Barrington Plan · Allenhurst, GA 31301

$302,900

5 bd · 3.0 ba · 2,415 sqft · SingleFamily · 488 Days on market

Excellent condition $34/mo HOA · 1% of rent

---

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 +7.5/15.0
• Appreciation +5.1/10.0
• Condition / age +4.8/5.0
• 1% rule +3.8/10.0
• DSCR +3.8/10.0
• Livability +3.1/5.0
• Schools +2.7/10.0
• Rent growth +2.5/5.0

Listing remarks MLS

This home is part of our Covenant Series! This two-story Barrington is equipped with 4 beds/2.5 baths and has many options for a large family or someone that likes to entertain. Walking in through the foyer there is a flex room to your left that can be used as an office or transformed into a 5th bedroom. Continuing down the corridor you a greeted by the family room open to the dining and large kitchen with a breakfast bar. Upstairs has a large master suite with big master bath, walk-in closet, and separate shower. There is also a full bath shared between the other 3 bedrooms, a laundry area, and two-story foyer. There is a media room perfect for family movie nights or it can be turned into another bedroom for guests. Artistic rendering(s) are for informational purposes only. Artistic renderings are for informational purposes only. Actual floor plans, features and inclusions may vary.

Key facts

• 2 garage spots
• Listed 488 days

🏗️ New construction. The $302,900 list price is a builder figure, so every metric below is computed on the value from comparable previous sales — $307,271.

What this means for you Summary

Snapshot

• This is a 5-bed/3.0-bath single-family listed at $303k. Condition is rated excellent.

Deal economics

• At list price, monthly cash flow is $-29 ($-349/yr) — negative.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $269k (11.1% below list).
• Recommended offer: $267k (12.0% below list) — sets the bar for market timing.
• Cap rate 6.2% vs local median 5.1% in Allenhurst — meaningfully above typical; check what's discounted (condition, days-on-market, listing class) to confirm the premium yield is real.

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 lingering (median 139d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 67% of comp listings sitting > 30 days — soft ceiling on asking rent; 298 units permitted in Long County in 2024 (0 in 5+ unit buildings).
• At $2,694/mo this rent would consume 49% of the median local household income ($65k/yr) — very limited rent-growth headroom before tenants either downsize or default.

Forward outlook

• In year one you build about $3k of equity ($2k loan paydown + $477 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 ~$34k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 488 days — a 12% lower offer ($267k) is reasonable based on typical stale-listing flexibility.

Recommended offer $266,552 (12.0% 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 488 days. Have you received any prior offers? Is the seller open to a 12% 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: 0.88% ✗
• Cap rate: 6.18%
• Cash-on-cash: -0.41%
• DSCR: 0.98
• GRM: 9.5

CMA / ARV

• ARV (median comp): $307,271
• List price: $302,900
• Delta: -1.42%
• 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
702 Buckhead Loop SE	0.52mi	5/3.0	2,415 (0%)	4mo	$322,425	$134	73
836 Buckhead Loop SE	0.52mi	4/2.5 (-1)	2,395 (-1%)	3mo	$316,800	$132	64
147 Antler Avenue Ave	0.57mi	4/2.5 (-1)	2,395 (-1%)	2mo	$324,900	$136	64
874 Buckhead Loop SE	0.47mi	5/3.0	2,256 (-7%)	5mo	$320,675	$142	63
236 Antler Ave	0.66mi	5/3.0	2,516 (+4%)	9mo	$317,825	$126	55
200 Antler Ave SE	0.63mi	5/3.0	2,256 (-7%)	7mo	$308,875	$137	54
1034 Buckhead Loop SE	0.60mi	5/3.0	2,256 (-7%)	11mo	$307,625	$136	52
1105 Buckhead Loop SE	0.52mi	4/2.5 (-1)	2,254 (-7%)	9mo	$312,495	$139	50
549 Buckhead Loop SE	0.52mi	4/2.5 (-1)	2,065 (-14%)	2mo	$296,975	$144	43
802 Buckhead Loop SE	0.52mi	4/2.5 (-1)	2,065 (-14%)	3mo	$296,375	$144	42
916 Buckhead Loop SE	0.47mi	4/2.5 (-1)	2,065 (-14%)	6mo	$306,210	$148	41
980 Buckhead Loop SE	0.64mi	4/2.5 (-1)	2,065 (-14%)	10mo	$291,575	$141	30

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: -2.1%
• Equity multiple: 0.90×
• Total profit: $-8,527
• Equity at exit: $91,617

10-year hold

• IRR: 3.5%
• Equity multiple: 1.39×
• Total profit: $33,311
• Equity at exit: $112,058

Cash invested: $86,036 (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 →

Balanced market Market conditions within 1.0 mi — comparable homes for sale

Active competition Active MLS

• For sale now: 23 active · 24 under contract
• Months of supply: 6.0 mo (17%/mo absorbed)
• Median asking: $308,600 ($136/sqft)
• Median days on market: 166 d
• This list price: 43% of active listings are priced below it
• ARV vs active asking: -6.3% 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: 9.4×

Monthly cashflow live

• Estimated rent: $2,694 medium
• Mortgage (P&I): −$1,611
• Tax est. 1.5%: −$384 /mo · $4,609/yr
• Insurance: −$128
• HOA: −$34
• Vacancy / Maint / Mgmt: −$566
• Net cashflow: $-29

