Morris Plan · Hinesville, GA 31313

$266,900

3 bd · 2.5 ba · 1,672 sqft · SingleFamily · 160 Days on market

Average condition $30/mo HOA · 1% of rent

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Why this score? — see what drove the F 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 +7.5/30.0
• ARV discount +7.5/15.0
• Rent growth +3.9/5.0
• Livability +3.7/5.0
• Condition / age +2.8/5.0
• 1% rule +2.3/10.0
• Schools +2.1/10.0
• DSCR +1.6/10.0
• Appreciation +0.0/10.0

Listing remarks

This stylish patio home is designed to captivate your attention! Upon entering The Morris, you are greeted by a striking two-story foyer. Transition through a short hallway to the family room, perfect for hosting enjoyable family game nights. The kitchen, located in the corner, features stainless steel appliances and an attractive counter/cabinet arrangement suitable for any chef! Upstairs, the primary bedroom offers a generous walk-in closet and a private en-suite with a separate shower and garden tub. The remaining bedrooms share a hallway bathroom, with the laundry room rounding out the upstairs layout. Artistic renderings are for informational purposes only.

Key facts

• Private en suite
• Family room
• Separate shower

Tags

• TWO STORY FOYER
• FAMILY ROOM
• STAINLESS STEEL APPLIANCES
• WALK IN CLOSET
• PRIVATE EN SUITE
• SEPARATE SHOWER

🏗️ New construction. The $266,900 list price is a builder figure, so every metric below is computed on the value from comparable previous sales — $284,459.

What this means for you Summary

Snapshot

• This is a 3-bed/2.5-bath single-family listed at $267k. Condition is rated average.

Deal economics

• At list price, monthly cash flow is $-356 ($-4k/yr) — negative.
• To cash-flow at today's rent, offer at most $233k (12.7% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $208k (22.2% below list).
• Recommended offer: $208k (22.2% below list) — sets the bar for 1% rule.

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); 1067 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals leasing fast (median 11d on market — plan ~1-2 weeks tenant-placement turnaround); 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 $9k 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 160 days — a 12% lower offer ($235k) is reasonable based on typical stale-listing flexibility.

Recommended offer $207,584 (22.2% 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 160 days. Have you received any prior offers? Is the seller open to a 22% 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. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. 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?
8. 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?
9. 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.
10. 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.
11. 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: 4.79%
• Cash-on-cash: -5.36%
• DSCR: 0.76
• GRM: 11.4

CMA / ARV

• ARV (median comp): $284,459
• List price: $266,900
• Delta: -6.17%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
93 Brightleaf Cir	0.32mi	3/2.5	1,603 (-4%)	5mo	$272,900	$170	74
217 Brightleaf Cir	0.42mi	3/2.0	1,643 (-2%)	8mo	$284,998	$173	69
307 Lumpkin Ln	0.48mi	3/2.5	1,608 (-4%)	10mo	$222,000	$138	63
153 Brightleaf Cir	0.36mi	3/2.5	1,455 (-13%)	2mo	$262,000	$180	60
592 Brightleaf Cir	0.40mi	3/2.5	1,560 (-7%)	14mo	$279,000	$179	58
34 Daylily Ct	0.32mi	4/2.5 (+1)	1,808 (+8%)	12mo	$296,900	$164	56
168 Alcove Ct	0.58mi	3/2.5	1,533 (-8%)	6mo	$265,000	$173	54
425 Brightleaf Cir	0.48mi	4/2.5 (+1)	1,810 (+8%)	6mo	$297,000	$164	54
330 Cowart Rd	0.68mi	3/2.0	1,785 (+7%)	12mo	$194,500	$109	45
254 Grayson Ave	0.70mi	3/2.0	1,581 (-5%)	15mo	$255,000	$161	44
380 Brightleaf Cir	0.53mi	4/3.0 (+1)	1,800 (+8%)	16mo	$305,000	$169	42
70 Kathy Road Rd	0.62mi	4/2.0 (+1)	1,902 (+14%)	11mo	$264,995	$139	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: -22.7%
• Equity multiple: 0.20×
• Total profit: $-63,559
• Equity at exit: $42,414

10-year hold

• IRR: -11.9%
• Equity multiple: 0.22×
• Total profit: $-62,111
• Equity at exit: $24,595

Cash invested: $79,649 (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 →

Buyer's market Market conditions within 1.0 mi — comparable homes for sale

Active competition Active MLS

• For sale now: 72 active · 47 under contract
• Months of supply: 13.5 mo (7%/mo absorbed)
• Median asking: $273,900 ($157/sqft)
• Median days on market: 126 d
• This list price: 33% of active listings are priced below it
• ARV vs active asking: +8.2% vs current asking $/sqft

Closed sales set the value; these active listings set current market conditions and a practical price ceiling.

