200 Becky St · Hinesville, GA 31313

$205,000

3 bd · 1.5 ba · 1,232 sqft · SingleFamily · 11 Days on market

Built 1978 Good condition 0.38 ac lot Est $211k · at est.

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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 +13.6/30.0
• ARV discount +8.7/15.0
• DSCR +4.1/10.0
• Rent growth +3.9/5.0
• 1% rule +3.8/10.0
• Condition / age +3.8/5.0
• Livability +3.7/5.0
• Schools +2.0/10.0
• Appreciation +0.0/10.0

Listing remarks

This property is such a great find on the outskirts of Hinesville! This lovely 3 bedroom 2 bath property is now ready for it's new owner! Featuring a large living room , eat in kitchen, hall bath for the generously sized bedrooms, and a primary bedroom just on the back of the property with it's own private bath, this property has fresh paint, laminate flooring throughout, stainless steel appliances, and an oversized lot that is so hard to find in Hinesville. The seller states the roof and HVAC system are newer, and the property was recently hooked up and ready for Fiber internet. A lovely open covered carport keeps your car out of the hot GA sun, and an open covered front porch for sipping

Key facts

• 0.38 acre lot
• Parking
• Built 1978

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath single-family listed at $205k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $11 ($126/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $181k (11.9% below list).
• Recommended offer: $181k (11.9% below list) — sets the bar for 1% rule.
• Cap rate 6.4% vs local median 5.2% in Hinesville — meaningfully above typical; check what's discounted (condition, days-on-market, listing class) to confirm the premium yield is real.

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: Lyman Hall Elementary School (math 9% / reading 11%, grade F, #1,076 of 1,228 statewide, top 89%, 604 students, 86% FRL); Lewis Frasier Middle School (math 22% / reading 32%, grade F, #271 of 470 statewide, top 60%, 779 students, 73% FRL); Bradwell Institute (math 12% / reading 27%, grade F, #243 of 424 statewide, top 59%, 1,755 students, 68% FRL) — zoned schools average 76% FRL vs 54% district-wide (21 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; 13 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

• Only 11 days on market — expect competitive offers; lowballing is unlikely to land.

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 $180,663 (11.9% below list)

Questions for the listing agent

1. Built in 1978 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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?
5. 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?
6. This sits on a lake — are riparian / water-frontage rights deeded with the parcel? Any dock permits, shoreline easements, or HOA water-use restrictions?
7. What's the documented flood / surge / shoreline-erosion history here (FEMA AND non-FEMA — e.g., storm surge, creek backup, septic-field saturation)?
8. Any water-quality or seasonal algae-bloom issues that affect tenant satisfaction or short-term-rental demand?
9. 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.
10. 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.
11. 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: 6.35%
• Cash-on-cash: 0.22%
• DSCR: 1.01
• GRM: 9.5

CMA / ARV

• ARV (on-the-fly): $210,672
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
158 Sequoia Cir	0.18mi	3/1.5	1,291 (+5%)	9mo	$170,000	$132	77
1371 Forest Lake Dr	0.55mi	3/2.0	1,251 (+2%)	1mo	$225,000	$180	69
1407 Forest Lake Dr	0.51mi	3/2.0	1,236 (+0%)	12mo	$218,000	$176	63
1311 Tower Dr	0.37mi	3/2.0	1,292 (+5%)	12mo	$224,000	$173	63
154 Sequoia Cir	0.15mi	3/1.5	1,375 (+12%)	15mo	$202,000	$147	61
506 Idlewood Cir	0.48mi	3/1.0	1,178 (-4%)	9mo	$147,500	$125	61
1352 Forest Lake Dr	0.68mi	3/1.0	1,286 (+4%)	4mo	$199,999	$156	56
235 Davis St	0.58mi	3/2.0	1,181 (-4%)	14mo	$200,000	$169	52
1384 Forest Lake Dr	0.51mi	3/2.0	1,307 (+6%)	15mo	$223,375	$171	52
235 Davis St	0.58mi	3/2.0	1,181 (-4%)	14mo	$200,000	$169	52
166 Buckhead Loop	0.67mi	3/2.0	1,380 (+12%)	12mo	$262,975	$191	37
505 Whisper Ln	0.56mi	2/2.0 (-1)	1,057 (-14%)	12mo	$215,900	$204	33

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: -13.3%
• Equity multiple: 0.51×
• Total profit: $-28,035
• Equity at exit: $30,566

