219 Sequoia Cir · Hinesville, GA 31313

$155,192

3 bd · 2.0 ba · 1,310 sqft · SingleFamily public records · 14 Days on market

Built 1986 2.40 ac lot Est $221k · 30% under ↓ 5% since listing

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Why this score? — see what drove the B- 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 +23.6/30.0
• ARV discount +15.0/15.0
• DSCR +7.6/10.0
• 1% rule +7.2/10.0
• 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

BACK ON THE MARKET NO FAULT OF THE SELLER !!!THIS IS A WONDERFUL ALL-BRICK HOME PRICE TO SELL FAS NEW FLOORING AND INTERIOR PAINT THROUGHOUT THE HOME HUGE BACK YARD THIS IS THE CHRISTI PLAN WITH 1 CAR GARAGE. THE HOME IS IN A GREAT LOCATION CLOSE TO SHOPPING FT. STEWART, THE HOME NEEDS SOME TLC BUT THE PRICE IS BELOW MARKET VALUE SO YOU AS THE NEW HOMEOWNER CAN MAKE THE HOME YOUR OWN WITH YOUR DESIGN. THE HOME IS VACANT. HURRY HURRY THIS HOME WILL GO FAST AT THIS PRICE

Key facts

• 2.4 acre lot
• Garage
• Built 1986

Property features AI

Finance

• Other: Located in the Arrowhead subdivision

Exterior

• Parking: Driveway; 1 covered parking space; 1 total parking space; 1-car garage
• Utilities: Public water
• Home design: Single-family residence (residential property)
• Construction: Brick veneer construction; Slab foundation; Built on 2.4-acre lot
• Exterior features: Shingle roof; No fencing; No additional exterior features listed; Paved road access

Interior

• Kitchen: Dishwasher; Electric range; Refrigerator
• Bedrooms: Total rooms: 6
• Bathrooms: 2 full bathrooms
• Interior features: Fireplace in the living room; Electric water heater

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $155k.

Deal economics

• At list price, monthly cash flow is $293 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $155k).
• Cap rate 8.6% vs local median 5.2% in Hinesville — top-decile yield for the area; either an underpriced asset or a hidden risk that comps aren't pricing in. Stress-test before assuming the spread holds.

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); 612 active listings in the ZIP; 16 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 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.
• At projected returns (-3.0% appreciation + 5.4% rent growth), your $43k cash investment doubles in ~10 years — after that, you're playing with house money.

Negotiation context

• Only 14 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 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

• Watch-outs: property tax is 2.5% of price.
• Climate carrying-cost: severe wind risk, 99% 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 $155,192

Questions for the listing agent

1. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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?
5. 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.
6. 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.
7. 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: 1.22% ✓
• Cap rate: 8.56%
• Cash-on-cash: 8.09%
• DSCR: 1.36
• GRM: 6.8

CMA / ARV

• ARV (on-the-fly): $221,390
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
158 Sequoia Cir	0.17mi	3/1.5	1,291 (-2%)	9mo	$170,000	$132	80
1311 Tower Dr	0.45mi	3/2.0	1,292 (-1%)	12mo	$224,000	$173	67
1371 Forest Lake Dr	0.62mi	3/2.0	1,251 (-4%)	1mo	$225,000	$180	63
1352 Forest Lake Dr	0.75mi	3/1.0	1,286 (-2%)	4mo	$199,999	$156	55
166 Buckhead Loop	0.59mi	3/2.0	1,380 (+5%)	12mo	$262,975	$191	53
1407 Forest Lake Dr	0.59mi	3/2.0	1,236 (-6%)	12mo	$218,000	$176	53
235 Davis St	0.52mi	3/2.0	1,181 (-10%)	14mo	$200,000	$169	47
235 Davis St	0.52mi	3/2.0	1,181 (-10%)	14mo	$200,000	$169	47
186 Wayfair Ln	0.59mi	4/2.0 (+1)	1,439 (+10%)	6mo	$254,000	$177	46
506 Idlewood Cir	0.56mi	3/1.0	1,178 (-10%)	9mo	$147,500	$125	46
178 Wayfair Ln	0.59mi	3/2.0	1,478 (+13%)	13mo	$238,000	$161	40
1374 Forest Lake Dr	0.62mi	4/2.0 (+1)	1,495 (+14%)	13mo	$237,000	$159	32

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

Projected returns pro-forma

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

5-year hold

• IRR: -1.0%
• Equity multiple: 0.96×
• Total profit: $-1,689
• Equity at exit: $23,140

