196 Brightleaf Cir · Hinesville, GA 31313

$215,000

4 bd · 2.5 ba · 1,641 sqft · SingleFamily · 128 Days on market

Built 2022 Fair condition 6,970 sqft lot Garage $131/sqft · 20% below area Est $269k · 20% under $25/mo HOA · 1% of rent ↓ 6% since listing

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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 +19.2/30.0
• ARV discount +15.0/15.0
• DSCR +6.0/10.0
• 1% rule +5.3/10.0
• Rent growth +3.9/5.0
• Livability +3.7/5.0
• Schools +2.3/10.0
• Condition / age +2.2/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

New price adjustment for 4 BRS in The Gardens at 15 West! Fully equipped kitchen w/ pantry and ground floor laundry room. All bedrooms are on second level. Home is being sold AS-IS. Earnest money is payable to closing attorney. No seller disclosure. Pre-qualification letter required and should be less than 30days old at time of offer submission.

Key facts

• 6,970 sq ft lot
• Garage
• Built 2022

Tags

• FULLY EQUIPPED KITCHEN
• GROUND FLOOR LAUNDRY ROOM

What this means for you Summary

Snapshot

• This is a 4-bed/2.5-bath single-family listed at $215k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $231 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $215k).
• Recommended offer: $189k (12.0% below list) — sets the bar for market timing.
• Cap rate 7.6% vs local median 5.1% 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: schools D+, commute D+, crime 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); 911 active listings in the ZIP; 30 comparable units currently listed for rent nearby; rentals leasing fast (median 6d on market — plan ~1-2 weeks tenant-placement turnaround); 471 units permitted in Liberty County in 2024 (0 in 5+ unit buildings).
• This rent runs 44% 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 128 days — a 12% lower offer ($189k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 4y ago; this cycle's ask has dropped $40k (16%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Recommended offer $189,200 (12.0% below list)

Questions for the listing agent

1. It's been on market 128 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
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 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?
7. 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?
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: 1.03% ✓
• Cap rate: 7.58%
• Cash-on-cash: 4.61%
• DSCR: 1.20
• GRM: 8.1

CMA / ARV

• ARV (median comp): $269,222
• List price: $215,000
• Delta: -20.14%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
217 Brightleaf Cir	0.04mi	3/2.0 (-1)	1,643 (+0%)	6mo	$284,998	$173	86
93 Brightleaf Cir	0.09mi	3/2.5 (-1)	1,603 (-2%)	3mo	$272,900	$170	84
425 Brightleaf Cir	0.11mi	4/2.5	1,810 (+10%)	4mo	$297,000	$164	74
153 Brightleaf Cir	0.05mi	3/2.5 (-1)	1,455 (-11%)	0mo	$262,000	$180	73
34 Daylily Ct	0.12mi	4/2.5	1,808 (+10%)	10mo	$296,900	$164	69
168 Alcove Ct	0.26mi	3/2.5 (-1)	1,533 (-7%)	4mo	$265,000	$173	68
592 Brightleaf Cir	0.17mi	3/2.5 (-1)	1,560 (-5%)	13mo	$279,000	$179	68
380 Brightleaf Cir	0.17mi	4/3.0	1,800 (+10%)	14mo	$305,000	$169	62
608 Brightleaf Cir	0.18mi	3/2.0 (-1)	1,807 (+10%)	16mo	$280,000	$155	54
307 Lumpkin Ln	0.72mi	3/2.5 (-1)	1,608 (-2%)	9mo	$222,000	$138	51
543 Rutledge Dr	0.74mi	4/2.0	1,605 (-2%)	16mo	$278,000	$173	47
571 Rutledge Dr	0.71mi	4/2.0	1,877 (+14%)	9mo	$290,000	$155	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: -6.4%
• Equity multiple: 0.76×
• Total profit: $-14,598
• Equity at exit: $32,057

10-year hold

• IRR: 6.0%
• Equity multiple: 1.50×
• Total profit: $30,042
• Equity at exit: $18,589

Cash invested: $60,200 (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 →

Buyer's market Market conditions within 1.0 mi — comparable homes for sale

Active competition Active MLS

• For sale now: 55 active · 25 under contract
• Months of supply: 12.7 mo (8%/mo absorbed)
• Median asking: $274,000 ($157/sqft)
• Median days on market: 114 d
• This list price: 5% of active listings are priced below it
• ARV vs active asking: +4.4% vs current asking $/sqft

Closed sales set the value; these active listings set current market conditions and a practical price ceiling.

