4260 West Hencart Rd · Glennville, GA 30427

$175,900

4 bd · 1.0 ba · 1,520 sqft · SingleFamily public records · 43 Days on market

Built 1941 0.52 ac lot $116/sqft · 25% below area Est $235k · 25% under

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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).

• ARV discount +15.0/15.0
• Cash flow +10.8/30.0
• Livability +3.2/5.0
• DSCR +3.1/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.4/10.0
• 1% rule +2.3/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Have the feeling of living in the country but close to town. This charming 4 bedroom 2 Bath home is a must see. Hardwood floors throughout home. Cozy family room. Open Kitchen and dining area. Master bedroom has master bath with jacuzzi tub and laundry room conveniently located right off of master bathroom. Window blinds are already installed. Nice backyard with above ground pool and storage building. Call to schedule a showing.

Key facts

• Master bath
• Laundry room
• Cozy family room

Tags

• HARDWOOD FLOORS
• COZY FAMILY ROOM
• OPEN KITCHEN
• MASTER BATH
• JACUZZI TUB
• LAUNDRY ROOM

What this means for you Summary

Snapshot

• This is a 4-bed/1.0-bath single-family listed at $176k.

Deal economics

• At list price, monthly cash flow is $-81 ($-977/yr) — negative.
• To cash-flow at today's rent, offer at most $162k (8.2% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $129k (26.8% below list).
• Recommended offer: $129k (26.8% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 63/100 on livability (#280 in GA) — a middle-class / working-renter tenant base. Strengths: cost of living A+, health & safety A+, housing A-; Watch: employment D+, schools F, amenities F.
• Tattnall County (rural): math 29% / reading 28% proficiency, ranked #103 of 174 in GA (top 59%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 65% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: 76 active listings in the ZIP; 3 comparable units currently listed for rent nearby; rentals lingering (median 45d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 100% of comp listings sitting > 30 days — soft ceiling on asking rent; 46 units permitted in Tattnall County in 2024 (0 in 5+ unit buildings).

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.
• Tattnall County population projected at +3% by 2050 — modest demand growth; plan on rents tracking national, not racing it.

Negotiation context

• It's been on market 43 days — a 3% lower offer ($171k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $68k; list at $176k implies a 159% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1941 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 7→17/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $128,808 (26.8% 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 43 days. Have you received any prior offers? Is the seller open to a 27% concession, seller financing, or rate buy-down credit?
3. Built in 1941 — 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. 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: 0.73% ✗
• Cap rate: 5.74%
• Cash-on-cash: -1.98%
• DSCR: 0.91
• GRM: 11.4

CMA / ARV

• ARV (median comp): $234,596
• List price: $175,900
• Delta: -25.02%
• Verdict: UNDERPRICED
• Comps: 7 within 1.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: -19.6%
• Equity multiple: 0.31×
• Total profit: $-33,740
• Equity at exit: $26,227

10-year hold

• IRR: -12.5%
• Equity multiple: 0.26×
• Total profit: $-36,269
• Equity at exit: $15,209

Cash invested: $49,252 (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 30427

• Home prices YoY: -7.3%
• Active inventory: 76
• Price-to-rent: 11.4×

Monthly cashflow live

• Estimated rent: $1,288 medium
• Mortgage (P&I): −$922
• Tax from tax record: −$103 /mo · $1,239/yr
• Insurance: −$73
• HOA: −$0
• Vacancy / Maint / Mgmt: −$270
• Net cashflow: $-81

Break-even live

Break-even rent $1,391

Max offer price $161,519

Occupancy floor —

Sensitivity live

Price	-10% $18	-5% $-32	+0% $-81	+5% $-131	+10% $-181
Rent	-10% $-183	-5% $-132	+0% $-81	+5% $-31	+10% $20
Rate	-1.0pp $7	-0.5pp $-37	base $-81	+0.5pp $-127	+1.0pp $-173

