204 Whitehall Ave · Rincon, GA 31326

$239,900

4 bd · 1.5 ba · 1,396 sqft · SingleFamily public records · 129 Days on market

Built 1969 0.36 ac lot $172/sqft · 6% below area Est $256k · 6% under

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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 +18.2/30.0
• ARV discount +10.3/15.0
• DSCR +5.7/10.0
• 1% rule +4.5/10.0
• Schools +4.3/10.0
• Livability +3.5/5.0
• Rent growth +2.9/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome to 204 Whitehall Road! This 4-bedroom, 1.5-bath home features a brand-new roof and offers a fantastic opportunity to add value. With a spacious floor plan and a large yard, there’s plenty of room to update and customize to your style. Major improvement already done—now bring your vision and make it shine! Sold as-is, this property is perfect for buyers looking to personalize a home or invest in a great opportunity.

Key facts

• Great neighborhood
• Generous lot
• Brand new roof

Tags

• FULL BRICK HOME
• BRAND NEW ROOF
• GENEROUS LOT
• GREAT NEIGHBORHOOD

What this means for you Summary

Snapshot

• This is a 4-bed/1.5-bath single-family listed at $240k.

Deal economics

• At list price, monthly cash flow is $216 ($3k/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 $227k (5.3% below list).
• Recommended offer: $211k (12.0% below list) — sets the bar for market timing.
• Cap rate 7.4% vs local median 4.5% in Rincon — 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 69/100 on livability (#109 in GA) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A+; Watch: amenities F, commute F, health & safety F.
• Effingham County (rural): math 49% / reading 48% proficiency, ranked #16 of 174 in GA (top 9%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: Rents rising (+1.5%/yr); 264 active listings in the ZIP; 8 comparable units currently listed for rent nearby; rentals at typical pace (median 15d on market — plan ~3-4 weeks tenant-placement turnaround); solid renter incomes; 836 units permitted in Effingham County in 2024 (46 in 5+ unit buildings).
• This rent runs 33% of the median local income ($83k/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 $2k of loan paydown is wiped out by about $7k of value loss. Plan a longer hold.
• Effingham County population projected at +33% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.

Negotiation context

• It's been on market 129 days — a 12% lower offer ($211k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $117k; list at $240k implies a 105% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 98% chance of damaging wind over 30y; moderate wildfire risk; extreme-heat days projected 7→17/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $211,112 (12.0% below list)

Questions for the listing agent

1. It's been on market 129 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1969 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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. 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.
6. 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.
7. 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: 7.37%
• Cash-on-cash: 3.86%
• DSCR: 1.17
• GRM: 8.8

CMA / ARV

• ARV (median comp): $255,793
• List price: $239,900
• Delta: -6.21%
• 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
125 Westwood Dr	0.15mi	4/2.0	1,400 (+0%)	1mo	$280,000	$200	90
210 Mulberry Way	0.09mi	4/2.0	1,412 (+1%)	5mo	$283,000	$200	88
124 Westwood Dr	0.13mi	3/2.0 (-1)	1,433 (+3%)	8mo	$280,000	$195	76
126 Melrose Pl	0.21mi	3/1.5 (-1)	1,323 (-5%)	1mo	$185,000	$140	76
219 Westwood Dr	0.18mi	3/1.0 (-1)	1,450 (+4%)	4mo	$243,000	$168	75
130 Westwood Dr	0.10mi	3/2.0 (-1)	1,471 (+5%)	8mo	$286,000	$194	72
100 Westwood Dr	0.33mi	4/2.0	1,508 (+8%)	1mo	$289,000	$192	68
205 Westwood Dr	0.11mi	3/2.0 (-1)	1,515 (+8%)	7mo	$264,000	$174	68
101 Greene Dr	0.42mi	3/2.0 (-1)	1,425 (+2%)	4mo	$230,000	$161	66
105 Melrose Pl	0.35mi	3/1.5 (-1)	1,296 (-7%)	3mo	$259,700	$200	64
223 Melrose Pl	0.22mi	3/2.0 (-1)	1,548 (+11%)	6mo	$190,000	$123	59
208 Lord Effingham Dr	0.23mi	3/2.0 (-1)	1,214 (-13%)	9mo	$242,900	$200	53

