Is 163 Heirloom Rd in Hinesville, GA a good investment?

CashFlowRE grades it D with a 5.8% cap rate and $-102/mo modeled cash flow at a $232,400 list price. See the full underwriting and recommended offer on the page.

What is the cap rate for 163 Heirloom Rd?

The modeled cap rate is 5.8% — annual NOI divided by price, using CashFlowRE's rent and expense estimates.

What would this property rent for?

Estimated market rent is $2,030/month, from CashFlowRE's rent model.

D Composite 44.55

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 +12.5/15.0
Cash flow +10.9/30.0
Condition / age +4.0/5.0
Rent growth +3.9/5.0
1% rule +3.7/10.0
Livability +3.7/5.0
DSCR +3.2/10.0
Schools +2.8/10.0
Appreciation +0.0/10.0

$232,400

163 Heirloom Rd · Hinesville, GA 31313

3 bd · 2.5 ba · 1,411 sqft · SingleFamily · 96 Days on market

Built 2026 Good condition 4,791 sqft lot 1-car garage $165/sqft · 11% below area Est $261k · 11% under $100/mo HOA · 5% of rent

🖨 Deal sheet (PDF) 📄 Offer letter ✓ Due diligence

Listing remarks

New construction END UNIT townhome at Heritage Pointe townhomes in Hinesville! Located on the edge of Hinesville close to new restaurants & up-and-coming shopping! Quick commute to Ft. Stewart, Hwy 17 & I-95! 3-bedroom, 2.5-bath townhome with granite counters throughout! Open living space on the first floor with a 1-car garage, as well as a fenced backyard. The kitchen features a spacious pantry & stainless appliances including refrigerator! From the island look out to the dining area & family room with ceiling fan. Enjoy a sodded backyard with irrigation from the patio! Upstairs find two bedrooms, hall bath, laundry room & the primary suite.

Key facts

Spacious pantry
Sodded backyard
Walk-in closet

What this means for you Summary

Snapshot

This is a 3-bed/2.5-bath single-family listed at $232k. Condition is rated good.

Deal economics

At list price, monthly cash flow is $-102 ($-1k/yr) — negative.
To cash-flow at today's rent, offer at most $218k (6.4% below list).
To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $203k (12.7% below list).
Recommended offer: $203k (12.7% 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); 911 active listings in the ZIP; 19 comparable units currently listed for rent nearby; rentals leasing fast (median 6d 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 40% 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 $7k 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 96 days — a 9% lower offer ($211k) is reasonable based on typical stale-listing flexibility.

Recommended offer $202,992 (12.7% below list)

Questions for the listing agent

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?
It's been on market 96 days. Have you received any prior offers? Is the seller open to a 13% concession, seller financing, or rate buy-down credit?
What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
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?
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?
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?
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.
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.
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: 0.87% ✗
Cap rate: 5.76%
Cash-on-cash: -1.89%
DSCR: 0.92
GRM: 9.5

CMA / ARV

ARV (median comp): $261,420
List price: $232,400
Delta: -11.10%
Verdict: UNDERPRICED
Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
39 Legacy Ln	0.14mi	3/2.0	1,565 (+11%)	2mo	$294,000	$188	72
143 Hamilton Dr	0.43mi	3/2.5	1,462 (+4%)	3mo	$264,400	$181	72
169 Hamilton Dr	0.44mi	3/2.5	1,462 (+4%)	4mo	$265,200	$181	70
85 Hamilton Dr	0.40mi	3/2.5	1,462 (+4%)	6mo	$265,700	$182	70
76 Hamilton Dr	0.38mi	3/2.5	1,462 (+4%)	9mo	$265,300	$181	69
236 Providence Loop	0.41mi	3/2.0	1,544 (+9%)	0mo	$282,000	$183	63
324 Abode Ave	0.19mi	4/2.0 (+1)	1,568 (+11%)	5mo	$285,000	$182	61
125 Providence Loop	0.35mi	3/2.0	1,544 (+9%)	6mo	$281,400	$182	61
44 Providence Loop	0.33mi	4/2.0 (+1)	1,581 (+12%)	1mo	$291,200	$184	57
111 Providence Loop	0.35mi	4/2.0 (+1)	1,581 (+12%)	8mo	$291,500	$184	50
605 Palmetto Trce	0.49mi	3/2.0	1,225 (-13%)	8mo	$170,000	$139	46
389 Gray Fox Rd	0.62mi	4/2.0 (+1)	1,296 (-8%)	6mo	$260,000	$201	45

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: -16.5%
Equity multiple: 0.40×
Total profit: $-39,050
Equity at exit: $34,652

10-year hold

IRR: -4.2%
Equity multiple: 0.69×
Total profit: $-20,299
Equity at exit: $20,094

Cash invested: $65,072 (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: 22 active · 30 under contract
Months of supply: 9.4 mo (11%/mo absorbed)
Median asking: $262,400 ($173/sqft)
Median days on market: 102 d
This list price: 27% of active listings are priced below it
ARV vs active asking: +7.1% 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: 911
Price-to-rent: 9.5×

