273 Owens St NE · Walthourville, GA 31316

$247,900

3 bd · 2.0 ba · 1,510 sqft · SingleFamily public records · 56 Days on market

Built 2016 0.57 ac lot $164/sqft · 10% below area Est $277k · 10% under $25/mo HOA · 1% of rent

---

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).

• ARV discount +12.2/15.0
• Cash flow +9.0/30.0
• Appreciation +5.6/10.0
• Livability +3.2/5.0
• 1% rule +3.0/10.0
• DSCR +2.5/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.3/10.0

Listing remarks MLS

NEW PRICE!! Welcome to the highly desirable community of Murray Crossing. This RTS built home features 4 BR, 2 BA, Laminate Wood Floors, Open Kitchen with designated Breakfast Area, Large Family Room with Vaulted Ceiling, Split Floor Plan with Private Owner's Suite to include Oversized Trey Ceiling, Separate Garden Tub and Shower, Double Vanity and gracious Walk-in Closet. Home sits on . 57 Acre Homesite, Massive Wood Privacy Fence, Irrigation System, Auto Remote Garage Door Opener, Mini Blinds and Stainless-Steel Kitchen Appliances.

Key facts

• 0.57 acre lot
• Garage
• Built 2016

Property features AI

Finance

• Other: Subdivision: Murray Crossing; Directions available
• Financial info:
• HOA & community: Homeowners association with an annual fee of $300 (about $25/month)

Exterior

• Parking: Attached garage with garage door opener
• Security:
• Utilities: Public water; Septic tank; Underground utilities
• Home design: Single family residence; One-story; Residential property
• Construction: Brick and vinyl siding construction; Slab foundation
• Exterior features: Wood privacy fencing; Fenced yard; Interior lot; Has a view; Street lights nearby; Sidewalks nearby

Interior

• Kitchen: Dishwasher
• Bedrooms:
• Flooring:
• Bathrooms: 2 full bathrooms; Accessible full bath
• Heating & cooling: Central heating (electric, heat pump); Central cooling (electric, heat pump)
• Interior features: Tray ceilings; Cathedral ceilings; High ceilings; Ceiling fans; Double vanity; Entrance foyer
• Laundry & utility: Dedicated laundry room; Electric water heater

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $248k.

Deal economics

• At list price, monthly cash flow is $-195 ($-2k/yr) — negative.
• To cash-flow at today's rent, offer at most $213k (13.9% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $197k (20.3% below list).
• Recommended offer: $197k (20.3% 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: 409 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 298 units permitted in Long County in 2024 (0 in 5+ unit buildings).
• This rent runs 32% of the median local income ($75k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• In year one you build about $5k of equity ($2k loan paydown + $3k appreciation (1.2% local appreciation)).
• Long County population projected at +72% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• By year 7, paydown + projected appreciation supports a ~$31k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 56 days — a 3% lower offer ($240k) is reasonable based on typical stale-listing flexibility.
• 4 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, 99% chance of damaging wind over 30y; extreme-heat days projected 7→18/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $197,474 (20.3% 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 56 days. Have you received any prior offers? Is the seller open to a 20% 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. 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. 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 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: 0.80% ✗
• Cap rate: 5.35%
• Cash-on-cash: -3.38%
• DSCR: 0.85
• GRM: 10.5

CMA / ARV

• ARV (median comp): $276,791
• List price: $247,900
• Delta: -10.44%
• Verdict: UNDERPRICED
• Comps: 11 within 1.0 mi

Show comp detail 6 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
235 Owens St NE	0.09mi	4/2.0 (+1)	1,540 (+2%)	1mo	$280,000	$182	87
521 NE Archie Way	0.19mi	4/2.0 (+1)	1,618 (+7%)	4mo	$269,000	$166	71
351 Owens St NE	0.33mi	3/2.0	1,662 (+10%)	4mo	$277,000	$167	65
399 Murray Crossing Blvd NE	0.17mi	3/2.5	1,684 (+12%)	13mo	$269,500	$160	60
506 Archie Way NE	0.14mi	4/2.0 (+1)	1,684 (+12%)	17mo	$285,000	$169	55
237 Archie Way NE	0.30mi	4/2.0 (+1)	1,690 (+12%)	22mo	$290,000	$172	43

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

1.16% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: -1.6%
• Equity multiple: 0.92×
• Total profit: $-5,825
• Equity at exit: $86,680

10-year hold

• IRR: 3.3%
• Equity multiple: 1.40×
• Total profit: $28,072
• Equity at exit: $116,793

Cash invested: $69,412 (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 31316

