4564 Brinlee Way · Hahira, GA 31632

$319,900

4 bd · 2.0 ba · 1,925 sqft · SingleFamily · 30 Days on market

Built 2026 8,712 sqft lot Est $304k · 5% over $17/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).

• Appreciation +10.0/10.0
• Cash flow +6.7/30.0
• ARV discount +5.2/15.0
• Schools +4.7/10.0
• Livability +3.4/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• 1% rule +1.8/10.0
• DSCR +0.9/10.0

Listing remarks

FOUR BEDROOM HOUSE IN THE LANDINGS SUBDIVISION! Kitchen complete with custom cabinets, granite counter tops, tiled backsplash and stainless appliances including refrigerator. Master Bathroom complete with double vanity, his and her closets, tiled shower and jetted tub! No carpet! Blinds on windows including plantation shutter on front door. Property qualifies for 100% USDA financing to qualified buyers. Fenced backyard

Key facts

• Double vanity
• Custom cabinets
• His and her closets

Tags

• CUSTOM CABINETS
• GRANITE COUNTER TOPS
• TILED BACKSPLASH
• STAINLESS APPLIANCES
• DOUBLE VANITY
• HIS AND HER CLOSETS

Property features AI

Finance

• Other: Located in The Landings subdivision; Zoning: PD
• HOA & community: Homeowners association with an annual fee of $200

Exterior

• Parking: 2-car garage with garage door opener
• Utilities: Public water; Public sewer; Cable available
• Home design: Single-family home; One story
• Construction: Vinyl siding
• Exterior features: Patio; Fenced yard

Interior

• Kitchen: Dishwasher; Microwave; Refrigerator
• Flooring: Laminate flooring; Tile flooring
• Bathrooms: 2 full bathrooms
• Heating & cooling: Heat pump
• Interior features: Dishwasher; Microwave; Refrigerator

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $320k.

Deal economics

• At list price, monthly cash flow is $-516 ($-6k/yr) — negative.
• To cash-flow at today's rent, offer at most $245k (23.3% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $217k (32.3% below list).
• Recommended offer: $217k (32.3% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 67/100 on livability (#161 in GA) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+; Watch: crime C-, employment D+, health & safety D.
• Lowndes County (rural): math 59% / reading 52% proficiency, ranked #8 of 174 in GA (top 5%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Zoned schools: Dewar Elementary (math 61% / reading 47%, grade C, #204 of 1,228 statewide, top 17%, 859 students, 50% FRL); Hahira Middle School (math 65% / reading 63%, grade B+, #30 of 470 statewide, top 6%, 859 students, 32% FRL); Lowndes High School (math 69% / reading 51%, grade C+, #14 of 424 statewide, top 3%, 3,201 students, 39% FRL) — zoned schools at 40% FRL track the district average.
• Market conditions: 198 active listings in the ZIP; 5 comparable units currently listed for rent nearby; rentals at typical pace (median 23d on market — plan ~3-4 weeks tenant-placement turnaround); solid renter incomes; 896 units permitted in Lowndes County in 2024 (0 in 5+ unit buildings).
• This rent runs 31% of the median local income ($84k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• In year one you build about $34k of equity ($2k loan paydown + $32k appreciation (10.0% local appreciation)).
• Lowndes County population projected at +10% by 2050 — modest demand growth; plan on rents tracking national, not racing it.
• By year 2, paydown + projected appreciation supports a ~$55k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 30 days — a 2% lower offer ($315k) is reasonable based on typical stale-listing flexibility.

Recommended offer $216,691 (32.3% 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. 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. 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?
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: 0.68% ✗
• Cap rate: 4.36%
• Cash-on-cash: -6.91%
• DSCR: 0.69
• GRM: 12.3

CMA / ARV

• ARV (on-the-fly): $304,150
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
4556 Brinlee Way	0.03mi	4/2.0	1,925 (0%)	1mo	$319,900	$166	98
4555 Brinlee Way	0.04mi	4/2.0	1,925 (0%)	0mo	$310,000	$161	98
4552 Brinlee Way	0.05mi	4/2.0	1,925 (0%)	3mo	$307,500	$160	96
4005 Pearson Way	0.15mi	4/2.0	1,925 (0%)	0mo	$345,900	$180	93
3817 Cutshaw Trl	0.14mi	4/2.0	1,875 (-3%)	2mo	$296,000	$158	88
3919 Landings Cir	0.26mi	4/2.0	1,925 (0%)	3mo	$305,000	$158	86
3800 Cutshaw Trl	0.19mi	4/2.0	1,979 (+3%)	5mo	$307,500	$155	82
3950 Bettys Pl	0.65mi	4/2.0	1,851 (-4%)	1mo	$287,500	$155	63
4185 Addalyn Way	0.56mi	4/2.0	1,811 (-6%)	3mo	$279,900	$155	61
3946 Bettys Pl	0.65mi	4/2.0	1,779 (-8%)	1mo	$300,000	$169	56
4209 Parker Trl	0.69mi	4/2.0	1,788 (-7%)	4mo	$279,900	$157	53
4193 Nelson Hill Pl	0.70mi	4/2.0	1,788 (-7%)	6mo	$280,000	$157	51

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

Projected returns pro-forma

10.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 19.4%
• Equity multiple: 2.58×
• Total profit: $141,411
• Equity at exit: $288,191

