802 Buckhead Loop · Walthourville, GA 31301

$296,375

4 bd · 2.5 ba · 2,065 sqft · SingleFamily · 4 Days on market

Built 2026 0.97 ac lot $34/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).

• Cash flow +8.2/30.0
• ARV discount +7.5/15.0
• Appreciation +5.1/10.0
• Livability +3.2/5.0
• 1% rule +2.7/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.3/10.0
• DSCR +2.2/10.0

Listing remarks MLS

Prepare to be charmed by our Bagley plan – a beautiful home boasting 4 bedrooms and 2.5 bathrooms, thoughtfully designed with flexible spaces to suit anyone. Enter through a welcoming foyer that provides a clear view of the versatile flex room, perfect for a home office or extra living area. Continuing down the hallway, you'll find a spacious family room that flows effortlessly into the kitchen, featuring a corner pantry and a breakfast bar that keeps the cook engaged with family and guests. Upstairs, three generously-sized bedrooms with plenty of closet space share a conveniently positioned hall bathroom. The primary suite offers a luxurious bathroom complete with a garden tub, a separate shower, and a large walk-in closet. For added convenience, the laundry room is also located on the upper level. Artistic renderings are for visual reference only, and actual floor plans, features, and inclusions may vary.

Key facts

• Laundry room
• Corner pantry
• Flex room

Tags

• FLEX ROOM
• CORNER PANTRY
• BREAKFAST BAR
• LAUNDRY ROOM
• GARDEN TUB
• SEPARATE SHOWER

🏗️ New construction. The $296,375 list price is a builder figure, so every metric below is computed on the value from comparable previous sales — $307,685.

What this means for you Summary

Snapshot

• This is a 4-bed/2.5-bath single-family listed at $296k.

Deal economics

• At list price, monthly cash flow is $-288 ($-3k/yr) — negative.
• To cash-flow at today's rent, offer at most $266k (10.2% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $237k (20.0% below list).
• Recommended offer: $237k (20.0% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 64/100 on livability (#255 in GA) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, crime B; Watch: employment D, schools F, amenities F.
• Long County (rural): math 26% / reading 26% proficiency, ranked #115 of 174 in GA (top 66%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 61% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: 140 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 298 units permitted in Long County in 2024 (0 in 5+ unit buildings).
• This rent runs 43% of the median local income ($65k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• In year one you build about $3k of equity ($2k loan paydown + $478 appreciation (0.2% local appreciation)).
• Long County population projected at +72% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• By year 10, paydown + projected appreciation supports a ~$34k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• Only 4 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 sale attempts 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 $237,004 (20.0% 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. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. Schools are F-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
5. 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?
6. 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.
7. 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.
8. 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: 0.77% ✗
• Cap rate: 5.17%
• Cash-on-cash: -4.01%
• DSCR: 0.82
• GRM: 10.8

CMA / ARV

• ARV (on-the-fly): $307,685
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
802 Buckhead Loop SE	0.00mi	4/2.5	2,065 (0%)	0mo	$296,375	$144	100
916 Buckhead Loop SE	0.05mi	4/2.5	2,065 (0%)	3mo	$306,210	$148	95
631 Buckhead Loop SE	0.00mi	4/3.0	1,984 (-4%)	1mo	$315,475	$159	91
283 Antler Ave SE	0.20mi	4/2.5	2,002 (-3%)	7mo	$300,265	$150	80
1105 Buckhead Loop SE	0.02mi	4/2.5	2,254 (+9%)	6mo	$312,495	$139	79
218 Antler Ave	0.22mi	4/3.0	1,984 (-4%)	6mo	$296,450	$149	76
874 Buckhead Loop SE	0.05mi	5/3.0 (+1)	2,256 (+9%)	2mo	$320,675	$142	73
382 Buckhead Loop SE	0.39mi	4/2.0	1,926 (-7%)	1mo	$310,875	$161	68
200 Antler Ave SE	0.22mi	5/3.0 (+1)	2,256 (+9%)	4mo	$308,875	$137	64
334 Buckhead Loop SE	0.32mi	4/2.5	1,810 (-12%)	3mo	$284,025	$157	62
404 Buckhead Loop SE	0.39mi	4/2.5	1,810 (-12%)	1mo	$283,825	$157	60
377 Buckhead Loop SE	0.39mi	5/3.0 (+1)	2,256 (+9%)	4mo	$282,350	$125	56

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

Projected returns pro-forma

0.16% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: -6.1%
• Equity multiple: 0.71×
• Total profit: $-25,033
• Equity at exit: $91,740

10-year hold

• IRR: -0.2%
• Equity multiple: 0.97×
• Total profit: $-2,260
• Equity at exit: $112,209

Cash invested: $86,152 (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 31301

• Home prices YoY: 0.1%
• Active inventory: 140
• Price-to-rent: 10.4×

Monthly cashflow live

• Estimated rent: $2,370 medium
• Mortgage (P&I): −$1,614
• Tax est. 1.5%: −$385 /mo · $4,615/yr
• Insurance: −$128
• HOA: −$34
• Vacancy / Maint / Mgmt: −$498
• Net cashflow: $-288

Break-even live

Break-even rent $2,735

Max offer price $266,009

Occupancy floor —

Sensitivity live

Price	-10% $-75	-5% $-182	+0% $-288	+5% $-394	+10% $-501
Rent	-10% $-475	-5% $-382	+0% $-288	+5% $-194	+10% $-101
Rate	-1.0pp $-133	-0.5pp $-210	base $-288	+0.5pp $-368	+1.0pp $-449

