423 Pioneer Rd · Gumbranch, GA 31313

$265,000

3 bd · 2.0 ba · 1,506 sqft · SingleFamily public records · 42 Days on market

Built 1977 3.80 ac lot

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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 +10.7/30.0
• ARV discount +7.5/15.0
• Rent growth +3.9/5.0
• DSCR +3.1/10.0
• Livability +3.0/5.0
• 1% rule +2.8/10.0
• Condition / age +2.5/5.0
• Schools +2.0/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Spacious 4BR/3BA brick home on 3.8 acres featuring a 3BR/2BA main home plus a 1BR/1BA in-law suite perfect for multi-generational living. This updated home includes, a renovated kitchen with new cabinetry and countertops, updated flooring and interior paint, a wood-burning fireplace with insert adds character and function to the main living area. Outside, the property is designed for versatility with a fenced lot, covered 13 x 23 rear patio, 20x 20 powered workshop, storage container with power and shelving, additional storage building and covered barn structure, new septic drain field, and private well with emergency pump. With 260 feet of road frontage and potential for future flexibility, this property offers both immediate usability and long-term opportunity. If you're searching for multi-generational living in Hinesville, land without restrictions, or a property with workspace and storage already in place, this one delivers it all! Priced to sell! This will not last. Schedule your tour today.

Key facts

• In-law suite
• Covered rear patio
• Renovated kitchen

Tags

• IN-LAW SUITE
• RENOVATED KITCHEN
• WOOD-BURNING FIREPLACE
• FENCED LOT
• COVERED REAR PATIO
• POWERED WORKSHOP

Property features AI

Exterior

• Utilities: Private well water; Septic tank; Underground utilities
• Home design: Single-family residence; One story
• Construction: Brick construction
• Exterior features: Covered patio; Screened porch; Front porch; Patio; Chain-link fenced yard

Interior

• Kitchen: Dishwasher; Microwave; Refrigerator; Electric water heater
• Bathrooms: 3 full bathrooms
• Heating & cooling: Central heating (electric); Central air conditioning (electric)
• Interior features: Ceiling fan(s); Wood-burning stove in the great room (fireplace)
• Laundry & utility: Washer hookup; Dedicated laundry room

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $265k.

Deal economics

• At list price, monthly cash flow is $-127 ($-2k/yr) — negative.
• To cash-flow at today's rent, offer at most $243k (8.5% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $206k (22.3% below list).
• Recommended offer: $206k (22.3% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 60/100 on livability (#365 in GA) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, employment B+; Watch: schools F, crime D-, amenities 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; 4 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 41% 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 $8k 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 42 days — a 3% lower offer ($257k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts 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.
• Current owner paid $145k; list at $265k implies a 83% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 98% chance of damaging wind over 30y; major 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 $205,863 (22.3% 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 42 days. Have you received any prior offers? Is the seller open to a 22% concession, seller financing, or rate buy-down credit?
3. Built in 1977 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. Crime grade is D 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?
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: 0.78% ✗
• Cap rate: 5.72%
• Cash-on-cash: -2.05%
• DSCR: 0.91
• GRM: 10.7

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: -17.2%
• Equity multiple: 0.38×
• Total profit: $-45,924
• Equity at exit: $39,512

10-year hold

• IRR: -5.4%
• Equity multiple: 0.62×
• Total profit: $-28,420
• Equity at exit: $22,912

Cash invested: $74,200 (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: 10.7×

Monthly cashflow live

• Estimated rent: $2,059 medium
• Mortgage (P&I): −$1,390
• Tax from tax record: −$253 /mo · $3,036/yr
• Insurance: −$110
• HOA: −$0
• Vacancy / Maint / Mgmt: −$432
• Net cashflow: $-127

Break-even live

Break-even rent $2,219

Max offer price $242,597

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: $66,250
• Closing costs: $7,950
• Reserves months: —
• Total cash needed: —

Rent comps 4 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
410 Conley Dr Hinesville, GA	3.0	3.0	1742	$2,000	$1.15	43d	1	1.16mi
924 Sanford Ln Hinesville, GA	4.0	2.5	1801	$1,995	$1.11	43d	1	1.28mi
600 Brightleaf Cir Hinesville, GA	3.0	2.5	1603	$2,300	$1.43	43d	1	1.28mi
2538 Cove St Hinesville, GA	3.0	2.0	1133	$1,650	$1.46	43d	1	1.48mi

Listing history 11 events

1. 2026-04-25
   historical Active Under Contract 1012-char remark

   Show marketing remark (1012 chars)

   Spacious 4BR/3BA brick home on 3.8 acres featuring a 3BR/2BA main home plus a 1BR/1BA in-law suite perfect for multi-generational living. This updated home includes, a renovated kitchen with new cabinetry and countertops, updated flooring and interior paint, a wood-burning fireplace with insert adds character and function to the main living area. Outside, the property is designed for versatility with a fenced lot, covered 13 x 23 rear patio, 20x 20 powered workshop, storage container with power and shelving, additional storage building and covered barn structure, new septic drain field, and private well with emergency pump. With 260 feet of road frontage and potential for future flexibility, this property offers both immediate usability and long-term opportunity. If you're searching for multi-generational living in Hinesville, land without restrictions, or a property with workspace and storage already in place, this one delivers it all! Priced to sell! This will not last. Schedule your tour today.

