412 E Stanfill St · Hahira, GA 31632

$325,000

4 bd · 2.0 ba · 1,945 sqft · SingleFamily public records · 10 Days on market

Built 2021 0.36 ac lot $167/sqft · 6% above area Est $300k · 8% over

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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).

• Appreciation +10.0/10.0
• Cash flow +7.6/30.0
• Schools +4.7/10.0
• ARV discount +3.8/15.0
• Livability +3.4/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• DSCR +1.7/10.0
• 1% rule +1.6/10.0

Listing remarks MLS

NEW CONSTRUCTION!!!!!! Come and see this beautiful 4 bedroom, 2 bath home located in Hahira/Lowndes County. You are going to love what you see. This home features Ceiling Treatments, Extra Molding Accents and Stunning Architectural Design, Granite Countertops, Stainless Steel Appliances including Refrigerator, Custom Cabinets, Blinds, Fenced Backyard, Luxury Vinyl Plank (LVP) throughout with carpet in the bedrooms. All of this creates a home that is perfect for entertaining and family living at its best. The split floor plan provides privacy as well as awesome flow. Outside you'll find the family hometown atmosphere that Hahira is known for. Make you appointment to view this beauty TODAY!!

Key facts

• Custom cabinetry
• Tiled backsplash
• Large island

Tags

• LUXURY VINYL PLANK FLOORING
• CUSTOM CABINETRY
• GRANITE COUNTERTOPS
• LARGE ISLAND
• STAINLESS STEEL APPLIANCES
• TILED BACKSPLASH

Property features AI

Finance

• Other: Lot about 0.36 acres; Zoned R-10

Exterior

• Parking: Garage with garage door opener
• Utilities: Public water; Public sewer; Cable available
• Home design: Single-family residence; One-story; Residential property
• Construction: Vinyl siding
• Exterior features: Covered patio/porch; Fenced yard

Interior

• Kitchen: Dishwasher; Microwave; Refrigerator; Garbage disposal
• Flooring: Carpet; Tile; Vinyl
• Bathrooms: 2 full bathrooms
• Heating & cooling: Heat pump; Has heating
• Interior features: Dishwasher; Microwave; Refrigerator; Disposal
• Laundry & utility: Dedicated laundry room; Washer; Dryer

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $325k.

Deal economics

• At list price, monthly cash flow is $-389 ($-5k/yr) — negative.
• To cash-flow at today's rent, offer at most $256k (21.1% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $214k (34.2% below list).
• Recommended offer: $214k (34.2% below list) — sets the bar for 1% rule.
• Cap rate 4.9% vs local median 3.9% in Hahira — meaningfully above typical; check what's discounted (condition, days-on-market, listing class) to confirm the premium yield is real.

Location & tenants

• Location reads 67/100 on livability (#161 in GA) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+; Watch: crime C-, employment D+, health & safety D.
• Lowndes County (rural): math 59% / reading 52% proficiency, ranked #8 of 174 in GA (top 5%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Market conditions: 189 active listings in the ZIP; 1 comparable units currently listed for rent nearby; solid renter incomes; 896 units permitted in Lowndes County in 2024 (0 in 5+ unit buildings).
• This rent runs 31% of the median local income ($84k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• In year one you build about $35k of equity ($2k loan paydown + $32k appreciation (10.0% local appreciation)).
• Lowndes County population projected at +10% by 2050 — modest demand growth; plan on rents tracking national, not racing it.
• By year 2, paydown + projected appreciation supports a ~$56k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• Only 10 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 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.
• Current owner paid $277k; 17% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; major 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 $213,971 (34.2% 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. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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.
5. 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.
6. 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: 0.66% ✗
• Cap rate: 4.86%
• Cash-on-cash: -5.13%
• DSCR: 0.77
• GRM: 12.7