ZIP-level market 31313

• Home prices YoY: -27.1%
• Rents YoY: 5.4%
• Active inventory: 1067
• Price-to-rent: 10.7×

Monthly cashflow live

• Estimated rent: $2,076 high
• Mortgage (P&I): −$1,492
• Tax est. 1.5%: −$356 /mo · $4,267/yr
• Insurance: −$119
• HOA: −$30
• Vacancy / Maint / Mgmt: −$436
• Net cashflow: $-356

Break-even live

Break-even rent $2,526

Max offer price $232,957

Occupancy floor —

Sensitivity live

Price	-10% $-159	-5% $-258	+0% $-356	+5% $-454	+10% $-553
Rent	-10% $-520	-5% $-438	+0% $-356	+5% $-274	+10% $-192
Rate	-1.0pp $-213	-0.5pp $-284	base $-356	+0.5pp $-430	+1.0pp $-505

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: $71,115
• Closing costs: $8,534
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
86 Brightleaf Cir Hinesville, GA	3.0	2.5	1791	$2,300	$1.28	10d	1	0.31mi
86 Brightleaf Cir Hinesville, GA	3.0	2.5	1791	$2,300	$1.28	23d	1	0.31mi
85 Brightleaf Cir Hinesville, GA	3.0	2.5	1560	$1,895	$1.21	5d	1	0.33mi
1300 Independence Place Dr Hinesville, GA	1.0–4.0	1.0–4.0	983	$1,738	$1.77	0d	16	0.35mi
133 Brightleaf Cir Hinesville, GA	3.0	2.5	1455	$2,100	$1.44	10d	1	0.35mi
133 Brightleaf Cir Hinesville, GA	3.0	2.5	1455	$2,100	$1.44	51d	1	0.35mi
274 Renwick Loop Hinesville, GA	4.0	2.5	2076	$2,250	$1.08	10d	1	0.38mi
600 Brightleaf Cir Hinesville, GA	3.0	2.5	1603	$2,000	$1.25	7d	1	0.41mi
227 Rendell Ln Hinesville, GA	3.0	2.5	1440	$2,050	$1.42	1d	1	0.42mi
108 Governors Blvd Unit 108 Hinesville, GA	4.0	3.0	2024	$1,800	$0.89	2d	1	0.44mi
410 Conley Dr Hinesville, GA	3.0	3.0	1742	$1,900	$1.09	10d	1	0.47mi
254 Glendale Ln Hinesville, GA	3.0	2.0	1631	$1,950	$1.20	37d	1	0.51mi
254 Glendale Ln Hinesville, GA	3.0	2.0	1631	$1,950	$1.20	33d	1	0.51mi
924 Sanford Ln Hinesville, GA	4.0	2.5	1801	$1,995	$1.11	184d	1	0.51mi
827 Terrell Dr Hinesville, GA	4.0	3.0	2128	$1,795	$0.84	10d	1	0.53mi
827 Terrell Dr Hinesville, GA	4.0	3.0	2128	$1,785	$0.84	19d	1	0.53mi
30 Renwick Loop Hinesville, GA	4.0	2.0	1577	$2,250	$1.43	10d	1	0.54mi
706 Tattnall Dr Hinesville, GA	4.0	2.5	1638	$1,800	$1.10	10d	1	0.55mi
86 Hidden Hammock Way Hinesville, GA	4.0	2.5	2002	$2,450	$1.22	0d	1	0.61mi
200 Alcove Ct Hinesville, GA	3.0	2.5	1672	$2,175	$1.30	10d	1	0.62mi
649 Piedmont Ave Hinesville, GA	3.0	2.5	1646	$2,400	$1.46	10d	1	0.74mi
203 Guyett Ave Hinesville, GA	4.0	2.5	1593	$2,000	$1.26	184d	1	0.83mi
235 Augusta Way Hinesville, GA	3.0	2.0	1449	$2,150	$1.48	10d	1	0.88mi
221 Guyett Ave Hinesville, GA	3.0	2.0	1365	$2,250	$1.65	10d	1	0.91mi
203 Grandview Dr Unit 1 Hinesville, GA	4.0	2.5	2046	$2,150	$1.05	49d	1	0.95mi
188 Grandview Dr Hinesville, GA	3.0	2.5	1764	$2,000	$1.13	10d	1	0.96mi
211 Augusta Way Hinesville, GA	4.0	2.5	2210	$2,100	$0.95	10d	1	1.02mi
1301 Grayson Ave Hinesville, GA	3.0	2.5	2034	$1,900	$0.93	51d	1	1.04mi
88 Fridley Ln Hinesville, GA	4.0	2.0	2104	$2,395	$1.14	10d	1	1.06mi
624 Amhearst Row Hinesville, GA	3.0	2.0	2039	$1,945	$0.95	1d	1	1.08mi
624 Amhearst Row Hinesville, GA	3.0	2.5	2039	$1,945	$0.95	10d	1	1.08mi
1041 Miles Xing Hinesville, GA	4.0	2.5	1978	$2,250	$1.14	0d	1	1.08mi
1257 Grayson Ave Hinesville, GA	3.0	2.5	1753	$2,000	$1.14	25d	1	1.08mi
511 Wyckfield Way Hinesville, GA	4.0	2.5	2070	$2,475	$1.20	10d	1	1.09mi
2550 Parkland Blvd Hinesville, GA	3.0	2.0	1142	$2,050	$1.80	44d	1	1.11mi
2538 Cove St Hinesville, GA	3.0	2.0	1133	$1,650	$1.46	184d	1	1.12mi
1110 Creekside Cir Hinesville, GA	3.0	2.0	1356	$2,000	$1.47	184d	1	1.12mi
2544 Parkland Blvd Hinesville, GA	3.0	2.0	1153	$1,750	$1.52	12d	1	1.15mi
2544 Parkland Blvd Hinesville, GA	3.0	2.0	1153	$1,750	$1.52	10d	1	1.15mi
2549 Parkland Blvd Hinesville, GA	3.0	2.0	1181	$2,000	$1.69	1d	1	1.15mi

