493 Buckhead Loop SE · Allenhurst, GA 31301

$289,500

4 bd · 2.0 ba · 1,735 sqft · SingleFamily · 194 Days on market

Built 2026 Good condition 0.68 ac lot $167/sqft · at area comps Est $293k · at est. $30/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).

• ARV discount +8.0/15.0
• Cash flow +7.1/30.0
• Appreciation +5.1/10.0
• Condition / age +4.0/5.0
• Livability +3.1/5.0
• Schools +2.7/10.0
• Rent growth +2.5/5.0
• 1% rule +2.1/10.0
• DSCR +1.3/10.0

Listing remarks MLS

Step inside our Trask plan, a spacious ranch style home offering 4 bedrooms and 2 bathrooms on a single level. The open layout features a large family room with views of the covered back patio. The kitchen is designed for entertaining with a generous island and seamless flow to the living areas. Two bedrooms near the foyer share a full bath, while the fourth bedroom is located between the laundry room and garage entry, making it a great guest space. The private primary suite sits at the rear of the home and includes a large walk in closet and en suite with dual sinks, soaking tub, and separate shower. This plan combines comfort and functionality for everyday living. Artistic renderings are for informational purposes only and actual features may vary.

Key facts

• Large family room
• Generous island
• Covered back patio

Tags

• COVERED BACK PATIO
• LARGE FAMILY ROOM
• GENEROUS ISLAND
• PRIVATE PRIMARY SUITE
• LARGE WALK IN CLOSET
• EN SUITE WITH DUAL SINKS

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $290k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $-411 ($-5k/yr) — negative.
• To cash-flow at today's rent, offer at most $230k (20.5% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $205k (29.2% below list).
• Recommended offer: $205k (29.2% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 62/100 on livability (#319 in GA) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+; Watch: crime C-, amenities F, commute F.
• Long County (rural): math 26% / reading 26% proficiency, ranked #115 of 174 in GA (top 66%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 61% free/reduced lunch — lower-income household profile, screen leases tightly.
• Zoned schools: Smiley Elementary School (1,258 students, 67% FRL); Long County Middle School (math 21% / reading 27%, grade F, #311 of 470 statewide, top 68%, 945 students, 69% FRL); Long County High School (math 37% / reading 22%, grade F, #140 of 424 statewide, top 35%, 1,209 students, 70% FRL).
• Market conditions: 186 active listings in the ZIP; 3 comparable units currently listed for rent nearby; rentals leasing fast (median 4d on market — plan ~1-2 weeks tenant-placement turnaround); 298 units permitted in Long County in 2024 (0 in 5+ unit buildings).
• This rent runs 38% of the median local income ($65k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• In year one you build about $2k of equity ($2k loan paydown + $450 appreciation (0.2% local appreciation)).
• Long County population projected at +72% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• By year 10, paydown + projected appreciation supports a ~$32k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 194 days — a 12% lower offer ($255k) is reasonable based on typical stale-listing flexibility.
• 2 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.

Recommended offer $205,057 (29.2% 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. It's been on market 194 days. Have you received any prior offers? Is the seller open to a 29% concession, seller financing, or rate buy-down credit?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. Schools are F-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
7. 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?
8. 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.
9. 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.
10. 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: 0.71% ✗
• Cap rate: 4.59%
• Cash-on-cash: -6.08%
• DSCR: 0.73
• GRM: 11.8

CMA / ARV

• ARV (median comp): $292,830
• List price: $289,500
• Delta: -0.46%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
523 Buckhead Loop SE	0.00mi	4/2.5	1,810 (+4%)	1mo	$288,000	$159	90
439 Buckhead Loop SE	0.00mi	4/2.0	1,926 (+11%)	3mo	$310,025	$161	79
774 Buckhead Loop SE	0.31mi	4/2.5	1,810 (+4%)	3mo	$300,275	$166	74
404 Buckhead Loop SE	0.31mi	4/2.5	1,810 (+4%)	4mo	$283,825	$157	73
722 Buckhead Loop SE	0.31mi	4/2.5	1,609 (-7%)	3mo	$279,800	$174	69
393 Buckhead Loop SE	0.31mi	4/2.0	1,565 (-10%)	3mo	$280,500	$179	66
663 Buckhead Loop SE	0.31mi	4/2.0	1,565 (-10%)	4mo	$276,975	$177	66
377 Quail Run Way SE	0.44mi	4/2.5	1,609 (-7%)	1mo	$281,325	$175	64
382 Buckhead Loop SE	0.31mi	4/2.0	1,926 (+11%)	4mo	$310,875	$161	64
113 Laural Wood Rd SE	0.42mi	4/2.0	1,926 (+11%)	1mo	$310,825	$161	61
254 Quail Run Way SE	0.38mi	3/2.0 (-1)	1,527 (-12%)	0mo	$272,875	$179	57
631 Buckhead Loop SE	0.31mi	4/3.0	1,984 (+14%)	4mo	$315,475	$159	54

