284 Thorp Cir · Flemington, GA 31313

$279,000

3 bd · 2.5 ba · 2,883 sqft · SingleFamily · 88 Days on market

Built 2020 Good condition 8,712 sqft lot Garage $97/sqft · 11% below area Est $314k · 11% under $35/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).

• ARV discount +12.5/15.0
• Cash flow +8.3/30.0
• Rent growth +3.9/5.0
• Condition / age +3.8/5.0
• 1% rule +3.6/10.0
• Livability +3.4/5.0
• Schools +2.8/10.0
• DSCR +2.3/10.0
• Appreciation +0.0/10.0

Listing remarks

Welcome to 284 Thorp Circle in Hinesville! This spacious two-story home offers 3 bedrooms and 2.5 baths with an open floor plan. The kitchen features a center island, creating a functional space for cooking and entertaining. The kitchen flows into the adjoining living and dining areas, providing an open-concept feel. The upper level offers the bedrooms and full baths. Located in Flemington Village, this home is situated near shopping, local restaurants, Bryant Commons Park, and other Hinesville-area services. Fort Stewart is also accessible from the property.

Key facts

• Open floor plan
• Center island
• 8,712 sq ft lot

Tags

• CENTER ISLAND
• OPEN FLOOR PLAN
• ACCESSIBLE FROM THE PROPERTY

What this means for you Summary

Snapshot

• This is a 3-bed/2.5-bath single-family listed at $279k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $-253 ($-3k/yr) — negative.
• To cash-flow at today's rent, offer at most $234k (16.0% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $240k (14.1% below list).
• Recommended offer: $234k (16.0% below list) — sets the bar for cash-flow.

Location & tenants

• Location reads 68/100 on livability (#150 in GA) — a middle-class / working-renter tenant base. Strengths: employment A+, housing A+, cost of living A-; Watch: amenities F, commute F, health & safety 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.
• Zoned schools: Joseph Martin Elementary School (math 20% / reading 28%, grade F, #784 of 1,228 statewide, top 64%, 772 students, 64% FRL); Midway Middle School (math 18% / reading 39%, grade F, #260 of 470 statewide, top 56%, 707 students, 65% FRL).
• Market conditions: Rents rising fast (+5.4%/yr); 1067 active listings in the ZIP; 16 comparable units currently listed for rent nearby; rentals lingering (median 45d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 50% of comp listings sitting > 30 days — soft ceiling on asking rent; 471 units permitted in Liberty County in 2024 (0 in 5+ unit buildings).
• At $2,396/mo this rent would consume 48% of the median local household income ($60k/yr) — 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 88 days — a 6% lower offer ($262k) is reasonable based on typical stale-listing flexibility.
• 7 sale attempts since 6y ago; this cycle's ask has dropped $21k (7%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Recommended offer $234,336 (16.0% 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 88 days. Have you received any prior offers? Is the seller open to a 16% 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. 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: 0.86% ✗
• Cap rate: 5.21%
• Cash-on-cash: -3.88%
• DSCR: 0.83
• GRM: 9.7

CMA / ARV

• ARV (median comp): $314,015
• List price: $279,000
• Delta: -11.15%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 10 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
330 Thorp Cir	0.05mi	4/2.5 (+1)	2,882 (-0%)	11mo	$308,000	$107	84
112 Providence Loop	0.44mi	4/2.5 (+1)	2,768 (-4%)	1mo	$365,900	$132	67
113 Hamlet Ct	0.19mi	4/3.5 (+1)	2,756 (-4%)	13mo	$335,000	$122	63
216 Providence Loop	0.42mi	4/2.5 (+1)	2,768 (-4%)	8mo	$368,000	$133	62
190 Providence Loop	0.42mi	4/2.5 (+1)	2,570 (-11%)	2mo	$346,800	$135	56
806 Alyson Ct	0.65mi	4/2.5 (+1)	2,795 (-3%)	15mo	$329,500	$118	47
29 Providence Loop	0.52mi	4/2.5 (+1)	2,570 (-11%)	7mo	$347,100	$135	47
901 Jena Ct	0.55mi	4/2.5 (+1)	2,663 (-8%)	13mo	$324,999	$122	45
915 Jena Ct	0.61mi	4/2.5 (+1)	2,556 (-11%)	20mo	$326,000	$128	31
414 Willow Oak Ln	0.69mi	4/2.5 (+1)	2,543 (-12%)	20mo	$335,900	$132	26

