70 East Kenny Dr · Walthourville, GA 31313

$189,908

3 bd · 2.0 ba · 1,162 sqft · SingleFamily public records · 88 Days on market

Built 1996 0.28 ac lot Est $201k · 6% under

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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 +12.8/30.0
• ARV discount +10.0/15.0
• 1% rule +4.5/10.0
• Rent growth +3.9/5.0
• DSCR +3.8/10.0
• Livability +3.2/5.0
• Condition / age +2.5/5.0
• Schools +2.0/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Don't miss your opportunity to check out this cozy updated home! This home is situated on a cul-de-sac lot with a large backyard! Interior features 3 bedrooms and 2 full bathrooms. Updated flooring and roof is under 7 years old! The living room opens to the spacious eat-in kitchen that comes complete with sleek black appliances! Owners suite features an attached private bathroom with single vanity and tub/shower combo. Located in a quiet neighborhood with easy access to Fort Stewart, local schools, and shopping.

Key facts

• Cul-de-sac lot
• Black appliances
• Large backyard

Tags

• CUL-DE-SAC LOT
• LARGE BACKYARD
• UPDATED FLOORING
• UPDATED ROOF
• SPACIOUS EAT-IN KITCHEN
• BLACK APPLIANCES

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $190k.

Deal economics

• At list price, monthly cash flow is $-16 ($-198/yr) — negative.
• To cash-flow at today's rent, offer at most $187k (1.5% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $180k (5.0% below list).
• Recommended offer: $179k (6.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 64/100 on livability (#255 in GA) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, crime B; Watch: employment D, schools F, amenities 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; 12 comparable units currently listed for rent nearby; rentals lingering (median 44d 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

• It's been on market 88 days — a 6% lower offer ($179k) is reasonable based on typical stale-listing flexibility.
• 11 sale attempts since 5y 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.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 98% 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 $178,513 (6.0% 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 88 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. 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?
7. 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.
8. 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.
9. 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: 0.95% ✗
• Cap rate: 6.19%
• Cash-on-cash: -0.37%
• DSCR: 0.98
• GRM: 8.8

CMA / ARV

• ARV (on-the-fly): $201,026
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
70 E Kenny Dr	0.00mi	3/2.0	1,162 (0%)	1mo	$187,000	$161	99
139 Sheila Dr	0.08mi	3/2.0	1,099 (-5%)	1mo	$189,900	$173	86
245 W Kenny Dr	0.33mi	3/2.0	1,160 (-0%)	4mo	$195,000	$168	81
65 W Kenny Dr	0.14mi	3/2.0	1,135 (-2%)	10mo	$225,000	$198	81
60 Angie St NE	0.28mi	3/2.0	1,180 (+2%)	9mo	$228,000	$193	77
13 W Kenny Dr	0.09mi	3/2.0	1,089 (-6%)	16mo	$224,000	$206	72
372 Hardman Rd	0.12mi	3/2.0	1,332 (+15%)	6mo	$255,600	$192	65
413 Hardman Rd	0.12mi	3/2.0	1,332 (+15%)	8mo	$264,038	$198	63
112 NE Jamey Ln	0.35mi	3/2.0	1,249 (+8%)	16mo	$176,000	$141	58
256 Shayna Dr NE	0.33mi	3/2.0	1,296 (+12%)	19mo	$220,000	$170	50
327 Whit Fraser Rd	0.52mi	3/2.0	1,310 (+13%)	14mo	$215,000	$164	43
192 Whit Fraser Rd NE	0.59mi	2/1.0 (-1)	1,064 (-8%)	14mo	$179,000	$168	38

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: -13.9%
• Equity multiple: 0.49×
• Total profit: $-27,238
• Equity at exit: $28,316

10-year hold

• IRR: -1.3%
• Equity multiple: 0.90×
• Total profit: $-5,333
• Equity at exit: $16,420

Cash invested: $53,174 (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: 8.8×

Monthly cashflow live

• Estimated rent: $1,803 high
• Mortgage (P&I): −$996
• Tax from tax record: −$366 /mo · $4,392/yr
• Insurance: −$79
• HOA: −$0
• Vacancy / Maint / Mgmt: −$379
• Net cashflow: $-16

Break-even live

Break-even rent $1,824

Max offer price $186,998

Occupancy floor 96%

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: $47,477
• Closing costs: $5,697
• Reserves months: —
• Total cash needed: —

