128 Cherokee Cir Cir · Hinesville, GA 31313

$119,900

2 bd · 2.0 ba · 1,208 sqft · SingleFamily public records · 58 Days on market

Built 1975 $99/sqft · 24% below area Est $200k · 40% under

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Why this score? — see what drove the B- 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 +25.8/30.0
• ARV discount +15.0/15.0
• DSCR +8.6/10.0
• 1% rule +7.6/10.0
• 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

Don't miss this opportunity to own this renovated 3 bedroom, 2 bath duplex offering 1522 sq feet of comfortable living space! Conveniently located near shopping, dining, and just a short drive to Ft. Stewart. This property is perfect for homeowners or investors . Recent updates include fresh paint and LVP flooring throughout. The layout offers a functional flow with ample living space. Schedule your showing today! Property is being sold AS IS.

Key facts

• Renovated duplex
• Fresh paint
• Storage shed

Tags

• RENOVATED DUPLEX
• FRESH PAINT
• LVP FLOORING
• STORAGE SHED
• CONVENIENTLY LOCATED

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath single-family listed at $120k.

Deal economics

• At list price, monthly cash flow is $292 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $120k).
• Recommended offer: $116k (3.0% below list) — sets the bar for market timing.
• Cap rate 9.2% 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); 612 active listings in the ZIP; 23 comparable units currently listed for rent nearby; rentals lingering (median 45d 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 30% 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 $829 of loan paydown is wiped out by about $4k 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.
• At projected returns (-3.0% appreciation + 5.4% rent growth), your $34k cash investment doubles in ~9 years — after that, you're playing with house money.

Negotiation context

• It's been on market 58 days — a 3% lower offer ($116k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts 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.

Risks & watch-outs

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

Recommended offer $116,303 (3.0% below list)

Questions for the listing agent

1. It's been on market 58 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1975 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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?
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: 1.26% ✓
• Cap rate: 9.21%
• Cash-on-cash: 10.43%
• DSCR: 1.46
• GRM: 6.6

CMA / ARV

• ARV (median comp): $199,962
• List price: $119,900
• Delta: -40.04%
• 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
1064 Desert Shield St	0.37mi	3/2.0 (+1)	1,178 (-2%)	4mo	$199,900	$170	70
1104 Tomcat Trl Trl	0.47mi	3/2.0 (+1)	1,245 (+3%)	2mo	$237,000	$190	66
735 Kadi Ln	0.57mi	3/2.0 (+1)	1,290 (+7%)	0mo	$208,500	$162	57
1242 Dhurahn Dr	0.73mi	3/2.0 (+1)	1,223 (+1%)	3mo	$185,000	$151	57
927 Charles C Frasier Blvd	0.29mi	3/2.0 (+1)	1,379 (+14%)	6mo	$210,000	$152	53
106 Deann Dr	0.63mi	3/1.5 (+1)	1,285 (+6%)	2mo	$224,900	$175	52
222 Glenn Bryant Rd	0.67mi	3/2.0 (+1)	1,111 (-8%)	1mo	$219,900	$198	50
1110 Apache Aly	0.45mi	3/2.0 (+1)	1,106 (-8%)	12mo	$204,500	$185	50
124 Deann Dr	0.66mi	3/2.0 (+1)	1,269 (+5%)	12mo	$202,000	$159	46
1405 Desert Storm Dr	0.72mi	3/2.0 (+1)	1,268 (+5%)	11mo	$232,000	$183	44
1052 Phantom Ter	0.52mi	3/2.0 (+1)	1,032 (-15%)	4mo	$217,400	$211	43
1102 Chapparal Cir	0.53mi	3/2.0 (+1)	1,381 (+14%)	11mo	$235,000	$170	37

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: 2.3%
• Equity multiple: 1.09×
• Total profit: $2,983
• Equity at exit: $17,877

10-year hold

• IRR: 14.2%
• Equity multiple: 2.28×
• Total profit: $42,986
• Equity at exit: $10,367

Cash invested: $33,572 (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 31313

• Home prices YoY: -27.1%
• Rents YoY: 5.4%
• Active inventory: 612
• Price-to-rent: 6.6×

Monthly cashflow live

• Estimated rent: $1,511 high
• Mortgage (P&I): −$629
• Tax from tax record: −$223 /mo · $2,674/yr
• Insurance: −$50
• HOA: −$0
• Vacancy / Maint / Mgmt: −$317
• Net cashflow: $292

