22 Oak St · Hinesville, GA 31313

$199,900

3 bd · 1.5 ba · 1,469 sqft · SingleFamily public records

Built 1970 0.48 ac lot Est $228k · 12% under ↓ 16% since listing

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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 +15.4/30.0
• ARV discount +13.0/15.0
• DSCR +4.7/10.0
• 1% rule +4.0/10.0
• Rent growth +3.9/5.0
• Livability +3.7/5.0
• Condition / age +2.5/5.0
• Schools +2.0/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Located in the heart of Hinesville, this 3 bedroom, 2 bathroom home is full of potential and priced with needed improvements in mind. A highlight of the property is the spacious fenced in back yard with screened-in back porch, perfect for relaxing or entertaining while enjoying the outdoors. With its convenient location near local amenities, this house offers the perfect opportunity to create a space tailored to your style and needs.

Key facts

• 0.48 acre lot
• Built 1970

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath single-family listed at $200k.

Deal economics

• At list price, monthly cash flow is $75 ($903/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $179k (10.5% below list).
• Recommended offer: $179k (10.5% below list) — sets the bar for 1% rule.
• Cap rate 6.7% vs local median 5.2% in Hinesville — top-decile yield for the area; either an underpriced asset or a hidden risk that comps aren't pricing in. Stress-test before assuming the spread holds.

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); 639 active listings in the ZIP; 29 comparable units currently listed for rent nearby; rentals lingering (median 46d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 100% of comp listings sitting > 30 days — soft ceiling on asking rent; 471 units permitted in Liberty County in 2024 (0 in 5+ unit buildings).
• This rent runs 36% 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 $1k of loan paydown is wiped out by about $6k 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

• Only 0 days on market — expect competitive offers; lowballing is unlikely to land.
• 5 sale attempts since 2y ago with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.
• Current owner paid $168k; 19% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 7→18/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $179,003 (10.5% below list)

Questions for the listing agent

1. Built in 1970 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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?
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: 0.90% ✗
• Cap rate: 6.74%
• Cash-on-cash: 1.61%
• DSCR: 1.07
• GRM: 9.3

CMA / ARV

• ARV (on-the-fly): $227,695
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
614 Demere St	0.17mi	3/2.0	1,512 (+3%)	3mo	$234,000	$155	82
707 Friar Tuck Ln	0.12mi	3/2.0	1,348 (-8%)	6mo	$249,900	$185	74
667 Windward Dr	0.32mi	3/2.0	1,438 (-2%)	8mo	$210,000	$146	73
702 Friar Tuck Ln	0.18mi	3/2.0	1,562 (+6%)	8mo	$232,500	$149	72
717 Little John Dr	0.19mi	3/2.0	1,274 (-13%)	1mo	$234,500	$184	66
679 Mcdowell Rd	0.68mi	3/1.5	1,475 (+0%)	4mo	$210,000	$142	64
9 Cherry St	0.25mi	3/2.0	1,668 (+14%)	3mo	$220,000	$132	62
726 Timber Ridge Trl	0.47mi	3/2.0	1,361 (-7%)	5mo	$225,000	$165	60
3 Dogwood St	0.24mi	3/1.0	1,679 (+14%)	6mo	$210,000	$125	58
611 Maxwell St	0.72mi	3/2.0	1,504 (+2%)	4mo	$182,000	$121	57
430 Arlington Dr	0.43mi	3/2.0	1,642 (+12%)	9mo	$278,000	$169	50
520 Wellington Way	0.60mi	4/2.0 (+1)	1,642 (+12%)	3mo	$280,000	$171	43

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: -11.1%
• Equity multiple: 0.59×
• Total profit: $-23,153
• Equity at exit: $29,806

10-year hold

• IRR: 1.2%
• Equity multiple: 1.09×
• Total profit: $5,177
• Equity at exit: $17,284

Cash invested: $55,972 (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 31313

• Home prices YoY: -27.1%
• Rents YoY: 5.4%
• Active inventory: 639
• Price-to-rent: 9.3×

