Pamona 2 Car Garage Plan · Hinesville, GA 31313

$257,900

4 bd · 2.5 ba · 1,609 sqft · SingleFamily · 229 Days on market

Good condition $30/mo HOA · 1% of rent

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Why this score? — see what drove the F 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 +7.8/30.0
• ARV discount +7.5/15.0
• Condition / age +4.0/5.0
• Rent growth +3.9/5.0
• Livability +3.7/5.0
• 1% rule +2.5/10.0
• Schools +2.1/10.0
• DSCR +1.9/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

This versatile two-story floor plan is sure to be one of your favorites! The first floor consists of a vast great room, plus a beautiful kitchen appointed with stainless steel appliances. The dining area is just off the kitchen and provides easy access to the patio, perfect for evenings spent grilling out. Upstairs, the master suite will delight with a private restroom and large walk- in closet. Additional space can be used as a loft or converted into a fourth bedroom. This plan also has the option of including a 1 or 2 car garage. Artistic renderings are for informational purposes only. Actual floor plans, features and inclusions may vary.

Key facts

• Master suite
• Beautiful kitchen
• Dining area

Tags

• GREAT ROOM
• BEAUTIFUL KITCHEN
• STAINLESS STEEL APPLIANCES
• DINING AREA
• PATIO
• MASTER SUITE

🏗️ New construction. The $257,900 list price is a builder figure, so every metric below is computed on the value from comparable previous sales — $281,705.

What this means for you Summary

Snapshot

• This is a 4-bed/2.5-bath single-family listed at $258k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $-308 ($-4k/yr) — negative.
• To cash-flow at today's rent, offer at most $237k (8.0% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $211k (18.1% below list).
• Recommended offer: $211k (18.1% 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); 800 active listings in the ZIP; 19 comparable units currently listed for rent nearby; rentals lingering (median 93d 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 42% 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 $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 229 days — a 12% lower offer ($227k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 97% chance of damaging wind over 30y; major wildfire risk; extreme-heat days projected 6→16/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $211,294 (18.1% 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 229 days. Have you received any prior offers? Is the seller open to a 18% 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. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. 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?
8. 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?
9. 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.
10. 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.
11. 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: 0.75% ✗
• Cap rate: 4.98%
• Cash-on-cash: -4.68%
• DSCR: 0.79
• GRM: 11.1

CMA / ARV

• ARV (median comp): $281,705
• List price: $257,900
• Delta: -8.45%
• 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
273 Juniper Dr	0.19mi	4/2.5	1,609 (0%)	0mo	$262,850	$163	91
246 Juniper Dr	0.18mi	4/2.0	1,620 (+1%)	1mo	$278,525	$172	88
258 Juniper Dr	0.19mi	4/2.5	1,565 (-3%)	0mo	$284,875	$182	87
232 Juniper Dr	0.17mi	4/2.0	1,565 (-3%)	2mo	$271,350	$173	84
167 Juniper Dr	0.11mi	4/2.0	1,735 (+8%)	2mo	$285,225	$164	78
158 Juniper Dr	0.09mi	3/2.5 (-1)	1,455 (-10%)	3mo	$271,100	$186	72
212 Juniper Dr	0.15mi	3/2.5 (-1)	1,455 (-10%)	1mo	$258,925	$178	71
261 Juniper Dr	0.18mi	3/2.0 (-1)	1,380 (-14%)	0mo	$262,775	$190	60
173 Chaffseed Cir	0.46mi	3/2.5 (-1)	1,462 (-9%)	0mo	$265,000	$181	58
1282 Grayson Ave	0.41mi	3/2.5 (-1)	1,423 (-12%)	2mo	$269,899	$190	55
1263 Cypress Fall Cir	0.72mi	3/2.5 (-1)	1,552 (-4%)	1mo	$255,000	$164	55
215 Nobel Crst	0.69mi	3/2.0 (-1)	1,522 (-5%)	2mo	$267,500	$176	50

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: -21.5%
• Equity multiple: 0.24×
• Total profit: $-59,941
• Equity at exit: $42,003

10-year hold

• IRR: -10.3%
• Equity multiple: 0.31×
• Total profit: $-54,596
• Equity at exit: $24,357

Cash invested: $78,877 (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 →

Buyer's market Market conditions within 1.0 mi — comparable homes for sale

Active competition Active MLS

• For sale now: 52 active · 32 under contract
• Months of supply: 6.6 mo (15%/mo absorbed)
• Median asking: $273,900 ($158/sqft)
• Median days on market: 68 d
• This list price: 27% of active listings are priced below it
• ARV vs active asking: +11.0% above current asking $/sqft

Closed sales set the value; these active listings set current market conditions and a practical price ceiling.