Monthly cashflow live

Estimated rent: $2,030 high interval (Pro) →
Mortgage (P&I): −$1,219
Tax est. 1.5%: −$290 /mo · $3,486/yr
Insurance: −$97
HOA: −$100
Lot rent: −$0
Vacancy / Maint / Mgmt: −$426
Net cashflow: $-102

Break-even live

Break-even rent $2,160

Max offer price $217,579

Occupancy floor —

Sensitivity live

Price	-10% $58	-5% $-22	+0% $-102	+5% $-183	+10% $-263
Rent	-10% $-263	-5% $-183	+0% $-102	+5% $-22	+10% $58
Rate	-1.0pp $15	-0.5pp $-43	base $-102	+0.5pp $-163	+1.0pp $-224

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: $58,100
Closing costs: $6,972
Club membership (one-time): —
Reserves months: —
Total cash needed: —

Loan-product check · same deal, 3 products live

Conventional

25% down · 7.5% · 30yr

Cash invested: —
Monthly P&I: —
Monthly cashflow: —
DSCR: —
Eligible?: —

Personal DTI + credit; lowest rate.

DSCR

20% down · 8.5% · 30yr

Cash invested: —
Monthly P&I: —
Monthly cashflow: —
DSCR: —
Eligible?: —

No personal income docs; deal must DSCR.

Hard money

10% down · 12.0% · 12mo

Cash invested: —
Monthly P&I: —
Monthly cashflow: —
DSCR: —
Eligible?: —

Short-term bridge; refi at stabilization.

Rent comps 19 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
193 Heirloom Rd Hinesville, GA	3.0	2.5	1400	$2,300	$1.64	139d	1	0.06mi
96 Beaumont Dr Unit 1 Hinesville, GA	3.0	2.0	1400	$1,975	$1.41	139d	1	0.10mi
78 Centennial Ct Hinesville, GA	3.0	2.5	1462	$2,100	$1.44	139d	1	0.23mi
720 Thornwood Way Hinesville, GA	3.0	2.0	1352	$1,800	$1.33	5d	1	0.24mi
100 Centennial Ct Hinesville, GA	3.0	2.5	1703	$2,150	$1.26	139d	1	0.25mi
158 Hamlet Ct Hinesville, GA	3.0	2.5	1458	$1,900	$1.30	5d	1	0.25mi
767 Abode Ave Hinesville, GA	3.0	2.0	1428	$2,150	$1.51	5d	1	0.27mi
707 Thornwood Way Hinesville, GA	3.0	1.0	1040	$1,200	$1.15	139d	1	0.34mi
130 Hazy Ln Hinesville, GA	3.0	2.5	1518	$2,100	$1.38	139d	1	0.47mi
89 Hazy Ln Hinesville, GA	4.0	2.0	1482	$2,100	$1.42	5d	1	0.51mi
25 Hazy Ln Hinesville, GA	3.0	2.5	1392	$1,995	$1.43	5d	1	0.52mi
92 Hazy Ln Hinesville, GA	4.0	2.5	1463	$2,300	$1.57	5d	1	0.52mi
601 Tupelo Trl Hinesville, GA	2.0	1.0	1340	$1,200	$0.90	3d	1	0.57mi
601 Tupelo Trl Hinesville, GA	3.0	2.0	1504	$1,350	$0.90	5d	1	0.57mi
504 Heritage Dr Hinesville, GA	3.0	2.0	1270	$2,025	$1.59	5d	1	0.88mi
404 Patton Rd Hinesville, GA	2.0	1.0	960	$1,425	$1.48	5d	1	1.03mi
454 Floyd Cir Hinesville, GA	3.0	2.0	1658	$2,650	$1.60	5d	1	1.34mi
145 Factors Walk Hinesville, GA	4.0	2.5	1810	$2,300	$1.27	5d	1	1.47mi
801 Brickyard Rd Hinesville, GA	3.0	2.0	1595	$1,700	$1.07	4d	1	1.48mi

Property features AI

Finance

HOA & community: Homeowners association with annual fee of $1,200 (approximately $100/month)Subdivision: Heritage Pointe

Exterior

Parking: 1 total parking space1 covered space1-car garage with garage door openerDriveway
Utilities: Public waterPublic sewerElectricity connectedCable availableUnderground utilities
Home design: Single-family residenceTwo storiesUnder construction
Construction: Vinyl siding, wood siding and frame constructionShingle roofSlab foundationBuilt with insulation for energy efficiency
Exterior features: Privacy fencingIrrigation equipmentLevel lotPaved road frontage on a city street

Interior

Kitchen: DishwasherDisposalElectric rangeMicrowaveRefrigeratorSelf-cleaning ovenElectric water heater
Bedrooms: Total rooms: 6
Bathrooms: 2 full bathrooms1 half bathroom
Heating & cooling: Central heatingCentral air conditioning
Interior features: Entrance foyerKitchen islandPantrySee remarksDouble-pane windows