10-year hold

• IRR: -0.9%
• Equity multiple: 0.93×
• Total profit: $-4,097
• Equity at exit: $17,725

Cash invested: $57,400 (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: 9.5×

Monthly cashflow live

• Estimated rent: $1,807 high
• Mortgage (P&I): −$1,075
• Tax est. 1.5%: −$256 /mo · $3,075/yr
• Insurance: −$85
• HOA: −$0
• Vacancy / Maint / Mgmt: −$379
• Net cashflow: $11

Break-even live

Break-even rent $1,793

Max offer price $205,000

Occupancy floor 94%

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: $51,250
• Closing costs: $6,150
• Reserves months: —
• Total cash needed: —

Rent comps 13 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
149 Becky St Hinesville, GA	3.0	2.0	1145	$1,800	$1.57	43d	1	0.14mi
196 Wayfair Ln Hinesville, GA	3.0	2.5	1380	$1,790	$1.30	43d	1	0.61mi
1474 Kelly Dr Hinesville, GA	2.0	2.0	962	$1,550	$1.61	43d	1	1.15mi
1458 Sheridan Pt Hinesville, GA	3.0	2.0	1400	$1,800	$1.29	43d	1	1.17mi
1456 Coalition Cir Hinesville, GA	3.0	2.0	1424	$1,700	$1.19	43d	1	1.20mi
2007 Ossabaw Dr Hinesville, GA	3.0	2.0	1291	$1,975	$1.53	43d	1	1.24mi
286 Whitetail Cir Hinesville, GA	3.0	2.0	1274	$1,600	$1.26	43d	1	1.32mi
291 Sabreena Cir Hinesville, GA	3.0	2.0	1400	$1,950	$1.39	43d	1	1.33mi
172 Cherokee Cir Hinesville, GA	3.0	2.0	1290	$1,550	$1.20	43d	1	1.34mi
82 Crosby Dr Hinesville, GA	3.0	2.0	1087	$1,649	$1.52	43d	1	1.39mi
1113 Kelly Dr Hinesville, GA	2.0	2.0	858	$995	$1.16	43d	1	1.40mi
108 Cherokee Cir Hinesville, GA	3.0	2.0	1208	$1,275	$1.06	43d	1	1.44mi
255 Glenn Bryant Rd Hinesville, GA	3.0	1.0	1075	$1,700	$1.58	43d	1	1.49mi

Listing history 11 events

1. 2026-06-19
   days on market $205,000 Active 11 DOM
2. 2026-06-18
   days on market $205,000 Active 10 DOM
3. 2026-06-17
   days on market $205,000 Active 9 DOM
4. 2026-06-16
   days on market $205,000 Active 8 DOM
5. 2026-06-15
   remarks 699-char remark
6. 2026-06-08
   days on market $205,000 Active 7 DOM
7. 2026-06-07
   days on market $205,000 Active 6 DOM
8. 2026-06-05
   days on market $205,000 Active 3 DOM
9. 2026-06-03
   days on market $205,000 Active 2 DOM
10. 2026-06-02
    remarks 66-char remark
11. 2026-06-02
    listed $205,000 Active 1 DOM

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

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: $21,680
• − Mortgage interest: −$11,483
• − Property taxes: −$3,075
• − Insurance: −$1,025
• − Repairs & maintenance: −$1,734
• − Management: −$1,734
• − Depreciation: −$5,964
• Taxable loss: −$3,336
• Est. tax savings @ 24.0%: +$801
• After-tax cash flow: $927/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 · 6 photos

Good 75/100 Cosmetic rehab

This property is in good condition with a fresh paint job and well-maintained exterior. Minor updates like painting and landscaping can significantly enhance its value.

Value-add opportunities

• Both Painting exterior and interior walls — Fresh paint enhances curb appeal and interior aesthetics
• Both Landscaping improvements — Well-maintained landscaping increases curb appeal and property value
• Both Add a small front porch — A welcoming porch can increase both resale and rental value

Renovation cost estimate screening

Value-add ROI direction

• Both Painting exterior and interior walls — Fresh paint enhances curb appeal and interior aesthetics ↑
• Both Landscaping improvements — Well-maintained landscaping increases curb appeal and property value ↑
• Both Add a small front porch — A welcoming porch can increase both resale and rental value ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

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

1 event — show timeline

• 2026-06-01 Listed $205,000 HABR