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

Projected returns pro-forma

0.16% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: -8.5%
• Equity multiple: 0.60×
• Total profit: $-32,457
• Equity at exit: $86,318

10-year hold

• IRR: -2.4%
• Equity multiple: 0.74×
• Total profit: $-21,355
• Equity at exit: $105,577

Cash invested: $81,060 (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: 29 active · 26 under contract
• Months of supply: 8.7 mo (11%/mo absorbed)
• Median asking: $281,825 ($162/sqft)
• Median days on market: 110 d
• This list price: 69% of active listings are priced below it
• ARV vs active asking: +4.2% vs current asking $/sqft

Closed sales set the value; these active listings set current market conditions and a practical price ceiling.

ZIP-level market 31301

• Home prices YoY: 0.1%
• Active inventory: 186
• Price-to-rent: 11.8×

Monthly cashflow live

• Estimated rent: $2,051 medium
• Mortgage (P&I): −$1,518
• Tax est. 1.5%: −$362 /mo · $4,342/yr
• Insurance: −$121
• HOA: −$30
• Vacancy / Maint / Mgmt: −$431
• Net cashflow: $-411

Break-even live

Break-even rent $2,570

Max offer price $230,068

Occupancy floor —

Sensitivity live

Price	-10% $-211	-5% $-311	+0% $-411	+5% $-511	+10% $-611
Rent	-10% $-573	-5% $-492	+0% $-411	+5% $-330	+10% $-249
Rate	-1.0pp $-265	-0.5pp $-337	base $-411	+0.5pp $-486	+1.0pp $-562

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: $72,375
• Closing costs: $8,685
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
469 Archie Way Hinesville, GA	4.0	2.5	2001	$2,000	$1.00	139d	1	1.20mi
25 Jefferson Cir SE Allenhurst, GA	3.0	2.0	1344	$1,650	$1.23	3d	1	1.25mi
531 Jefferson Cir SE Allenhurst, GA	3.0	2.0	1146	$1,625	$1.42	3d	1	1.26mi

Listing history 50 events

1. 2026-09-24
   days on market $289,500 Active 194 DOM
2. 2026-09-22
   pricedays on market $289,500 Active 193 DOM
3. 2026-09-20
   days on market $291,475 Active 191 DOM
4. 2026-09-19
   days on market $291,475 Active 190 DOM
5. 2026-09-18
   days on market $291,475 Active 189 DOM
6. 2026-09-17
   days on market $291,475 Active 188 DOM
7. 2026-09-16
   days on market $291,475 Active 187 DOM
8. 2026-09-15
   days on market $291,475 Active 186 DOM
9. 2026-09-14
   days on market $291,475 Active 185 DOM
10. 2026-09-13
    days on market $291,475 Active 184 DOM
11. 2026-09-12
    days on market $291,475 Active 183 DOM
12. 2026-09-11
    days on market $291,475 Active 182 DOM
13. 2026-09-05
    days on market $291,475 Active 176 DOM
14. 2026-09-04
    days on market $291,475 Active 175 DOM
15. 2026-09-03
    days on market $291,475 Active 174 DOM
16. 2026-09-02
    days on market $291,475 Active 173 DOM
17. 2026-08-30
    days on market $291,475 Active 170 DOM
18. 2026-08-29
    days on market $291,475 Active 169 DOM
19. 2026-08-28
    days on market $291,475 Active 168 DOM
20. 2026-08-27
    days on market $291,475 Active 167 DOM
21. 2026-08-26
    days on market $291,475 Active 166 DOM
22. 2026-08-25
    days on market $291,475 Active 165 DOM
23. 2026-08-24
    days on market $291,475 Active 164 DOM
24. 2026-08-23
    days on market $291,475 Active 163 DOM
25. 2026-08-22
    days on market $291,475 Active 162 DOM
26. 2026-08-21
    days on market $291,475 Active 161 DOM
27. 2026-08-20
    days on market $291,475 Active 160 DOM
28. 2026-08-19
    days on market $291,475 Active 159 DOM
29. 2026-08-18
    days on market $291,475 Active 158 DOM
30. 2026-08-17
    days on market $291,475 Active 157 DOM
31. 2026-08-16
    days on market $291,475 Active 156 DOM
32. 2026-08-15
    days on market $291,475 Active 155 DOM
33. 2026-08-14
    days on market $291,475 Active 154 DOM
34. 2026-08-13
    days on market $291,475 Active 153 DOM
35. 2026-08-12
    days on market $291,475 Active 152 DOM
36. 2026-08-11
    days on market $291,475 Active 151 DOM
37. 2026-08-10
    days on market $291,475 Active 150 DOM
38. 2026-08-09
    days on market $291,475 Active 149 DOM
39. 2026-08-08
    days on market $291,475 Active 148 DOM
40. 2026-08-07
    days on market $291,475 Active 147 DOM
41. 2026-08-06
    days on market $291,475 Active 146 DOM
42. 2026-08-05
    days on market $291,475 Active 145 DOM
43. 2026-08-04
    days on market $291,475 Active 144 DOM
44. 2026-08-03
    days on market $291,475 Active 143 DOM
45. 2026-07-31
    days on market $291,475 Active 140 DOM
46. 2026-07-30
    days on market $291,475 Active 139 DOM
47. 2026-07-29
    days on market $291,475 Active 138 DOM
48. 2026-07-27
    days on market $291,475 Active 136 DOM
49. 2026-07-25
    days on market $291,475 Active 134 DOM
50. 2026-07-24
    days on market $291,475 Active 133 DOM