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: -19.8%
• Equity multiple: 0.29×
• Total profit: $-55,195
• Equity at exit: $41,600

10-year hold

• IRR: -7.7%
• Equity multiple: 0.46×
• Total profit: $-42,463
• Equity at exit: $24,123

Cash invested: $78,120 (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: 10 active · 9 under contract
• Months of supply: 8.6 mo (12%/mo absorbed)
• Median asking: $320,250 ($136/sqft)
• Median days on market: 97 d
• This list price: lowest-priced of the active set
• ARV vs active asking: -20.0% vs 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: 1067
• Price-to-rent: 9.7×

Monthly cashflow live

• Estimated rent: $2,396 high
• Mortgage (P&I): −$1,463
• Tax from tax record: −$531 /mo · $6,372/yr
• Insurance: −$116
• HOA: −$35
• Vacancy / Maint / Mgmt: −$503
• Net cashflow: $-253

Break-even live

Break-even rent $2,716

Max offer price $234,336

Occupancy floor —

Sensitivity live

Price	-10% $-95	-5% $-174	+0% $-253	+5% $-332	+10% $-411
Rent	-10% $-442	-5% $-347	+0% $-253	+5% $-158	+10% $-64
Rate	-1.0pp $-112	-0.5pp $-182	base $-253	+0.5pp $-325	+1.0pp $-399

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: $69,750
• Closing costs: $8,370
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Rent comps 16 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
65 Thorp Cir Hinesville, GA	4.0	3.0	2966	$2,700	$0.91	184d	1	0.14mi
460 Thorp Cir Hinesville, GA	4.0	2.5	3201	$2,400	$0.75	184d	1	0.17mi
25 Perlieu Ct Hinesville, GA	4.0	2.5	2554	$2,400	$0.94	44d	1	0.18mi
433 Abode Ave Hinesville, GA	3.0	2.0	2000	$2,190	$1.09	10d	1	0.36mi
489 Abode Ave Hinesville, GA	4.0	2.5	2259	$2,550	$1.13	21d	1	0.41mi
763 English Oak Dr Hinesville, GA	4.0	2.5	3096	$2,400	$0.78	0d	1	0.87mi
709 English Oak Dr Hinesville, GA	4.0	2.5	2323	$2,500	$1.08	184d	1	0.91mi
16 Cassels Ct Hinesville, GA	4.0	2.5	2101	$2,150	$1.02	25d	1	0.97mi
1013 Meredith Ln Hinesville, GA	4.0	2.5	2248	$2,200	$0.98	10d	1	1.02mi
95 Shawn Ct Hinesville, GA	4.0	2.5	2268	$2,150	$0.95	184d	1	1.07mi
34 W Winn Ave Hinesville, GA	4.0	2.5	2720	$2,550	$0.94	10d	1	1.08mi
912 Rachel Ln Hinesville, GA	4.0	2.5	2408	$2,500	$1.04	1d	1	1.10mi
912 Rachel Ln Hinesville, GA	4.0	2.5	2408	$2,500	$1.04	51d	1	1.10mi
155 Factors Walk Hinesville, GA	4.0	2.5	2460	$2,200	$0.89	184d	1	1.14mi
137 Turpentine Trl Hinesville, GA	4.0	2.5	2272	$2,300	$1.01	184d	1	1.28mi
380 Tremain Dr Hinesville, GA	3.0	2.0	2075	$2,300	$1.11	10d	1	1.36mi

Property features AI

Finance

• Other: Property listed as real estate ownedListing accepts Cash, Conventional, FHA, and VA financing
• HOA & community: Homeowners association with a fee of $420 (fee covers other items)

Exterior

• Parking: Attached garage
• Utilities: Public water availablePublic sewer (sewer connected)Electricity available
• Home design: Single-family residenceHouseResale propertyBuilt in 2020
• Construction: Vinyl sidingSlab foundationOther roof
• Exterior features: PatioPorchLevel lotWood and other fencing