Break-even live

Break-even rent $2,731

Max offer price $303,064

Occupancy floor 96%

Sensitivity live

Price	-10% $183	-5% $77	+0% $-29	+5% $-135	+10% $-241
Rent	-10% $-242	-5% $-135	+0% $-29	+5% $77	+10% $184
Rate	-1.0pp $126	-0.5pp $49	base $-29	+0.5pp $-109	+1.0pp $-190

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: $76,818
• Closing costs: $9,218
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2722 Arnall Dr Allenhurst, GA	5.0	3.0	2256	$2,600	$1.15	139d	1	0.34mi
9635 Tibet Hwy SE Allenhurst, GA	5.0	3.5	2400	$2,600	$1.08	139d	1	1.26mi
28 Murray Crossing Blvd NE Ludowici, GA	4.0	2.5	2670	$2,350	$0.88	3d	1	1.42mi

Listing history 50 events

1. 2026-09-24
   days on market $302,900 Active 488 DOM
2. 2026-09-22
   days on market $302,900 Active 487 DOM
3. 2026-09-20
   days on market $302,900 Active 485 DOM
4. 2026-09-19
   days on market $302,900 Active 484 DOM
5. 2026-09-18
   days on market $302,900 Active 483 DOM
6. 2026-09-17
   days on market $302,900 Active 482 DOM
7. 2026-09-16
   days on market $302,900 Active 481 DOM
8. 2026-09-15
   days on market $302,900 Active 480 DOM
9. 2026-09-14
   days on market $302,900 Active 479 DOM
10. 2026-09-13
    days on market $302,900 Active 478 DOM
11. 2026-09-12
    days on market $302,900 Active 477 DOM
12. 2026-09-11
    days on market $302,900 Active 476 DOM
13. 2026-09-05
    days on market $302,900 Active 470 DOM
14. 2026-09-04
    days on market $302,900 Active 469 DOM
15. 2026-09-03
    days on market $302,900 Active 468 DOM
16. 2026-09-02
    days on market $302,900 Active 467 DOM
17. 2026-08-30
    days on market $302,900 Active 464 DOM
18. 2026-08-29
    days on market $302,900 Active 463 DOM
19. 2026-08-28
    days on market $302,900 Active 462 DOM
20. 2026-08-27
    days on market $302,900 Active 461 DOM
21. 2026-08-26
    days on market $302,900 Active 460 DOM
22. 2026-08-25
    days on market $302,900 Active 459 DOM
23. 2026-08-24
    days on market $302,900 Active 458 DOM
24. 2026-08-23
    days on market $302,900 Active 457 DOM
25. 2026-08-22
    days on market $302,900 Active 456 DOM
26. 2026-08-21
    days on market $302,900 Active 455 DOM
27. 2026-08-20
    days on market $302,900 Active 454 DOM
28. 2026-08-19
    days on market $302,900 Active 453 DOM
29. 2026-08-18
    days on market $302,900 Active 452 DOM
30. 2026-08-17
    days on market $302,900 Active 451 DOM
31. 2026-08-16
    days on market $302,900 Active 450 DOM
32. 2026-08-15
    days on market $302,900 Active 449 DOM
33. 2026-08-14
    days on market $302,900 Active 448 DOM
34. 2026-08-13
    days on market $302,900 Active 447 DOM
35. 2026-08-12
    days on market $302,900 Active 446 DOM
36. 2026-08-11
    days on market $302,900 Active 445 DOM
37. 2026-08-10
    days on market $302,900 Active 444 DOM
38. 2026-08-09
    days on market $302,900 Active 443 DOM
39. 2026-08-08
    days on market $302,900 Active 442 DOM
40. 2026-08-07
    days on market $302,900 Active 441 DOM
41. 2026-08-06
    days on market $302,900 Active 440 DOM
42. 2026-08-05
    days on market $302,900 Active 439 DOM
43. 2026-08-04
    days on market $302,900 Active 438 DOM
44. 2026-08-03
    days on market $302,900 Active 437 DOM
45. 2026-07-31
    days on market $302,900 Active 434 DOM
46. 2026-07-30
    days on market $302,900 Active 433 DOM
47. 2026-07-29
    days on market $302,900 Active 432 DOM
48. 2026-07-27
    days on market $302,900 Active 430 DOM
49. 2026-07-25
    days on market $302,900 Active 428 DOM
50. 2026-07-24
    days on market $302,900 Active 427 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: $32,330
• − Mortgage interest: −$17,212
• − Property taxes: −$4,609
• − Insurance: −$1,536
• − Repairs & maintenance: −$2,586
• − Management: −$2,586
• − HOA: −$408
• − Depreciation: −$8,939
• Taxable loss: −$5,547
• Est. tax savings @ 24.0%: +$1,331
• After-tax cash flow: $982/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 · 12 photos

Excellent 95/100 None rehab

This Barrington plan home is in excellent condition with no visible repairs needed. It offers a spacious layout, modern finishes, and a well-maintained exterior. Upgrades in paint, landscaping, and smart home features would further enhance its value.

Value-add opportunities

• Both Painting exterior and interior walls — Fresh paint enhances curb appeal and interior aesthetics. ↑
• Both Landscaping improvements — Enhances curb appeal and adds value to the property. ↑
• Resale Upgrading kitchen appliances — Modern appliances improve the home's appeal to potential buyers. ↑
• Both Adding smart home features — Enhances convenience and adds value to the property. ↑
• Resale Upgrading bathroom fixtures — Modern fixtures improve the home's appeal to potential buyers. ↑

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

---

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%

---

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%

---

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

---

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

• 2025-05-23 Listed $302,900 Zillow