CMA / ARV

• ARV (median comp): $300,262
• List price: $325,000
• Delta: 8.24%
• 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
338 Mcneal Heritage Cir	0.47mi	4/2.0	1,830 (-6%)	1mo	$359,900	$197	68
209 Mcneal Heritage Cir	0.50mi	4/2.0	1,830 (-6%)	0mo	$359,900	$197	66
233 Mcneal Heritage Cir	0.50mi	3/2.0 (-1)	1,880 (-3%)	1mo	$359,900	$191	65
117 Sparrow Dr	0.46mi	4/2.0	1,748 (-10%)	2mo	$270,000	$154	61
629 Barnside Ln	0.55mi	4/2.0	2,110 (+8%)	1mo	$291,900	$138	59
220 Wood Duck Pt	0.39mi	3/2.0 (-1)	1,739 (-11%)	1mo	$289,900	$167	58
535 Cottonwood Cv	0.61mi	4/2.5	2,074 (+7%)	0mo	$335,000	$162	58
751 Fry Rd	0.70mi	4/2.0	1,839 (-5%)	2mo	$349,900	$190	56
168 Floyd Mcneal Dr	0.50mi	4/3.0	2,160 (+11%)	1mo	$399,900	$185	53
343 Mcneal Heritage Cir	0.51mi	4/2.0	1,683 (-14%)	1mo	$319,900	$190	53
347 Mcneal Heritage Cir	0.50mi	4/2.0	1,683 (-14%)	2mo	$329,900	$196	53
351 Mcneal Heritage Cir	0.72mi	4/2.0	1,671 (-14%)	2mo	$321,800	$193	41

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

10.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 20.6%
• Equity multiple: 2.67×
• Total profit: $152,160
• Equity at exit: $292,786

10-year hold

• IRR: 18.8%
• Equity multiple: 6.14×
• Total profit: $467,429
• Equity at exit: $631,404

Cash invested: $91,000 (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 31632

• Home prices YoY: 8.1%
• Active inventory: 189
• Price-to-rent: 12.7×

Monthly cashflow live

• Estimated rent: $2,140 medium
• Mortgage (P&I): −$1,704
• Tax from tax record: −$240 /mo · $2,875/yr
• Insurance: −$135
• HOA: −$0
• Vacancy / Maint / Mgmt: −$449
• Net cashflow: $-389

Break-even live

Break-even rent $2,632

Max offer price $256,288

Occupancy floor —

Sensitivity live

Price	-10% $-205	-5% $-297	+0% $-389	+5% $-481	+10% $-573
Rent	-10% $-558	-5% $-473	+0% $-389	+5% $-304	+10% $-220
Rate	-1.0pp $-225	-0.5pp $-306	base $-389	+0.5pp $-473	+1.0pp $-559

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: $81,250
• Closing costs: $9,750
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
305 Barfield St Hahira, GA	3.0	2.0	1361	$1,495	$1.10	44d	1	0.43mi

Listing history 4 events

1. 2026-05-11
   status Pending 985-char remark
2. 2026-05-01
   listed $325,000 Active 985-char remark
3. 2022-01-24
   soldstatus $277,000

   Show marketing remark (698 chars)

   NEW CONSTRUCTION!!!!!! Come and see this beautiful 4 bedroom, 2 bath home located in Hahira/Lowndes County. You are going to love what you see. This home features Ceiling Treatments, Extra Molding Accents and Stunning Architectural Design, Granite Countertops, Stainless Steel Appliances including Refrigerator, Custom Cabinets, Blinds, Fenced Backyard, Luxury Vinyl Plank (LVP) throughout with carpet in the bedrooms. All of this creates a home that is perfect for entertaining and family living at its best. The split floor plan provides privacy as well as awesome flow. Outside you'll find the family hometown atmosphere that Hahira is known for. Make you appointment to view this beauty TODAY!!