Rent comps 12 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
342 NE Sheila Dr Hinesville, GA	3.0	2.5	1160	$1,650	$1.42	44d	1	0.17mi
119 Belleau Woods Cir Unit 27 Hinesville, GA	3.0	2.5	1444	$2,075	$1.44	44d	1	0.52mi
23 Belleau Woods Cir Hinesville, GA	3.0	2.5	1444	$1,975	$1.37	44d	1	0.58mi
82 Crosby Dr Hinesville, GA	3.0	2.0	1087	$1,649	$1.52	44d	1	0.81mi
291 Sabreena Cir Hinesville, GA	3.0	2.0	1400	$1,950	$1.39	44d	1	0.84mi
373 Carter Rd Unit A Allenhurst, GA	3.0	2.0	1196	$1,900	$1.59	44d	1	1.05mi
524 Arnall Dr Unit 518 Allenhurst, GA	2.0	1.0	910	$950	$1.04	44d	1	1.12mi
524 Arnall Dr Unit 1 Allenhurst, GA	3.0	1.0	900	$1,200	$1.33	44d	1	1.12mi
1262 Windrow Dr Hinesville, GA	4.0	2.0	1445	$1,650	$1.14	44d	1	1.24mi
2007 Ossabaw Dr Hinesville, GA	3.0	2.0	1291	$1,975	$1.53	44d	1	1.35mi
1272 Baxter St Hinesville, GA	3.0	2.0	1120	$1,650	$1.47	44d	1	1.41mi
1474 Kelly Dr Hinesville, GA	2.0	2.0	962	$1,550	$1.61	44d	1	1.47mi

Listing history 28 events

1. 2026-05-22
   soldstatus $187,000 Closed 517-char remark

   Show marketing remark (517 chars)

   Don't miss your opportunity to check out this cozy updated home! This home is situated on a cul-de-sac lot with a large backyard! Interior features 3 bedrooms and 2 full bathrooms. Updated flooring and roof is under 7 years old! The living room opens to the spacious eat-in kitchen that comes complete with sleek black appliances! Owners suite features an attached private bathroom with single vanity and tub/shower combo. Located in a quiet neighborhood with easy access to Fort Stewart, local schools, and shopping.

2. 2026-05-20
   status Pending
3. 2026-05-19
   status Pending 517-char remark

   Show marketing remark (517 chars)

   Don't miss your opportunity to check out this cozy updated home! This home is situated on a cul-de-sac lot with a large backyard! Interior features 3 bedrooms and 2 full bathrooms. Updated flooring and roof is under 7 years old! The living room opens to the spacious eat-in kitchen that comes complete with sleek black appliances! Owners suite features an attached private bathroom with single vanity and tub/shower combo. Located in a quiet neighborhood with easy access to Fort Stewart, local schools, and shopping.

4. 2026-04-23
   historical Active Under Contract 517-char remark

   Show marketing remark (517 chars)

   Don't miss your opportunity to check out this cozy updated home! This home is situated on a cul-de-sac lot with a large backyard! Interior features 3 bedrooms and 2 full bathrooms. Updated flooring and roof is under 7 years old! The living room opens to the spacious eat-in kitchen that comes complete with sleek black appliances! Owners suite features an attached private bathroom with single vanity and tub/shower combo. Located in a quiet neighborhood with easy access to Fort Stewart, local schools, and shopping.

5. 2026-04-23
   historical Active Under Contract

   Show marketing remark (517 chars)

   Don't miss your opportunity to check out this cozy updated home! This home is situated on a cul-de-sac lot with a large backyard! Interior features 3 bedrooms and 2 full bathrooms. Updated flooring and roof is under 7 years old! The living room opens to the spacious eat-in kitchen that comes complete with sleek black appliances! Owners suite features an attached private bathroom with single vanity and tub/shower combo. Located in a quiet neighborhood with easy access to Fort Stewart, local schools, and shopping.

6. 2026-03-19
   status Active 517-char remark

   Show marketing remark (517 chars)

   Don't miss your opportunity to check out this cozy updated home! This home is situated on a cul-de-sac lot with a large backyard! Interior features 3 bedrooms and 2 full bathrooms. Updated flooring and roof is under 7 years old! The living room opens to the spacious eat-in kitchen that comes complete with sleek black appliances! Owners suite features an attached private bathroom with single vanity and tub/shower combo. Located in a quiet neighborhood with easy access to Fort Stewart, local schools, and shopping.

