Catherine Plan · Walthourville, GA 31301

$289,900

5 bd · 3.0 ba · 2,516 sqft · SingleFamily · 300 Days on market

Excellent 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 +14.5/30.0
• ARV discount +7.5/15.0
• Appreciation +5.1/10.0
• Condition / age +5.0/5.0
• DSCR +4.4/10.0
• 1% rule +4.2/10.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Schools +2.3/10.0

Listing remarks MLS

This Home Is Part Of Our Covenant Series! Comfort and utilities are the priorities in this relaxed floor plan. Entering in from the garage after a long day, you'll be greeted by the warmth of the large family room that will instantly make you feel relaxed. You can also get a snack being that the kitchen is conveniently right across along with the dining room. Upstairs, the master suite beckons you to relax in the large shower, the oversize tub, and the spacious bedroom. 3 more bedrooms sit at the top of the house, plus another downstairs that can conveniently be used as an office space. Artistic renderings are for informational purposes only. Actual floor plans, features and inclusions may vary.

Key facts

• 2 garage spots
• Listed 300 days

🏗️ New construction. The $289,900 list price is a builder figure, so every metric below is computed on the value from comparable previous sales — $305,365.

What this means for you Summary

Snapshot

• This is a 5-bed/3.0-bath single-family listed at $290k. Condition is rated excellent.

Deal economics

• At list price, monthly cash flow is $69 ($828/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 (3.4% below list).
• Recommended offer: $255k (12.0% below list) — sets the bar for market timing.
• Cap rate 6.6% 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, amenities F, commute 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.
• Zoned schools: Smiley Elementary School (1,258 students, 67% FRL); Long County Middle School (math 21% / reading 27%, grade F, #311 of 470 statewide, top 68%, 945 students, 69% FRL); Long County High School (math 37% / reading 22%, grade F, #140 of 424 statewide, top 35%, 1,209 students, 70% FRL).
• 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 + $474 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 ~$34k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 300 days — a 12% lower offer ($255k) is reasonable based on typical stale-listing flexibility.

Recommended offer $255,112 (12.0% below list)

Questions for the listing agent

1. It's been on market 300 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: 0.92% ✗
• Cap rate: 6.56%
• Cash-on-cash: 0.97%
• DSCR: 1.04
• GRM: 9.1

CMA / ARV

• ARV (median comp): $305,365
• List price: $289,900
• Delta: -5.06%
• 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
702 Buckhead Loop SE	0.52mi	5/3.0	2,415 (-4%)	1mo	$322,425	$134	68
1192 Buckhead Loop SE	0.45mi	5/3.0	2,415 (-4%)	8mo	$325,000	$135	66
236 Antler Ave	0.66mi	5/3.0	2,516 (0%)	6mo	$317,825	$126	64
836 Buckhead Loop SE	0.52mi	4/2.5 (-1)	2,395 (-5%)	0mo	$316,800	$132	60
874 Buckhead Loop SE	0.47mi	5/3.0	2,256 (-10%)	2mo	$320,675	$142	59
1226 Buckhead Loop SE	0.41mi	5/3.0	2,256 (-10%)	9mo	$307,325	$136	56
1158 Buckhead Loop SE	0.48mi	4/2.5 (-1)	2,395 (-5%)	9mo	$311,575	$130	55
200 Antler Ave SE	0.63mi	5/3.0	2,256 (-10%)	4mo	$308,875	$137	51
1052 Buckhead Loop SE	0.58mi	5/3.0	2,256 (-10%)	8mo	$323,840	$144	49
1034 Buckhead Loop SE	0.60mi	5/3.0	2,256 (-10%)	8mo	$307,625	$136	48
1105 Buckhead Loop SE	0.52mi	4/2.5 (-1)	2,254 (-10%)	6mo	$312,495	$139	47
1151 Buckhead Loop SE	0.48mi	4/2.5 (-1)	2,151 (-14%)	9mo	$298,875	$139	39