Monthly cashflow live

• Estimated rent: $1,790 high
• Mortgage (P&I): −$1,048
• Tax from tax record: −$207 /mo · $2,487/yr
• Insurance: −$83
• HOA: −$0
• Vacancy / Maint / Mgmt: −$376
• Net cashflow: $75

Break-even live

Break-even rent $1,695

Max offer price $199,900

Occupancy floor 91%

Sensitivity live

Price	-10% $188	-5% $132	+0% $75	+5% $19	+10% $-38
Rent	-10% $-66	-5% $5	+0% $75	+5% $146	+10% $217
Rate	-1.0pp $176	-0.5pp $126	base $75	+0.5pp $23	+1.0pp $-29

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: $49,975
• Closing costs: $5,997
• Reserves months: —
• Total cash needed: —

Rent comps 29 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
710 Little John Dr Hinesville, GA	3.0	2.0	1459	$1,700	$1.17	45d	1	0.14mi
722 Robin Hood Dr Hinesville, GA	3.0	2.0	1668	$1,500	$0.90	45d	1	0.18mi
916 Mandarin Dr Hinesville, GA	3.0	2.0	1433	$1,550	$1.08	45d	1	0.37mi
908 Ringneck Way Hinesville, GA	3.0	2.0	1526	$1,750	$1.15	46d	1	0.42mi
960 Gulfstream Rd Hinesville, GA	4.0	2.0	1515	$2,150	$1.42	45d	1	0.50mi
905 King Air Ct Hinesville, GA	3.0	2.0	1407	$1,750	$1.24	45d	1	0.51mi
662 Mahoney Rd Hinesville, GA	3.0	2.0	1196	$1,795	$1.50	45d	1	0.62mi
613 Franklin St Hinesville, GA	3.0	2.0	1464	$1,750	$1.20	45d	1	0.72mi
814 Lesa St Hinesville, GA	2.0	1.5	1152	$950	$0.82	45d	1	0.72mi
712 Mill Creek Cir Hinesville, GA	4.0	2.0	1456	$1,900	$1.30	45d	1	0.73mi
209 School House Rd Hinesville, GA	4.0	2.0	1802	$2,100	$1.17	45d	1	0.74mi
608 Palmetto St Hinesville, GA	3.0	2.0	1615	$1,700	$1.05	45d	1	0.76mi
635 Maxwell St Hinesville, GA	3.0	1.0	950	$1,700	$1.79	45d	1	0.77mi
717 Mill Creek Cir Hinesville, GA	4.0	2.5	1776	$2,200	$1.24	45d	1	0.78mi
1303 Veterans Pkwy Hinesville, GA	1.0–3.0	1.0–2.0	1048	$1,750	$1.67	45d	8	0.79mi
727 S Main St Hinesville, GA	2.0–3.0	1.5	1286	$1,450	$1.13	45d	3	0.86mi
732 Fleming Rd Hinesville, GA	3.0	1.5	1348	$1,400	$1.04	45d	1	0.87mi
912 Pineland Ave Hinesville, GA	3.0	2.5	1428	$1,648	$1.15	45d	1	0.89mi
812 Ridgewood Way Hinesville, GA	3.0	2.0	1526	$1,900	$1.25	45d	1	0.99mi
822 Lost Grove Ln Hinesville, GA	3.0	2.0	1080	$1,650	$1.53	46d	1	1.02mi
220 Garden Cir Hinesville, GA	3.0	1.5	1323	$1,650	$1.25	45d	1	1.03mi
250 Garden Cir Hinesville, GA	3.0	2.0	1140	$1,750	$1.54	45d	1	1.05mi
1110 Creekside Cir Hinesville, GA	3.0	2.0	1356	$2,000	$1.47	45d	1	1.09mi
205 Bagley Ave Unit B Hinesville, GA	3.0	2.0	1071	$1,850	$1.73	45d	1	1.10mi
1012 White Cir Hinesville, GA	3.0	1.0	1050	$1,300	$1.24	45d	1	1.21mi
131 Pointe South Dr Hinesville, GA	2.0	1.0	960	$1,950	$2.03	45d	1	1.24mi
350 Beverly St #124 Hinesville, GA	3.0	2.0	1228	$1,400	$1.14	45d	1	1.25mi
910 Brett Dr Hinesville, GA	2.0–3.0	2.0	957	$1,600	$1.67	45d	4	1.32mi
910 Brett Dr Hinesville, GA	2.0–3.0	2.0	957	$1,600	$1.67	46d	3	1.32mi