ZIP-level market 31313

• Home prices YoY: -27.1%
• Rents YoY: 5.4%
• Active inventory: 911
• Price-to-rent: 8.1×

Monthly cashflow live

• Estimated rent: $2,205 high
• Mortgage (P&I): −$1,127
• Tax est. 1.5%: −$269 /mo · $3,225/yr
• Insurance: −$90
• HOA: −$25
• Vacancy / Maint / Mgmt: −$463
• Net cashflow: $231

Break-even live

Break-even rent $1,912

Max offer price $215,000

Occupancy floor 85%

Sensitivity live

Price	-10% $380	-5% $305	+0% $231	+5% $157	+10% $82
Rent	-10% $57	-5% $144	+0% $231	+5% $318	+10% $405
Rate	-1.0pp $339	-0.5pp $286	base $231	+0.5pp $175	+1.0pp $119

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: $53,750
• Closing costs: $6,450
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Rent comps 30 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
133 Brightleaf Cir Hinesville, GA	3.0	2.5	1455	$2,100	$1.44	5d	1	0.09mi
600 Brightleaf Cir Hinesville, GA	3.0	2.5	1603	$2,300	$1.43	139d	1	0.21mi
200 Alcove Ct Hinesville, GA	3.0	2.5	1672	$2,300	$1.38	1d	1	0.28mi
1300 Independence Place Dr Hinesville, GA	1.0–4.0	1.0–4.0	983	$1,890	$1.92	1d	19	0.58mi
410 Conley Dr Hinesville, GA	3.0	3.0	1742	$1,900	$1.09	3d	1	0.72mi
924 Sanford Ln Hinesville, GA	4.0	2.5	1801	$1,995	$1.11	139d	1	0.81mi
827 Terrell Dr Hinesville, GA	4.0	3.0	2128	$1,950	$0.92	5d	1	0.83mi
501 Burke Dr Hinesville, GA	1.0–3.0	1.0–2.0	1132	$1,939	$1.71	5d	28	0.92mi
241 Whipple Ave Hinesville, GA	3.0	2.0	1339	$2,000	$1.49	3d	1	1.11mi
649 Piedmont Ave Hinesville, GA	3.0	2.5	1646	$2,400	$1.46	5d	1	1.11mi
34 Wythe St Hinesville, GA	4.0	2.5	1978	$2,200	$1.11	139d	1	1.14mi
403 Valdez Ct Hinesville, GA	3.0	2.5	1810	$2,000	$1.10	139d	1	1.17mi
409 Valdez Ct Hinesville, GA	3.0	2.5	1587	$1,700	$1.07	5d	1	1.19mi
248 Bender St Hinesville, GA	3.0	3.0	1633	$2,100	$1.29	5d	1	1.19mi
203 Guyett Ave Hinesville, GA	4.0	2.5	1593	$2,000	$1.26	139d	1	1.22mi
203 Grandview Dr Unit 1 Hinesville, GA	4.0	2.5	2046	$2,150	$1.05	3d	1	1.24mi
1301 Grayson Ave Hinesville, GA	3.0	2.5	2034	$1,900	$0.93	5d	1	1.25mi
235 Augusta Way Hinesville, GA	3.0	2.0	1449	$2,250	$1.55	5d	1	1.25mi
148 Gambrell Rd Hinesville, GA	4.0	2.5	1962	$2,170	$1.11	5d	1	1.26mi
1257 Grayson Ave Hinesville, GA	3.0	2.5	1753	$2,100	$1.20	5d	1	1.27mi
232 Gambrell Rd Hinesville, GA	4.0	3.0	2104	$2,050	$0.97	1d	1	1.28mi
1110 Marne Blvd Hinesville, GA	3.0	2.0	1380	$2,000	$1.45	5d	1	1.37mi
2538 Cove St Hinesville, GA	3.0	2.0	1133	$1,650	$1.46	139d	1	1.39mi
1110 Creekside Cir Hinesville, GA	3.0	2.0	1356	$2,000	$1.47	139d	1	1.39mi
881 Grayson Ave Hinesville, GA	4.0	2.5	1987	$2,200	$1.11	3d	1	1.40mi
264 Marron Way Hinesville, GA	4.0	2.5	1997	$2,200	$1.10	139d	1	1.43mi
238 Marron Way Hinesville, GA	4.0	2.0	1877	$1,975	$1.05	3d	1	1.43mi
624 Amhearst Row Hinesville, GA	3.0	2.5	2039	$2,025	$0.99	3d	1	1.43mi
511 Wyckfield Way Hinesville, GA	4.0	2.5	2070	$2,475	$1.20	139d	1	1.44mi
195 Courage Way Hinesville, GA	3.0	2.5	1746	$2,200	$1.26	139d	1	1.49mi