ZIP-level market 31313

• Home prices YoY: -27.1%
• Rents YoY: 5.4%
• Active inventory: 800
• Price-to-rent: 10.2×

Monthly cashflow live

• Estimated rent: $2,113 high
• Mortgage (P&I): −$1,477
• Tax est. 1.5%: −$352 /mo · $4,226/yr
• Insurance: −$117
• HOA: −$30
• Vacancy / Maint / Mgmt: −$444
• Net cashflow: $-308

Break-even live

Break-even rent $2,502

Max offer price $237,198

Occupancy floor —

Sensitivity live

Price	-10% $-113	-5% $-210	+0% $-308	+5% $-405	+10% $-502
Rent	-10% $-474	-5% $-391	+0% $-308	+5% $-224	+10% $-141
Rate	-1.0pp $-166	-0.5pp $-236	base $-308	+0.5pp $-381	+1.0pp $-455

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: $70,426
• Closing costs: $8,451
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Rent comps 19 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1300 Independence Place Dr Hinesville, GA	1.0–4.0	1.0–4.0	862	$1,830	$2.12	93d	23	0.46mi
264 Marron Way Hinesville, GA	4.0	2.5	1997	$2,200	$1.10	93d	1	0.53mi
1110 Creekside Cir Hinesville, GA	3.0	2.0	1356	$2,000	$1.47	93d	1	0.59mi
600 Brightleaf Cir Hinesville, GA	3.0	2.5	1603	$2,300	$1.43	93d	1	0.73mi
511 Wyckfield Way Hinesville, GA	4.0	2.5	2070	$2,475	$1.20	93d	1	0.86mi
501 Burke Dr Hinesville, GA	1.0–3.0	1.0–2.0	1132	$1,891	$1.67	93d	18	0.87mi
203 Guyett Ave Hinesville, GA	4.0	2.5	1593	$2,000	$1.26	93d	1	0.98mi
403 Valdez Ct Hinesville, GA	3.0	2.5	1810	$2,000	$1.10	93d	1	1.06mi
908 Ringneck Way Hinesville, GA	3.0	2.0	1526	$1,750	$1.15	93d	1	1.17mi
717 Mill Creek Cir Hinesville, GA	4.0	2.5	1776	$2,200	$1.24	93d	1	1.20mi
712 Mill Creek Cir Hinesville, GA	4.0	2.0	1456	$1,900	$1.30	93d	1	1.22mi
34 Wythe St Hinesville, GA	4.0	2.5	1978	$2,200	$1.11	93d	1	1.23mi
924 Sanford Ln Hinesville, GA	4.0	2.5	1801	$1,995	$1.11	93d	1	1.24mi
410 Conley Dr Hinesville, GA	3.0	3.0	1742	$2,000	$1.15	93d	1	1.24mi
960 Gulfstream Rd Hinesville, GA	4.0	2.0	1515	$2,150	$1.42	93d	1	1.29mi
916 Mandarin Dr Hinesville, GA	3.0	2.0	1433	$1,550	$1.08	93d	1	1.30mi
905 King Air Ct Hinesville, GA	3.0	2.0	1407	$1,750	$1.24	93d	1	1.34mi
710 Little John Dr Hinesville, GA	3.0	2.0	1459	$1,700	$1.17	93d	1	1.45mi
722 Robin Hood Dr Hinesville, GA	3.0	2.0	1668	$1,500	$0.90	93d	1	1.48mi