Listing history 45 events

1. 2025-06-06
   soldstatus $168,000
2. 2025-06-02
   soldstatus $168,000 Closed 437-char remark

   Show marketing remark (437 chars)

   Located in the heart of Hinesville, this 3 bedroom, 2 bathroom home is full of potential and priced with needed improvements in mind. A highlight of the property is the spacious fenced in back yard with screened-in back porch, perfect for relaxing or entertaining while enjoying the outdoors. With its convenient location near local amenities, this house offers the perfect opportunity to create a space tailored to your style and needs.

3. 2025-05-15
   status Pending 437-char remark

   Show marketing remark (437 chars)

   Located in the heart of Hinesville, this 3 bedroom, 2 bathroom home is full of potential and priced with needed improvements in mind. A highlight of the property is the spacious fenced in back yard with screened-in back porch, perfect for relaxing or entertaining while enjoying the outdoors. With its convenient location near local amenities, this house offers the perfect opportunity to create a space tailored to your style and needs.

4. 2025-05-15
   historical

   Show marketing remark (437 chars)

   Located in the heart of Hinesville, this 3 bedroom, 2 bathroom home is full of potential and priced with needed improvements in mind. A highlight of the property is the spacious fenced in back yard with screened-in back porch, perfect for relaxing or entertaining while enjoying the outdoors. With its convenient location near local amenities, this house offers the perfect opportunity to create a space tailored to your style and needs.

5. 2025-05-15
   historical

   Show marketing remark (437 chars)

   Located in the heart of Hinesville, this 3 bedroom, 2 bathroom home is full of potential and priced with needed improvements in mind. A highlight of the property is the spacious fenced in back yard with screened-in back porch, perfect for relaxing or entertaining while enjoying the outdoors. With its convenient location near local amenities, this house offers the perfect opportunity to create a space tailored to your style and needs.

6. 2025-03-14
   listed $199,900
7. 2025-03-14
   listed $199,900
8. 2025-02-14
   price $199,900 437-char remark

   Show marketing remark (437 chars)

   Located in the heart of Hinesville, this 3 bedroom, 2 bathroom home is full of potential and priced with needed improvements in mind. A highlight of the property is the spacious fenced in back yard with screened-in back porch, perfect for relaxing or entertaining while enjoying the outdoors. With its convenient location near local amenities, this house offers the perfect opportunity to create a space tailored to your style and needs.

9. 2024-12-12
   listed $210,000 Active 437-char remark

   Show marketing remark (437 chars)

   Located in the heart of Hinesville, this 3 bedroom, 2 bathroom home is full of potential and priced with needed improvements in mind. A highlight of the property is the spacious fenced in back yard with screened-in back porch, perfect for relaxing or entertaining while enjoying the outdoors. With its convenient location near local amenities, this house offers the perfect opportunity to create a space tailored to your style and needs.

10. 2024-06-03
    historical
11. 2024-06-03
    historical
12. 2024-05-29
    price $199,966
13. 2024-05-28
    price $199,967
14. 2024-05-24
    price $199,968
15. 2024-05-22
    price $199,969
16. 2024-05-21
    price $199,970
17. 2024-05-20
    price $199,971
18. 2024-05-17
    price $199,972
19. 2024-05-16
    price $199,973
20. 2024-05-15
    price $199,974
21. 2024-05-14
    price $199,975
22. 2024-05-13
    price $199,976
23. 2024-05-10
    price $199,977
24. 2024-05-09
    price $199,978
25. 2024-05-08
    price $199,979
26. 2024-05-07
    price $199,980
27. 2024-05-06
    price $199,981
28. 2024-05-03
    price $199,982
29. 2024-05-02
    price $199,983
30. 2024-05-01
    price $199,984
31. 2024-04-30
    price $199,985
32. 2024-04-29
    price $199,986
33. 2024-04-25
    price $199,987
34. 2024-04-24
    price $199,988
35. 2024-04-23
    price $199,989
36. 2024-04-22
    price $199,990
37. 2024-04-19
    price $199,991
38. 2024-04-18
    price $199,992
39. 2024-04-17
    price $199,993
40. 2024-04-16
    price $199,994
41. 2024-04-15
    price $199,995
42. 2024-04-12
    price $199,996
43. 2024-04-11
    price $199,997
44. 2024-04-10
    listed $199,964
45. 2024-04-10
    listed $199,964

