514 Heritage Dr · Hinesville, GA 31313

$195,000

3 bd · 1.5 ba · 1,808 sqft · SingleFamily public records · 38 Days on market

Built 1978 9,148 sqft lot $108/sqft · 22% below area Est $226k · 14% 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 +20.4/30.0
• ARV discount +13.7/15.0
• DSCR +6.5/10.0
• 1% rule +5.9/10.0
• Rent growth +3.9/5.0
• Livability +3.7/5.0
• Condition / age +2.5/5.0
• Schools +2.0/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome home to 514 Heritage Dr in Hinesville, a charming and well-located residence nestled in the established Heritage Wood subdivision with no HOA restrictions. This inviting home offers approximately 1,400 square feet of living space, featuring 4 comfortable bedrooms and 2 bathrooms, perfect for homeowners or investors alike. Enjoy a functional floor plan with a spacious living area, cozy fireplace, and a practical kitchen ready for everyday living. Situated on a generous lot, the property provides ample outdoor space for entertaining, pets, or future enhancements. Conveniently located just minutes from Fort Stewart, shopping, dining, and major roadways, this home delivers both comfort and accessibility. Whether you're a first-time buyer, military family, or savvy investor, 514 Heritage Dr presents an excellent opportunity to own a home with solid value in a prime Hinesville location.

Key facts

• Ample outdoor space
• Generous lot
• No hoa restrictions

Tags

• HERITAGE WOOD SUBDIVISION
• NO HOA RESTRICTIONS
• COZY FIREPLACE
• GENEROUS LOT
• AMPLE OUTDOOR SPACE
• MINUTES FROM FORT STEWART

Property features AI

Exterior

• Parking: Off-street parking
• Utilities: Public water; Public sewer; Electric service
• Home design: Single-family residence; Single-story
• Construction: Vinyl siding; Slab foundation
• Exterior features: Screened porch; Privacy wood fencing (fenced); Asphalt roof; Has a view

Interior

• Kitchen: Dishwasher; Refrigerator; Range hood; Electric water heater
• Bathrooms: 2 full bathrooms
• Interior features: Family room masonry fireplace; Has central heating and electric heating; Central electric cooling
• Laundry & utility: Washer hookup

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath single-family listed at $195k.

Deal economics

• At list price, monthly cash flow is $255 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $195k).
• Recommended offer: $189k (3.0% below list) — sets the bar for market timing.
• Cap rate 7.9% vs local median 5.2% 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); 612 active listings in the ZIP; 16 comparable units currently listed for rent nearby; rentals lingering (median 44d 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 42% 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 38 days — a 3% lower offer ($189k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts; this cycle's ask has dropped $20k (9%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $103k; list at $195k implies a 89% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 7→18/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $189,150 (3.0% below list)

Questions for the listing agent

1. It's been on market 38 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1978 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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. 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.
7. 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.
8. 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: 1.09% ✓
• Cap rate: 7.86%
• Cash-on-cash: 5.60%
• DSCR: 1.25
• GRM: 7.6

CMA / ARV

• ARV (median comp): $226,432
• List price: $195,000
• Delta: -13.88%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 5 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
522 Forest St	0.17mi	3/2.0	1,554 (-14%)	13mo	$264,000	$170	56
402 Woodland Dr	0.50mi	3/2.0	1,877 (+4%)	17mo	$270,000	$144	54
400 Willow Oak Ln	0.64mi	4/2.0 (+1)	1,750 (-3%)	6mo	$274,000	$157	53
700 Thornwood Way	0.44mi	4/2.0 (+1)	2,000 (+11%)	17mo	$249,989	$125	41
902 Jena Ct	0.73mi	4/2.5 (+1)	2,036 (+13%)	21mo	$285,000	$140	19

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: -4.8%
• Equity multiple: 0.82×
• Total profit: $-10,004
• Equity at exit: $29,075

10-year hold

• IRR: 7.7%
• Equity multiple: 1.65×
• Total profit: $35,289
• Equity at exit: $16,860

Cash invested: $54,600 (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: 612
• Price-to-rent: 7.6×

Monthly cashflow live

• Estimated rent: $2,127 high
• Mortgage (P&I): −$1,023
• Tax from tax record: −$322 /mo · $3,863/yr
• Insurance: −$81
• HOA: −$0
• Vacancy / Maint / Mgmt: −$447
• Net cashflow: $255

Break-even live

Break-even rent $1,805

Max offer price $195,000

Occupancy floor 83%

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: $48,750
• Closing costs: $5,850
• Reserves months: —
• Total cash needed: —