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: -0.5%
• Equity multiple: 0.97×
• Total profit: $-2,237
• Equity at exit: $91,049

10-year hold

• IRR: 4.9%
• Equity multiple: 1.54×
• Total profit: $46,573
• Equity at exit: $111,363

Cash invested: $85,502 (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: 8.6×

Monthly cashflow live

• Estimated rent: $2,802 medium
• Mortgage (P&I): −$1,601
• Tax est. 1.5%: −$382 /mo · $4,580/yr
• Insurance: −$127
• HOA: −$34
• Vacancy / Maint / Mgmt: −$588
• Net cashflow: $69

Break-even live

Break-even rent $2,714

Max offer price $305,365

Occupancy floor 93%

Sensitivity live

Price	-10% $280	-5% $175	+0% $69	+5% $-37	+10% $-142
Rent	-10% $-152	-5% $-42	+0% $69	+5% $180	+10% $290
Rate	-1.0pp $223	-0.5pp $147	base $69	+0.5pp $-10	+1.0pp $-91

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: $76,341
• Closing costs: $9,161
• 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 $289,900 Active 300 DOM
2. 2026-06-19
   days on market $289,900 Active 298 DOM
3. 2026-06-18
   days on market $289,900 Active 297 DOM
4. 2026-06-17
   days on market $289,900 Active 296 DOM
5. 2026-06-16
   days on market $289,900 Active 295 DOM
6. 2026-06-15
   days on market $289,900 Active 294 DOM
7. 2026-06-14
   days on market $289,900 Active 292 DOM
8. 2026-06-13
   days on market $289,900 Active 291 DOM
9. 2026-06-10
   days on market $289,900 Active 289 DOM
10. 2026-06-09
    days on market $289,900 Active 288 DOM
11. 2026-06-08
    days on market $289,900 Active 287 DOM
12. 2026-06-07
    days on market $289,900 Active 286 DOM
13. 2026-06-05
    days on market $289,900 Active 283 DOM
14. 2026-06-03
    days on market $289,900 Active 282 DOM
15. 2026-06-02
    days on market $289,900 Active 281 DOM
16. 2026-06-01
    days on market $289,900 Active 280 DOM
17. 2026-05-31
    days on market $289,900 Active 279 DOM
18. 2026-05-30
    days on market $289,900 Active 278 DOM
19. 2025-08-25
    listed $289,900 Active 704-char remark

    Show marketing remark (704 chars)

    This Home Is Part Of Our Covenant Series! Comfort and utilities are the priorities in this relaxed floor plan. Entering in from the garage after a long day, you'll be greeted by the warmth of the large family room that will instantly make you feel relaxed. You can also get a snack being that the kitchen is conveniently right across along with the dining room. Upstairs, the master suite beckons you to relax in the large shower, the oversize tub, and the spacious bedroom. 3 more bedrooms sit at the top of the house, plus another downstairs that can conveniently be used as an office space. 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: −$17,105
• − Property taxes: −$4,580
• − Insurance: −$1,527
• − Repairs & maintenance: −$2,690
• − Management: −$2,690
• − HOA: −$408
• − Depreciation: −$8,883
• Taxable loss: −$4,263
• Est. tax savings @ 24.0%: +$1,023
• After-tax cash flow: $1,851/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 · 13 photos

Excellent 100/100 None rehab

This home is in excellent condition with no visible repairs or maintenance needed. It is move-in ready and has the potential for further value increases through painting and landscaping.

Value-add opportunities

• Both Painting the exterior siding and trim — Painting the exterior can enhance the curb appeal and increase the home's value.
• Both Landscaping improvements — Landscaping can improve the curb appeal and increase the home's value.

Renovation cost estimate screening

Value-add ROI direction

• Both Painting the exterior siding and trim — Painting the exterior can enhance the curb appeal and increase the home's value. ↑
• Both Landscaping improvements — Landscaping can improve the curb appeal and increase the home's value. ↑

ⓘ 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

• 2025-08-25 Listed $289,900 Zillow