45 Valley Ct · Hinesville, GA 31313

$283,000

4 bd · 2.0 ba · 2,378 sqft · SingleFamily · 47 Days on market

Built 2021 0.32 ac lot $119/sqft · 14% below area Est $328k · 14% under $35/mo HOA · 2% 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).

• ARV discount +13.7/15.0
• Cash flow +8.7/30.0
• Rent growth +3.9/5.0
• Livability +3.7/5.0
• 1% rule +3.1/10.0
• Condition / age +2.5/5.0
• DSCR +2.4/10.0
• Schools +2.0/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

This open floor plan may be just what you want! Being sold AS-IS, this spacious home comes with 4 bedrooms, formal dining and living room plus a great room. No seller disclosure and located on a large corner lot just minutes from the I-95 interchange.

Key facts

• Open floor plan
• Large corner lot
• 0.32 acre lot

Tags

• OPEN FLOOR PLAN
• LARGE CORNER LOT

Property features AI

Finance

• Other: Directions: Take Hwy 84 to Midway. Turn down Charles Butler Road. Left onto Richmond Pass. Left onto Valley Court. Property is on the right.; Subdivision: Richmond Pass
• HOA & community: Homeowners association with $35 monthly fee

Exterior

• Parking: Attached garage with garage door opener; 2-car garage
• Utilities: Public water; Public sewer; Electric service
• Home design: Single-family residence; One story; Planned Unit Development (PUD); Single-family zoning
• Construction: Vinyl siding; Slab foundation
• Exterior features: Covered patio; Patio; Paved road access; Has view

Interior

• Kitchen: Dishwasher; Microwave; Range; Refrigerator; Electric water heater
• Bathrooms: Two full bathrooms; Accessible full bathroom
• Heating & cooling: Electric heat; Heat pump; Central cooling
• Interior features: Ceiling fans; Double vanity in bathroom; Kitchen island; Gas or wood-burning fireplace in great room (wood burning stove); Has fireplace
• Laundry & utility: Dedicated laundry room

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $283k.

Deal economics

• At list price, monthly cash flow is $-237 ($-3k/yr) — negative.
• To cash-flow at today's rent, offer at most $241k (14.8% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $228k (19.4% below list).
• Recommended offer: $228k (19.4% 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; 471 units permitted in Liberty County in 2024 (0 in 5+ unit buildings).
• At $2,281/mo this rent would consume 45% of the median local household income ($60k/yr) (locally 1693% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $2k of loan paydown is wiped out by about $8k 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 ($275k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 5y 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.

Recommended offer $228,133 (19.4% 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 19% concession, seller financing, or rate buy-down credit?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. 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?
7. 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?
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 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: 0.81% ✗
• Cap rate: 5.29%
• Cash-on-cash: -3.59%
• DSCR: 0.84
• GRM: 10.3

CMA / ARV

• ARV (median comp): $328,159
• List price: $283,000
• Delta: -13.76%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
183 Summit Cir	0.19mi	4/2.5	2,591 (+9%)	13mo	$329,900	$127	64
146 River Birch Ln	0.33mi	4/2.5	2,471 (+4%)	22mo	$393,798	$159	58
71 Holland Dr	0.75mi	4/2.5	2,581 (+8%)	16mo	$380,000	$147	36
225 Buckingham Dr	0.71mi	3/2.5 (-1)	2,030 (-15%)	15mo	$310,900	$153	23
168 Buckingham Dr	0.71mi	3/2.5 (-1)	2,030 (-15%)	15mo	$299,600	$148	23
183 Buckingham Dr	0.69mi	3/2.5 (-1)	2,030 (-15%)	16mo	$312,272	$154	23
198 Buckingham Dr	0.72mi	3/2.5 (-1)	2,030 (-15%)	15mo	$310,600	$153	23
151 Buckingham Dr	0.69mi	3/2.5 (-1)	2,030 (-15%)	19mo	$315,000	$155	20
101 Buckingham Dr	0.69mi	3/2.5 (-1)	2,030 (-15%)	22mo	$315,000	$155	18
101 Buckingham Dr	0.70mi	3/2.5 (-1)	2,030 (-15%)	22mo	$315,000	$155	17
75 Buckingham Dr	0.69mi	3/2.5 (-1)	2,030 (-15%)	23mo	$315,000	$155	17
75 Buckingham Dr	0.70mi	3/2.5 (-1)	2,030 (-15%)	23mo	$315,000	$155	17

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: -19.5%
• Equity multiple: 0.30×
• Total profit: $-55,214
• Equity at exit: $42,196

10-year hold

• IRR: -7.7%
• Equity multiple: 0.46×
• Total profit: $-42,760
• Equity at exit: $24,469

Cash invested: $79,240 (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: 639
• Price-to-rent: 10.3×

Monthly cashflow live

• Estimated rent: $2,281 medium
• Mortgage (P&I): −$1,484
• Tax from tax record: −$402 /mo · $4,829/yr
• Insurance: −$118
• HOA: −$35
• Vacancy / Maint / Mgmt: −$479
• Net cashflow: $-237

