243 Garden Cir · Hinesville, GA 31313

$160,000

3 bd · 2.0 ba · 1,164 sqft · SingleFamily public records · 25 Days on market

Built 1985 6,098 sqft lot $137/sqft · at area comps Est $167k · at est.

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Why this score? — see what drove the C- 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 +19.4/30.0
• ARV discount +9.5/15.0
• DSCR +6.1/10.0
• 1% rule +5.8/10.0
• 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

Welcome home to this charming 3 bedroom, 2 bath brick home located in the heart of Hinesville! Offering 1,164 square feet of comfortable living space, this home is perfect for first-time buyers, downsizers, or investors looking to add to their portfolio. Inside, you'll find a functional layout featuring a combination of tile and carpet flooring throughout, creating both comfort and easy maintenance. Step outside and enjoy the spacious backyard, ideal for entertaining family and friends, hosting cookouts, or simply relaxing after a long day. With its solid brick exterior, inviting feel, and convenient location, this property is full of potential and ready for its next owner to make it home.

Key facts

• Spacious backyard
• Brick home
• Functional layout

Tags

• BRICK HOME
• SPACIOUS BACKYARD
• FUNCTIONAL LAYOUT
• TILE AND CARPET FLOORING
• SOLID BRICK EXTERIOR
• CONVENIENT LOCATION

Property features AI

Finance

• Other: Located in the Garden Heights subdivision
• HOA & community: No homeowners association

Exterior

• Parking: Off-street parking
• Utilities: Public water; Public sewer; Electric service on property; Cable available; High-speed internet available; Natural gas available
• Home design: Single-family residence; House structure; Resale property
• Construction: Built in 1985; Brick construction; Composition roof; No basement
• Exterior features: Cul-de-sac lot

Interior

• Kitchen: Dishwasher; Refrigerator
• Bedrooms: Three bedrooms on the main level
• Flooring: Carpet; Laminate; Tile
• Bathrooms: Two full bathrooms on the main level
• Heating & cooling: Central heating; Central air conditioning
• Interior features: One-level floorplan; Public records list 1,164 above-grade living area; Other interior features
• Laundry & utility: Laundry located in a common area

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $160k.

Deal economics

• At list price, monthly cash flow is $179 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $160k).
• Recommended offer: $158k (1.5% below list) — sets the bar for market timing.
• Cap rate 7.6% 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: commute D+, crime F, employment D-.
• 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.
• Zoned schools: Frank Long Elementary School (math 21% / reading 21%, grade F, #850 of 1,228 statewide, top 70%, 728 students, 77% FRL); Snelson-Golden Middle School (math 13% / reading 24%, grade F, #372 of 470 statewide, top 80%, 876 students, 76% FRL) — zoned schools average 76% FRL vs 54% district-wide (22 pts higher); higher-poverty schools than district average — tighter screening recommended.
• 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 35% 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 $5k 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 25 days — a 2% lower offer ($158k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $78k; list at $160k implies a 105% gain — meaningful room to come down on a strong offer.

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 $157,600 (1.5% below list)

Questions for the listing agent

1. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
2. 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?
3. 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?
4. 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.
5. 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.
6. 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: 1.08% ✓
• Cap rate: 7.63%
• Cash-on-cash: 4.79%
• DSCR: 1.21
• GRM: 7.7

CMA / ARV

• ARV (median comp): $167,479
• List price: $160,000
• Delta: -4.47%
• 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
641 2nd St	0.14mi	3/2.0	1,100 (-6%)	11mo	$204,500	$186	75
236 Garden Cir	0.04mi	3/1.5	1,208 (+4%)	18mo	$199,900	$165	74
248 Garden Cir	0.03mi	3/1.0	1,302 (+12%)	4mo	$214,500	$165	71
621 2nd St	0.22mi	3/2.0	1,100 (-6%)	12mo	$209,000	$190	71
657 Maxwell St	0.30mi	3/1.5	1,260 (+8%)	0mo	$135,000	$107	70
213 Garden Cir	0.05mi	4/2.0 (+1)	1,321 (+14%)	20mo	$225,000	$170	54
662 Mahoney Rd	0.71mi	3/2.0	1,196 (+3%)	11mo	$99,000	$83	53
221 Surrey Rd	0.52mi	3/1.0	1,248 (+7%)	22mo	$184,900	$148	42
228 Thiess Branch Dr	0.59mi	3/2.0	1,274 (+10%)	22mo	$223,000	$175	38
921 Greenbriar Rd	0.75mi	3/1.0	1,066 (-8%)	18mo	$159,900	$150	32
905 Greenbriar Rd	0.68mi	4/1.0 (+1)	1,300 (+12%)	9mo	$194,900	$150	32
478 Dykes St	0.61mi	3/1.0	1,008 (-13%)	20mo	$166,800	$165	29

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: -5.9%
• Equity multiple: 0.77×
• Total profit: $-10,162
• Equity at exit: $23,857

10-year hold

• IRR: 6.6%
• Equity multiple: 1.55×
• Total profit: $24,669
• Equity at exit: $13,834

Cash invested: $44,800 (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: 7.7×