2. 2026-04-17
   historical Active Under Contract 1014-char remark

   Show marketing remark (1014 chars)

   Spacious 4BR/3BA brick home on 3.8 acres featuring a 3BR/2BA main home plus a 1BR/1BA in-law suite perfect for multi-generational living. This updated home includes, a renovated kitchen with new cabinetry and countertops, updated flooring and interior paint, a wood-burning fireplace with insert adds character and function to the main living area. Outside, the property is designed for versatility with a fenced lot,covered 13 x 23 rear patio, 20x 20 powered workshop, storage container with power and shelving, additional storage building and covered barn structure, new septic drain field, and private well with emergency pump.With 260 feet of road frontage and potential for future flexibility, this property offers both immediate usability and long-term opportunity. If youre searching for multi-generational living in Hinesville, land without restrictions, or a property with workspace and storage already in place, this one delivers it all! Priced to sell! This will not last. Schedule your tour today.

3. 2026-04-17
   historical Active Under Contract

   Show marketing remark (1014 chars)

   Spacious 4BR/3BA brick home on 3.8 acres featuring a 3BR/2BA main home plus a 1BR/1BA in-law suite perfect for multi-generational living. This updated home includes, a renovated kitchen with new cabinetry and countertops, updated flooring and interior paint, a wood-burning fireplace with insert adds character and function to the main living area. Outside, the property is designed for versatility with a fenced lot,covered 13 x 23 rear patio, 20x 20 powered workshop, storage container with power and shelving, additional storage building and covered barn structure, new septic drain field, and private well with emergency pump.With 260 feet of road frontage and potential for future flexibility, this property offers both immediate usability and long-term opportunity. If youre searching for multi-generational living in Hinesville, land without restrictions, or a property with workspace and storage already in place, this one delivers it all! Priced to sell! This will not last. Schedule your tour today.

4. 2026-04-16
   listed $265,000 Active 1012-char remark

   Show marketing remark (1012 chars)

   Spacious 4BR/3BA brick home on 3.8 acres featuring a 3BR/2BA main home plus a 1BR/1BA in-law suite perfect for multi-generational living. This updated home includes, a renovated kitchen with new cabinetry and countertops, updated flooring and interior paint, a wood-burning fireplace with insert adds character and function to the main living area. Outside, the property is designed for versatility with a fenced lot, covered 13 x 23 rear patio, 20x 20 powered workshop, storage container with power and shelving, additional storage building and covered barn structure, new septic drain field, and private well with emergency pump. With 260 feet of road frontage and potential for future flexibility, this property offers both immediate usability and long-term opportunity. If you're searching for multi-generational living in Hinesville, land without restrictions, or a property with workspace and storage already in place, this one delivers it all! Priced to sell! This will not last. Schedule your tour today.

5. 2026-04-11
   status Back On Market 1014-char remark

   Show marketing remark (1014 chars)

   Spacious 4BR/3BA brick home on 3.8 acres featuring a 3BR/2BA main home plus a 1BR/1BA in-law suite perfect for multi-generational living. This updated home includes, a renovated kitchen with new cabinetry and countertops, updated flooring and interior paint, a wood-burning fireplace with insert adds character and function to the main living area. Outside, the property is designed for versatility with a fenced lot,covered 13 x 23 rear patio, 20x 20 powered workshop, storage container with power and shelving, additional storage building and covered barn structure, new septic drain field, and private well with emergency pump.With 260 feet of road frontage and potential for future flexibility, this property offers both immediate usability and long-term opportunity. If youre searching for multi-generational living in Hinesville, land without restrictions, or a property with workspace and storage already in place, this one delivers it all! Priced to sell! This will not last. Schedule your tour today.

6. 2026-04-11
   status Active

   Show marketing remark (1014 chars)

   Spacious 4BR/3BA brick home on 3.8 acres featuring a 3BR/2BA main home plus a 1BR/1BA in-law suite perfect for multi-generational living. This updated home includes, a renovated kitchen with new cabinetry and countertops, updated flooring and interior paint, a wood-burning fireplace with insert adds character and function to the main living area. Outside, the property is designed for versatility with a fenced lot,covered 13 x 23 rear patio, 20x 20 powered workshop, storage container with power and shelving, additional storage building and covered barn structure, new septic drain field, and private well with emergency pump.With 260 feet of road frontage and potential for future flexibility, this property offers both immediate usability and long-term opportunity. If youre searching for multi-generational living in Hinesville, land without restrictions, or a property with workspace and storage already in place, this one delivers it all! Priced to sell! This will not last. Schedule your tour today.