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: $43,975
• Closing costs: $5,277
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
26 Lc Dr Glennville, GA	3.0	1.0	1200	$1,100	$0.92	44d	1	0.89mi
215 Gordon St Glennville, GA	4.0	1.0	1269	$1,400	$1.10	44d	1	1.02mi
402 Morris St Glennville, GA	3.0	2.0	1855	$1,400	$0.75	44d	1	1.22mi

Listing history 3 events

1. 2026-05-05
   price $175,900 433-char remark

   Show marketing remark (433 chars)

   Have the feeling of living in the country but close to town. This charming 4 bedroom 2 Bath home is a must see. Hardwood floors throughout home. Cozy family room. Open Kitchen and dining area. Master bedroom has master bath with jacuzzi tub and laundry room conveniently located right off of master bathroom. Window blinds are already installed. Nice backyard with above ground pool and storage building. Call to schedule a showing.

2. 2026-04-16
   listed $179,900 Active 433-char remark

   Show marketing remark (433 chars)

   Have the feeling of living in the country but close to town. This charming 4 bedroom 2 Bath home is a must see. Hardwood floors throughout home. Cozy family room. Open Kitchen and dining area. Master bedroom has master bath with jacuzzi tub and laundry room conveniently located right off of master bathroom. Window blinds are already installed. Nice backyard with above ground pool and storage building. Call to schedule a showing.

3. 2018-06-19
   soldstatus $68,000

ⓘ 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: $1,239 · $103/mo
• Projected year-2 tax: $1,618 · $135/mo
• Expected delta: +$379/yr (+$32/mo · 30.6%)

ⓘ 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 3/10 Moderate
• 🌡 Heat 8/10 Severe 7 d/yr ≥108°F today · 17 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: $15,457
• − Mortgage interest: −$9,853
• − Property taxes: −$1,239
• − Insurance: −$880
• − Repairs & maintenance: −$1,237
• − Management: −$1,237
• − Depreciation: −$5,117
• Taxable loss: −$4,105
• Est. tax savings @ 24.0%: +$985
• After-tax cash flow: $8/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: Tattnall County
• NCES district ID: 1304770
• Math proficiency: 29% ▼ -9.00%
• Reading proficiency: 28% ▼ -1.00%
• Median HH income: $36,214
• Composite: 23.65/100
• National rank: #7843
• State rank: #103 of 174 in GA

Livability — Glennville

• Score: 63/100
• State rank: #280
• US rank: #15005

Category grades

Amenities F Commute F Cost of living A+ Crime C Employment D+ Housing A- Health & safety A+ User ratings F

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Glennville, GA
• Population (ZIP): 11,892

Population outlook (Tattnall County) Hauer SSP2

• Today (2025): 24,831 people
• By 2030: 24,823 · +-0.0%
• By 2040: 25,225 · +1.6%
• By 2050: 25,678 · +3.4%
• By 2075: 24,210 · -2.5%
• By 2100: 21,404 · -13.8%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.57)
• Race & ethnicity: White 60% Black 23% Hispanic / Latino 13% Two or more races 4%
• Hispanic origin (detail): Mexican 10%
• Common ancestry: Slovak 2% Lithuanian 2% Italian 1%
• Foreign-born: 5% · Canada, China
• Languages at home: 91% English-only · Spanish 8%

Political lean MEDSL · Tattnall

• 2024 margin: Solid R (+53.4) · D 23.1% · R 76.5%
• 2008→2024 swing: -11.8pp toward R · 2008: -41.7pp · 2024: -53.4pp
• All cycles: 2024: R+53.4 2020: R+48.8 2016: R+49.6 2012: R+42.2 2008: R+41.7

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -19.04%
• Current HPI: 240.8632
• Rent YoY: —
• Metro: —
• 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

+158.7% since first listed

3 events — show timeline

• 2026-05-05 Price Changed $175,900 HABR
• 2026-04-16 Listed $179,900 HABR
• 2018-06-19 Sold (Public Records) $68,000 Public Records

Property tax history

+6.2%/yr

Latest (2025): $1,239 · +0.0% YoY. Source: county tax records.