1212 Jubail Dr · Hinesville, GA 31313

$187,500

3 bd · 2.0 ba · 1,248 sqft · SingleFamily public records · 47 Days on market

Built 1993 8,742 sqft lot $150/sqft · 9% below area Est $205k · 9% under

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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 +11.4/30.0
• ARV discount +11.4/15.0
• 1% rule +4.0/10.0
• Rent growth +3.9/5.0
• Livability +3.7/5.0
• DSCR +3.3/10.0
• Condition / age +2.5/5.0
• Schools +2.0/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Spacious brick home with sunroom off the kitchen area (not included in sq footage). Home has metal roof and yard is fully fenced with exterior storage buildings. Lots of potential for this open floorplan. Home is being sold AS-IS.

Key facts

• Metal roof
• Open floorplan
• Sunroom off kitchen

Tags

• SUNROOM OFF KITCHEN
• METAL ROOF
• FULLY FENCED YARD
• EXTERIOR STORAGE BUILDINGS
• OPEN FLOORPLAN

Property features AI

Finance

• HOA & community: Street lights; Sidewalks

Exterior

• Utilities: Public water; Public sewer
• Home design: Single-family residence; One story
• Construction: Brick construction; Slab foundation
• Exterior features: Covered patio; Privacy fencing; Shed(s); Paved road access; Has a view

Interior

• Kitchen: Dishwasher; Microwave; Range; Refrigerator; Electric water heater
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating (electric); Central air conditioning (electric)
• Interior features: Ceiling fan(s)
• Laundry & utility: Laundry area (other)

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $188k.

Deal economics

• At list price, monthly cash flow is $-65 ($-781/yr) — negative.
• To cash-flow at today's rent, offer at most $176k (6.1% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $169k (9.8% below list).
• Recommended offer: $169k (9.8% below list) — sets the bar for 1% rule.

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); 639 active listings in the ZIP; 24 comparable units currently listed for rent nearby; rentals lingering (median 46d 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 34% 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 47 days — a 3% lower offer ($182k) is reasonable based on typical stale-listing flexibility.
• 7 sale attempts since 7y 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, 99% chance of damaging wind over 30y; moderate wildfire risk; extreme-heat days projected 7→19/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $169,096 (9.8% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. It's been on market 47 days. Have you received any prior offers? Is the seller open to a 10% concession, seller financing, or rate buy-down credit?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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?
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: 0.90% ✗
• Cap rate: 5.88%
• Cash-on-cash: -1.49%
• DSCR: 0.93
• GRM: 9.2

CMA / ARV

• ARV (median comp): $205,448
• List price: $187,500
• Delta: -8.74%
• 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
1104 Tomcat Trl Trl	0.17mi	3/2.0	1,245 (-0%)	2mo	$237,000	$190	90
1242 Dhurahn Dr	0.14mi	3/2.0	1,223 (-2%)	3mo	$185,000	$151	88
106 Deann Dr	0.26mi	3/1.5	1,285 (+3%)	2mo	$224,900	$175	80
1371 Forest Lake Dr	0.52mi	3/2.0	1,251 (+0%)	1mo	$225,000	$180	75
735 Kadi Ln	0.51mi	3/2.0	1,290 (+3%)	0mo	$208,500	$162	70
1441 Coalition Cir	0.40mi	3/2.0	1,168 (-6%)	2mo	$205,000	$176	70
1458 Victory Cir	0.41mi	3/2.0	1,156 (-7%)	2mo	$203,000	$176	67
1463 Fritts Ct	0.53mi	3/2.0	1,316 (+5%)	2mo	$210,000	$160	64
222 Glenn Bryant Rd	0.48mi	3/2.0	1,111 (-11%)	1mo	$219,900	$198	59
624 Honey Ridge Ln	0.61mi	4/2.0 (+1)	1,302 (+4%)	1mo	$199,900	$154	58
649 Honey Ridge Ln	0.71mi	3/2.0	1,152 (-8%)	2mo	$208,000	$181	52
234 Deerwood Dr	0.58mi	4/2.0 (+1)	1,128 (-10%)	3mo	$177,500	$157	50

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: -15.8%
• Equity multiple: 0.42×
• Total profit: $-30,238
• Equity at exit: $27,957

10-year hold

• IRR: -3.4%
• Equity multiple: 0.75×
• Total profit: $-13,197
• Equity at exit: $16,212

Cash invested: $52,500 (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: 639
• Price-to-rent: 9.2×