7. 2026-04-08
   historical Active Under Contract 1014-char remark

   Show marketing remark (1014 chars)

   Spacious 4BR/3BA brick home on 3.8 acres featuring a 3BR/2BA main home plus a 1BR/1BA in-law suite perfect for multi-generational living. This updated home includes, a renovated kitchen with new cabinetry and countertops, updated flooring and interior paint, a wood-burning fireplace with insert adds character and function to the main living area. Outside, the property is designed for versatility with a fenced lot,covered 13 x 23 rear patio, 20x 20 powered workshop, storage container with power and shelving, additional storage building and covered barn structure, new septic drain field, and private well with emergency pump.With 260 feet of road frontage and potential for future flexibility, this property offers both immediate usability and long-term opportunity. If youre searching for multi-generational living in Hinesville, land without restrictions, or a property with workspace and storage already in place, this one delivers it all! Priced to sell! This will not last. Schedule your tour today.

8. 2026-04-08
   historical Active Under Contract

   Show marketing remark (1014 chars)

   Spacious 4BR/3BA brick home on 3.8 acres featuring a 3BR/2BA main home plus a 1BR/1BA in-law suite perfect for multi-generational living. This updated home includes, a renovated kitchen with new cabinetry and countertops, updated flooring and interior paint, a wood-burning fireplace with insert adds character and function to the main living area. Outside, the property is designed for versatility with a fenced lot,covered 13 x 23 rear patio, 20x 20 powered workshop, storage container with power and shelving, additional storage building and covered barn structure, new septic drain field, and private well with emergency pump.With 260 feet of road frontage and potential for future flexibility, this property offers both immediate usability and long-term opportunity. If youre searching for multi-generational living in Hinesville, land without restrictions, or a property with workspace and storage already in place, this one delivers it all! Priced to sell! This will not last. Schedule your tour today.

9. 2026-04-02
   listed $265,000 New 1014-char remark

   Show marketing remark (1014 chars)

   Spacious 4BR/3BA brick home on 3.8 acres featuring a 3BR/2BA main home plus a 1BR/1BA in-law suite perfect for multi-generational living. This updated home includes, a renovated kitchen with new cabinetry and countertops, updated flooring and interior paint, a wood-burning fireplace with insert adds character and function to the main living area. Outside, the property is designed for versatility with a fenced lot,covered 13 x 23 rear patio, 20x 20 powered workshop, storage container with power and shelving, additional storage building and covered barn structure, new septic drain field, and private well with emergency pump.With 260 feet of road frontage and potential for future flexibility, this property offers both immediate usability and long-term opportunity. If youre searching for multi-generational living in Hinesville, land without restrictions, or a property with workspace and storage already in place, this one delivers it all! Priced to sell! This will not last. Schedule your tour today.

10. 2026-04-02
    listed $265,000 Active

    Show marketing remark (1014 chars)

    Spacious 4BR/3BA brick home on 3.8 acres featuring a 3BR/2BA main home plus a 1BR/1BA in-law suite perfect for multi-generational living. This updated home includes, a renovated kitchen with new cabinetry and countertops, updated flooring and interior paint, a wood-burning fireplace with insert adds character and function to the main living area. Outside, the property is designed for versatility with a fenced lot,covered 13 x 23 rear patio, 20x 20 powered workshop, storage container with power and shelving, additional storage building and covered barn structure, new septic drain field, and private well with emergency pump.With 260 feet of road frontage and potential for future flexibility, this property offers both immediate usability and long-term opportunity. If youre searching for multi-generational living in Hinesville, land without restrictions, or a property with workspace and storage already in place, this one delivers it all! Priced to sell! This will not last. Schedule your tour today.

11. 2023-06-22
    soldstatus $145,000

ⓘ 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: $3,036 · $253/mo
• Projected year-2 tax: $3,036 · $253/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 6/10 Major
• 🌡 Heat 8/10 Severe 7 d/yr ≥111°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: $24,704
• − Mortgage interest: −$14,844
• − Property taxes: −$3,036
• − Insurance: −$1,325
• − Repairs & maintenance: −$1,976
• − Management: −$1,976
• − Depreciation: −$7,709
• Taxable loss: −$6,164
• Est. tax savings @ 24.0%: +$1,479
• After-tax cash flow: $-43/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 — Gumbranch

• Score: 60/100
• State rank: #365
• US rank: #18664

Category grades

Amenities F Commute F Cost of living A+ Crime D- 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 · 58,565 people
• 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

+82.8% since first listed

11 events — show timeline

• 2026-04-25 Contingent — HABR
• 2026-04-17 Contingent — GAMLS
• 2026-04-17 Contingent — Hive MLS
• 2026-04-16 Listed $265,000 HABR
• 2026-04-11 Relisted — GAMLS
• 2026-04-11 Relisted — Hive MLS
• 2026-04-08 Contingent — GAMLS
• 2026-04-08 Contingent — Hive MLS
• 2026-04-02 Listed $265,000 Hive MLS
• 2026-04-02 Listed $265,000 GAMLS
• 2023-06-22 Sold (Public Records) $145,000 Public Records

Property tax history

+12.3%/yr

Latest (2025): $3,036 · +24.3% YoY. Source: county tax records.