7. 2026-03-12
   status Active
8. 2026-03-01
   historical Active Under Contract
9. 2026-02-28
   historical Active Under Contract 517-char remark

   Show marketing remark (517 chars)

   Don't miss your opportunity to check out this cozy updated home! This home is situated on a cul-de-sac lot with a large backyard! Interior features 3 bedrooms and 2 full bathrooms. Updated flooring and roof is under 7 years old! The living room opens to the spacious eat-in kitchen that comes complete with sleek black appliances! Owners suite features an attached private bathroom with single vanity and tub/shower combo. Located in a quiet neighborhood with easy access to Fort Stewart, local schools, and shopping.

10. 2026-02-20
    listed $189,908 Active
11. 2026-02-16
    listed $189,908 Active 517-char remark

    Show marketing remark (517 chars)

    Don't miss your opportunity to check out this cozy updated home! This home is situated on a cul-de-sac lot with a large backyard! Interior features 3 bedrooms and 2 full bathrooms. Updated flooring and roof is under 7 years old! The living room opens to the spacious eat-in kitchen that comes complete with sleek black appliances! Owners suite features an attached private bathroom with single vanity and tub/shower combo. Located in a quiet neighborhood with easy access to Fort Stewart, local schools, and shopping.

12. 2023-10-16
    historical $1,450
13. 2023-09-29
    listed $1,450
14. 2021-09-17
    soldstatus $120,000
15. 2021-09-15
    soldstatus $120,000 Sold 289-char remark

    Show marketing remark (289 chars)

    Charming 3 Br brick home in Smiley Woods on cul de sac. Owner has just installed a new HVAC unit and added a new roof!! This property is convenient to military base, schools, and shopping. No seller disclosure on file--home has been managed by Norman Realty and Management. Large backyard.

16. 2021-09-15
    soldstatus $120,000

    Show marketing remark (289 chars)

    Charming 3 Br brick home in Smiley Woods on cul de sac. Owner has just installed a new HVAC unit and added a new roof!! This property is convenient to military base, schools, and shopping. No seller disclosure on file--home has been managed by Norman Realty and Management. Large backyard.

17. 2021-09-15
    soldstatus $120,000

    Show marketing remark (289 chars)

    Charming 3 Br brick home in Smiley Woods on cul de sac. Owner has just installed a new HVAC unit and added a new roof!! This property is convenient to military base, schools, and shopping. No seller disclosure on file--home has been managed by Norman Realty and Management. Large backyard.

18. 2021-08-20
    status Under Contract 289-char remark

    Show marketing remark (289 chars)

    Charming 3 Br brick home in Smiley Woods on cul de sac. Owner has just installed a new HVAC unit and added a new roof!! This property is convenient to military base, schools, and shopping. No seller disclosure on file--home has been managed by Norman Realty and Management. Large backyard.

19. 2021-08-19
    status Back on Market 289-char remark

    Show marketing remark (289 chars)

    Charming 3 Br brick home in Smiley Woods on cul de sac. Owner has just installed a new HVAC unit and added a new roof!! This property is convenient to military base, schools, and shopping. No seller disclosure on file--home has been managed by Norman Realty and Management. Large backyard.

20. 2021-07-26
    status Under Contract 289-char remark

    Show marketing remark (289 chars)

    Charming 3 Br brick home in Smiley Woods on cul de sac. Owner has just installed a new HVAC unit and added a new roof!! This property is convenient to military base, schools, and shopping. No seller disclosure on file--home has been managed by Norman Realty and Management. Large backyard.

21. 2021-07-26
    status Back on Market 289-char remark

    Show marketing remark (289 chars)

    Charming 3 Br brick home in Smiley Woods on cul de sac. Owner has just installed a new HVAC unit and added a new roof!! This property is convenient to military base, schools, and shopping. No seller disclosure on file--home has been managed by Norman Realty and Management. Large backyard.

22. 2021-07-19
    status Under Contract 289-char remark

    Show marketing remark (289 chars)

    Charming 3 Br brick home in Smiley Woods on cul de sac. Owner has just installed a new HVAC unit and added a new roof!! This property is convenient to military base, schools, and shopping. No seller disclosure on file--home has been managed by Norman Realty and Management. Large backyard.