Break-even live

Break-even rent $1,141

Max offer price $119,900

Occupancy floor 76%

Sensitivity live

Price	-10% $360	-5% $326	+0% $292	+5% $258	+10% $224
Rent	-10% $173	-5% $232	+0% $292	+5% $352	+10% $411
Rate	-1.0pp $352	-0.5pp $322	base $292	+0.5pp $261	+1.0pp $229

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: $29,975
• Closing costs: $3,597
• Reserves months: —
• Total cash needed: —

Rent comps 23 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
172 Cherokee Cir Hinesville, GA	3.0	2.0	1290	$1,550	$1.20	44d	1	0.07mi
108 Cherokee Cir Hinesville, GA	3.0	2.0	1208	$1,275	$1.06	44d	1	0.09mi
131 Pointe South Dr Hinesville, GA	2.0	1.0	960	$1,950	$2.03	44d	1	0.50mi
910 Brett Dr Hinesville, GA	2.0–3.0	2.0	957	$1,350	$1.41	45d	3	0.51mi
910 Brett Dr Hinesville, GA	2.0–3.0	2.0	957	$1,350	$1.41	44d	4	0.51mi
134 Pointe South Dr Hinesville, GA	2.0	1.0	840	$1,195	$1.42	44d	1	0.54mi
286 Whitetail Cir Hinesville, GA	3.0	2.0	1274	$1,600	$1.26	44d	1	0.79mi
1456 Coalition Cir Hinesville, GA	3.0	2.0	1424	$1,700	$1.19	44d	1	0.80mi
1458 Sheridan Pt Hinesville, GA	3.0	2.0	1400	$1,800	$1.29	44d	1	0.80mi
1012 White Cir Hinesville, GA	3.0	1.0	1050	$1,300	$1.24	44d	1	0.82mi
255 Glenn Bryant Rd Hinesville, GA	3.0	1.0	1075	$1,700	$1.58	44d	1	0.91mi
250 Garden Cir Hinesville, GA	3.0	2.0	1140	$1,750	$1.54	44d	1	0.95mi
1100 Pineland Ave Hinesville, GA	2.0	2.5	1412	$1,575	$1.12	44d	2	0.99mi
727 S Main St Hinesville, GA	2.0–3.0	1.5	1286	$1,250	$0.97	44d	3	1.00mi
220 Garden Cir Hinesville, GA	3.0	1.5	1323	$1,650	$1.25	44d	1	1.03mi
732 Fleming Rd Hinesville, GA	3.0	1.5	1348	$1,400	$1.04	44d	1	1.06mi
814 Lesa St Hinesville, GA	2.0	1.5	1152	$950	$0.82	44d	1	1.09mi
662 Mahoney Rd Hinesville, GA	3.0	2.0	1196	$1,795	$1.50	44d	1	1.13mi
1069 Kelly Dr Hinesville, GA	3.0	1.5	1270	$1,350	$1.06	44d	1	1.16mi
635 Maxwell St Hinesville, GA	3.0	1.0	950	$1,700	$1.79	44d	1	1.24mi
912 Pineland Ave Hinesville, GA	3.0	2.5	1428	$1,648	$1.15	44d	1	1.29mi
1113 Kelly Dr Hinesville, GA	2.0	2.0	858	$995	$1.16	44d	1	1.30mi
149 Becky St Hinesville, GA	3.0	2.0	1145	$1,800	$1.57	44d	1	1.49mi

Listing history 23 events

1. 2026-06-19
   days on market $119,900 Active 58 DOM
2. 2026-06-18
   days on market $119,900 Active 57 DOM
3. 2026-06-17
   days on market $119,900 Active 56 DOM
4. 2026-06-16
   days on market $119,900 Active 55 DOM
5. 2026-06-15
   days on market $119,900 Active 54 DOM
6. 2026-06-14
   days on market $119,900 Active 52 DOM
7. 2026-06-13
   days on market $119,900 Active 51 DOM
8. 2026-06-10
   days on market $119,900 Active 49 DOM
9. 2026-06-09
   days on market $119,900 Active 48 DOM
10. 2026-06-08
    days on market $119,900 Active 47 DOM
11. 2026-06-07
    days on market $119,900 Active 46 DOM
12. 2026-06-05
    days on market $119,900 Active 43 DOM
13. 2026-06-03
    days on market $119,900 Active 42 DOM
14. 2026-06-02
    days on market $119,900 Active 41 DOM
15. 2026-06-01
    days on market $119,900 Active 40 DOM
16. 2026-05-31
    days on market $119,900 Active 39 DOM
17. 2026-05-30
    days on market $119,900 Active 38 DOM
18. 2026-05-11
    status Active 447-char remark

    Show marketing remark (557 chars)

    Don't miss this opportunity to own this renovated 3 bedroom, 2 bath duplex offering 1522 sq feet of comfortable living space! This unit is still under construction and needs a little more TLC to complete. Conveniently located near shopping, dining, and just a short drive to Ft. Stewart. This property is perfect for homeowners or investors . Recent updates include fresh paint and LVP flooring throughout. The layout offers a functional flow with ample living space. Storage shed in the back yard. Schedule your showing today! Property is being sold AS IS.

