Denmark Plan · Walthourville, GA 31301

$292,900

5 bd · 3.0 ba · 2,256 sqft · SingleFamily · 393 Days on market

Good condition $34/mo HOA · 1% of rent

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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 +15.1/30.0
• ARV discount +7.5/15.0
• Appreciation +5.1/10.0
• DSCR +4.6/10.0
• 1% rule +4.3/10.0
• Condition / age +4.0/5.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Schools +2.3/10.0

Listing remarks MLS

The Denmark is an outstanding 4-5 bedroom, 2.5-3 bath home with flexible space perfect for any dynamic! A foyer entry welcomes you into the home, past a flex room which can serve as an office/craft room or optional 5th bedroom. Continuing down the corridor, the open family room greets you with dedicated dining area and a U shaped kitchen complete with breakfast bar. Upstairs, three bedrooms are located off the loft and share a hall bathroom with optional double sink. The master bath features a garden tub, separate shower, and walk-in closet. Artistic renderings are for informational purposes only. Actual floor plans, features and inclusions may vary.

Key facts

• 2 garage spots
• Listed 393 days

🏗️ New construction. The $292,900 list price is a builder figure, so every metric below is computed on the value from comparable previous sales — $301,205.

What this means for you Summary

Snapshot

• This is a 5-bed/3.0-bath single-family listed at $293k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $98 ($1k/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 $280k (4.3% below list).
• Recommended offer: $258k (12.0% below list) — sets the bar for market timing.
• Cap rate 6.7% vs local median 5.4% in Walthourville — meaningfully above typical; check what's discounted (condition, days-on-market, listing class) to confirm the premium yield is real.

Location & tenants

• Location reads 64/100 on livability (#255 in GA) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, crime B; Watch: employment D, schools F, amenities F.
• Long County (rural): math 26% / reading 26% proficiency, ranked #115 of 174 in GA (top 66%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 61% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: 141 active listings in the ZIP; 2 comparable units currently listed for rent nearby; 298 units permitted in Long County in 2024 (0 in 5+ unit buildings).
• At $2,802/mo this rent would consume 51% of the median local household income ($65k/yr) (locally 121% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

Forward outlook

• In year one you build about $3k of equity ($2k loan paydown + $468 appreciation (0.2% local appreciation)).
• Long County population projected at +72% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• By year 10, paydown + projected appreciation supports a ~$33k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 393 days — a 12% lower offer ($258k) is reasonable based on typical stale-listing flexibility.

Recommended offer $257,752 (12.0% below list)

Questions for the listing agent

1. It's been on market 393 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. Schools are F-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
6. 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?
7. 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.
8. 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.
9. 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: 0.93% ✗
• Cap rate: 6.68%
• Cash-on-cash: 1.39%
• DSCR: 1.06
• GRM: 9.0

CMA / ARV

• ARV (median comp): $301,205
• List price: $292,900
• Delta: -2.76%
• 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
874 Buckhead Loop SE	0.47mi	5/3.0	2,256 (0%)	2mo	$320,675	$142	76
200 Antler Ave SE	0.63mi	5/3.0	2,256 (0%)	4mo	$308,875	$137	68
1105 Buckhead Loop SE	0.52mi	4/2.5 (-1)	2,254 (-0%)	6mo	$312,495	$139	64
702 Buckhead Loop SE	0.52mi	5/3.0	2,415 (+7%)	0mo	$322,425	$134	63
836 Buckhead Loop SE	0.52mi	4/2.5 (-1)	2,395 (+6%)	0mo	$316,800	$132	58
802 Buckhead Loop SE	0.52mi	4/2.5 (-1)	2,065 (-8%)	0mo	$296,375	$144	54
916 Buckhead Loop SE	0.47mi	4/2.5 (-1)	2,065 (-8%)	3mo	$306,210	$148	54
631 Buckhead Loop SE	0.52mi	4/3.0 (-1)	1,984 (-12%)	1mo	$315,475	$159	50
236 Antler Ave	0.66mi	5/3.0	2,516 (+12%)	6mo	$317,825	$126	45
980 Buckhead Loop SE	0.64mi	4/2.5 (-1)	2,065 (-8%)	7mo	$291,575	$141	43
218 Antler Ave	0.65mi	4/3.0 (-1)	1,984 (-12%)	6mo	$296,450	$149	40
283 Antler Ave SE	0.67mi	4/2.5 (-1)	2,002 (-11%)	7mo	$300,265	$150	37

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

0.16% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: -0.1%
• Equity multiple: 1.00×
• Total profit: $-315
• Equity at exit: $89,808

10-year hold

• IRR: 5.4%
• Equity multiple: 1.59×
• Total profit: $50,024
• Equity at exit: $109,845

Cash invested: $84,337 (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 31301

• Home prices YoY: 0.1%
• Active inventory: 141
• Price-to-rent: 8.7×

Monthly cashflow live

• Estimated rent: $2,802 medium
• Mortgage (P&I): −$1,580
• Tax est. 1.5%: −$377 /mo · $4,518/yr
• Insurance: −$126
• HOA: −$34
• Vacancy / Maint / Mgmt: −$588
• Net cashflow: $98

Break-even live

Break-even rent $2,678

Max offer price $301,205

Occupancy floor 92%

Sensitivity live

Price	-10% $306	-5% $202	+0% $98	+5% $-6	+10% $-110
Rent	-10% $-124	-5% $-13	+0% $98	+5% $208	+10% $319
Rate	-1.0pp $249	-0.5pp $174	base $98	+0.5pp $20	+1.0pp $-60

