500 Lawson Farms Rd · Hahira, GA 31632

$312,900

4 bd · 2.0 ba · 1,799 sqft · SingleFamily · 2 Days on market

Built 2026 0.34 ac lot Est $302k · at est. $47/mo HOA · 2% 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 +6.4/30.0
• ARV discount +5.9/15.0
• Schools +4.7/10.0
• Livability +3.4/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• 1% rule +1.7/10.0
• DSCR +0.7/10.0

Listing remarks

Welcome to 500 Lawson Farms Rd. in Reynolda Place, our new home community in Hahira, GA. The one-level Beau plan is a spacious, 4-bedroom, 2 bath design in 1,799 square feet with 9-foot ceilings. As you enter the Beau, you will find two bedrooms and the second bathroom with a tub/shower combo off the foyer. The third bedroom is further down the hall, making it a perfect space for private guest room or office. The hallway then leads to the beautiful open kitchen featuring a spacious walk-in pantry and large island. This island overlooks the dining and living room combination, creating the perfect space for entertaining and everyday meals. The kitchen features granite countertops, stainless s

Key facts

• Double vanity
• Luxurious shower
• Primary suite

Tags

• OPEN KITCHEN
• WALK-IN PANTRY
• LARGE ISLAND
• PRIMARY SUITE
• LUXURIOUS SHOWER
• DOUBLE VANITY

Property features AI

Finance

• Other: Zoning: R-15
• HOA & community: Homeowners association with an annual fee of $563 (approximately $46.92/month)

Exterior

• Parking: 2-car garage with garage door opener
• Utilities: Public water; Public sewer
• Home design: Single-family residence; One story; Residential property
• Construction: Cement siding; Vinyl siding; Shingle roof
• Exterior features: Covered patio/porch; Irregular lot

Interior

• Kitchen: Dishwasher; Microwave; Refrigerator; Garbage disposal
• Flooring: Carpet; Vinyl
• Bathrooms: 2 full bathrooms
• Interior features: Dishwasher; Microwave; Refrigerator; Disposal
• Laundry & utility: Dedicated laundry room

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $313k.

Deal economics

• At list price, monthly cash flow is $-541 ($-6k/yr) — negative.
• To cash-flow at today's rent, offer at most $235k (25.0% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $211k (32.5% below list).
• Recommended offer: $211k (32.5% 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: Hahira Elementary School (math 72% / reading 55%, grade B, #99 of 1,228 statewide, top 8%, 807 students, 40% 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 37% FRL track the district average.
• Market conditions: 198 active listings in the ZIP; 1 comparable units currently listed for rent nearby; solid renter incomes; 896 units permitted in Lowndes County in 2024 (0 in 5+ unit buildings).
• This rent runs 30% 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 $33k of equity ($2k loan paydown + $31k 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 ~$54k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• Only 2 days on market — expect competitive offers; lowballing is unlikely to land.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; major wildfire risk; extreme-heat days projected 7→19/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $211,150 (32.5% 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: 0.67% ✗
• Cap rate: 4.22%
• Cash-on-cash: -7.41%
• DSCR: 0.67
• GRM: 12.3

CMA / ARV

• ARV (on-the-fly): $302,232
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1213 Phats Way	0.09mi	4/2.0	1,799 (0%)	2mo	$303,000	$168	94
1205 Phats Way	0.13mi	4/2.0	1,799 (0%)	2mo	$303,000	$168	92
1138 Hannah Dr	0.14mi	4/2.0	1,799 (0%)	3mo	$299,900	$167	91
1155 Hannah Dr	0.18mi	4/2.0	1,799 (0%)	3mo	$309,000	$172	90
1135 Hannah Dr	0.16mi	4/2.0	1,799 (0%)	4mo	$294,900	$164	89
1147 Hannah Dr	0.18mi	4/2.0	1,799 (0%)	3mo	$299,900	$167	89
751 Fry Rd	0.19mi	4/2.0	1,839 (+2%)	2mo	$349,900	$190	86
769 Carriage Xing	0.07mi	4/2.0	1,930 (+7%)	1mo	$319,900	$166	83
627 Stagecoach Trl	0.22mi	3/2.0 (-1)	1,758 (-2%)	5mo	$270,000	$154	77
1159 Hannah Dr	0.15mi	3/2.0 (-1)	1,580 (-12%)	2mo	$300,400	$190	66
1130 Hannah Dr	0.13mi	3/2.0 (-1)	1,580 (-12%)	5mo	$303,836	$192	65
1139 Hannah Dr	0.17mi	3/2.0 (-1)	1,580 (-12%)	3mo	$290,000	$184	64

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: 19.1%
• Equity multiple: 2.55×
• Total profit: $135,999
• Equity at exit: $281,885

10-year hold

• IRR: 17.6%
• Equity multiple: 5.88×
• Total profit: $427,726
• Equity at exit: $607,896

Cash invested: $87,612 (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: $2,112 medium
• Mortgage (P&I): −$1,641
• Tax est. 1.5%: −$391 /mo · $4,694/yr
• Insurance: −$130
• HOA: −$47
• Vacancy / Maint / Mgmt: −$443
• Net cashflow: $-541

Break-even live

Break-even rent $2,797

Max offer price $234,574

Occupancy floor —

Sensitivity live

Price	-10% $-325	-5% $-433	+0% $-541	+5% $-649	+10% $-758
Rent	-10% $-708	-5% $-625	+0% $-541	+5% $-458	+10% $-374
Rate	-1.0pp $-384	-0.5pp $-462	base $-541	+0.5pp $-622	+1.0pp $-705

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: $78,225
• Closing costs: $9,387
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
305 Barfield St Hahira, GA	3.0	2.0	1361	$1,495	$1.10	45d	1	0.66mi

HOA detail

• Monthly dues: $47 · $564/yr

Listing history 2 events

1. 2026-06-21
   remarks 699-char remark
2. 2026-06-21
   listed $312,900 Active 2 DOM

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

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 7/10 Severe
• 🌡 Heat 7/10 Severe 7 d/yr ≥108°F today · 19 d/yr by 30 yrs out
• 💨 Wind 8/10 Severe 99% chance of damaging wind over 30 yrs
• 🫁 Air quality 6/10 Major 10 unhealthy d/yr today · 13 by 30 yrs out

Taxation est. · year 1

• Rental income: $25,338
• − Mortgage interest: −$17,527
• − Property taxes: −$4,694
• − Insurance: −$1,564
• − Repairs & maintenance: −$2,027
• − Management: −$2,027
• − HOA: −$564
• − Depreciation: −$9,103
• Taxable loss: −$12,168
• Est. tax savings @ 24.0%: +$2,920
• After-tax cash flow: $-3,575/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

• 2026-06-19 Listed $312,900 SGMLS