23. 2021-07-14
    status Back on Market 289-char remark

    Show marketing remark (289 chars)

    Charming 3 Br brick home in Smiley Woods on cul de sac. Owner has just installed a new HVAC unit and added a new roof!! This property is convenient to military base, schools, and shopping. No seller disclosure on file--home has been managed by Norman Realty and Management. Large backyard.

24. 2021-05-24
    status Under Contract 289-char remark

    Show marketing remark (289 chars)

    Charming 3 Br brick home in Smiley Woods on cul de sac. Owner has just installed a new HVAC unit and added a new roof!! This property is convenient to military base, schools, and shopping. No seller disclosure on file--home has been managed by Norman Realty and Management. Large backyard.

25. 2021-05-20
    listed $119,900 New 289-char remark

    Show marketing remark (289 chars)

    Charming 3 Br brick home in Smiley Woods on cul de sac. Owner has just installed a new HVAC unit and added a new roof!! This property is convenient to military base, schools, and shopping. No seller disclosure on file--home has been managed by Norman Realty and Management. Large backyard.

26. 2021-05-20
    listed $119,900

    Show marketing remark (289 chars)

    Charming 3 Br brick home in Smiley Woods on cul de sac. Owner has just installed a new HVAC unit and added a new roof!! This property is convenient to military base, schools, and shopping. No seller disclosure on file--home has been managed by Norman Realty and Management. Large backyard.

27. 2021-05-18
    listed $119,900
28. 2011-12-16
    soldstatus $89,900

ⓘ 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: $4,392 · $366/mo
• Projected year-2 tax: $4,392 · $366/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 (shaded) · 0% chance over 30 yrs
• 🔥 Wildfire 6/10 Major
• 🌡 Heat 9/10 Extreme 7 d/yr ≥110°F today · 19 d/yr by 30 yrs out
• 💨 Wind 8/10 Severe 98% 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: $21,639
• − Mortgage interest: −$10,638
• − Property taxes: −$4,392
• − Insurance: −$950
• − Repairs & maintenance: −$1,731
• − Management: −$1,731
• − Depreciation: −$5,525
• Taxable loss: −$3,327
• Est. tax savings @ 24.0%: +$799
• After-tax cash flow: $601/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 — Walthourville

• Score: 64/100
• State rank: #255
• US rank: #14108

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Walthourville, GA
• County: Liberty County · 58,565 people
• City population: 4,933
• 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

+108.0% since first listed

28 events — show timeline

• 2026-05-22 Sold (MLS) $187,000 Hive MLS
• 2026-05-20 Pending — HABR
• 2026-05-19 Pending — Hive MLS
• 2026-04-23 Contingent — Hive MLS
• 2026-04-23 Contingent — HABR
• 2026-03-19 Relisted — Hive MLS
• 2026-03-12 Relisted — HABR
• 2026-03-01 Contingent — HABR
• 2026-02-28 Contingent — Hive MLS
• 2026-02-20 Listed $189,908 HABR
• 2026-02-16 Listed $189,908 Hive MLS
• 2023-10-16 Rental Removed $1,450 BUILDIUM
• 2023-09-29 Listed for Rent $1,450 BUILDIUM
• 2021-09-17 Sold (Public Records) $120,000 Public Records
• 2021-09-15 Sold (MLS) $120,000 Hive MLS
• 2021-09-15 Sold (MLS) $120,000 HABR
• 2021-09-15 Sold (MLS) $120,000 GAMLS
• 2021-08-20 Pending — GAMLS
• 2021-08-19 Relisted — GAMLS
• 2021-07-26 Pending — GAMLS
• 2021-07-26 Relisted — GAMLS
• 2021-07-19 Pending — GAMLS
• 2021-07-14 Relisted — GAMLS
• 2021-05-24 Pending — GAMLS
• 2021-05-20 Listed $119,900 Hive MLS
• 2021-05-20 Listed $119,900 GAMLS
• 2021-05-18 Listed $119,900 HABR
• 2011-12-16 Sold (Public Records) $89,900 Public Records

Property tax history

+12.3%/yr

Latest (2025): $4,392 · +61.6% YoY. Source: county tax records.