219 Haisley Run · Rincon, GA 31312

$289,900

4 bd · 2.5 ba · 1,797 sqft · SingleFamily public records · 171 Days on market

Built 2024 Good condition 3,920 sqft lot $161/sqft · 18% below area Est $335k · 14% under $50/mo HOA · 2% of rent ↓ 4% 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 +14.3/30.0
• ARV discount +13.6/15.0
• DSCR +4.3/10.0
• Schools +4.3/10.0
• Condition / age +4.2/5.0
• 1% rule +4.0/10.0
• Livability +3.5/5.0
• Rent growth +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

$7000 IN CLOSING COSTS!! Built in 2024, this stunning 4BR/2.5BA townhome off Hodgeville Rd in Effingham County offers modern style and smart design. The owner’s suite is conveniently located downstairs with a large walk-in closet and en suite featuring marble countertops and a standalone shower. The open kitchen boasts quartz countertops, stainless steel appliances, and a pantry, flowing into the dining and living areas with durable LVP flooring. Upstairs, three spacious bedrooms all feature large closets, and one includes a versatile bonus nook—perfect for a play area, reading corner, or extra storage. Plush carpet adds comfort to bedrooms and stairs, while LVP flooring continues through the main living areas, laundry, and baths. With abundant storage, elegant finishes, and a prime location, this nearly new townhome is move-in ready! Seller will contribute $7000 towards Buyer’s closing costs to be used towards rate buy down or as Buyer chooses.

Key facts

• Quartz countertops
• Marble countertops
• Standalone shower

Tags

• OWNER'S SUITE
• LARGE WALK-IN CLOSET
• MARBLE COUNTERTOPS
• STANDALONE SHOWER
• OPEN KITCHEN
• QUARTZ COUNTERTOPS

What this means for you Summary

Snapshot

• This is a 4-bed/2.5-bath single-family listed at $290k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $53 ($635/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 $260k (10.4% below list).
• Recommended offer: $255k (12.0% below list) — sets the bar for market timing.
• Cap rate 6.5% 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: 399 active listings in the ZIP; 3 comparable units currently listed for rent nearby; rentals at typical pace (median 25d 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 31% of the median local income ($102k/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 $9k 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 171 days — a 12% lower offer ($255k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 2y ago with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 96% chance of damaging wind over 30y; major 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 $255,112 (12.0% below list)

Questions for the listing agent

1. It's been on market 171 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
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: 0.90% ✗
• Cap rate: 6.51%
• Cash-on-cash: 0.78%
• DSCR: 1.03
• GRM: 9.3

CMA / ARV

• ARV (median comp): $335,266
• List price: $289,900
• Delta: -13.53%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
206 Haisley Run	0.06mi	4/2.0	1,898 (+6%)	20mo	$345,000	$182	69
205 Haisley Run	0.05mi	3/2.0 (-1)	1,544 (-14%)	19mo	$325,000	$210	51

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 · 3.0% rent growth · sell at horizon

5-year hold

• IRR: -15.0%
• Equity multiple: 0.46×
• Total profit: $-43,570
• Equity at exit: $43,225

10-year hold

• IRR: -6.4%
• Equity multiple: 0.59×
• Total profit: $-33,453
• Equity at exit: $25,065

Cash invested: $81,172 (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 31312

• Home prices YoY: -26.6%
• Active inventory: 399
• Price-to-rent: 9.3×

Monthly cashflow live

• Estimated rent: $2,598 medium
• Mortgage (P&I): −$1,520
• Tax from tax record: −$308 /mo · $3,698/yr
• Insurance: −$121
• HOA: −$50
• Vacancy / Maint / Mgmt: −$546
• Net cashflow: $53

Break-even live

Break-even rent $2,531

Max offer price $289,900

Occupancy floor 93%

Sensitivity live

Price	-10% $217	-5% $135	+0% $53	+5% $-29	+10% $-111
Rent	-10% $-152	-5% $-50	+0% $53	+5% $156	+10% $258
Rate	-1.0pp $199	-0.5pp $127	base $53	+0.5pp $-22	+1.0pp $-99

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: $72,475
• Closing costs: $8,697
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
208 Alyssa Ave Guyton, GA	3.0	2.0	1434	$2,300	$1.60	24d	1	0.06mi
153 Red Maple Ln Guyton, GA	4.0	2.5	2468	$2,750	$1.11	22d	1	0.94mi
1978 Goshen Rd Rincon, GA	4.0	2.0	1272	$2,295	$1.80	24d	1	1.45mi

HOA detail

• Monthly dues: $50 · $600/yr

Listing history 23 events

1. 2026-05-31
   days on market $289,900 Active 171 DOM
2. 2026-05-30
   days on market $289,900 Active 170 DOM
3. 2026-02-13
   price $289,900 977-char remark

   Show marketing remark (977 chars)