• Home prices YoY: 0.6%
• Active inventory: 409
• Price-to-rent: 10.5×

Monthly cashflow live

• Estimated rent: $1,975 medium
• Mortgage (P&I): −$1,300
• Tax from tax record: −$327 /mo · $3,926/yr
• Insurance: −$103
• HOA: −$25
• Vacancy / Maint / Mgmt: −$415
• Net cashflow: $-195

Break-even live

Break-even rent $2,222

Max offer price $213,384

Occupancy floor —

Sensitivity live

Price	-10% $-55	-5% $-125	+0% $-195	+5% $-266	+10% $-336
Rent	-10% $-351	-5% $-273	+0% $-195	+5% $-117	+10% $-39
Rate	-1.0pp $-71	-0.5pp $-132	base $-195	+0.5pp $-260	+1.0pp $-325

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: $61,975
• Closing costs: $7,437
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
469 Archie Way Hinesville, GA	4.0	2.5	2001	$2,000	$1.00	44d	1	0.20mi

HOA detail

• Monthly dues: $25 · $300/yr

Listing history 26 events

1. 2026-06-19
   days on market $247,900 Active 56 DOM
2. 2026-06-18
   days on market $247,900 Active 55 DOM
3. 2026-06-17
   days on market $247,900 Active 54 DOM
4. 2026-06-16
   days on market $247,900 Active 53 DOM
5. 2026-06-15
   days on market $247,900 Active 52 DOM
6. 2026-06-14
   days on market $247,900 Active 50 DOM
7. 2026-06-13
   days on market $247,900 Active 49 DOM
8. 2026-06-10
   days on market $247,900 Active 47 DOM
9. 2026-06-09
   days on market $247,900 Active 46 DOM
10. 2026-06-08
    days on market $247,900 Active 45 DOM
11. 2026-06-07
    days on market $247,900 Active 44 DOM
12. 2026-06-05
    days on market $247,900 Active 41 DOM
13. 2026-06-03
    pricedays on market $247,900 Active 40 DOM

    Show marketing remark (539 chars)

    NEW PRICE!! Welcome to the highly desirable community of Murray Crossing. This RTS built home features 4 BR, 2 BA, Laminate Wood Floors, Open Kitchen with designated Breakfast Area, Large Family Room with Vaulted Ceiling, Split Floor Plan with Private Owner's Suite to include Oversized Trey Ceiling, Separate Garden Tub and Shower, Double Vanity and gracious Walk-in Closet. Home sits on .57 Acre Homesite, Massive Wood Privacy Fence, Irrigation System, Auto Remote Garage Door Opener, Mini Blinds and Stainless-Steel Kitchen Appliances.

14. 2026-06-02
    days on market $253,900 Active 39 DOM
15. 2026-06-01
    days on market $253,900 Active 38 DOM
16. 2026-05-31
    days on market $253,900 Active 37 DOM
17. 2026-05-30
    days on market $253,900 Active 36 DOM
18. 2026-05-12
    price $253,900 595-char remark

    Show marketing remark (539 chars)

    NEW PRICE!! Welcome to the highly desirable community of Murray Crossing. This RTS built home features 4 BR, 2 BA, Laminate Wood Floors, Open Kitchen with designated Breakfast Area, Large Family Room with Vaulted Ceiling, Split Floor Plan with Private Owner's Suite to include Oversized Trey Ceiling, Separate Garden Tub and Shower, Double Vanity and gracious Walk-in Closet. Home sits on . 57 Acre Homesite, Massive Wood Privacy Fence, Irrigation System, Auto Remote Garage Door Opener, Mini Blinds and Stainless-Steel Kitchen Appliances.

19. 2026-05-12
    price $253,900 595-char remark

    Show marketing remark (539 chars)

    NEW PRICE!! Welcome to the highly desirable community of Murray Crossing. This RTS built home features 4 BR, 2 BA, Laminate Wood Floors, Open Kitchen with designated Breakfast Area, Large Family Room with Vaulted Ceiling, Split Floor Plan with Private Owner's Suite to include Oversized Trey Ceiling, Separate Garden Tub and Shower, Double Vanity and gracious Walk-in Closet. Home sits on . 57 Acre Homesite, Massive Wood Privacy Fence, Irrigation System, Auto Remote Garage Door Opener, Mini Blinds and Stainless-Steel Kitchen Appliances.

20. 2026-05-12
    price $253,900

    Show marketing remark (539 chars)

    NEW PRICE!! Welcome to the highly desirable community of Murray Crossing. This RTS built home features 4 BR, 2 BA, Laminate Wood Floors, Open Kitchen with designated Breakfast Area, Large Family Room with Vaulted Ceiling, Split Floor Plan with Private Owner's Suite to include Oversized Trey Ceiling, Separate Garden Tub and Shower, Double Vanity and gracious Walk-in Closet. Home sits on . 57 Acre Homesite, Massive Wood Privacy Fence, Irrigation System, Auto Remote Garage Door Opener, Mini Blinds and Stainless-Steel Kitchen Appliances.