Listing history 50 events

2026-09-24

days on market $232,400 Active 96 DOM
2026-09-22

days on market $232,400 Active 95 DOM
2026-09-21

days on market $232,400 Active 94 DOM
2026-09-20

days on market $232,400 Active 93 DOM
2026-09-19

days on market $232,400 Active 92 DOM
2026-09-18

days on market $232,400 Active 91 DOM
2026-09-17

days on market $232,400 Active 90 DOM
2026-09-16

days on market $232,400 Active 89 DOM
2026-09-15

days on market $232,400 Active 88 DOM
2026-09-14

days on market $232,400 Active 87 DOM
2026-09-13

days on market $232,400 Active 86 DOM
2026-09-12

days on market $232,400 Active 85 DOM
2026-09-11

days on market $232,400 Active 84 DOM
2026-09-05

days on market $232,400 Active 78 DOM
2026-09-04

days on market $232,400 Active 77 DOM
2026-09-03

days on market $232,400 Active 76 DOM
2026-09-02

days on market $232,400 Active 75 DOM
2026-08-30

days on market $232,400 Active 72 DOM
2026-08-29

days on market $232,400 Active 71 DOM
2026-08-28

days on market $232,400 Active 70 DOM
2026-08-27

days on market $232,400 Active 69 DOM
2026-08-26

days on market $232,400 Active 68 DOM
2026-08-25

days on market $232,400 Active 67 DOM
2026-08-24

days on market $232,400 Active 66 DOM
2026-08-23

days on market $232,400 Active 65 DOM
2026-08-22

days on market $232,400 Active 64 DOM
2026-08-21

days on market $232,400 Active 63 DOM
2026-08-20

days on market $232,400 Active 62 DOM
2026-08-19

days on market $232,400 Active 61 DOM
2026-08-18

days on market $232,400 Active 60 DOM
2026-08-17

days on market $232,400 Active 59 DOM
2026-08-16

days on market $232,400 Active 58 DOM
2026-08-15

days on market $232,400 Active 57 DOM
2026-08-14

days on market $232,400 Active 56 DOM
2026-08-13

days on market $232,400 Active 55 DOM
2026-08-12

days on market $232,400 Active 54 DOM
2026-08-11

days on market $232,400 Active 53 DOM
2026-08-10

days on market $232,400 Active 52 DOM
2026-08-09

days on market $232,400 Active 51 DOM
2026-08-08

days on market $232,400 Active 50 DOM
2026-08-07

days on market $232,400 Active 49 DOM
2026-08-06

days on market $232,400 Active 48 DOM
2026-08-05

days on market $232,400 Active 47 DOM
2026-08-04

days on market $232,400 Active 46 DOM
2026-08-03

days on market $232,400 Active 45 DOM
2026-07-31

days on market $232,400 Active 42 DOM
2026-07-30

days on market $232,400 Active 41 DOM
2026-07-29

days on market $232,400 Active 40 DOM
2026-07-27

days on market $232,400 Active 38 DOM
2026-07-25

days on market $232,400 Active 36 DOM

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

Nearby sold comps map

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Walkable amenities ~0.75 mi

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Taxation est. · year 1

Rental income: $24,359
− Mortgage interest: −$13,018
− Property taxes: −$3,486
− Insurance: −$1,162
− Repairs & maintenance: −$1,949
− Management: −$1,949
− HOA: −$1,200
− Depreciation: −$6,761
Taxable loss: −$5,165

Your marginal tax rate % combined federal + state — saved on this device

Est. tax savings @ 24.0%: +$1,240
After-tax cash flow: $11/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

Good 80/100 None rehab

This end-unit townhome at Heritage Pointe in Hinesville is in good condition with a fresh exterior and well-maintained landscaping, making it a good investment opportunity.

Value-add opportunities

Both Painting the exterior and landscaping — Fresh paint and landscaping improvements can enhance curb appeal and attract potential buyers or renters. ↑

F Composite school gradezoned avg 28/100

Zoned Schools

Elementary Joseph Martin Elementary School F GA #784/1,228 Nat'l #31,434/41,679 Middle Midway Middle School F GA #260/470 Nat'l #9,410/14,009 High Liberty County High School F GA #131/424 Nat'l #10,882/17,239

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

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
#203 WestRock Atlanta $19.3B #346 Graphic Packaging Holding Atlanta $9.4B
Retail	1	$160B
#24 Home Depot Atlanta $159.5B
Transportation / Logistics	1	$91B
#47 United Parcel Service Atlanta $91.1B
Airlines	1	$62B
#70 Delta Air Lines Atlanta $61.6B
Consumer Goods	1	$47B
#97 Coca-Cola Atlanta $47.1B
Utilities	1	$25B
#147 Southern Company Atlanta $24.9B

Price history

1 event — show timeline

2026-06-19 Listed $232,400 HABR

Cash-flow waterfall

monthly

Sold comps — $/sqft

last 12 mo · ≤1 mi

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