Rent comps 16 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
130 Hazy Ln Hinesville, GA	3.0	2.5	1518	$2,100	$1.38	43d	1	0.76mi
193 Heirloom Rd Hinesville, GA	3.0	2.5	1400	$2,300	$1.64	43d	1	0.86mi
158 Hamlet Ct Hinesville, GA	3.0	2.5	1458	$2,250	$1.54	43d	1	0.92mi
96 Beaumont Dr Unit 1 Hinesville, GA	3.0	2.0	1400	$1,975	$1.41	43d	1	0.94mi
709 English Oak Dr Hinesville, GA	4.0	2.5	2323	$2,500	$1.08	43d	1	0.99mi
78 Centennial Ct Hinesville, GA	3.0	2.5	1462	$2,100	$1.44	43d	1	1.06mi
619 Olmstead Dr Hinesville, GA	3.0	2.0	1745	$3,000	$1.72	43d	1	1.07mi
100 Centennial Ct Hinesville, GA	3.0	2.5	1703	$2,150	$1.26	43d	1	1.08mi
807 Kings Rd Hinesville, GA	4.0	2.5	2400	$2,200	$0.92	43d	1	1.11mi
350 Beverly St #124 Hinesville, GA	3.0	2.0	1228	$1,400	$1.14	43d	1	1.20mi
209 School House Rd Hinesville, GA	4.0	2.0	1802	$2,100	$1.17	43d	1	1.20mi
1235 Peacock Trl Hinesville, GA	3.0	2.5	1876	$2,150	$1.15	43d	1	1.26mi
231 Honey Lane Cir Hinesville, GA	3.0	1.5	1242	$1,800	$1.45	43d	1	1.34mi
220 Garden Cir Hinesville, GA	3.0	1.5	1323	$1,650	$1.25	43d	1	1.48mi
730 Dover Ln Hinesville, GA	3.0	2.0	1650	$1,700	$1.03	43d	1	1.48mi
608 Palmetto St Hinesville, GA	3.0	2.0	1615	$1,700	$1.05	43d	1	1.49mi

Listing history 23 events

1. 2026-06-19
   days on market $195,000 Active 38 DOM
2. 2026-06-18
   price $195,000 Active 37 DOM
3. 2026-06-18
   days on market $209,900 Active 37 DOM
4. 2026-06-17
   days on market $209,900 Active 36 DOM
5. 2026-06-16
   days on market $209,900 Active 35 DOM
6. 2026-06-15
   days on market $209,900 Active 34 DOM
7. 2026-06-14
   days on market $209,900 Active 32 DOM
8. 2026-06-13
   days on market $209,900 Active 31 DOM
9. 2026-06-10
   days on market $209,900 Active 29 DOM
10. 2026-06-09
    days on market $209,900 Active 28 DOM
11. 2026-06-08
    days on market $209,900 Active 27 DOM
12. 2026-06-07
    days on market $209,900 Active 26 DOM
13. 2026-06-05
    pricedays on market $209,900 Active 23 DOM

    Show marketing remark (901 chars)

    Welcome home to 514 Heritage Dr in Hinesville, a charming and well-located residence nestled in the established Heritage Wood subdivision with no HOA restrictions. This inviting home offers approximately 1,400 square feet of living space, featuring 4 comfortable bedrooms and 2 bathrooms, perfect for homeowners or investors alike. Enjoy a functional floor plan with a spacious living area, cozy fireplace, and a practical kitchen ready for everyday living. Situated on a generous lot, the property provides ample outdoor space for entertaining, pets, or future enhancements. Conveniently located just minutes from Fort Stewart, shopping, dining, and major roadways, this home delivers both comfort and accessibility. Whether you're a first-time buyer, military family, or savvy investor, 514 Heritage Dr presents an excellent opportunity to own a home with solid value in a prime Hinesville location.

14. 2026-06-03
    days on market $214,900 Active 22 DOM
15. 2026-06-02
    days on market $214,900 Active 21 DOM
16. 2026-06-01
    days on market $214,900 Active 20 DOM
17. 2026-05-31
    days on market $214,900 Active 19 DOM
18. 2026-05-30
    days on market $214,900 Active 18 DOM
19. 2026-05-12
    listed $214,900 Active 907-char remark

    Show marketing remark (907 chars)

    Welcome home to 514 Heritage Dr in Hinesville, a charming and well-located residence nestled in the established Heritage Wood subdivision with no HOA restrictions. This inviting home offers approximately 1,400 square feet of living space, featuring 4 comfortable bedrooms and 2 bathrooms, perfect for homeowners or investors alike. Enjoy a functional floor plan with a spacious living area, cozy fireplace, and a practical kitchen ready for everyday living. Situated on a generous lot, the property provides ample outdoor space for entertaining, pets, or future enhancements. Conveniently located just minutes from Fort Stewart, shopping, dining, and major roadways, this home delivers both comfort and accessibility. Whether you’re a first-time buyer, military family, or savvy investor, 514 Heritage Dr presents an excellent opportunity to own a home with solid value in a prime Hinesville location.