Monthly cashflow live

• Estimated rent: $1,691 high
• Mortgage (P&I): −$983
• Tax from tax record: −$340 /mo · $4,074/yr
• Insurance: −$78
• HOA: −$0
• Vacancy / Maint / Mgmt: −$355
• Net cashflow: $-65

Break-even live

Break-even rent $1,773

Max offer price $176,007

Occupancy floor 99%

Sensitivity live

Price	-10% $41	-5% $-12	+0% $-65	+5% $-118	+10% $-171
Rent	-10% $-199	-5% $-132	+0% $-65	+5% $2	+10% $69
Rate	-1.0pp $29	-0.5pp $-17	base $-65	+0.5pp $-114	+1.0pp $-163

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: $46,875
• Closing costs: $5,625
• Reserves months: —
• Total cash needed: —

Rent comps 24 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1458 Sheridan Pt Hinesville, GA	3.0	2.0	1400	$1,800	$1.29	45d	1	0.35mi
1456 Coalition Cir Hinesville, GA	3.0	2.0	1424	$1,700	$1.19	45d	1	0.37mi
286 Whitetail Cir Hinesville, GA	3.0	2.0	1274	$1,600	$1.26	45d	1	0.45mi
172 Cherokee Cir Hinesville, GA	3.0	2.0	1290	$1,550	$1.20	45d	1	0.53mi
255 Glenn Bryant Rd Hinesville, GA	3.0	1.0	1075	$1,700	$1.58	45d	1	0.63mi
108 Cherokee Cir Hinesville, GA	3.0	2.0	1208	$1,275	$1.06	45d	1	0.66mi
910 Brett Dr Hinesville, GA	2.0–3.0	2.0	957	$1,600	$1.67	46d	3	0.71mi
910 Brett Dr Hinesville, GA	2.0–3.0	2.0	957	$1,600	$1.67	45d	4	0.71mi
1100 Pineland Ave Hinesville, GA	2.0	2.5	1412	$1,575	$1.12	45d	2	0.72mi
1069 Kelly Dr Hinesville, GA	3.0	1.5	1270	$1,350	$1.06	45d	1	0.80mi
1113 Kelly Dr Hinesville, GA	2.0	2.0	858	$995	$1.16	45d	1	0.84mi
1012 White Cir Hinesville, GA	3.0	1.0	1050	$1,300	$1.24	45d	1	0.85mi
131 Pointe South Dr Hinesville, GA	2.0	1.0	960	$1,950	$2.03	45d	1	0.88mi
134 Pointe South Dr Hinesville, GA	2.0	1.0	840	$1,195	$1.42	45d	1	0.91mi
149 Becky St Hinesville, GA	3.0	2.0	1145	$1,800	$1.57	45d	1	1.02mi
196 Wayfair Ln Hinesville, GA	3.0	2.5	1380	$1,790	$1.30	45d	1	1.13mi
732 Fleming Rd Hinesville, GA	3.0	1.5	1348	$1,400	$1.04	45d	1	1.19mi
814 Lesa St Hinesville, GA	2.0	1.5	1152	$950	$0.82	45d	1	1.30mi
1474 Kelly Dr Hinesville, GA	2.0	2.0	962	$1,550	$1.61	45d	1	1.32mi
912 Pineland Ave Hinesville, GA	3.0	2.5	1428	$1,648	$1.15	45d	1	1.33mi
662 Mahoney Rd Hinesville, GA	3.0	2.0	1196	$1,795	$1.50	45d	1	1.40mi
727 S Main St Hinesville, GA	2.0–3.0	1.5	1286	$1,450	$1.13	45d	3	1.45mi
2007 Ossabaw Dr Hinesville, GA	3.0	2.0	1291	$1,975	$1.53	45d	1	1.45mi
250 Garden Cir Hinesville, GA	3.0	2.0	1140	$1,750	$1.54	45d	1	1.46mi

Listing history 33 events

1. 2026-06-21
   days on market $187,500 Active 47 DOM
2. 2026-06-19
   days on market $187,500 Active 45 DOM
3. 2026-06-18
   days on market $187,500 Active 44 DOM
4. 2026-06-17
   days on market $187,500 Active 43 DOM
5. 2026-06-16
   days on market $187,500 Active 42 DOM
6. 2026-06-15
   days on market $187,500 Active 41 DOM
7. 2026-06-14
   days on market $187,500 Active 39 DOM
8. 2026-06-13
   days on market $187,500 Active 38 DOM
9. 2026-06-10
   days on market $187,500 Active 36 DOM
10. 2026-06-09
    days on market $187,500 Active 35 DOM
11. 2026-06-08
    days on market $187,500 Active 34 DOM