Listing history 50 events

1. 2026-08-08
   days on market $257,900 Active 229 DOM
2. 2026-08-07
   days on market $257,900 Active 228 DOM
3. 2026-08-06
   days on market $257,900 Active 227 DOM
4. 2026-08-05
   days on market $257,900 Active 226 DOM
5. 2026-08-04
   days on market $257,900 Active 225 DOM
6. 2026-08-03
   days on market $257,900 Active 224 DOM
7. 2026-07-31
   days on market $257,900 Active 221 DOM
8. 2026-07-30
   days on market $257,900 Active 220 DOM
9. 2026-07-29
   days on market $257,900 Active 219 DOM
10. 2026-07-27
    days on market $257,900 Active 217 DOM
11. 2026-07-25
    days on market $257,900 Active 215 DOM
12. 2026-07-23
    days on market $257,900 Active 213 DOM
13. 2026-07-22
    days on market $257,900 Active 212 DOM
14. 2026-07-21
    days on market $257,900 Active 211 DOM
15. 2026-07-18
    days on market $257,900 Active 208 DOM
16. 2026-07-16
    days on market $257,900 Active 206 DOM
17. 2026-07-16
    days on market $257,900 Active 205 DOM
18. 2026-07-14
    days on market $257,900 Active 204 DOM
19. 2026-07-13
    days on market $257,900 Active 203 DOM
20. 2026-07-12
    days on market $257,900 Active 202 DOM
21. 2026-07-11
    days on market $257,900 Active 201 DOM
22. 2026-07-10
    days on market $257,900 Active 200 DOM
23. 2026-07-09
    days on market $257,900 Active 199 DOM
24. 2026-07-08
    days on market $257,900 Active 198 DOM
25. 2026-07-07
    days on market $257,900 Active 197 DOM
26. 2026-07-06
    days on market $257,900 Active 196 DOM
27. 2026-07-05
    days on market $257,900 Active 195 DOM
28. 2026-07-04
    days on market $257,900 Active 194 DOM
29. 2026-07-03
    days on market $257,900 Active 193 DOM
30. 2026-07-02
    days on market $257,900 Active 192 DOM
31. 2026-07-01
    days on market $257,900 Active 191 DOM
32. 2026-06-30
    days on market $257,900 Active 190 DOM
33. 2026-06-29
    days on market $257,900 Active 189 DOM
34. 2026-06-28
    days on market $257,900 Active 188 DOM
35. 2026-06-28
    days on market $257,900 Active 187 DOM
36. 2026-06-27
    days on market $257,900 Active 186 DOM
37. 2026-06-26
    days on market $257,900 Active 185 DOM
38. 2026-06-23
    days on market $257,900 Active 182 DOM
39. 2026-06-21
    days on market $257,900 Active 181 DOM
40. 2026-06-19
    days on market $257,900 Active 179 DOM
41. 2026-06-18
    days on market $257,900 Active 178 DOM
42. 2026-06-17
    days on market $257,900 Active 177 DOM
43. 2026-06-16
    days on market $257,900 Active 176 DOM
44. 2026-06-15
    days on market $257,900 Active 175 DOM
45. 2026-06-14
    days on market $257,900 Active 173 DOM
46. 2026-06-13
    days on market $257,900 Active 172 DOM
47. 2026-06-10
    days on market $257,900 Active 170 DOM
48. 2026-06-09
    days on market $257,900 Active 169 DOM
49. 2026-06-08
    days on market $257,900 Active 168 DOM
50. 2026-06-07
    days on market $257,900 Active 167 DOM

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 6/10 Major
• 🌡 Heat 8/10 Severe 6 d/yr ≥111°F today · 16 d/yr by 30 yrs out
• 💨 Wind 8/10 Severe 97% 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: $25,355
• − Mortgage interest: −$15,780
• − Property taxes: −$4,226
• − Insurance: −$1,409
• − Repairs & maintenance: −$2,028
• − Management: −$2,028
• − HOA: −$360
• − Depreciation: −$8,195
• Taxable loss: −$8,671
• Est. tax savings @ 24.0%: +$2,081
• After-tax cash flow: $-1,610/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 · 12 photos

Good 80/100 None rehab

This two-story home is in excellent condition with modern finishes and a well-maintained exterior. It is move-in ready and would benefit from minor updates to increase its value.

Value-add opportunities

• Resale Painting the interior walls — Fresh paint can enhance the home's curb appeal and make it more inviting ↑
• Rental Landscaping improvements — Well-maintained landscaping can attract more renters and increase rental value ↑
• Both Adding smart home features — Smart home features can increase both resale and rental value by making the home more convenient and energy-efficient ↑

F Composite school gradezoned avg 20/100

Zoned Schools

Elementary Waldo Pafford Elementary School F GA #790/1,228 Nat'l #31,549/41,679 Middle Snelson-Golden Middle School F GA #372/470 Nat'l #12,017/14,009 High Bradwell Institute F GA #243/424 Nat'l #14,491/17,239

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

B Composite livability gradescore 73/100

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 · 58,689 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: 8% of renters

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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%

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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%

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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

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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

• 2025-12-22 Listed $257,900 Zillow