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 · 1.52% rent growth · sell at horizon

5-year hold

• IRR: -11.9%
• Equity multiple: 0.58×
• Total profit: $-28,479
• Equity at exit: $35,770

10-year hold

• IRR: -5.0%
• Equity multiple: 0.70×
• Total profit: $-20,443
• Equity at exit: $20,742

Cash invested: $67,172 (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 31326

• Home prices YoY: -31.5%
• Rents YoY: 1.5%
• Active inventory: 264
• Price-to-rent: 8.8×

Monthly cashflow live

• Estimated rent: $2,273 high
• Mortgage (P&I): −$1,258
• Tax from tax record: −$222 /mo · $2,661/yr
• Insurance: −$100
• HOA: −$0
• Vacancy / Maint / Mgmt: −$477
• Net cashflow: $216

Break-even live

Break-even rent $2,000

Max offer price $239,900

Occupancy floor 86%

Sensitivity live

Price	-10% $352	-5% $284	+0% $216	+5% $148	+10% $80
Rent	-10% $36	-5% $126	+0% $216	+5% $306	+10% $395
Rate	-1.0pp $337	-0.5pp $277	base $216	+0.5pp $154	+1.0pp $90

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: $59,975
• Closing costs: $7,197
• Reserves months: —
• Total cash needed: —

Rent comps 8 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
102 Mulberry Way Rincon, GA	4.0	2.0	1711	$1,975	$1.15	15d	1	0.32mi
122 John Glenn Dr Rincon, GA	3.0	2.0	1098	$1,725	$1.57	45d	1	0.36mi
103 Greene Dr Rincon, GA	3.0	2.0	1211	$1,800	$1.49	15d	1	0.43mi
4903 McCall Rd Rincon, GA	3.0	2.0	1376	$1,750	$1.27	15d	1	0.54mi
103 Maple Dr Rincon, GA	3.0	2.0	1428	$2,600	$1.82	15d	1	0.58mi
5028 Winfield Dr Rincon, GA	3.0	2.5	1204	$1,800	$1.50	45d	1	0.65mi
118 Town Park Dr Rincon, GA	3.0	3.0	1176	$1,600	$1.36	45d	1	0.76mi
117 Maple Dr Rincon, GA	4.0	2.0	1806	$2,500	$1.38	15d	1	1.03mi

Listing history 22 events

1. 2026-06-21
   days on market $239,900 Active 129 DOM
2. 2026-06-18
   days on market $239,900 Active 126 DOM
3. 2026-06-17
   days on market $239,900 Active 125 DOM
4. 2026-06-16
   days on market $239,900 Active 124 DOM
5. 2026-06-15
   days on market $239,900 Active 123 DOM
6. 2026-06-14
   days on market $239,900 Active 121 DOM
7. 2026-06-13
   remarks 579-char remark
8. 2026-06-13
   days on market $239,900 Active 120 DOM
9. 2026-06-10
   days on market $239,900 Active 118 DOM
10. 2026-06-09
    days on market $239,900 Active 117 DOM
11. 2026-06-08
    days on market $239,900 Active 116 DOM
12. 2026-06-07
    days on market $239,900 Active 115 DOM
13. 2026-06-05
    days on market $239,900 Active 112 DOM
14. 2026-06-03
    days on market $239,900 Active 111 DOM
15. 2026-06-02
    days on market $239,900 Active 110 DOM
16. 2026-06-01
    days on market $239,900 Active 109 DOM
17. 2026-05-31
    days on market $239,900 Active 108 DOM
18. 2026-05-30
    days on market $239,900 Active 107 DOM
19. 2026-05-18
    price $239,900 438-char remark

    Show marketing remark (438 chars)

    Welcome to 204 Whitehall Road! This 4-bedroom, 1.5-bath home features a brand-new roof and offers a fantastic opportunity to add value. With a spacious floor plan and a large yard, there’s plenty of room to update and customize to your style. Major improvement already done—now bring your vision and make it shine! Sold as-is, this property is perfect for buyers looking to personalize a home or invest in a great opportunity.

