724 Elaine St · Hinesville, GA 31313

$110,000

3 bd · 1.5 ba · 1,152 sqft · Condo public records · 17 Days on market

Built 1981 $95/sqft · 10% below area Est $122k · 10% under

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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 +30.0/30.0
• ARV discount +12.0/15.0
• DSCR +10.0/10.0
• 1% rule +9.7/10.0
• 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

Excellent investment opportunity, This cozy two story , two bedrooms one-and-1/2-bathroom town home is a must see. it has a fresh make- over with new paint new upstairs flooring, with new stove and new refrigerator. In a central location minutes aways from shopping restaurants and Fort Stewart Main Gate. It even has a private fence in backyard area, great for BBQ and small get together No HOA!

Key facts

• 0.25 acre lot
• Built 1981
• Listed 17 days

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath condo listed at $110k.

Deal economics

• At list price, monthly cash flow is $472 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $110k).
• Recommended offer: $108k (1.5% below list) — sets the bar for market timing.
• Cap rate 11.4% 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; 29 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 32% 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 $761 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 $31k cash investment doubles in ~6 years — after that, you're playing with house money.

Negotiation context

• It's been on market 17 days — a 2% lower offer ($108k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 7y ago; this cycle's ask is 120% above the opening price — seller raised mid-cycle; expect resistance to lowballs.
• Current owner paid $46k; list at $110k implies a 139% 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; moderate wildfire risk; extreme-heat days projected 7→19/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $108,350 (1.5% below list)

Questions for the listing agent

1. 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?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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?
5. 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.
6. 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.
7. 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: 1.47% ✓
• Cap rate: 11.45%
• Cash-on-cash: 18.40%
• DSCR: 1.82
• GRM: 5.7

CMA / ARV

• ARV (median comp): $122,313
• List price: $110,000
• Delta: -10.07%
• 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: 12.9%
• Equity multiple: 1.53×
• Total profit: $16,309
• Equity at exit: $16,401

10-year hold

• IRR: 23.7%
• Equity multiple: 3.29×
• Total profit: $70,392
• Equity at exit: $9,511

Cash invested: $30,800 (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: 5.7×

Monthly cashflow live

• Estimated rent: $1,612 high
• Mortgage (P&I): −$577
• Tax from tax record: −$178 /mo · $2,138/yr
• Insurance: −$46
• HOA: −$0
• Vacancy / Maint / Mgmt: −$338
• Net cashflow: $472

Break-even live

Break-even rent $1,014

Max offer price $110,000

Occupancy floor 66%

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: $27,500
• Closing costs: $3,300
• Reserves months: —
• Total cash needed: —

