606 Heritage Dr · Hinesville, GA 31313

$249,000

3 bd · 2.0 ba · 1,782 sqft · SingleFamily public records · 325 Days on market

Built 1982 0.45 ac lot $140/sqft · at area comps Est $250k · at est.

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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 +13.4/30.0
• ARV discount +7.7/15.0
• DSCR +4.0/10.0
• Rent growth +3.9/5.0
• 1% rule +3.7/10.0
• Livability +3.7/5.0
• Condition / age +2.5/5.0
• Schools +2.0/10.0
• Appreciation +0.0/10.0

Key facts

• 0.45 acre lot
• Garage
• Built 1982

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $249k.

Deal economics

• At list price, monthly cash flow is $5 ($66/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 $216k (13.1% below list).
• Recommended offer: $216k (13.1% below list) — sets the bar for 1% rule.
• Cap rate 6.3% vs local median 5.2% in Hinesville — meaningfully above typical; check what's discounted (condition, days-on-market, listing class) to confirm the premium yield is real.

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; 14 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 43% 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 $2k of loan paydown is wiped out by about $7k 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 325 days — a 12% lower offer ($219k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 11y 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; extreme-heat days projected 7→18/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $216,325 (13.1% below list)

Questions for the listing agent

1. It's been on market 325 days. Have you received any prior offers? Is the seller open to a 13% concession, seller financing, or rate buy-down credit?
2. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
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: 0.87% ✗
• Cap rate: 6.32%
• Cash-on-cash: 0.09%
• DSCR: 1.00
• GRM: 9.6

CMA / ARV

• ARV (median comp): $249,861
• List price: $249,000
• Delta: -0.34%
• 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
506 Creekview Dr	0.10mi	3/2.0	1,526 (-14%)	10mo	$260,000	$170	63
400 Willow Oak Ln	0.58mi	4/2.0 (+1)	1,750 (-2%)	6mo	$274,000	$157	60
522 Forest St	0.18mi	3/2.0	1,554 (-13%)	13mo	$264,000	$170	59
402 Woodland Dr	0.53mi	3/2.0	1,877 (+5%)	17mo	$270,000	$144	52
700 Thornwood Way	0.37mi	4/2.0 (+1)	2,000 (+12%)	17mo	$249,989	$125	44
609 Thornwood Way	0.35mi	4/2.0 (+1)	1,522 (-15%)	20mo	$250,000	$164	38
160 Hazy Ln	0.64mi	3/2.5	1,518 (-15%)	21mo	$271,990	$179	26
130 Hazy Ln	0.64mi	3/2.5	1,518 (-15%)	22mo	$270,990	$179	26
14 Hazy Ln	0.64mi	3/2.5	1,518 (-15%)	22mo	$269,990	$178	25
160 Hazy Ln	0.68mi	3/2.5	1,518 (-15%)	21mo	$271,990	$179	24
130 Hazy Ln	0.70mi	3/2.5	1,518 (-15%)	22mo	$270,990	$179	23
902 Jena Ct	0.67mi	4/2.5 (+1)	2,036 (+14%)	21mo	$285,000	$140	21

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: -13.5%
• Equity multiple: 0.50×
• Total profit: $-34,605
• Equity at exit: $37,127

10-year hold

• IRR: -1.2%
• Equity multiple: 0.91×
• Total profit: $-6,435
• Equity at exit: $21,529

Cash invested: $69,720 (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: 9.6×

Monthly cashflow live

• Estimated rent: $2,163 high
• Mortgage (P&I): −$1,306
• Tax from tax record: −$294 /mo · $3,527/yr
• Insurance: −$104
• HOA: −$0
• Vacancy / Maint / Mgmt: −$454
• Net cashflow: $5

Break-even live

Break-even rent $2,156

Max offer price $249,000

Occupancy floor 95%

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: $62,250
• Closing costs: $7,470
• Reserves months: —
• Total cash needed: —

