public water and sewer, pool, and sidewalks. HOA includes water bill, termite bond, exterior building maintenance and dwelling insurance, grass cutting, trash, pool and more. Don't miss out on this one. Condo must be used as a primary residence.

Key facts

• Gated community
• Community pool
• Front porch

Tags

• GATED COMMUNITY
• COMMUNITY POOL
• FRONT PORCH
• NATURAL SUNLIGHT
• PRIVATE BACKYARD PATIO
• COVERED OUTDOOR LIVING SPACE

Property features AI

Finance

• HOA & community: Homeowners association; Sidewalks

Exterior

• Utilities: Public water
• Home design: Single family residence; One level
• Construction: Vinyl siding; Shingle roof; Slab foundation; Built as residential
• Exterior features: Partial fencing; Storage

Interior

• Kitchen: Refrigerator
• Bathrooms: 2 full bathrooms
• Interior features: Electric water heater; Living room fireplace; Refrigerator

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath condo listed at $180k.

Deal economics

• At list price, monthly cash flow is $61 ($730/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $180k).
• Recommended offer: $177k (1.5% below list) — sets the bar for market timing.
• Cap rate 6.7% 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: 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); 639 active listings in the ZIP; 22 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 38% 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 $5k 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 17 days — a 2% lower offer ($177k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 4y 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; 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 $177,201 (1.5% 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: 1.05% ✓
• Cap rate: 6.70%
• Cash-on-cash: 1.45%
• DSCR: 1.06
• GRM: 7.9

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: -10.9%
• Equity multiple: 0.59×
• Total profit: $-20,449
• Equity at exit: $26,824

10-year hold

• IRR: 2.0%
• Equity multiple: 1.16×
• Total profit: $7,967
• Equity at exit: $15,554

Cash invested: $50,372 (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: 7.9×

Monthly cashflow live

• Estimated rent: $1,887 high
• Mortgage (P&I): −$943
• Tax from tax record: −$187 /mo · $2,241/yr
• Insurance: −$75
• HOA: −$225
• Vacancy / Maint / Mgmt: −$396
• Net cashflow: $61

Break-even live

Break-even rent $1,810

Max offer price $179,900

Occupancy floor 92%

Sensitivity live

Price	-10% $163	-5% $112	+0% $61	+5% $10	+10% $-41
Rent	-10% $-88	-5% $-14	+0% $61	+5% $135	+10% $210
Rate	-1.0pp $151	-0.5pp $107	base $61	+0.5pp $14	+1.0pp $-33

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: $44,975
• Closing costs: $5,397
• Reserves months: —
• Total cash needed: —

Rent comps 22 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
196 Wayfair Ln Hinesville, GA	3.0	2.5	1380	$1,790	$1.30	45d	1	0.20mi
404 Clairemore Ct Hinesville, GA	3.0	2.0	1590	$2,100	$1.32	45d	1	0.20mi
1474 Kelly Dr Hinesville, GA	2.0	2.0	962	$1,550	$1.61	45d	1	0.38mi
2007 Ossabaw Dr Hinesville, GA	3.0	2.0	1291	$1,975	$1.53	45d	1	0.48mi
149 Becky St Hinesville, GA	3.0	2.0	1145	$1,800	$1.57	45d	1	0.64mi
291 Sabreena Cir Hinesville, GA	3.0	2.0	1400	$1,950	$1.39	45d	1	0.83mi
82 Crosby Dr Hinesville, GA	3.0	2.0	1087	$1,649	$1.52	45d	1	1.01mi
1410 Brittney Ln Hinesville, GA	3.0	2.5	1758	$2,000	$1.14	45d	1	1.04mi
1458 Sheridan Pt Hinesville, GA	3.0	2.0	1400	$1,800	$1.29	45d	1	1.06mi
1456 Coalition Cir Hinesville, GA	3.0	2.0	1424	$1,700	$1.19	45d	1	1.08mi
1478 Enterprise Dr Hinesville, GA	4.0	2.0	1802	$1,875	$1.04	45d	1	1.13mi
286 Whitetail Cir Hinesville, GA	3.0	2.0	1274	$1,600	$1.26	45d	1	1.19mi
1069 Kelly Dr Hinesville, GA	3.0	1.5	1270	$1,350	$1.06	45d	1	1.20mi
1213 Desert Storm Dr Hinesville, GA	3.0	2.0	1542	$1,800	$1.17	45d	1	1.20mi
255 Glenn Bryant Rd Hinesville, GA	3.0	1.0	1075	$1,700	$1.58	45d	1	1.30mi
110 Tempest Ln Allenhurst, GA	3.0	2.0	1668	$1,850	$1.11	45d	1	1.30mi
1100 Pineland Ave Hinesville, GA	2.0	2.5	1412	$1,575	$1.12	45d	2	1.32mi
23 Belleau Woods Cir Hinesville, GA	3.0	2.5	1444	$1,975	$1.37	45d	1	1.37mi
119 Belleau Woods Cir Unit 27 Hinesville, GA	3.0	2.5	1444	$2,075	$1.44	45d	1	1.41mi
1262 Windrow Dr Hinesville, GA	4.0	2.0	1445	$1,650	$1.14	45d	1	1.43mi
1272 Baxter St Hinesville, GA	3.0	2.0	1120	$1,650	$1.47	45d	1	1.45mi
42 Jessica Ct Allenhurst, GA	4.0	2.0	1607	$1,800	$1.12	45d	1	1.48mi