Interior

• Kitchen: Breakfast areaKitchen islandSolid surface countersDishwasherMicrowave
• Bedrooms: 3 bedrooms
• Flooring: CarpetLaminateTile
• Bathrooms: 2 full bathrooms1 half bathroom (2.5 total)
• Heating & cooling: Central heatingCentral airCeiling fan(s)
• Interior features: Double vanity in bath(s)Separate showerSoaking tubTile bathTwo levels
• Laundry & utility: Laundry room (other features specified)

Listing history 50 events

1. 2026-11-08
   days on market $279,000 Active 88 DOM
2. 2026-11-07
   days on market $279,000 Active 87 DOM
3. 2026-11-06
   days on market $279,000 Active 86 DOM
4. 2026-11-05
   days on market $279,000 Active 85 DOM
5. 2026-11-04
   days on market $279,000 Active 84 DOM
6. 2026-11-02
   days on market $279,000 Active 82 DOM
7. 2026-11-01
   days on market $279,000 Active 81 DOM
8. 2026-10-31
   days on market $279,000 Active 80 DOM
9. 2026-10-30
   statusdays on market $279,000 Active 79 DOM
10. 2026-10-29
    days on market $279,000 Price Change 78 DOM
11. 2026-10-28
    days on market $279,000 Price Change 77 DOM
12. 2026-10-27
    pricestatusdays on market $279,000 Price Change 76 DOM
13. 2026-10-26
    days on market $299,900 Active 75 DOM
14. 2026-10-25
    days on market $299,900 Active 74 DOM
15. 2026-10-24
    days on market $299,900 Active 73 DOM
16. 2026-10-23
    days on market $299,900 Active 72 DOM
17. 2026-10-22
    days on market $299,900 Active 71 DOM
18. 2026-10-21
    days on market $299,900 Active 70 DOM
19. 2026-10-20
    days on market $299,900 Active 69 DOM
20. 2026-10-19
    days on market $299,900 Active 68 DOM
21. 2026-10-18
    days on market $299,900 Active 67 DOM
22. 2026-10-17
    days on market $299,900 Active 66 DOM
23. 2026-10-16
    days on market $299,900 Active 65 DOM
24. 2026-10-15
    days on market $299,900 Active 64 DOM
25. 2026-10-14
    days on market $299,900 Active 63 DOM
26. 2026-10-13
    days on market $299,900 Active 62 DOM
27. 2026-10-12
    days on market $299,900 Active 61 DOM
28. 2026-10-11
    days on market $299,900 Active 60 DOM
29. 2026-10-10
    days on market $299,900 Active 59 DOM
30. 2026-10-09
    days on market $299,900 Active 58 DOM
31. 2026-10-08
    days on market $299,900 Active 57 DOM
32. 2026-10-07
    days on market $299,900 Active 56 DOM
33. 2026-10-06
    days on market $299,900 Active 55 DOM
34. 2026-10-05
    days on market $299,900 Active 54 DOM
35. 2026-10-04
    days on market $299,900 Active 53 DOM
36. 2026-10-04
    days on market $299,900 Active 52 DOM
37. 2026-10-02
    days on market $299,900 Active 51 DOM
38. 2026-10-01
    days on market $299,900 Active 50 DOM
39. 2026-09-30
    days on market $299,900 Active 49 DOM
40. 2026-09-29
    days on market $299,900 Active 48 DOM
41. 2026-09-28
    days on market $299,900 Active 47 DOM
42. 2026-09-27
    days on market $299,900 Active 46 DOM
43. 2026-09-26
    days on market $299,900 Active 45 DOM
44. 2026-09-25
    days on market $299,900 Active 44 DOM
45. 2026-09-24
    days on market $299,900 Active 43 DOM
46. 2026-09-24
    days on market $299,900 Active 42 DOM
47. 2026-09-22
    days on market $299,900 Active 41 DOM
48. 2026-09-21
    days on market $299,900 Active 40 DOM
49. 2026-09-20
    days on market $299,900 Active 39 DOM
50. 2026-09-19
    days on market $299,900 Active 38 DOM