20. 2026-04-21
    price $244,900 438-char remark

    Show marketing remark (438 chars)

    Welcome to 204 Whitehall Road! This 4-bedroom, 1.5-bath home features a brand-new roof and offers a fantastic opportunity to add value. With a spacious floor plan and a large yard, there’s plenty of room to update and customize to your style. Major improvement already done—now bring your vision and make it shine! Sold as-is, this property is perfect for buyers looking to personalize a home or invest in a great opportunity.

21. 2026-02-11
    listed $249,900 Active 438-char remark

    Show marketing remark (438 chars)

    Welcome to 204 Whitehall Road! This 4-bedroom, 1.5-bath home features a brand-new roof and offers a fantastic opportunity to add value. With a spacious floor plan and a large yard, there’s plenty of room to update and customize to your style. Major improvement already done—now bring your vision and make it shine! Sold as-is, this property is perfect for buyers looking to personalize a home or invest in a great opportunity.

22. 2007-04-04
    soldstatus $117,000

ⓘ 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: $2,661 · $222/mo
• Projected year-2 tax: $2,661 · $222/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 ≥109°F today · 17 d/yr by 30 yrs out
• 💨 Wind 8/10 Severe 98% chance of damaging wind over 30 yrs
• 🫁 Air quality 3/10 Moderate 3 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $27,274
• − Mortgage interest: −$13,438
• − Property taxes: −$2,661
• − Insurance: −$1,200
• − Repairs & maintenance: −$2,182
• − Management: −$2,182
• − Depreciation: −$6,979
• Taxable loss: −$1,367
• Est. tax savings @ 24.0%: +$328
• After-tax cash flow: $2,918/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: Effingham County
• NCES district ID: 1301980
• Math proficiency: 49% ▼ -6.00%
• Reading proficiency: 48% ▼ -5.00%
• Median HH income: $60,503
• Composite: 42.56/100
• National rank: #3195
• State rank: #16 of 174 in GA

Livability — Rincon

• Score: 69/100
• State rank: #109
• US rank: #8380

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Effingham County · 68,439 people
• City population: 23,940
• Metro: Savannah, GA
• Population (ZIP): 23,940
• Household income: $83,145
• Rent vs Own: 28.0% rent · 72.0% own
• Severe rent burden: 503.0

Population outlook (Effingham County) Hauer SSP2

• Today (2025): 67,399 people
• By 2030: 72,297 · +7.3%
• By 2040: 81,602 · +21.1%
• By 2050: 89,494 · +32.8%
• By 2075: 105,976 · +57.2%
• By 2100: 111,943 · +66.1%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (70%)
• Race & ethnicity: White 70% Black 18% Hispanic / Latino 6% Two or more races 5% Asian 2%
• Hispanic origin (detail): Mexican 3% Puerto Rican 1%
• Common ancestry: Italian 2% Slovak 2% Lithuanian 1%
• Foreign-born: 5% · Canada
• Languages at home: 95% English-only · Spanish 3% Other Indo-European 1%

Political lean MEDSL · Effingham

• 2024 margin: Solid R (+49.1) · D 25.2% · R 74.3%
• 2008→2024 swing: +1.6pp toward D · 2008: -50.7pp · 2024: -49.1pp
• All cycles: 2024: R+49.1 2020: R+49.5 2016: R+55.6 2012: R+51.2 2008: R+50.7

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -100.63%
• Current HPI: 219.0064
• Rent YoY: ▲ 1.52%
• Metro: Savannah, 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

+105.0% since first listed

4 events — show timeline

• 2026-05-18 Price Changed $239,900 Hive MLS
• 2026-04-21 Price Changed $244,900 Hive MLS
• 2026-02-11 Listed $249,900 Hive MLS
• 2007-04-04 Sold (Public Records) $117,000 Public Records

Property tax history

+8.5%/yr

Latest (2025): $2,661 · +7.3% YoY. Source: county tax records.