10-year hold

• IRR: 17.9%
• Equity multiple: 5.94×
• Total profit: $442,358
• Equity at exit: $621,495

Cash invested: $89,572 (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 31632

• Home prices YoY: 8.1%
• Active inventory: 198
• Price-to-rent: 12.3×

Monthly cashflow live

• Estimated rent: $2,167 high
• Mortgage (P&I): −$1,678
• Tax est. 1.5%: −$400 /mo · $4,798/yr
• Insurance: −$133
• HOA: −$17
• Vacancy / Maint / Mgmt: −$455
• Net cashflow: $-516

Break-even live

Break-even rent $2,820

Max offer price $245,249

Occupancy floor —

Sensitivity live

Price	-10% $-295	-5% $-405	+0% $-516	+5% $-626	+10% $-737
Rent	-10% $-687	-5% $-601	+0% $-516	+5% $-430	+10% $-345
Rate	-1.0pp $-355	-0.5pp $-435	base $-516	+0.5pp $-599	+1.0pp $-683

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: $79,975
• Closing costs: $9,597
• Reserves months: —
• Total cash needed: —

Rent comps 5 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
4194 Silver Gln Hahira, GA	3.0	2.0	1650	$1,795	$1.09	23d	1	0.39mi
4171 Silver Gln Hahira, GA	3.0	2.0	1544	$1,650	$1.07	23d	1	0.44mi
4112 Silver Gln Hahira, GA	3.0	2.0	1534	$1,750	$1.14	45d	1	0.51mi
4162 Nelson Hill Pl Hahira, GA	3.0	2.0	1561	$1,900	$1.22	23d	1	0.70mi
5048 Planters Xing Hahira, GA	4.0	3.0	2160	$2,500	$1.16	23d	1	1.16mi

HOA detail

• Monthly dues: $17 · $204/yr

Listing history 19 events

1. 2026-06-21
   days on market $319,900 Active 30 DOM
2. 2026-06-19
   days on market $319,900 Active 28 DOM
3. 2026-06-18
   days on market $319,900 Active 27 DOM
4. 2026-06-17
   days on market $319,900 Active 26 DOM
5. 2026-06-16
   days on market $319,900 Active 25 DOM
6. 2026-06-15
   days on market $319,900 Active 24 DOM
7. 2026-06-14
   days on market $319,900 Active 22 DOM
8. 2026-06-13
   days on market $319,900 Active 21 DOM
9. 2026-06-10
   days on market $319,900 Active 19 DOM
10. 2026-06-09
    days on market $319,900 Active 18 DOM
11. 2026-06-08
    days on market $319,900 Active 17 DOM
12. 2026-06-07
    days on market $319,900 Active 16 DOM
13. 2026-06-05
    days on market $319,900 Active 13 DOM
14. 2026-06-03
    days on market $319,900 Active 12 DOM
15. 2026-06-02
    days on market $319,900 Active 11 DOM
16. 2026-06-01
    days on market $319,900 Active 10 DOM
17. 2026-05-31
    days on market $319,900 Active 9 DOM
18. 2026-05-30
    days on market $319,900 Active 8 DOM
19. 2026-05-22
    listed $319,900 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: $26,003
• − Mortgage interest: −$17,919
• − Property taxes: −$4,798
• − Insurance: −$1,600
• − Repairs & maintenance: −$2,080
• − Management: −$2,080
• − HOA: −$204
• − Depreciation: −$9,306
• Taxable loss: −$11,985
• Est. tax savings @ 24.0%: +$2,876
• After-tax cash flow: $-3,314/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: Lowndes County
• NCES district ID: 1303390
• Math proficiency: 59% ▼ -1.00%
• Reading proficiency: 52% ▼ -2.00%
• Median HH income: $48,221
• Composite: 47.21/100
• National rank: #2317
• State rank: #8 of 174 in GA

Livability — Hahira

• Score: 67/100
• State rank: #161
• US rank: #10280

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Lowndes County · 107,801 people
• Metro: Valdosta, GA
• Population (ZIP): 15,942
• Household income: $83,946
• Rent vs Own: 16.9% rent · 83.1% own
• Severe rent burden: 73.0

Population outlook (Lowndes County) Hauer SSP2

• Today (2025): 120,348 people
• By 2030: 123,469 · +2.6%
• By 2040: 128,482 · +6.8%
• By 2050: 131,907 · +9.6%
• By 2075: 139,080 · +15.6%
• By 2100: 133,649 · +11.1%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (79%)
• Race & ethnicity: White 79% Black 12% Hispanic / Latino 6% Two or more races 5%
• Hispanic origin (detail): Mexican 2% Puerto Rican 2%
• Common ancestry: Slovak 3% Serbian 2% Italian 1%
• Foreign-born: 2% · Canada, Jamaica
• Languages at home: 96% English-only · Spanish 3%

Political lean MEDSL · Lowndes

• 2024 margin: R (+18.0) · D 40.8% · R 58.8%
• 2008→2024 swing: -8.6pp toward R · 2008: -9.4pp · 2024: -18.0pp
• All cycles: 2024: R+18.0 2020: R+12.0 2016: R+18.2 2012: R+10.5 2008: R+9.4

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 19.44%
• Current HPI: 259.01
• Rent YoY: —
• Metro: Valdosta, 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

• 2026-05-22 Listed $319,900 SGMLS