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

Tax reassessment forecast GA · Resets to sale price

• Current annual tax: $2,487 · $207/mo
• Projected year-2 tax: $2,487 · $207/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 Heat 9/10 Extreme 7 d/yr ≥111°F today · 18 d/yr by 30 yrs out
• 💨 Wind 8/10 Severe 99% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 2 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $21,480
• − Mortgage interest: −$11,198
• − Property taxes: −$2,487
• − Insurance: −$1,000
• − Repairs & maintenance: −$1,718
• − Management: −$1,718
• − Depreciation: −$5,815
• Taxable loss: −$2,456
• Est. tax savings @ 24.0%: +$589
• After-tax cash flow: $1,493/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: 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

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 · 58,565 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: 1693.0

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
▸Retail	1	$160B
▸Transportation / Logistics	1	$91B
▸Airlines	1	$62B
▸Consumer Goods	1	$47B
▸Utilities	1	$25B

Price history

-16.0% since first listed

45 events — show timeline

• 2025-06-06 Sold (Public Records) $168,000 Public Records
• 2025-06-02 Sold (MLS) $168,000 HABR
• 2025-05-15 Pending — HABR
• 2025-05-15 Listing Removed — Hive MLS
• 2025-05-15 Listing Removed — Hive MLS
• 2025-03-14 Listed $199,900 Hive MLS
• 2025-03-14 Listed $199,900 Hive MLS
• 2025-02-14 Price Changed $199,900 HABR
• 2024-12-12 Listed $210,000 HABR
• 2024-06-03 Listing Removed — Hive MLS
• 2024-06-03 Listing Removed — Hive MLS
• 2024-05-29 Price Changed $199,966 HABR
• 2024-05-28 Price Changed $199,967 HABR
• 2024-05-24 Price Changed $199,968 HABR
• 2024-05-22 Price Changed $199,969 HABR
• 2024-05-21 Price Changed $199,970 HABR
• 2024-05-20 Price Changed $199,971 HABR
• 2024-05-17 Price Changed $199,972 HABR
• 2024-05-16 Price Changed $199,973 HABR
• 2024-05-15 Price Changed $199,974 HABR
• 2024-05-14 Price Changed $199,975 HABR
• 2024-05-13 Price Changed $199,976 HABR
• 2024-05-10 Price Changed $199,977 HABR
• 2024-05-09 Price Changed $199,978 HABR
• 2024-05-08 Price Changed $199,979 HABR
• 2024-05-07 Price Changed $199,980 HABR
• 2024-05-06 Price Changed $199,981 HABR
• 2024-05-03 Price Changed $199,982 HABR
• 2024-05-02 Price Changed $199,983 HABR
• 2024-05-01 Price Changed $199,984 HABR
• 2024-04-30 Price Changed $199,985 HABR
• 2024-04-29 Price Changed $199,986 HABR
• 2024-04-25 Price Changed $199,987 HABR
• 2024-04-24 Price Changed $199,988 HABR
• 2024-04-23 Price Changed $199,989 HABR
• 2024-04-22 Price Changed $199,990 HABR
• 2024-04-19 Price Changed $199,991 HABR
• 2024-04-18 Price Changed $199,992 HABR
• 2024-04-17 Price Changed $199,993 HABR
• 2024-04-16 Price Changed $199,994 HABR
• 2024-04-15 Price Changed $199,995 HABR
• 2024-04-12 Price Changed $199,996 HABR
• 2024-04-11 Price Changed $199,997 HABR
• 2024-04-10 Listed $199,964 Hive MLS
• 2024-04-10 Listed $199,964 Hive MLS

Property tax history

+5.0%/yr

Latest (2025): $2,487 · +2.1% YoY. Source: county tax records.