10-year hold

• IRR: 11.3%
• Equity multiple: 2.00×
• Total profit: $43,244
• Equity at exit: $13,418

Cash invested: $43,454 (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: 6.8×

Monthly cashflow live

• Estimated rent: $1,892 high
• Mortgage (P&I): −$814
• Tax from tax record: −$324 /mo · $3,883/yr
• Insurance: −$65
• HOA: −$0
• Vacancy / Maint / Mgmt: −$397
• Net cashflow: $293

Break-even live

Break-even rent $1,522

Max offer price $155,192

Occupancy floor 80%

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: $38,798
• Closing costs: $4,656
• Reserves months: —
• Total cash needed: —

Rent comps 16 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
149 Becky St Hinesville, GA	3.0	2.0	1145	$1,800	$1.57	43d	1	0.16mi
1410 Brittney Ln Hinesville, GA	3.0	2.5	1758	$2,000	$1.14	43d	1	0.34mi
196 Wayfair Ln Hinesville, GA	3.0	2.5	1380	$1,790	$1.30	43d	1	0.61mi
404 Clairemore Ct Hinesville, GA	3.0	2.0	1590	$2,100	$1.32	43d	1	0.73mi
42 Jessica Ct Allenhurst, GA	4.0	2.0	1607	$1,800	$1.12	43d	1	1.06mi
110 Tempest Ln Allenhurst, GA	3.0	2.0	1668	$1,850	$1.11	43d	1	1.07mi
1213 Desert Storm Dr Hinesville, GA	3.0	2.0	1542	$1,800	$1.17	43d	1	1.10mi
1474 Kelly Dr Hinesville, GA	2.0	2.0	962	$1,550	$1.61	43d	1	1.17mi
2007 Ossabaw Dr Hinesville, GA	3.0	2.0	1291	$1,975	$1.53	43d	1	1.25mi
291 Sabreena Cir Hinesville, GA	3.0	2.0	1400	$1,950	$1.39	43d	1	1.27mi
1458 Sheridan Pt Hinesville, GA	3.0	2.0	1400	$1,800	$1.29	43d	1	1.30mi
82 Crosby Dr Hinesville, GA	3.0	2.0	1087	$1,649	$1.52	43d	1	1.30mi
1456 Coalition Cir Hinesville, GA	3.0	2.0	1424	$1,700	$1.19	43d	1	1.33mi
1478 Enterprise Dr Hinesville, GA	4.0	2.0	1802	$1,875	$1.04	43d	1	1.42mi
286 Whitetail Cir Hinesville, GA	3.0	2.0	1274	$1,600	$1.26	43d	1	1.45mi
172 Cherokee Cir Hinesville, GA	3.0	2.0	1290	$1,550	$1.20	43d	1	1.48mi

Listing history 14 events

1. 2026-06-19
   days on market $155,192 Active 14 DOM
2. 2026-06-18
   days on market $155,192 Active 13 DOM
3. 2026-06-17
   days on market $155,192 Active 12 DOM
4. 2026-06-16
   days on market $155,192 Active 11 DOM
5. 2026-06-15
   days on market $155,192 Active 10 DOM
6. 2026-06-14
   days on market $155,192 Active 8 DOM
7. 2026-06-13
   days on market $155,192 Active 7 DOM
8. 2026-06-10
   days on market $155,192 Active 5 DOM
9. 2026-06-09
   status $155,192 Active 4 DOM
10. 2026-06-05
    statusdays on market $155,192 Pending 4 DOM
11. 2026-06-03
    days on market $155,192 Active 3 DOM
12. 2026-06-02
    days on market $155,192 Active 2 DOM
13. 2026-06-01
    remarks 687-char remark
14. 2026-06-01
    listed $155,192 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: $3,883 · $324/mo
• Projected year-2 tax: $3,883 · $324/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 5/10 Major
• 🌡 Heat 9/10 Extreme 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: $22,708
• − Mortgage interest: −$8,693
• − Property taxes: −$3,883
• − Insurance: −$776
• − Repairs & maintenance: −$1,817
• − Management: −$1,817
• − Depreciation: −$4,515
• Taxable income: $1,208
• Est. tax owed @ 24.0%: −$290
• After-tax cash flow: $3,224/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

-5.1% since first listed

3 events — show timeline

• 2026-05-30 Listed $155,192 HABR
• 2022-12-01 Sold (MLS) $165,000 HABR
• 2022-10-31 Listed $163,500 HABR

Property tax history

+8.5%/yr

Latest (2025): $3,883 · +4.0% YoY. Source: county tax records.