Property features AI

Finance

• Other: Living area recorded as 1672Located on W 15th St, Hinesville, GA 31313List price recorded at $256,900Inventory type: PlanListing last modified 2026-06-01
• HOA & community: Association fee of $30

Exterior

• Parking: 2 parking spaces
• Utilities: Has heatingHas cooling
• Home design: Single-family plan (Morris)Active listing
• Exterior features: Asphalt roof

Interior

• Bedrooms: 3 bedrooms
• Bathrooms: 2 full bathrooms and 1 half bathroom
• Heating & cooling: Electric forced-air heatingCentral air conditioning
• Interior features: Plan named Morris

Listing history 50 events

1. 2026-11-08
   days on market $266,900 Active 160 DOM
2. 2026-11-07
   days on market $266,900 Active 159 DOM
3. 2026-11-06
   days on market $266,900 Active 158 DOM
4. 2026-11-05
   days on market $266,900 Active 157 DOM
5. 2026-11-04
   days on market $266,900 Active 156 DOM
6. 2026-11-02
   days on market $266,900 Active 154 DOM
7. 2026-11-01
   days on market $266,900 Active 153 DOM
8. 2026-10-31
   days on market $266,900 Active 152 DOM
9. 2026-10-30
   days on market $266,900 Active 151 DOM
10. 2026-10-29
    days on market $266,900 Active 150 DOM
11. 2026-10-28
    days on market $266,900 Active 149 DOM
12. 2026-10-27
    days on market $266,900 Active 148 DOM
13. 2026-10-26
    days on market $266,900 Active 147 DOM
14. 2026-10-25
    days on market $266,900 Active 146 DOM
15. 2026-10-24
    days on market $266,900 Active 145 DOM
16. 2026-10-23
    days on market $266,900 Active 144 DOM
17. 2026-10-22
    days on market $266,900 Active 143 DOM
18. 2026-10-21
    days on market $266,900 Active 142 DOM
19. 2026-10-20
    days on market $266,900 Active 141 DOM
20. 2026-10-19
    days on market $266,900 Active 140 DOM
21. 2026-10-18
    days on market $266,900 Active 139 DOM
22. 2026-10-17
    days on market $266,900 Active 138 DOM
23. 2026-10-16
    days on market $266,900 Active 137 DOM
24. 2026-10-15
    days on market $266,900 Active 136 DOM
25. 2026-10-14
    days on market $266,900 Active 135 DOM
26. 2026-10-13
    days on market $266,900 Active 134 DOM
27. 2026-10-12
    days on market $266,900 Active 133 DOM
28. 2026-10-11
    days on market $266,900 Active 132 DOM
29. 2026-10-10
    days on market $266,900 Active 131 DOM
30. 2026-10-09
    days on market $266,900 Active 130 DOM
31. 2026-10-08
    days on market $266,900 Active 129 DOM
32. 2026-10-07
    days on market $266,900 Active 128 DOM
33. 2026-10-07
    days on market $266,900 Active 127 DOM
34. 2026-10-05
    days on market $266,900 Active 126 DOM
35. 2026-10-04
    days on market $266,900 Active 125 DOM
36. 2026-10-04
    days on market $266,900 Active 124 DOM
37. 2026-10-02
    days on market $266,900 Active 123 DOM
38. 2026-10-01
    days on market $266,900 Active 122 DOM
39. 2026-09-30
    days on market $266,900 Active 121 DOM
40. 2026-09-29
    days on market $266,900 Active 120 DOM
41. 2026-09-28
    days on market $266,900 Active 119 DOM
42. 2026-09-27
    days on market $266,900 Active 118 DOM
43. 2026-09-26
    days on market $266,900 Active 117 DOM
44. 2026-09-25
    days on market $266,900 Active 116 DOM
45. 2026-09-24
