224 Quail Run Way SE · Walthourville, GA 31301

$285,575

4 bd · 2.5 ba · 1,810 sqft · SingleFamily · 23 Days on market

Built 2026 Good condition 0.57 ac lot $34/mo HOA · 1% of rent

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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 +9.6/30.0
• ARV discount +7.5/15.0
• Appreciation +5.1/10.0
• Condition / age +4.0/5.0
• Livability +3.2/5.0
• 1% rule +3.0/10.0
• DSCR +2.7/10.0
• Rent growth +2.5/5.0
• Schools +2.3/10.0

Listing remarks

You'll love the Anderson plan located in The Village at Sassafras, because it combines form and function into one exquisite home. Entering from the foyer, you will first access the flex room - furnish as an office, second living space, the possibilities are endless! Continuing down a short corridor, you are greeted by an inviting kitchen with corner pantry and bar area for additional seating. The family room is visible from the kitchen - perfect for the modern family. Upstairs, the master suite features a spacious bedroom but the en-suite steals the show. Dual vanities, a garden tub, separate shower, private toilet room and an expansive walk-in closet. Three secondary bedrooms share a hall

Key facts

• Inviting kitchen
• Master suite
• Corner pantry

Tags

• FLEX ROOM
• INVITING KITCHEN
• CORNER PANTRY
• BAR AREA
• FAMILY ROOM
• MASTER SUITE

Property features AI

Finance

• Other: Located in The Village at Sassafras
• HOA & community: Homeowners association with $34 monthly fee

Exterior

• Parking: Attached 2-car garage
• Utilities: Shared well water; Septic tank sewer
• Home design: Single family residence; New construction; Two stories; Slab foundation
• Construction: Brick construction; Asphalt roof; Home warranty included
• Exterior features: Patio; Underground utilities

Interior

• Kitchen: Dishwasher; Microwave; Oven; Range; Refrigerator; Electric water heater
• Bathrooms: Two full bathrooms; One half bathroom
• Heating & cooling: Central heating (electric); Central air conditioning (electric)
• Interior features: Breakfast bar; Entrance foyer; Pantry; Accessible full bathroom
• Laundry & utility: Laundry room with washer hookup

🏗️ New construction. The $285,575 list price is a builder figure, so every metric below is computed on the value from comparable previous sales — $291,410.

What this means for you Summary

Snapshot

• This is a 4-bed/2.5-bath single-family listed at $286k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $-197 ($-2k/yr) — negative.
• To cash-flow at today's rent, offer at most $263k (7.9% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $234k (17.9% below list).
• Recommended offer: $234k (17.9% 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, amenities F, commute 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.
• Zoned schools: Smiley Elementary School (1,258 students, 67% FRL); Long County Middle School (math 21% / reading 27%, grade F, #311 of 470 statewide, top 68%, 945 students, 69% FRL); Long County High School (math 37% / reading 22%, grade F, #140 of 424 statewide, top 35%, 1,209 students, 70% FRL).
• Market conditions: 141 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 43% of the median local income ($65k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• In year one you build about $2k of equity ($2k loan paydown + $453 appreciation (0.2% local appreciation)).
• Long County population projected at +72% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• By year 10, paydown + projected appreciation supports a ~$32k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 23 days — a 2% lower offer ($281k) is reasonable based on typical stale-listing flexibility.

Recommended offer $234,325 (17.9% 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. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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?
6. 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.
7. 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.
8. 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: 5.48%
• Cash-on-cash: -2.89%
• DSCR: 0.87
• GRM: 10.4

CMA / ARV

• ARV (on-the-fly): $291,410
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
404 Buckhead Loop SE	0.35mi	4/2.5	1,810 (0%)	1mo	$283,825	$157	83
334 Buckhead Loop SE	0.40mi	4/2.5	1,810 (0%)	3mo	$284,025	$157	79
631 Buckhead Loop SE	0.14mi	4/3.0	1,984 (+10%)	1mo	$315,475	$159	75
722 Buckhead Loop SE	0.14mi	4/2.5	1,609 (-11%)	0mo	$279,800	$174	75
358 Buckhead Loop SE	0.35mi	4/2.0	1,735 (-4%)	2mo	$301,090	$174	73
382 Buckhead Loop SE	0.35mi	4/2.0	1,926 (+6%)	1mo	$310,875	$161	70
802 Buckhead Loop SE	0.14mi	4/2.5	2,065 (+14%)	0mo	$296,375	$144	70
663 Buckhead Loop SE	0.14mi	4/2.0	1,565 (-14%)	1mo	$276,975	$177	68
218 Antler Ave	0.24mi	4/3.0	1,984 (+10%)	6mo	$296,450	$149	66
916 Buckhead Loop SE	0.19mi	4/2.5	2,065 (+14%)	3mo	$306,210	$148	65
1118 Buckhead Loop SE	0.14mi	4/2.0	1,565 (-14%)	6mo	$275,650	$176	64
393 Buckhead Loop SE	0.35mi	4/2.0	1,565 (-14%)	0mo	$280,500	$179	59