Property features AI

Finance

• Other: Directions: Take Hwy 196 to redlight at W 15th Street. Turn right onto W 15th Street. Turn left onto Brightleaf Circle. Property is on the left.Subdivision: Gardens 15 West
• HOA & community: Homeowners association with an annual fee of $300 (about $25/month)Community has street lights, sidewalks, and curbs

Exterior

• Parking: Attached garage with garage door opener1 garage space
• Utilities: Public waterPublic sewer
• Home design: Single-family residence2 storiesPart of a planned unit development (PUD)
• Construction: Vinyl sidingSlab foundation
• Exterior features: PatioHas a viewPaved road access

Interior

• Kitchen: DishwasherMicrowaveRangeRefrigeratorPlumbed for ice makerElectric water heater
• Bathrooms: 2 full bathrooms1 half bathroom
• Heating & cooling: Electric heatingHeat pumpElectric coolingHeat pump cooling
• Interior features: Ceiling fan(s)Electric fireplace in the living room
• Laundry & utility: Laundry room

Listing history 50 events

1. 2026-09-24
   days on market $215,000 Active 128 DOM
2. 2026-09-22
   days on market $215,000 Active 127 DOM
3. 2026-09-21
   days on market $215,000 Active 126 DOM
4. 2026-09-20
   days on market $215,000 Active 125 DOM
5. 2026-09-19
   days on market $215,000 Active 124 DOM
6. 2026-09-18
   pricedays on market $215,000 Active 123 DOM
7. 2026-09-17
   days on market $219,500 Active 122 DOM
8. 2026-09-16
   days on market $219,500 Active 121 DOM
9. 2026-09-15
   days on market $219,500 Active 120 DOM
10. 2026-09-14
    days on market $219,500 Active 119 DOM
11. 2026-09-13
    days on market $219,500 Active 118 DOM
12. 2026-09-12
    days on market $219,500 Active 117 DOM
13. 2026-09-11
    days on market $219,500 Active 116 DOM
14. 2026-09-05
    days on market $219,500 Active 110 DOM
15. 2026-09-04
    days on market $219,500 Active 109 DOM
16. 2026-09-03
    days on market $219,500 Active 108 DOM
17. 2026-09-02
    days on market $219,500 Active 107 DOM
18. 2026-08-30
    days on market $219,500 Active 104 DOM
19. 2026-08-29
    days on market $219,500 Active 103 DOM
20. 2026-08-28
    days on market $219,500 Active 102 DOM
21. 2026-08-27
    days on market $219,500 Active 101 DOM
22. 2026-08-26
    days on market $219,500 Active 100 DOM
23. 2026-08-25
    days on market $219,500 Active 99 DOM
24. 2026-08-24
    days on market $219,500 Active 98 DOM
25. 2026-08-23
    days on market $219,500 Active 97 DOM
26. 2026-08-22
    days on market $219,500 Active 96 DOM
27. 2026-08-21
    days on market $219,500 Active 95 DOM
28. 2026-08-20
    days on market $219,500 Active 94 DOM
29. 2026-08-19
    days on market $219,500 Active 93 DOM
30. 2026-08-18
    days on market $219,500 Active 92 DOM
31. 2026-08-17
    pricedays on market $219,500 Active 91 DOM
32. 2026-08-16
    days on market $231,000 Active 90 DOM
33. 2026-08-15
    days on market $231,000 Active 89 DOM
34. 2026-08-14
    days on market $231,000 Active 88 DOM
35. 2026-08-13
    days on market $231,000 Active 87 DOM
36. 2026-08-12
    days on market $231,000 Active 86 DOM
37. 2026-08-11
    days on market $231,000 Active 85 DOM
38. 2026-08-10
    days on market $231,000 Active 84 DOM
39. 2026-08-09
    days on market $231,000 Active 83 DOM
40. 2026-08-08
    days on market $231,000 Active 82 DOM
41. 2026-08-07
    days on market $231,000 Active 81 DOM
42. 2026-08-06
    days on market $231,000 Active 80 DOM
43. 2026-08-05
    days on market $231,000 Active 79 DOM
44. 2026-08-04
    days on market $231,000 Active 78 DOM
45. 2026-08-03
    days on market $231,000 Active 77 DOM
46. 2026-07-31
    days on market $231,000 Active 74 DOM
47. 2026-07-30
    days on market $231,000 Active 73 DOM
48. 2026-07-29
    days on market $231,000 Active 72 DOM
49. 2026-07-27
    days on market $231,000 Active 70 DOM
50. 2026-07-25
    days on market $231,000 Active 68 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: $26,459
• − Mortgage interest: −$12,043
• − Property taxes: −$3,225
• − Insurance: −$1,075
• − Repairs & maintenance: −$2,117
• − Management: −$2,117
• − HOA: −$300
• − Depreciation: −$6,255
• Taxable loss: −$672
• Est. tax savings @ 24.0%: +$161
• After-tax cash flow: $2,934/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