ⓘ 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: $6,372 · $531/mo
• Projected year-2 tax: $6,372 · $531/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: $28,747
• − Mortgage interest: −$15,628
• − Property taxes: −$6,372
• − Insurance: −$1,395
• − Repairs & maintenance: −$2,300
• − Management: −$2,300
• − HOA: −$420
• − Depreciation: −$8,116
• Taxable loss: −$7,784
• Est. tax savings @ 24.0%: +$1,868
• After-tax cash flow: $-1,166/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 · 3 photos

Good 75/100 Cosmetic rehab Est. rehab $14,415–$43,245 screening

This home is in good condition with minimal repairs needed. It offers a spacious layout and is move-in ready, making it an ideal choice for families seeking ample space and convenience.

Value-add opportunities

• Both Painting the exterior and interior walls — Fresh paint can enhance the curb appeal and interior aesthetics. ↑
• Both Landscaping improvements — Well-maintained landscaping can improve curb appeal and attract potential buyers/tenants. ↑
• Both Upgrading the HVAC system — A modern HVAC system can improve comfort and energy efficiency, attracting more buyers/tenants. ↑
• Both Adding smart home features — Smart home features can increase convenience and appeal to tech-savvy buyers/tenants. ↑
• Both Upgrading the kitchen and bathrooms — Modernizing the kitchen and bathrooms can significantly increase the home's value and attract more buyers/tenants. ↑

ⓘ Rehab cost is a screening estimate — Cosmetic scope × the home's square footage at US $/sqft rules of thumb (the same model as the Flip Finder). Get contractor quotes + a written scope before underwriting.

F Composite school gradezoned avg 28/100

Zoned Schools

Elementary Joseph Martin Elementary School F GA #784/1,228 Nat'l #31,434/41,679 Middle Midway Middle School F GA #260/470 Nat'l #9,410/14,009 High Liberty County High School F GA #131/424 Nat'l #10,882/17,239

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

C Composite livability gradescore 68/100

Livability — Flemington

• Score: 68/100
• State rank: #150
• US rank: #9758

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Flemington, GA
• County: Liberty County · 58,689 people
• 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%
• 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

Property features AI

Finance

• Other: Property listed as real estate ownedListing accepts Cash, Conventional, FHA, and VA financing
• HOA & community: Homeowners association with a fee of $420 (fee covers other items)

Exterior

• Parking: Attached garage
• Utilities: Public water availablePublic sewer (sewer connected)Electricity available
• Home design: Single-family residenceHouseResale propertyBuilt in 2020
• Construction: Vinyl sidingSlab foundationOther roof
• Exterior features: PatioPorchLevel lotWood and other fencing

Interior

• Kitchen: Breakfast areaKitchen islandSolid surface countersDishwasherMicrowave
• Bedrooms: 3 bedrooms
• Flooring: CarpetLaminateTile
• Bathrooms: 2 full bathrooms1 half bathroom (2.5 total)
• Heating & cooling: Central heatingCentral airCeiling fan(s)
• Interior features: Double vanity in bath(s)Separate showerSoaking tubTile bathTwo levels
• Laundry & utility: Laundry room (other features specified)

Price history

+26.0% since first listed

14 events — show timeline

• 2026-08-12 Listed $299,900 GAMLS
• 2026-07-10 Listing Removed — GAMLS
• 2024-07-15 Listed $309,000 GAMLS
• 2024-03-26 Listing Removed — Hive MLS
• 2024-03-26 Listing Removed — GAMLS
• 2024-03-26 Listing Removed — Hive MLS
• 2024-02-07 Price Changed $309,500 GAMLS
• 2024-02-06 Price Changed $309,500 HABR
• 2024-01-05 Listed $309,500 Hive MLS
• 2024-01-05 Listed $309,500 Hive MLS
• 2024-01-04 Listed $325,500 GAMLS
• 2024-01-03 Listed $325,500 HABR
• 2020-11-19 Sold (MLS) $245,245 HABR
• 2020-06-15 Listed $238,000 HABR

Property tax history

+83.3%/yr

Latest (2025): $6,372 · +7.2% YoY. Source: county tax records.