910 Brett Dr #101 · Hinesville, GA 31313

$108,000

2 bd · 2.0 ba · 936 sqft · Condo public records · 119 Days on market

Built 1985 $115/sqft · 39% below area Est $177k · 39% under $244/mo HOA · 16% of rent

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Why this score? — see what drove the B- 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 +22.7/30.0
• ARV discount +15.0/15.0
• 1% rule +8.9/10.0
• DSCR +7.3/10.0
• 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

This charming home is ready to welcome its next owner! Featuring a spacious living room and a generously sized eat-in kitchen, there's plenty of room to relax and entertain. The home offers two large bedrooms, including a private primary suite complete with a full bath and walk-in closet. A centrally located hall bath sits conveniently near the laundry area for added functionality. Step outside to enjoy your own private backyard retreat with a lovely covered porch — perfect for morning coffee or evening gatherings. This amazing gem is priced to move! Schedule your private showing today — it won't last long!

Key facts

• Hall bath
• Laundry area
• Walk-in closet

Tags

• EAT-IN KITCHEN
• PRIVATE PRIMARY SUITE
• FULL BATH
• WALK-IN CLOSET
• HALL BATH
• LAUNDRY AREA

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath condo listed at $108k.

Deal economics

• At list price, monthly cash flow is $186 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $108k).
• Recommended offer: $98k (9.0% below list) — sets the bar for market timing.
• Cap rate 8.4% 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; 8 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).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $747 of loan paydown is wiped out by about $3k 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.
• At projected returns (-3.0% appreciation + 5.4% rent growth), your $30k cash investment doubles in ~10 years — after that, you're playing with house money.

Negotiation context

• It's been on market 119 days — a 9% lower offer ($98k) is reasonable based on typical stale-listing flexibility.
• 2 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, 99% chance of damaging wind over 30y; moderate wildfire risk; extreme-heat days projected 7→18/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $98,280 (9.0% below list)

Questions for the listing agent

1. It's been on market 119 days. Have you received any prior offers? Is the seller open to a 9% 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. Any open or pending special assessments — roof, HVAC, plumbing, elevator, façade? What's the per-unit balance and payoff schedule, and is the seller paying it off at close or rolling it to the buyer?
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 apartment / multifamily construction is in the pipeline within 1–3 miles? Heavy new supply (>2% of stock underway) typically softens rents 12–24 months out; light construction supports rent growth.

Investment metrics

• 1% rule: 1.39% ✓
• Cap rate: 8.36%
• Cash-on-cash: 7.39%
• DSCR: 1.33
• GRM: 6.0

CMA / ARV

• ARV (median comp): $176,936
• List price: $108,000
• Delta: -38.96%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Projected returns pro-forma

-3.0% appreciation · 5.41% rent growth · sell at horizon

5-year hold

• IRR: -1.5%
• Equity multiple: 0.94×
• Total profit: $-1,735
• Equity at exit: $16,103

10-year hold

• IRR: 11.3%
• Equity multiple: 2.01×
• Total profit: $30,538
• Equity at exit: $9,338

Cash invested: $30,240 (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: 6.0×

Monthly cashflow live

• Estimated rent: $1,499 high
• Mortgage (P&I): −$566
• Tax from tax record: −$143 /mo · $1,712/yr
• Insurance: −$45
• HOA: −$244
• Vacancy / Maint / Mgmt: −$315
• Net cashflow: $186

Break-even live

Break-even rent $1,263

Max offer price $108,000

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: $27,000
• Closing costs: $3,240
• Reserves months: —
• Total cash needed: —

Rent comps 8 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
910 Brett Dr Hinesville, GA	2.0–3.0	2.0	957	$1,350	$1.41	44d	3	0.02mi
910 Brett Dr Hinesville, GA	2.0–3.0	2.0	957	$1,350	$1.41	44d	4	0.02mi
131 Pointe South Dr Hinesville, GA	2.0	1.0	960	$1,950	$2.03	44d	1	0.25mi
134 Pointe South Dr Hinesville, GA	2.0	1.0	840	$1,195	$1.42	44d	1	0.26mi
1012 White Cir Hinesville, GA	3.0	1.0	1050	$1,300	$1.24	44d	1	0.34mi
255 Glenn Bryant Rd Hinesville, GA	3.0	1.0	1075	$1,700	$1.58	44d	1	0.58mi
635 Maxwell St Hinesville, GA	3.0	1.0	950	$1,700	$1.79	44d	1	1.03mi
1113 Kelly Dr Hinesville, GA	2.0	2.0	858	$995	$1.16	44d	1	1.05mi

HOA detail condo

• Monthly dues: $244 · $2,928/yr
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 20 events

1. 2026-06-19
   days on market $108,000 Active 119 DOM
2. 2026-06-18
   days on market $108,000 Active 118 DOM
3. 2026-06-17
   days on market $108,000 Active 117 DOM
4. 2026-06-16
   days on market $108,000 Active 116 DOM
5. 2026-06-15
   days on market $108,000 Active 115 DOM
6. 2026-06-14
   days on market $108,000 Active 113 DOM
7. 2026-06-13
   days on market $108,000 Active 112 DOM
8. 2026-06-10
   days on market $108,000 Active 110 DOM
9. 2026-06-09
   days on market $108,000 Active 109 DOM
10. 2026-06-08
    days on market $108,000 Active 108 DOM
11. 2026-06-07
    days on market $108,000 Active 107 DOM
12. 2026-06-05
    days on market $108,000 Active 104 DOM
13. 2026-06-03
    days on market $108,000 Active 103 DOM
14. 2026-06-02
    days on market $108,000 Active 102 DOM
15. 2026-06-01
    days on market $108,000 Active 101 DOM
16. 2026-05-31
    days on market $108,000 Active 100 DOM
17. 2026-05-30
    days on market $108,000 Active 99 DOM
18. 2026-02-18
    listed $108,000 Active 626-char remark

    Show marketing remark (626 chars)

    This charming home is ready to welcome its next owner! Featuring a spacious living room and a generously sized eat-in kitchen, there's plenty of room to relax and entertain. The home offers two large bedrooms, including a private primary suite complete with a full bath and walk-in closet. A centrally located hall bath sits conveniently near the laundry area for added functionality. Step outside to enjoy your own private backyard retreat with a lovely covered porch — perfect for morning coffee or evening gatherings. This amazing gem is priced to move! Schedule your private showing today — it won't last long!

19. 2024-09-07
    historical $1,300
20. 2024-06-11
    listed $1,300

ⓘ 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: $1,712 · $143/mo
• Projected year-2 tax: $1,712 · $143/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 5/10 Major
• 🌡 Heat 9/10 Extreme 7 d/yr ≥111°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: $17,990
• − Mortgage interest: −$6,050
• − Property taxes: −$1,712
• − Insurance: −$540
• − Repairs & maintenance: −$1,439
• − Management: −$1,439
• − HOA: −$2,928
• − Depreciation: −$3,142
• Taxable income: $740
• Est. tax owed @ 24.0%: −$178
• After-tax cash flow: $2,058/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

+8207.7% since first listed

3 events — show timeline

• 2026-02-18 Listed $108,000 HABR
• 2024-09-07 Rental Removed $1,300 BUILDIUM
• 2024-06-11 Listed for Rent $1,300 BUILDIUM

Property tax history

+5.5%/yr

Latest (2025): $1,712 · +14.5% YoY. Source: county tax records.