Rent comps 29 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
814 Lesa St Hinesville, GA	2.0	1.5	1152	$950	$0.82	43d	1	0.05mi
662 Mahoney Rd Hinesville, GA	3.0	2.0	1196	$1,795	$1.50	43d	1	0.18mi
732 Fleming Rd Hinesville, GA	3.0	1.5	1348	$1,400	$1.04	43d	1	0.19mi
912 Pineland Ave Hinesville, GA	3.0	2.5	1428	$1,648	$1.15	43d	1	0.36mi
905 King Air Ct Hinesville, GA	3.0	2.0	1407	$1,750	$1.24	43d	1	0.47mi
1012 White Cir Hinesville, GA	3.0	1.0	1050	$1,300	$1.24	43d	1	0.53mi
712 Mill Creek Cir Hinesville, GA	4.0	2.0	1456	$1,900	$1.30	43d	1	0.58mi
134 Pointe South Dr Hinesville, GA	2.0	1.0	840	$1,195	$1.42	43d	1	0.62mi
916 Mandarin Dr Hinesville, GA	3.0	2.0	1433	$1,550	$1.08	43d	1	0.62mi
727 S Main St Hinesville, GA	2.0–3.0	1.5	1286	$1,450	$1.13	43d	3	0.64mi
131 Pointe South Dr Hinesville, GA	2.0	1.0	960	$1,950	$2.03	43d	1	0.66mi
910 Brett Dr Hinesville, GA	2.0–3.0	2.0	957	$1,600	$1.67	44d	3	0.67mi
910 Brett Dr Hinesville, GA	2.0–3.0	2.0	957	$1,600	$1.67	43d	4	0.67mi
710 Little John Dr Hinesville, GA	3.0	2.0	1459	$1,700	$1.17	43d	1	0.73mi
635 Maxwell St Hinesville, GA	3.0	1.0	950	$1,700	$1.79	43d	1	0.76mi
250 Garden Cir Hinesville, GA	3.0	2.0	1140	$1,750	$1.54	43d	1	0.83mi
220 Garden Cir Hinesville, GA	3.0	1.5	1323	$1,650	$1.25	43d	1	0.87mi
1100 Pineland Ave Hinesville, GA	2.0	2.5	1412	$1,575	$1.12	43d	2	0.93mi
255 Glenn Bryant Rd Hinesville, GA	3.0	1.0	1075	$1,700	$1.58	43d	1	0.94mi
286 Whitetail Cir Hinesville, GA	3.0	2.0	1274	$1,600	$1.26	43d	1	1.05mi
1069 Kelly Dr Hinesville, GA	3.0	1.5	1270	$1,350	$1.06	43d	1	1.11mi
1456 Coalition Cir Hinesville, GA	3.0	2.0	1424	$1,700	$1.19	43d	1	1.17mi
172 Cherokee Cir Hinesville, GA	3.0	2.0	1290	$1,550	$1.20	43d	1	1.19mi
108 Cherokee Cir Hinesville, GA	3.0	2.0	1208	$1,275	$1.06	43d	1	1.19mi
1458 Sheridan Pt Hinesville, GA	3.0	2.0	1400	$1,800	$1.29	43d	1	1.20mi
1110 Creekside Cir Hinesville, GA	3.0	2.0	1356	$2,000	$1.47	43d	1	1.20mi
1113 Kelly Dr Hinesville, GA	2.0	2.0	858	$995	$1.16	43d	1	1.36mi
613 Franklin St Hinesville, GA	3.0	2.0	1464	$1,750	$1.20	43d	1	1.37mi
1303 Veterans Pkwy Hinesville, GA	1.0–3.0	1.0–2.0	1048	$1,750	$1.67	43d	8	1.47mi

HOA detail condo

• Monthly dues: $0 · $0/yr
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 10 events

1. 2026-05-14
   status Pending 396-char remark
2. 2026-04-27
   listed $110,000 Active 396-char remark
3. 2026-04-25
   price $110,000
4. 2019-08-28
   soldstatus $46,000
5. 2019-08-26
   soldstatus $46,000
6. 2019-08-26
   soldstatus $46,000
7. 2019-07-08
   listed $49,900
8. 2019-07-08
   listed $49,900
9. 2019-07-08
   listed $49,900
10. 2018-09-24
    soldstatus $15,000

ⓘ 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: $2,138 · $178/mo
• Projected year-2 tax: $2,138 · $178/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 · 19 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: $19,340
• − Mortgage interest: −$6,162
• − Property taxes: −$2,138
• − Insurance: −$550
• − Repairs & maintenance: −$1,547
• − Management: −$1,547
• − Depreciation: −$3,200
• Taxable income: $4,195
• Est. tax owed @ 24.0%: −$1,007
• After-tax cash flow: $4,661/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

+633.3% since first listed

8 events — show timeline

• 2026-04-25 Price Changed $110,000 HABR
• 2019-08-28 Sold (Public Records) $46,000 Public Records
• 2019-08-26 Sold (MLS) $46,000 HABR
• 2019-08-26 Sold (MLS) $46,000 Hive MLS
• 2019-07-08 Listed $49,900 HABR
• 2019-07-08 Listed $49,900 Hive MLS
• 2019-07-08 Listed $49,900 Hive MLS
• 2018-09-24 Sold (Public Records) $15,000 Public Records

Property tax history

+11.4%/yr

Latest (2025): $2,138 · +58.4% YoY. Source: county tax records.