HOA detail condo

• Monthly dues: $225 · $2,700/yr
• Likely covers: watersewertrashpoolsecurity
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 17 events

1. 2026-06-21
   days on market $179,900 Active 17 DOM
2. 2026-06-19
   days on market $179,900 Active 15 DOM
3. 2026-06-18
   days on market $179,900 Active 14 DOM
4. 2026-06-17
   days on market $179,900 Active 13 DOM
5. 2026-06-16
   days on market $179,900 Active 12 DOM
6. 2026-06-15
   days on market $179,900 Active 11 DOM
7. 2026-06-14
   days on market $179,900 Active 9 DOM
8. 2026-06-13
   days on market $179,900 Active 8 DOM
9. 2026-06-10
   days on market $179,900 Active 6 DOM
10. 2026-06-09
    days on market $179,900 Active 5 DOM
11. 2026-06-08
    days on market $179,900 Active 4 DOM
12. 2026-06-07
    days on market $179,900 Active 3 DOM
13. 2026-06-05
    days on marketlisting id $179,900 Active 1 DOM
14. 2026-06-03
    days on market $179,900 Active 2 DOM
15. 2026-06-03
    remarks 693-char remark
16. 2026-06-02
    remarks 560-char remark
17. 2026-06-02
    listed $179,900 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: $2,241 · $187/mo
• Projected year-2 tax: $2,241 · $187/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 (unshaded) · 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: $22,647
• − Mortgage interest: −$10,077
• − Property taxes: −$2,241
• − Insurance: −$900
• − Repairs & maintenance: −$1,812
• − Management: −$1,812
• − HOA: −$2,700
• − Depreciation: −$5,233
• Taxable loss: −$2,128
• Est. tax savings @ 24.0%: +$511
• After-tax cash flow: $1,240/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

+29.4% since first listed

11 events — show timeline

• 2026-06-01 Listed $179,900 HABR
• 2024-05-31 Sold (Public Records) $160,000 Public Records
• 2024-05-31 Sold (MLS) $160,000 Hive MLS
• 2024-05-31 Sold (MLS) $160,000 HABR
• 2024-04-05 Pending — HABR
• 2024-03-12 Listed $160,000 Hive MLS
• 2024-03-12 Listed $160,000 Hive MLS
• 2024-03-12 Listed $160,000 HABR
• 2022-10-25 Sold (Public Records) $140,000 Public Records
• 2022-10-25 Sold (MLS) $140,000 Hive MLS
• 2022-10-08 Listed $139,000 Hive MLS

Property tax history

+5.7%/yr

Latest (2025): $2,241 · -25.3% YoY. Source: county tax records.