19. 2026-05-11
    status Active 557-char remark

    Show marketing remark (557 chars)

    Don't miss this opportunity to own this renovated 3 bedroom, 2 bath duplex offering 1522 sq feet of comfortable living space! This unit is still under construction and needs a little more TLC to complete. Conveniently located near shopping, dining, and just a short drive to Ft. Stewart. This property is perfect for homeowners or investors . Recent updates include fresh paint and LVP flooring throughout. The layout offers a functional flow with ample living space. Storage shed in the back yard. Schedule your showing today! Property is being sold AS IS.

20. 2026-05-01
    historical Active Under Contract 447-char remark

    Show marketing remark (557 chars)

    Don't miss this opportunity to own this renovated 3 bedroom, 2 bath duplex offering 1522 sq feet of comfortable living space! This unit is still under construction and needs a little more TLC to complete. Conveniently located near shopping, dining, and just a short drive to Ft. Stewart. This property is perfect for homeowners or investors . Recent updates include fresh paint and LVP flooring throughout. The layout offers a functional flow with ample living space. Storage shed in the back yard. Schedule your showing today! Property is being sold AS IS.

21. 2026-05-01
    historical Active Under Contract 557-char remark

    Show marketing remark (557 chars)

    Don't miss this opportunity to own this renovated 3 bedroom, 2 bath duplex offering 1522 sq feet of comfortable living space! This unit is still under construction and needs a little more TLC to complete. Conveniently located near shopping, dining, and just a short drive to Ft. Stewart. This property is perfect for homeowners or investors . Recent updates include fresh paint and LVP flooring throughout. The layout offers a functional flow with ample living space. Storage shed in the back yard. Schedule your showing today! Property is being sold AS IS.

22. 2026-04-21
    listed $119,900 Active 447-char remark

    Show marketing remark (447 chars)

    Don't miss this opportunity to own this renovated 3 bedroom, 2 bath duplex offering 1522 sq feet of comfortable living space! Conveniently located near shopping, dining, and just a short drive to Ft. Stewart. This property is perfect for homeowners or investors . Recent updates include fresh paint and LVP flooring throughout. The layout offers a functional flow with ample living space. Schedule your showing today! Property is being sold AS IS.

23. 2026-04-20
    listed $119,900 Active 557-char remark

    Show marketing remark (557 chars)

    Don't miss this opportunity to own this renovated 3 bedroom, 2 bath duplex offering 1522 sq feet of comfortable living space! This unit is still under construction and needs a little more TLC to complete. Conveniently located near shopping, dining, and just a short drive to Ft. Stewart. This property is perfect for homeowners or investors . Recent updates include fresh paint and LVP flooring throughout. The layout offers a functional flow with ample living space. Storage shed in the back yard. Schedule your showing today! Property is being sold AS IS.

ⓘ 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: $2,674 · $223/mo
• Projected year-2 tax: $2,674 · $223/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 5/10 Major
• 🌡 Heat 9/10 Extreme 7 d/yr ≥110°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: $18,129
• − Mortgage interest: −$6,716
• − Property taxes: −$2,674
• − Insurance: −$600
• − Repairs & maintenance: −$1,450
• − Management: −$1,450
• − Depreciation: −$3,488
• Taxable income: $1,750
• Est. tax owed @ 24.0%: −$420
• After-tax cash flow: $3,083/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

+0.0% since first listed

6 events — show timeline

• 2026-05-11 Relisted — HABR
• 2026-05-11 Relisted — Hive MLS
• 2026-05-01 Contingent — HABR
• 2026-05-01 Contingent — Hive MLS
• 2026-04-21 Listed $119,900 HABR
• 2026-04-20 Listed $119,900 Hive MLS

Property tax history

+8.5%/yr

Latest (2025): $2,674 · +1041.0% YoY. Source: county tax records.