20. 2026-05-12
    listed $214,900 Active 907-char remark

    Show marketing remark (907 chars)

    Welcome home to 514 Heritage Dr in Hinesville, a charming and well-located residence nestled in the established Heritage Wood subdivision with no HOA restrictions. This inviting home offers approximately 1,400 square feet of living space, featuring 4 comfortable bedrooms and 2 bathrooms, perfect for homeowners or investors alike. Enjoy a functional floor plan with a spacious living area, cozy fireplace, and a practical kitchen ready for everyday living. Situated on a generous lot, the property provides ample outdoor space for entertaining, pets, or future enhancements. Conveniently located just minutes from Fort Stewart, shopping, dining, and major roadways, this home delivers both comfort and accessibility. Whether you’re a first-time buyer, military family, or savvy investor, 514 Heritage Dr presents an excellent opportunity to own a home with solid value in a prime Hinesville location.

21. 2026-05-12
    listed $214,900 Active

    Show marketing remark (907 chars)

    Welcome home to 514 Heritage Dr in Hinesville, a charming and well-located residence nestled in the established Heritage Wood subdivision with no HOA restrictions. This inviting home offers approximately 1,400 square feet of living space, featuring 4 comfortable bedrooms and 2 bathrooms, perfect for homeowners or investors alike. Enjoy a functional floor plan with a spacious living area, cozy fireplace, and a practical kitchen ready for everyday living. Situated on a generous lot, the property provides ample outdoor space for entertaining, pets, or future enhancements. Conveniently located just minutes from Fort Stewart, shopping, dining, and major roadways, this home delivers both comfort and accessibility. Whether you’re a first-time buyer, military family, or savvy investor, 514 Heritage Dr presents an excellent opportunity to own a home with solid value in a prime Hinesville location.

22. 2026-05-12
    listed $214,900 New

    Show marketing remark (907 chars)

    Welcome home to 514 Heritage Dr in Hinesville, a charming and well-located residence nestled in the established Heritage Wood subdivision with no HOA restrictions. This inviting home offers approximately 1,400 square feet of living space, featuring 4 comfortable bedrooms and 2 bathrooms, perfect for homeowners or investors alike. Enjoy a functional floor plan with a spacious living area, cozy fireplace, and a practical kitchen ready for everyday living. Situated on a generous lot, the property provides ample outdoor space for entertaining, pets, or future enhancements. Conveniently located just minutes from Fort Stewart, shopping, dining, and major roadways, this home delivers both comfort and accessibility. Whether you’re a first-time buyer, military family, or savvy investor, 514 Heritage Dr presents an excellent opportunity to own a home with solid value in a prime Hinesville location.

23. 2014-05-20
    soldstatus $103,000

ⓘ 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: $3,863 · $322/mo
• Projected year-2 tax: $3,863 · $322/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 3/10 Moderate
• 🌡 Heat 9/10 Extreme 7 d/yr ≥110°F today · 18 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: $25,529
• − Mortgage interest: −$10,923
• − Property taxes: −$3,863
• − Insurance: −$975
• − Repairs & maintenance: −$2,042
• − Management: −$2,042
• − Depreciation: −$5,673
• Taxable income: $10
• Est. tax owed @ 24.0%: −$2
• After-tax cash flow: $3,056/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

+103.8% since first listed

9 events — show timeline

• 2026-06-05 Price Changed $209,900 HABR
• 2026-06-04 Price Changed $209,900 Hive MLS
• 2026-06-04 Price Changed $209,900 GIAR
• 2026-06-04 Price Changed $209,900 GAMLS
• 2026-05-12 Listed $214,900 GIAR
• 2026-05-12 Listed $214,900 Hive MLS
• 2026-05-12 Listed $214,900 HABR
• 2026-05-12 Listed $214,900 GAMLS
• 2014-05-20 Sold (Public Records) $103,000 Public Records

Property tax history

+6.9%/yr

Latest (2025): $3,863 · +5.8% YoY. Source: county tax records.