Break-even live

Break-even rent $2,582

Max offer price $241,100

Occupancy floor —

Sensitivity live

Price	-10% $-77	-5% $-157	+0% $-237	+5% $-317	+10% $-397
Rent	-10% $-417	-5% $-327	+0% $-237	+5% $-147	+10% $-57
Rate	-1.0pp $-95	-0.5pp $-165	base $-237	+0.5pp $-311	+1.0pp $-385

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: $70,750
• Closing costs: $8,490
• Reserves months: —
• Total cash needed: —

HOA detail

• Monthly dues: $35 · $420/yr

Listing history 26 events

1. 2026-06-21
   days on market $283,000 Active 47 DOM
2. 2026-06-19
   days on market $283,000 Active 45 DOM
3. 2026-06-18
   days on market $283,000 Active 44 DOM
4. 2026-06-17
   days on market $283,000 Active 43 DOM
5. 2026-06-16
   days on market $283,000 Active 42 DOM
6. 2026-06-15
   days on market $283,000 Active 41 DOM
7. 2026-06-14
   days on market $283,000 Active 39 DOM
8. 2026-06-13
   days on market $283,000 Active 38 DOM
9. 2026-06-10
   days on market $283,000 Active 36 DOM
10. 2026-06-09
    days on market $283,000 Active 35 DOM
11. 2026-06-09
    price $283,000 Active 34 DOM
12. 2026-06-08
    days on market $297,500 Active 34 DOM

    Show marketing remark (471 chars)

    Price Adjustment! This open floor plan may be just what you want! Being sold AS-IS, this spacious home comes with 4 bedrooms, formal dining and living room plus a great room. No seller disclosure and located on a large corner lot just minutes from the I-95 interchange. All offers must be submitted online at www. vrmproperties.com Earnest money is payable to the closing attorney and pre-qualification letters must be dated within 30 days of time of offer submission.

13. 2026-06-07
    days on market $297,500 Active 33 DOM
14. 2026-06-05
    days on market $297,500 Active 30 DOM
15. 2026-06-03
    days on market $297,500 Active 29 DOM
16. 2026-06-02
    days on market $297,500 Active 28 DOM
17. 2026-06-01
    days on market $297,500 Active 27 DOM
18. 2026-05-31
    days on market $297,500 Active 26 DOM
19. 2026-05-30
    days on market $297,500 Active 25 DOM
20. 2026-05-04
    listed $297,500 Active 251-char remark
21. 2026-05-02
    listed $297,500 New 252-char remark

    Show marketing remark (471 chars)

    Price Adjustment! This open floor plan may be just what you want! Being sold AS-IS, this spacious home comes with 4 bedrooms, formal dining and living room plus a great room. No seller disclosure and located on a large corner lot just minutes from the I-95 interchange. All offers must be submitted online at www. vrmproperties.com Earnest money is payable to the closing attorney and pre-qualification letters must be dated within 30 days of time of offer submission.

22. 2026-05-02
    listed $297,500 Active

    Show marketing remark (471 chars)

    Price Adjustment! This open floor plan may be just what you want! Being sold AS-IS, this spacious home comes with 4 bedrooms, formal dining and living room plus a great room. No seller disclosure and located on a large corner lot just minutes from the I-95 interchange. All offers must be submitted online at www. vrmproperties.com Earnest money is payable to the closing attorney and pre-qualification letters must be dated within 30 days of time of offer submission.

23. 2021-09-27
    soldstatus $257,700
24. 2021-09-27
    soldstatus $257,700
25. 2021-04-01
    listed $257,200
26. 2021-03-30
    listed $257,200

ⓘ 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: $4,829 · $402/mo
• Projected year-2 tax: $4,829 · $402/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Taxation est. · year 1

• Rental income: $27,376
• − Mortgage interest: −$15,852
• − Property taxes: −$4,829
• − Insurance: −$1,415
• − Repairs & maintenance: −$2,190
• − Management: −$2,190
• − HOA: −$420
• − Depreciation: −$8,233
• Taxable loss: −$7,754
• Est. tax savings @ 24.0%: +$1,861
• After-tax cash flow: $-985/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

• 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

+10.0% since first listed

10 events — show timeline

• 2026-06-08 Price Changed $283,000 GAMLS
• 2026-06-08 Price Changed $283,000 Hive MLS
• 2026-06-08 Price Changed $283,000 HABR
• 2026-05-04 Listed $297,500 Hive MLS
• 2026-05-02 Listed $297,500 HABR
• 2026-05-02 Listed $297,500 GAMLS
• 2021-09-27 Sold (MLS) $257,700 HABR
• 2021-09-27 Sold (MLS) $257,700 Hive MLS
• 2021-04-01 Listed $257,200 HABR
• 2021-03-30 Listed $257,200 Hive MLS

Property tax history

+13.5%/yr

Latest (2025): $4,829 · +3.5% YoY. Source: county tax records.