Rent comps 14 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	0.66mi
193 Heirloom Rd Hinesville, GA	3.0	2.5	1400	$2,300	$1.64	43d	1	0.75mi
158 Hamlet Ct Hinesville, GA	3.0	2.5	1458	$2,250	$1.54	43d	1	0.81mi
96 Beaumont Dr Unit 1 Hinesville, GA	3.0	2.0	1400	$1,975	$1.41	43d	1	0.82mi
709 English Oak Dr Hinesville, GA	4.0	2.5	2323	$2,500	$1.08	43d	1	0.92mi
78 Centennial Ct Hinesville, GA	3.0	2.5	1462	$2,100	$1.44	43d	1	0.94mi
100 Centennial Ct Hinesville, GA	3.0	2.5	1703	$2,150	$1.26	43d	1	0.96mi
619 Olmstead Dr Hinesville, GA	3.0	2.0	1745	$3,000	$1.72	43d	1	1.13mi
807 Kings Rd Hinesville, GA	4.0	2.5	2400	$2,200	$0.92	43d	1	1.14mi
1235 Peacock Trl Hinesville, GA	3.0	2.5	1876	$2,150	$1.15	43d	1	1.20mi
350 Beverly St #124 Hinesville, GA	3.0	2.0	1228	$1,400	$1.14	43d	1	1.31mi
209 School House Rd Hinesville, GA	4.0	2.0	1802	$2,100	$1.17	43d	1	1.31mi
231 Honey Lane Cir Hinesville, GA	3.0	1.5	1242	$1,800	$1.45	43d	1	1.42mi
730 Dover Ln Hinesville, GA	3.0	2.0	1650	$1,700	$1.03	43d	1	1.49mi

Listing history 26 events

1. 2026-06-19
   days on market $249,000 Active 325 DOM
2. 2026-06-18
   days on market $249,000 Active 324 DOM
3. 2026-06-17
   days on market $249,000 Active 323 DOM
4. 2026-06-16
   days on market $249,000 Active 322 DOM
5. 2026-06-15
   days on market $249,000 Active 321 DOM
6. 2026-06-14
   days on market $249,000 Active 319 DOM
7. 2026-06-13
   days on market $249,000 Active 318 DOM
8. 2026-06-10
   days on market $249,000 Active 316 DOM
9. 2026-06-09
   days on market $249,000 Active 315 DOM
10. 2026-06-08
    days on market $249,000 Active 314 DOM
11. 2026-06-07
    days on market $249,000 Active 313 DOM
12. 2026-06-05
    days on market $249,000 Active 310 DOM
13. 2026-06-03
    days on market $249,000 Active 309 DOM
14. 2026-06-02
    days on market $249,000 Active 308 DOM
15. 2026-06-01
    days on market $249,000 Active 307 DOM
16. 2026-05-31
    days on market $249,000 Active 306 DOM
17. 2026-05-30
    days on market $249,000 Active 305 DOM
18. 2026-04-18
    price $249,000
19. 2025-07-29
    listed $250,000 Active
20. 2025-03-21
    historical $1,400
21. 2025-03-07
    listed $1,400
22. 2022-03-16
    price $1,000
23. 2016-04-12
    historical
24. 2016-04-12
    historical
25. 2015-02-24
    listed $95,500
26. 2015-02-24
    listed $95,500

ⓘ 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: $3,527 · $294/mo
• Projected year-2 tax: $3,527 · $294/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 4/10 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: $25,959
• − Mortgage interest: −$13,948
• − Property taxes: −$3,527
• − Insurance: −$1,245
• − Repairs & maintenance: −$2,077
• − Management: −$2,077
• − Depreciation: −$7,244
• Taxable loss: −$4,158
• Est. tax savings @ 24.0%: +$998
• After-tax cash flow: $1,064/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

+160.7% since first listed

9 events — show timeline

• 2026-04-18 Price Changed $249,000 HABR
• 2025-07-29 Listed $250,000 HABR
• 2025-03-21 Rental Removed $1,400 APPFOLIO
• 2025-03-07 Listed for Rent $1,400 APPFOLIO
• 2022-03-16 Price Changed $1,000 RENT.
• 2016-04-12 Listing Removed — Hive MLS
• 2016-04-12 Listing Removed — Hive MLS
• 2015-02-24 Listed $95,500 Hive MLS
• 2015-02-24 Listed $95,500 Hive MLS

Property tax history

+6.0%/yr

Latest (2025): $3,527 · +6.6% YoY. Source: county tax records.