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: $75,301
• Closing costs: $9,036
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2722 Arnall Dr Allenhurst, GA	5.0	3.0	2256	$2,600	$1.15	45d	1	0.34mi
9635 Tibet Hwy SE Allenhurst, GA	5.0	3.5	2400	$2,600	$1.08	45d	1	1.26mi

HOA detail

• Monthly dues: $34 · $408/yr

Listing history 19 events

1. 2026-06-21
   days on market $292,900 Active 393 DOM
2. 2026-06-19
   days on market $292,900 Active 391 DOM
3. 2026-06-18
   days on market $292,900 Active 390 DOM
4. 2026-06-17
   days on market $292,900 Active 389 DOM
5. 2026-06-16
   days on market $292,900 Active 388 DOM
6. 2026-06-15
   days on market $292,900 Active 387 DOM
7. 2026-06-14
   days on market $292,900 Active 385 DOM
8. 2026-06-13
   days on market $292,900 Active 384 DOM
9. 2026-06-10
   days on market $292,900 Active 382 DOM
10. 2026-06-09
    days on market $292,900 Active 381 DOM
11. 2026-06-08
    days on market $292,900 Active 380 DOM
12. 2026-06-07
    days on market $292,900 Active 379 DOM
13. 2026-06-05
    days on market $292,900 Active 376 DOM
14. 2026-06-03
    days on market $292,900 Active 375 DOM
15. 2026-06-02
    days on market $292,900 Active 374 DOM
16. 2026-06-01
    days on market $292,900 Active 373 DOM
17. 2026-05-31
    days on market $292,900 Active 372 DOM
18. 2026-05-30
    days on market $292,900 Active 371 DOM
19. 2025-05-24
    listed $292,900 Active 658-char remark

    Show marketing remark (658 chars)

    The Denmark is an outstanding 4-5 bedroom, 2.5-3 bath home with flexible space perfect for any dynamic! A foyer entry welcomes you into the home, past a flex room which can serve as an office/craft room or optional 5th bedroom. Continuing down the corridor, the open family room greets you with dedicated dining area and a U shaped kitchen complete with breakfast bar. Upstairs, three bedrooms are located off the loft and share a hall bathroom with optional double sink. The master bath features a garden tub, separate shower, and walk-in closet. Artistic renderings are for informational purposes only. Actual floor plans, features and inclusions may vary.

ⓘ 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: $33,620
• − Mortgage interest: −$16,872
• − Property taxes: −$4,518
• − Insurance: −$1,506
• − Repairs & maintenance: −$2,690
• − Management: −$2,690
• − HOA: −$408
• − Depreciation: −$8,762
• Taxable loss: −$3,826
• Est. tax savings @ 24.0%: +$918
• After-tax cash flow: $2,091/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 80/100 Cosmetic rehab

This home is in good condition with a fresh paint job and landscaping improvements needed to maximize its value.

Value-add opportunities

• Both Painting exterior and interior — Fresh paint enhances curb appeal and interior aesthetics
• Both Landscaping improvements — Enhances curb appeal and adds value
• Both Upgrading light fixtures — Modernizes interior and exterior spaces

Renovation cost estimate screening

Value-add ROI direction

• Both Painting exterior and interior — Fresh paint enhances curb appeal and interior aesthetics ↑
• Both Landscaping improvements — Enhances curb appeal and adds value ↑
• Both Upgrading light fixtures — Modernizes interior and exterior spaces ↑

ⓘ 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: Long County
• NCES district ID: 1303360
• Math proficiency: 26% ▼ -14.00%
• Reading proficiency: 26% ▼ -13.00%
• Median HH income: $45,958
• Composite: 22.51/100
• National rank: #8090
• State rank: #115 of 174 in GA

Livability — Walthourville

• Score: 64/100
• State rank: #255
• US rank: #14108

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Liberty County · 58,565 people
• City population: 4,933
• Metro: Hinesville, GA
• Population (ZIP): 4,933
• Household income: $65,417
• Rent vs Own: 55.7% rent · 44.3% own
• Severe rent burden: 121.0

Population outlook (Long County) Hauer SSP2

• Today (2025): 24,669 people
• By 2030: 28,223 · +14.4%
• By 2040: 35,430 · +43.6%
• By 2050: 42,403 · +71.9%
• By 2075: 56,996 · +131.0%
• By 2100: 64,185 · +160.2%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.64)
• Race & ethnicity: Black 51% White 31% Two or more races 15% Hispanic / Latino 9%
• Hispanic origin (detail): Mexican 2% Puerto Rican 7%
• Common ancestry: Slovak 1% Lithuanian 1%
• Foreign-born: 3% · Canada
• Languages at home: 96% English-only · Spanish 2%

Political lean MEDSL · Long

• 2024 margin: Strong R (+29.5) · D 35.1% · R 64.6%
• 2008→2024 swing: -5.4pp toward R · 2008: -24.1pp · 2024: -29.5pp
• All cycles: 2024: R+29.5 2020: R+26.4 2016: R+30.8 2012: R+22.9 2008: R+24.1

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 0.16%
• Current HPI: 187.7716
• Rent YoY: —
• 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

• 2025-05-24 Listed $292,900 Zillow