4. 2021-10-29
   listed $275,000

   Show marketing remark (698 chars)

   NEW CONSTRUCTION!!!!!! Come and see this beautiful 4 bedroom, 2 bath home located in Hahira/Lowndes County. You are going to love what you see. This home features Ceiling Treatments, Extra Molding Accents and Stunning Architectural Design, Granite Countertops, Stainless Steel Appliances including Refrigerator, Custom Cabinets, Blinds, Fenced Backyard, Luxury Vinyl Plank (LVP) throughout with carpet in the bedrooms. All of this creates a home that is perfect for entertaining and family living at its best. The split floor plan provides privacy as well as awesome flow. Outside you'll find the family hometown atmosphere that Hahira is known for. Make you appointment to view this beauty TODAY!!

ⓘ 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: $2,875 · $240/mo
• Projected year-2 tax: $2,990 · $249/mo
• Expected delta: +$115/yr (+$10/mo · 4.0%)

ⓘ 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 7/10 Severe
• 🌡 Heat 7/10 Severe 7 d/yr ≥108°F today · 19 d/yr by 30 yrs out
• 💨 Wind 8/10 Severe 99% chance of damaging wind over 30 yrs
• 🫁 Air quality 6/10 Major 10 unhealthy d/yr today · 13 by 30 yrs out

Taxation est. · year 1

• Rental income: $25,677
• − Mortgage interest: −$18,205
• − Property taxes: −$2,875
• − Insurance: −$1,625
• − Repairs & maintenance: −$2,054
• − Management: −$2,054
• − Depreciation: −$9,455
• Taxable loss: −$10,591
• Est. tax savings @ 24.0%: +$2,542
• After-tax cash flow: $-2,126/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: Lowndes County
• NCES district ID: 1303390
• Math proficiency: 59% ▼ -1.00%
• Reading proficiency: 52% ▼ -2.00%
• Median HH income: $48,221
• Composite: 47.21/100
• National rank: #2317
• State rank: #8 of 174 in GA

Livability — Hahira

• Score: 67/100
• State rank: #161
• US rank: #10280

Category grades

Amenities F Commute F Cost of living A+ Crime C- Employment D+ Housing A+ Health & safety D User ratings A+

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Hahira, GA
• County: Lowndes County · 107,801 people
• Metro: Valdosta, GA
• Population (ZIP): 15,942
• Household income: $83,946
• Rent vs Own: 16.9% rent · 83.1% own
• Severe rent burden: 73.0

Population outlook (Lowndes County) Hauer SSP2

• Today (2025): 120,348 people
• By 2030: 123,469 · +2.6%
• By 2040: 128,482 · +6.8%
• By 2050: 131,907 · +9.6%
• By 2075: 139,080 · +15.6%
• By 2100: 133,649 · +11.1%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (79%)
• Race & ethnicity: White 79% Black 12% Hispanic / Latino 6% Two or more races 5%
• Hispanic origin (detail): Mexican 2% Puerto Rican 2%
• Common ancestry: Slovak 3% Serbian 2% Italian 1%
• Foreign-born: 2% · Canada, Jamaica
• Languages at home: 96% English-only · Spanish 3%

Political lean MEDSL · Lowndes

• 2024 margin: R (+18.0) · D 40.8% · R 58.8%
• 2008→2024 swing: -8.6pp toward R · 2008: -9.4pp · 2024: -18.0pp
• All cycles: 2024: R+18.0 2020: R+12.0 2016: R+18.2 2012: R+10.5 2008: R+9.4

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 19.44%
• Current HPI: 259.01
• Rent YoY: —
• Metro: Valdosta, 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

+18.2% since first listed

4 events — show timeline

• 2026-05-11 Pending — SGMLS
• 2026-05-01 Listed $325,000 SGMLS
• 2022-01-24 Sold (MLS) $277,000 SGMLS
• 2021-10-29 Listed $275,000 SGMLS

Property tax history

+21.9%/yr

Latest (2025): $2,875 · +4.3% YoY. Source: county tax records.