   $7000 IN CLOSING COSTS!! Built in 2024, this stunning 4BR/2.5BA townhome off Hodgeville Rd in Effingham County offers modern style and smart design. The owner’s suite is conveniently located downstairs with a large walk-in closet and en suite featuring marble countertops and a standalone shower. The open kitchen boasts quartz countertops, stainless steel appliances, and a pantry, flowing into the dining and living areas with durable LVP flooring. Upstairs, three spacious bedrooms all feature large closets, and one includes a versatile bonus nook—perfect for a play area, reading corner, or extra storage. Plush carpet adds comfort to bedrooms and stairs, while LVP flooring continues through the main living areas, laundry, and baths. With abundant storage, elegant finishes, and a prime location, this nearly new townhome is move-in ready! Seller will contribute $7000 towards Buyer’s closing costs to be used towards rate buy down or as Buyer chooses.

4. 2026-01-21
   historical $2,175
5. 2026-01-02
   price $290,000 977-char remark

   Show marketing remark (977 chars)

   $7000 IN CLOSING COSTS!! Built in 2024, this stunning 4BR/2.5BA townhome off Hodgeville Rd in Effingham County offers modern style and smart design. The owner’s suite is conveniently located downstairs with a large walk-in closet and en suite featuring marble countertops and a standalone shower. The open kitchen boasts quartz countertops, stainless steel appliances, and a pantry, flowing into the dining and living areas with durable LVP flooring. Upstairs, three spacious bedrooms all feature large closets, and one includes a versatile bonus nook—perfect for a play area, reading corner, or extra storage. Plush carpet adds comfort to bedrooms and stairs, while LVP flooring continues through the main living areas, laundry, and baths. With abundant storage, elegant finishes, and a prime location, this nearly new townhome is move-in ready! Seller will contribute $7000 towards Buyer’s closing costs to be used towards rate buy down or as Buyer chooses.

6. 2025-12-27
   price $291,000 977-char remark

   Show marketing remark (977 chars)

   $7000 IN CLOSING COSTS!! Built in 2024, this stunning 4BR/2.5BA townhome off Hodgeville Rd in Effingham County offers modern style and smart design. The owner’s suite is conveniently located downstairs with a large walk-in closet and en suite featuring marble countertops and a standalone shower. The open kitchen boasts quartz countertops, stainless steel appliances, and a pantry, flowing into the dining and living areas with durable LVP flooring. Upstairs, three spacious bedrooms all feature large closets, and one includes a versatile bonus nook—perfect for a play area, reading corner, or extra storage. Plush carpet adds comfort to bedrooms and stairs, while LVP flooring continues through the main living areas, laundry, and baths. With abundant storage, elegant finishes, and a prime location, this nearly new townhome is move-in ready! Seller will contribute $7000 towards Buyer’s closing costs to be used towards rate buy down or as Buyer chooses.

7. 2025-12-15
   price $292,000 977-char remark

   Show marketing remark (977 chars)

   $7000 IN CLOSING COSTS!! Built in 2024, this stunning 4BR/2.5BA townhome off Hodgeville Rd in Effingham County offers modern style and smart design. The owner’s suite is conveniently located downstairs with a large walk-in closet and en suite featuring marble countertops and a standalone shower. The open kitchen boasts quartz countertops, stainless steel appliances, and a pantry, flowing into the dining and living areas with durable LVP flooring. Upstairs, three spacious bedrooms all feature large closets, and one includes a versatile bonus nook—perfect for a play area, reading corner, or extra storage. Plush carpet adds comfort to bedrooms and stairs, while LVP flooring continues through the main living areas, laundry, and baths. With abundant storage, elegant finishes, and a prime location, this nearly new townhome is move-in ready! Seller will contribute $7000 towards Buyer’s closing costs to be used towards rate buy down or as Buyer chooses.

8. 2025-11-22
   price $2,175
9. 2025-11-04
   price $2,250
10. 2025-11-02
    price $2,300
11. 2025-09-30
    price $2,375
12. 2025-09-08
    listed $289,900 New 959-char remark

    Show marketing remark (977 chars)

    $7000 IN CLOSING COSTS!! Built in 2024, this stunning 4BR/2.5BA townhome off Hodgeville Rd in Effingham County offers modern style and smart design. The owner’s suite is conveniently located downstairs with a large walk-in closet and en suite featuring marble countertops and a standalone shower. The open kitchen boasts quartz countertops, stainless steel appliances, and a pantry, flowing into the dining and living areas with durable LVP flooring. Upstairs, three spacious bedrooms all feature large closets, and one includes a versatile bonus nook—perfect for a play area, reading corner, or extra storage. Plush carpet adds comfort to bedrooms and stairs, while LVP flooring continues through the main living areas, laundry, and baths. With abundant storage, elegant finishes, and a prime location, this nearly new townhome is move-in ready! Seller will contribute $7000 towards Buyer’s closing costs to be used towards rate buy down or as Buyer chooses.