    Show marketing remark (432 chars)

    Price Adjustment! Spacious brick home with sunroom off the kitchen area (not included in sq footage). Home has metal roof and yard is fully fenced with exterior storage buildings. Lots of potential for this open floorplan. Home is being sold AS-IS. Earnest money is payable to closing attorney, and prequalification letters must not be over 30 days old at time of offer submission. Please enter all offers at www. vrmproperties.com

12. 2026-06-07
    days on market $187,500 Active 33 DOM
13. 2026-06-05
    days on market $187,500 Active 30 DOM
14. 2026-06-03
    days on market $187,500 Active 29 DOM
15. 2026-06-02
    days on market $187,500 Active 28 DOM
16. 2026-06-01
    days on market $187,500 Active 27 DOM
17. 2026-05-31
    days on market $187,500 Active 26 DOM
18. 2026-05-30
    days on market $187,500 Active 25 DOM
19. 2026-05-04
    listed $187,500 Active 230-char remark
20. 2026-05-02
    listed $187,500 New 230-char remark

    Show marketing remark (432 chars)

    Price Adjustment! Spacious brick home with sunroom off the kitchen area (not included in sq footage). Home has metal roof and yard is fully fenced with exterior storage buildings. Lots of potential for this open floorplan. Home is being sold AS-IS. Earnest money is payable to closing attorney, and prequalification letters must not be over 30 days old at time of offer submission. Please enter all offers at www. vrmproperties.com

21. 2026-05-02
    listed $187,500 Active

    Show marketing remark (432 chars)

    Price Adjustment! Spacious brick home with sunroom off the kitchen area (not included in sq footage). Home has metal roof and yard is fully fenced with exterior storage buildings. Lots of potential for this open floorplan. Home is being sold AS-IS. Earnest money is payable to closing attorney, and prequalification letters must not be over 30 days old at time of offer submission. Please enter all offers at www. vrmproperties.com

22. 2023-02-21
    soldstatus $185,000
23. 2023-02-15
    soldstatus $185,000
24. 2023-02-15
    soldstatus $185,000 Sold
25. 2023-01-06
    status Under Contract
26. 2022-12-12
    listed $185,000
27. 2022-12-11
    listed $185,000 New
28. 2019-11-13
    soldstatus $127,000
29. 2019-11-12
    soldstatus $127,000
30. 2019-09-23
    listed $124,900
31. 2019-03-21
    historical
32. 2019-03-04
    listed $124,900
33. 2017-06-29
    soldstatus $114,500

ⓘ 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: $4,074 · $340/mo
• Projected year-2 tax: $4,074 · $340/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 (shaded) · 0% chance over 30 yrs
• 🔥 Wildfire 5/10 Major
• 🌡 Heat 9/10 Extreme 7 d/yr ≥110°F today · 19 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: $20,292
• − Mortgage interest: −$10,503
• − Property taxes: −$4,074
• − Insurance: −$938
• − Repairs & maintenance: −$1,623
• − Management: −$1,623
• − Depreciation: −$5,455
• Taxable loss: −$3,924
• Est. tax savings @ 24.0%: +$942
• After-tax cash flow: $161/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: 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

+57.1% since first listed

17 events — show timeline

• 2026-06-08 Price Changed $179,900 GAMLS
• 2026-06-08 Price Changed $179,900 HABR
• 2026-05-04 Listed $187,500 Hive MLS
• 2026-05-02 Listed $187,500 HABR
• 2026-05-02 Listed $187,500 GAMLS
• 2023-02-21 Sold (Public Records) $185,000 Public Records
• 2023-02-15 Sold (MLS) $185,000 HABR
• 2023-02-15 Sold (MLS) $185,000 GAMLS
• 2023-01-06 Pending — GAMLS
• 2022-12-12 Listed $185,000 HABR
• 2022-12-11 Listed $185,000 GAMLS
• 2019-11-13 Sold (Public Records) $127,000 Public Records
• 2019-11-12 Sold (MLS) $127,000 HABR
• 2019-09-23 Listed $124,900 HABR
• 2019-03-21 Listing Removed — Hive MLS
• 2019-03-04 Listed $124,900 Hive MLS
• 2017-06-29 Sold (Public Records) $114,500 Public Records

Property tax history

+8.1%/yr

Latest (2025): $4,074 · +12.1% YoY. Source: county tax records.