    days on market $266,900 Active 115 DOM
46. 2026-09-24
    days on market $266,900 Active 114 DOM
47. 2026-09-22
    days on market $266,900 Active 113 DOM
48. 2026-09-21
    days on market $266,900 Active 112 DOM
49. 2026-09-20
    days on market $266,900 Active 111 DOM
50. 2026-09-19
    days on market $266,900 Active 110 DOM

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Taxation est. · year 1

• Rental income: $24,910
• − Mortgage interest: −$15,934
• − Property taxes: −$4,267
• − Insurance: −$1,422
• − Repairs & maintenance: −$1,993
• − Management: −$1,993
• − HOA: −$360
• − Depreciation: −$8,275
• Taxable loss: −$9,334
• Est. tax savings @ 24.0%: +$2,240
• After-tax cash flow: $-2,031/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.

Condition & rehab AI · 4 photos

Average 55/100 Cosmetic rehab Est. rehab $8,360–$25,080 screening

The Morris home is in average condition with potential for cosmetic upgrades to enhance its resale and rental value.

Value-add opportunities

• Both Painting — Fresh paint can enhance curb appeal and interior aesthetics ↑
• Both Landscaping — Well-maintained landscaping can improve curb appeal and property value ↑
• Resale Kitchen appliances — Upgrading to modern appliances can attract more buyers ↑
• Resale Bathroom fixtures — Modern fixtures can make bathrooms more appealing to potential buyers ↑

ⓘ Rehab cost is a screening estimate — Cosmetic scope × the home's square footage at US $/sqft rules of thumb (the same model as the Flip Finder). Get contractor quotes + a written scope before underwriting.

F Composite school gradezoned avg 20/100

Zoned Schools

Elementary Waldo Pafford Elementary School F GA #790/1,228 Nat'l #31,549/41,679 Middle Snelson-Golden Middle School F GA #372/470 Nat'l #12,017/14,009 High Bradwell Institute F GA #243/424 Nat'l #14,491/17,239

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

B Composite livability gradescore 73/100

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 · 58,689 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: 8% of renters

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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%

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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%
• Languages at home: 86% English-only · Spanish 7% Other Indo-European 2% German/W. Germanic 1%

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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

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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

Property features AI

Finance

• Other: Living area recorded as 1672Located on W 15th St, Hinesville, GA 31313List price recorded at $256,900Inventory type: PlanListing last modified 2026-06-01
• HOA & community: Association fee of $30

Exterior

• Parking: 2 parking spaces
• Utilities: Has heatingHas cooling
• Home design: Single-family plan (Morris)Active listing
• Exterior features: Asphalt roof

Interior

• Bedrooms: 3 bedrooms
• Bathrooms: 2 full bathrooms and 1 half bathroom
• Heating & cooling: Electric forced-air heatingCentral air conditioning
• Interior features: Plan named Morris