13. 2025-09-08
    listed $293,000 Active 977-char remark

    Show marketing remark (977 chars)

    $7000 IN CLOSING COSTS!! Built in 2024, this stunning 4BR/2.5BA townhome off Hodgeville Rd in Effingham County offers modern style and smart design. The owner’s suite is conveniently located downstairs with a large walk-in closet and en suite featuring marble countertops and a standalone shower. The open kitchen boasts quartz countertops, stainless steel appliances, and a pantry, flowing into the dining and living areas with durable LVP flooring. Upstairs, three spacious bedrooms all feature large closets, and one includes a versatile bonus nook—perfect for a play area, reading corner, or extra storage. Plush carpet adds comfort to bedrooms and stairs, while LVP flooring continues through the main living areas, laundry, and baths. With abundant storage, elegant finishes, and a prime location, this nearly new townhome is move-in ready! Seller will contribute $7000 towards Buyer’s closing costs to be used towards rate buy down or as Buyer chooses.

14. 2025-08-30
    price $2,400
15. 2025-08-17
    listed $2,600
16. 2024-08-02
    historical $2,400
17. 2024-07-16
    price $2,400
18. 2024-06-28
    price $2,500
19. 2024-06-18
    price $2,550
20. 2024-06-05
    listed $2,750
21. 2024-06-03
    soldstatus $302,706
22. 2024-05-31
    soldstatus $302,706
23. 2024-03-05
    listed $302,706

ⓘ 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: $3,698 · $308/mo
• Projected year-2 tax: $3,698 · $308/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 6/10 Major
• 🌡 Heat 8/10 Severe 7 d/yr ≥109°F today · 17 d/yr by 30 yrs out
• 💨 Wind 8/10 Severe 96% 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: $31,172
• − Mortgage interest: −$16,239
• − Property taxes: −$3,698
• − Insurance: −$1,450
• − Repairs & maintenance: −$2,494
• − Management: −$2,494
• − HOA: −$600
• − Depreciation: −$8,433
• Taxable loss: −$4,236
• Est. tax savings @ 24.0%: +$1,017
• After-tax cash flow: $1,651/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

Good 85/100 None rehab

This 2024-built townhome is in excellent condition with modern design and well-maintained features. It offers a good return on investment with minor updates that can further enhance its value.

Value-add opportunities

• Both Paint interior walls — Fresh paint can enhance the home's curb appeal and interior aesthetics
• Resale Replace kitchen faucet — A new faucet can improve the kitchen's functionality and appearance
• Both Install smart home devices — Smart home devices can increase convenience and add value for both buyers and renters

Renovation cost estimate screening

Value-add ROI direction

• Both Paint interior walls — Fresh paint can enhance the home's curb appeal and interior aesthetics ↑
• Resale Replace kitchen faucet — A new faucet can improve the kitchen's functionality and appearance ↑
• Both Install smart home devices — Smart home devices can increase convenience and add value for both buyers and renters ↑

ⓘ 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: 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): 25,991
• Household income: $101,750
• Rent vs Own: 12.2% rent · 87.8% own
• Severe rent burden: 97.0

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 (75%)
• Race & ethnicity: White 75% Black 11% Two or more races 9% Hispanic / Latino 7%
• Hispanic origin (detail): Mexican 3% Puerto Rican 2% Cuban 1%
• Common ancestry: Slovak 2% Italian 2% Lithuanian 1%
• Foreign-born: 3% · Canada
• Languages at home: 96% English-only · Spanish 2%

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: ▼ -74.77%
• Current HPI: 205.9899
• Rent YoY: —
• 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

-4.2% since first listed

21 events — show timeline

• 2026-02-13 Price Changed $289,900 Hive MLS
• 2026-01-21 Rental Removed $2,175 SMLC
• 2026-01-02 Price Changed $290,000 Hive MLS
• 2025-12-27 Price Changed $291,000 Hive MLS
• 2025-12-15 Price Changed $292,000 Hive MLS
• 2025-11-22 Price Changed $2,175 SMLC
• 2025-11-04 Price Changed $2,250 SMLC
• 2025-11-02 Price Changed $2,300 SMLC
• 2025-09-30 Price Changed $2,375 SMLC
• 2025-09-08 Listed $293,000 Hive MLS
• 2025-09-08 Listed $289,900 GAMLS
• 2025-08-30 Price Changed $2,400 SMLC
• 2025-08-17 Listed for Rent $2,600 SMLC
• 2024-08-02 Rental Removed $2,400 SMLC
• 2024-07-16 Price Changed $2,400 SMLC
• 2024-06-28 Price Changed $2,500 SMLC
• 2024-06-18 Price Changed $2,550 SMLC
• 2024-06-05 Listed for Rent $2,750 SMLC
• 2024-06-03 Sold (MLS) $302,706 Hive MLS
• 2024-05-31 Sold (Public Records) $302,706 Public Records
• 2024-03-05 Listed $302,706 Hive MLS

Property tax history

+221.2%/yr

Latest (2025): $3,698 · +95.7% YoY. Source: county tax records.