21. 2026-05-12
    listed $259,900 Active 595-char remark

    Show marketing remark (539 chars)

    NEW PRICE!! Welcome to the highly desirable community of Murray Crossing. This RTS built home features 4 BR, 2 BA, Laminate Wood Floors, Open Kitchen with designated Breakfast Area, Large Family Room with Vaulted Ceiling, Split Floor Plan with Private Owner's Suite to include Oversized Trey Ceiling, Separate Garden Tub and Shower, Double Vanity and gracious Walk-in Closet. Home sits on . 57 Acre Homesite, Massive Wood Privacy Fence, Irrigation System, Auto Remote Garage Door Opener, Mini Blinds and Stainless-Steel Kitchen Appliances.

22. 2026-04-25
    listed $259,900 New

    Show marketing remark (539 chars)

    NEW PRICE!! Welcome to the highly desirable community of Murray Crossing. This RTS built home features 4 BR, 2 BA, Laminate Wood Floors, Open Kitchen with designated Breakfast Area, Large Family Room with Vaulted Ceiling, Split Floor Plan with Private Owner's Suite to include Oversized Trey Ceiling, Separate Garden Tub and Shower, Double Vanity and gracious Walk-in Closet. Home sits on .57 Acre Homesite, Massive Wood Privacy Fence, Irrigation System, Auto Remote Garage Door Opener, Mini Blinds and Stainless-Steel Kitchen Appliances.

23. 2026-04-25
    listed $259,900 Active 595-char remark

    Show marketing remark (539 chars)

    NEW PRICE!! Welcome to the highly desirable community of Murray Crossing. This RTS built home features 4 BR, 2 BA, Laminate Wood Floors, Open Kitchen with designated Breakfast Area, Large Family Room with Vaulted Ceiling, Split Floor Plan with Private Owner's Suite to include Oversized Trey Ceiling, Separate Garden Tub and Shower, Double Vanity and gracious Walk-in Closet. Home sits on .57 Acre Homesite, Massive Wood Privacy Fence, Irrigation System, Auto Remote Garage Door Opener, Mini Blinds and Stainless-Steel Kitchen Appliances.

24. 2022-06-30
    soldstatus $226,010
25. 2022-06-15
    soldstatus $226,010
26. 2022-05-06
    listed $221,000

ⓘ 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: $3,926 · $327/mo
• Projected year-2 tax: $3,926 · $327/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 4/10 Moderate
• 🌡 Heat 8/10 Severe 7 d/yr ≥110°F today · 18 d/yr by 30 yrs out
• 💨 Wind 8/10 Severe 99% 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: $23,697
• − Mortgage interest: −$13,886
• − Property taxes: −$3,926
• − Insurance: −$1,240
• − Repairs & maintenance: −$1,896
• − Management: −$1,896
• − HOA: −$300
• − Depreciation: −$7,212
• Taxable loss: −$6,658
• Est. tax savings @ 24.0%: +$1,598
• After-tax cash flow: $-747/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: Long County · 13,812 people
• City population: 4,933
• Metro: Hinesville, GA
• Population (ZIP): 13,812
• Household income: $74,766
• Rent vs Own: 29.6% rent · 70.4% own
• Severe rent burden: 109.0

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 0.56)
• Race & ethnicity: White 61% Black 23% Hispanic / Latino 8% Two or more races 8%
• Hispanic origin (detail): Mexican 2% Puerto Rican 5%
• Common ancestry: Serbian 1% Italian 1% Romanian 1%
• Foreign-born: 3% · Canada
• Languages at home: 92% English-only · Spanish 6% Other Asian/Pacific 1% German/W. Germanic 1%

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: ▲ 1.16%
• Current HPI: 195.2978
• 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

+12.2% since first listed

12 events — show timeline

• 2026-06-03 Price Changed $247,900 HABR
• 2026-06-03 Price Changed $247,900 GAMLS
• 2026-06-03 Price Changed $247,900 Hive MLS
• 2026-05-12 Price Changed $253,900 Hive MLS
• 2026-05-12 Price Changed $253,900 HABR
• 2026-05-12 Price Changed $253,900 GAMLS
• 2026-05-12 Listed $259,900 HABR
• 2026-04-25 Listed $259,900 GAMLS
• 2026-04-25 Listed $259,900 Hive MLS
• 2022-06-30 Sold (Public Records) $226,010 Public Records
• 2022-06-15 Sold (MLS) $226,010 HABR
• 2022-05-06 Listed $221,000 HABR

Property tax history

+31.1%/yr

Latest (2025): $3,926 · +31.6% YoY. Source: county tax records.