Monthly cashflow live

• Estimated rent: $1,732 high
• Mortgage (P&I): −$839
• Tax from tax record: −$284 /mo · $3,403/yr
• Insurance: −$67
• HOA: −$0
• Vacancy / Maint / Mgmt: −$364
• Net cashflow: $179

Break-even live

Break-even rent $1,505

Max offer price $160,000

Occupancy floor 85%

Sensitivity live

Price	-10% $269	-5% $224	+0% $179	+5% $134	+10% $88
Rent	-10% $42	-5% $110	+0% $179	+5% $247	+10% $316
Rate	-1.0pp $259	-0.5pp $219	base $179	+0.5pp $137	+1.0pp $95

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: $40,000
• Closing costs: $4,800
• Reserves months: —
• Total cash needed: —

Rent comps 23 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
250 Garden Cir Hinesville, GA	3.0	2.0	1140	$1,750	$1.54	44d	1	0.06mi
220 Garden Cir Hinesville, GA	3.0	1.5	1323	$1,650	$1.25	44d	1	0.06mi
727 S Main St Hinesville, GA	2.0–3.0	1.5	1286	$1,450	$1.13	44d	3	0.25mi
635 Maxwell St Hinesville, GA	3.0	1.0	950	$1,700	$1.79	44d	1	0.34mi
134 Pointe South Dr Hinesville, GA	2.0	1.0	840	$1,195	$1.42	44d	1	0.65mi
131 Pointe South Dr Hinesville, GA	2.0	1.0	960	$1,950	$2.03	44d	1	0.66mi
662 Mahoney Rd Hinesville, GA	3.0	2.0	1196	$1,795	$1.50	44d	1	0.73mi
814 Lesa St Hinesville, GA	2.0	1.5	1152	$950	$0.82	44d	1	0.85mi
910 Brett Dr Hinesville, GA	2.0–3.0	2.0	957	$1,600	$1.67	45d	3	0.89mi
910 Brett Dr Hinesville, GA	2.0–3.0	2.0	957	$1,600	$1.67	44d	4	0.89mi
108 Cherokee Cir Hinesville, GA	3.0	2.0	1208	$1,275	$1.06	44d	1	0.96mi
732 Fleming Rd Hinesville, GA	3.0	1.5	1348	$1,400	$1.04	44d	1	0.98mi
172 Cherokee Cir Hinesville, GA	3.0	2.0	1290	$1,550	$1.20	44d	1	1.05mi
1012 White Cir Hinesville, GA	3.0	1.0	1050	$1,300	$1.24	44d	1	1.09mi
205 Bagley Ave Unit B Hinesville, GA	3.0	2.0	1071	$1,850	$1.73	44d	1	1.21mi
710 Little John Dr Hinesville, GA	3.0	2.0	1459	$1,700	$1.17	44d	1	1.21mi
912 Pineland Ave Hinesville, GA	3.0	2.5	1428	$1,648	$1.15	44d	1	1.23mi
905 King Air Ct Hinesville, GA	3.0	2.0	1407	$1,750	$1.24	44d	1	1.25mi
916 Mandarin Dr Hinesville, GA	3.0	2.0	1433	$1,550	$1.08	44d	1	1.29mi
613 Franklin St Hinesville, GA	3.0	2.0	1464	$1,750	$1.20	44d	1	1.39mi
712 Mill Creek Cir Hinesville, GA	4.0	2.0	1456	$1,900	$1.30	44d	1	1.43mi
255 Glenn Bryant Rd Hinesville, GA	3.0	1.0	1075	$1,700	$1.58	44d	1	1.46mi
286 Whitetail Cir Hinesville, GA	3.0	2.0	1274	$1,600	$1.26	44d	1	1.47mi

Listing history 9 events

1. 2026-06-07
   statusdays on market $160,000 Under Contract 25 DOM
2. 2026-06-05
   days on market $160,000 Active 24 DOM
3. 2026-06-03
   days on market $160,000 Active 23 DOM
4. 2026-06-02
   days on market $160,000 Active 22 DOM
5. 2026-06-01
   days on market $160,000 Active 21 DOM
6. 2026-05-31
   days on market $160,000 Active 20 DOM
7. 2026-05-30
   statusdays on market $160,000 Active 19 DOM
8. 2026-05-11
   listed $165,000 New 783-char remark
9. 2010-04-02
   soldstatus $78,000

ⓘ 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: $3,403 · $284/mo
• Projected year-2 tax: $3,403 · $284/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 ≥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: $20,781
• − Mortgage interest: −$8,962
• − Property taxes: −$3,403
• − Insurance: −$800
• − Repairs & maintenance: −$1,663
• − Management: −$1,663
• − Depreciation: −$4,655
• Taxable loss: −$364
• Est. tax savings @ 24.0%: +$87
• After-tax cash flow: $2,233/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

+105.1% since first listed

4 events — show timeline

• 2026-06-05 Pending — GAMLS
• 2026-05-27 Price Changed $160,000 GAMLS
• 2026-05-11 Listed $165,000 GAMLS
• 2010-04-02 Sold (Public Records) $78,000 Public Records

Property tax history

+8.5%/yr

Latest (2025): $3,403 · +25.1% YoY. Source: county tax records.