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

Projected returns pro-forma

0.16% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: -4.9%
• Equity multiple: 0.77×
• Total profit: $-18,861
• Equity at exit: $86,888

10-year hold

• IRR: 0.9%
• Equity multiple: 1.10×
• Total profit: $8,330
• Equity at exit: $106,273

Cash invested: $81,595 (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 31301

• Home prices YoY: 0.1%
• Active inventory: 141
• Price-to-rent: 10.2×

Monthly cashflow live

• Estimated rent: $2,343 medium
• Mortgage (P&I): −$1,528
• Tax est. 1.5%: −$364 /mo · $4,371/yr
• Insurance: −$121
• HOA: −$34
• Vacancy / Maint / Mgmt: −$492
• Net cashflow: $-197

Break-even live

Break-even rent $2,592

Max offer price $262,947

Occupancy floor —

Sensitivity live

Price	-10% $5	-5% $-96	+0% $-197	+5% $-297	+10% $-398
Rent	-10% $-382	-5% $-289	+0% $-197	+5% $-104	+10% $-12
Rate	-1.0pp $-50	-0.5pp $-123	base $-197	+0.5pp $-272	+1.0pp $-349

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: $72,852
• Closing costs: $8,742
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2722 Arnall Dr Allenhurst, GA	5.0	3.0	2256	$2,600	$1.15	45d	1	0.33mi

HOA detail

• Monthly dues: $34 · $408/yr

Listing history 18 events

1. 2026-06-21
   days on market $285,575 Active 23 DOM
2. 2026-06-19
   days on market $285,575 Active 21 DOM
3. 2026-06-18
   days on market $285,575 Active 20 DOM
4. 2026-06-17
   days on market $285,575 Active 19 DOM
5. 2026-06-16
   days on market $285,575 Active 18 DOM
6. 2026-06-15
   days on market $285,575 Active 17 DOM
7. 2026-06-14
   days on market $285,575 Active 15 DOM
8. 2026-06-13
   days on market $285,575 Active 14 DOM
9. 2026-06-10
   days on market $285,575 Active 12 DOM
10. 2026-06-09
    days on market $285,575 Active 11 DOM
11. 2026-06-08
    days on market $285,575 Active 10 DOM
12. 2026-06-07
    days on market $285,575 Active 9 DOM
13. 2026-06-05
    days on market $285,575 Active 6 DOM
14. 2026-06-03
    days on market $285,575 Active 5 DOM
15. 2026-06-02
    days on market $285,575 Active 4 DOM
16. 2026-06-01
    days on market $285,575 Active 3 DOM
17. 2026-05-31
    days on market $285,575 Active 2 DOM
18. 2026-05-29
    listed $285,575 Active

ⓘ 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: $28,119
• − Mortgage interest: −$16,323
• − Property taxes: −$4,371
• − Insurance: −$1,457
• − Repairs & maintenance: −$2,250
• − Management: −$2,250
• − HOA: −$408
• − Depreciation: −$8,477
• Taxable loss: −$7,417
• Est. tax savings @ 24.0%: +$1,780
• After-tax cash flow: $-580/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 · 3 photos

Good 80/100 Cosmetic rehab

This home is in excellent condition with a good condition score of 80. It is move-in ready with minimal cosmetic updates needed to enhance its curb appeal and interior aesthetics.

Value-add opportunities

• Both Painting exterior and interior — Enhances curb appeal and interior aesthetics
• Both Landscaping improvements — Enhances curb appeal and adds value
• Resale Kitchen appliances — Modernizes the kitchen and appeals to potential buyers
• Resale Bathroom fixtures — Modernizes bathrooms and appeals to potential buyers

Renovation cost estimate screening

Value-add ROI direction

• Both Painting exterior and interior — Enhances curb appeal and interior aesthetics ↑
• Both Landscaping improvements — Enhances curb appeal and adds value ↑
• Resale Kitchen appliances — Modernizes the kitchen and appeals to potential buyers ↑
• Resale Bathroom fixtures — Modernizes bathrooms and appeals to potential buyers ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

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: Liberty County · 58,565 people
• City population: 4,933
• Metro: Hinesville, GA
• Population (ZIP): 4,933
• Household income: $65,417
• Rent vs Own: 55.7% rent · 44.3% own
• Severe rent burden: 121.0

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 0.64)
• Race & ethnicity: Black 51% White 31% Two or more races 15% Hispanic / Latino 9%
• Hispanic origin (detail): Mexican 2% Puerto Rican 7%
• Common ancestry: Slovak 1% Lithuanian 1%
• Foreign-born: 3% · Canada
• Languages at home: 96% English-only · Spanish 2%

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: ▲ 0.16%
• Current HPI: 187.7716
• 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

1 event — show timeline

• 2026-05-29 Listed $285,575 Hive MLS