Fair 45/100 Cosmetic rehab Est. rehab $8,205–$24,615 screening

This home is in fair condition with cosmetic updates needed. Painting, landscaping, and window treatments can significantly increase its value.

Repairs flagged

• Minor Paint touch-ups — Some areas of paint appear slightly faded.
• Minor Window blinds — Blinds in bathrooms need cleaning and adjustment.
• Minor Landscaping — Basic landscaping needs some attention and maintenance.

Value-add opportunities

• Resale Painting — Fresh paint can make a significant difference in curb appeal. ↑
• Rental Landscaping upgrade — Aesthetic improvements can attract more renters. ↑
• Both Window treatments — New blinds can enhance both curb appeal and interior comfort. ↑

ⓘ Rehab cost is a screening estimate — Cosmetic scope × the home's square footage at US $/sqft rules of thumb (the same model as the Flip Finder). Get contractor quotes + a written scope before underwriting.

F Composite school gradezoned avg 23/100

Zoned Schools

Elementary Waldo Pafford Elementary School F GA #790/1,228 Nat'l #31,549/41,679 Middle Lewis Frasier Middle School F GA #271/470 Nat'l #9,793/14,009 High Bradwell Institute F GA #243/424 Nat'l #14,491/17,239

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

B Composite livability gradescore 73/100

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 · 58,689 people
• Metro: Hinesville, GA
• Population (ZIP): 42,838
• Household income: $60,233
• Rent vs Own: 50.1% rent · 49.9% own
• Severe rent burden: 8% of renters

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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%

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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%

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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

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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

Property features AI

Finance

• Other: Directions: Take Hwy 196 to redlight at W 15th Street. Turn right onto W 15th Street. Turn left onto Brightleaf Circle. Property is on the left.Subdivision: Gardens 15 West
• HOA & community: Homeowners association with an annual fee of $300 (about $25/month)Community has street lights, sidewalks, and curbs

Exterior

• Parking: Attached garage with garage door opener1 garage space
• Utilities: Public waterPublic sewer
• Home design: Single-family residence2 storiesPart of a planned unit development (PUD)
• Construction: Vinyl sidingSlab foundation
• Exterior features: PatioHas a viewPaved road access

Interior

• Kitchen: DishwasherMicrowaveRangeRefrigeratorPlumbed for ice makerElectric water heater
• Bathrooms: 2 full bathrooms1 half bathroom
• Heating & cooling: Electric heatingHeat pumpElectric coolingHeat pump cooling
• Interior features: Ceiling fan(s)Electric fireplace in the living room
• Laundry & utility: Laundry room

Price history

-6.4% since first listed

14 events — show timeline

• 2026-07-16 Price Changed $231,000 Hive MLS
• 2026-07-16 Price Changed $231,000 HABR
• 2026-07-16 Price Changed $231,000 GAMLS
• 2026-06-17 Price Changed $242,900 Hive MLS
• 2026-06-17 Price Changed $242,900 GAMLS
• 2026-06-16 Price Changed $242,000 HABR
• 2026-05-18 Listed $255,000 Hive MLS
• 2026-05-18 Listed $255,000 GAMLS
• 2026-05-15 Listed $255,000 HABR
• 2023-04-05 Sold (MLS) $246,875 Hive MLS
• 2023-04-05 Sold (MLS) $246,875 HABR
• 2023-03-20 Delisted — HABR
• 2022-11-11 Listed $246,875 Hive MLS
• 2022-11-11 Listed $246,875 HABR

Property tax history

-87.7%/yr

Latest (2025): $34 · -99.3% YoY. Source: county tax records.