ⓘ 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: $24,607
• − Mortgage interest: −$16,217
• − Property taxes: −$4,342
• − Insurance: −$1,448
• − Repairs & maintenance: −$1,969
• − Management: −$1,969
• − HOA: −$360
• − Depreciation: −$8,422
• Taxable loss: −$10,119
• Est. tax savings @ 24.0%: +$2,428
• After-tax cash flow: $-2,500/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 · 2 photos

Good 80/100 None rehab

This new construction home is in excellent condition with no visible repairs needed. It offers a spacious layout and is ready for immediate move-in.

Value-add opportunities

• Both Painting and cleaning — Fresh paint and cleaning can enhance curb appeal and interior aesthetics ↑
• Both Landscaping — Landscaping can improve curb appeal and add value ↑
• Resale Kitchen appliances — Upgrading to high-end appliances can attract more buyers ↑
• Resale Bathroom fixtures — Upgrading to modern fixtures can enhance the appeal of the bathrooms ↑

F Composite school gradezoned avg 26/100

Zoned Schools

Elementary Mcclelland Elementary School F GA #728/1,228 Nat'l #29,575/41,679 Middle Long County Middle School F GA #311/470 Nat'l #10,795/14,009 High Long County High School F GA #140/424 Nat'l #11,215/17,239

Schools (NCES district)

• District: Long County
• NCES district ID: 1303360
• Math proficiency: 26% ▼ -14.00%
• Reading proficiency: 26% ▼ -13.00%
• Median HH income: $45,958
• Composite: 22.51/100
• National rank: #8090
• State rank: #115 of 174 in GA

C Composite livability gradescore 62/100

Livability — Allenhurst

• Score: 62/100
• State rank: #319
• US rank: #17124

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Liberty County · 24,669 people
• Metro: Hinesville, GA
• Population (ZIP): 4,933
• Household income: $65,417
• Rent vs Own: 55.7% rent · 44.3% own
• Severe rent burden: 11% of renters

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Population outlook (Long County) Hauer SSP2

• Today (2025): 24,669 people
• By 2030: 28,223 · +14.4%
• By 2040: 35,430 · +43.6%
• By 2050: 42,403 · +71.9%
• By 2075: 56,996 · +131.0%
• By 2100: 64,185 · +160.2%

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Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.64)
• Race & ethnicity: Black 51% White 31% Two or more races 15% Hispanic / Latino 9%
• Hispanic origin (detail): Mexican 2% Puerto Rican 7%
• Common ancestry: Slovak 1% Lithuanian 1%
• Foreign-born: 3% · Canada
• Languages at home: 96% English-only · Spanish 2%

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Political lean MEDSL · Long

• 2024 margin: Strong R (+29.5) · D 35.1% · R 64.6%
• 2008→2024 swing: -5.4pp toward R · 2008: -24.1pp · 2024: -29.5pp
• All cycles: 2024: R+29.5 2020: R+26.4 2016: R+30.8 2012: R+22.9 2008: R+24.1

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 0.16%
• Current HPI: 187.7716
• Rent YoY: —
• Metro: Hinesville, GA
• State GDP YoY: ▲ 2.66%
• F500 in state: 28

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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

2 events — show timeline

• 2026-03-13 Listed $291,475 Hive MLS
• 2026-03-13 Listed $291,475 HABR