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: $76,921
• Closing costs: $9,231
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2722 Arnall Dr Allenhurst, GA	5.0	3.0	2256	$2,600	$1.15	44d	1	0.20mi

HOA detail

• Monthly dues: $34 · $408/yr

Listing history 5 events

1. 2026-06-17
   listing id $296,375 Pending 4 DOM
2. 2026-02-23
   status Pending 926-char remark

   Show marketing remark (926 chars)

   Prepare to be charmed by our Bagley plan – a beautiful home boasting 4 bedrooms and 2.5 bathrooms, thoughtfully designed with flexible spaces to suit anyone. Enter through a welcoming foyer that provides a clear view of the versatile flex room, perfect for a home office or extra living area. Continuing down the hallway, you'll find a spacious family room that flows effortlessly into the kitchen, featuring a corner pantry and a breakfast bar that keeps the cook engaged with family and guests. Upstairs, three generously-sized bedrooms with plenty of closet space share a conveniently positioned hall bathroom. The primary suite offers a luxurious bathroom complete with a garden tub, a separate shower, and a large walk-in closet. For added convenience, the laundry room is also located on the upper level. Artistic renderings are for visual reference only, and actual floor plans, features, and inclusions may vary.

3. 2026-02-23
   status Pending

   Show marketing remark (926 chars)

   Prepare to be charmed by our Bagley plan – a beautiful home boasting 4 bedrooms and 2.5 bathrooms, thoughtfully designed with flexible spaces to suit anyone. Enter through a welcoming foyer that provides a clear view of the versatile flex room, perfect for a home office or extra living area. Continuing down the hallway, you'll find a spacious family room that flows effortlessly into the kitchen, featuring a corner pantry and a breakfast bar that keeps the cook engaged with family and guests. Upstairs, three generously-sized bedrooms with plenty of closet space share a conveniently positioned hall bathroom. The primary suite offers a luxurious bathroom complete with a garden tub, a separate shower, and a large walk-in closet. For added convenience, the laundry room is also located on the upper level. Artistic renderings are for visual reference only, and actual floor plans, features, and inclusions may vary.

4. 2026-02-19
   listed $296,375 Active 926-char remark

   Show marketing remark (926 chars)

   Prepare to be charmed by our Bagley plan – a beautiful home boasting 4 bedrooms and 2.5 bathrooms, thoughtfully designed with flexible spaces to suit anyone. Enter through a welcoming foyer that provides a clear view of the versatile flex room, perfect for a home office or extra living area. Continuing down the hallway, you'll find a spacious family room that flows effortlessly into the kitchen, featuring a corner pantry and a breakfast bar that keeps the cook engaged with family and guests. Upstairs, three generously-sized bedrooms with plenty of closet space share a conveniently positioned hall bathroom. The primary suite offers a luxurious bathroom complete with a garden tub, a separate shower, and a large walk-in closet. For added convenience, the laundry room is also located on the upper level. Artistic renderings are for visual reference only, and actual floor plans, features, and inclusions may vary.

5. 2026-02-19
   listed $296,375 Active

   Show marketing remark (926 chars)

   Prepare to be charmed by our Bagley plan – a beautiful home boasting 4 bedrooms and 2.5 bathrooms, thoughtfully designed with flexible spaces to suit anyone. Enter through a welcoming foyer that provides a clear view of the versatile flex room, perfect for a home office or extra living area. Continuing down the hallway, you'll find a spacious family room that flows effortlessly into the kitchen, featuring a corner pantry and a breakfast bar that keeps the cook engaged with family and guests. Upstairs, three generously-sized bedrooms with plenty of closet space share a conveniently positioned hall bathroom. The primary suite offers a luxurious bathroom complete with a garden tub, a separate shower, and a large walk-in closet. For added convenience, the laundry room is also located on the upper level. Artistic renderings are for visual reference only, and actual floor plans, features, and inclusions may vary.

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

Taxation est. · year 1

• Rental income: $28,440
• − Mortgage interest: −$17,235
• − Property taxes: −$4,615
• − Insurance: −$1,538
• − Repairs & maintenance: −$2,275
• − Management: −$2,275
• − HOA: −$408
• − Depreciation: −$8,951
• Taxable loss: −$8,858
• Est. tax savings @ 24.0%: +$2,126
• After-tax cash flow: $-1,330/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: Long County
• NCES district ID: 1303360
• Math proficiency: 26% ▼ -14.00%
• Reading proficiency: 26% ▼ -13.00%
• Median HH income: $45,958
• Composite: 22.51/100
• National rank: #8090
• State rank: #115 of 174 in GA

Livability — Walthourville

• Score: 64/100
• State rank: #255
• US rank: #14108

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Liberty County · 58,565 people
• City population: 4,933
• Metro: Hinesville, GA
• Population (ZIP): 4,933
• Household income: $65,417
• Rent vs Own: 55.7% rent · 44.3% own
• Severe rent burden: 121.0

Population outlook (Long County) Hauer SSP2

• Today (2025): 24,669 people
• By 2030: 28,223 · +14.4%
• By 2040: 35,430 · +43.6%
• By 2050: 42,403 · +71.9%
• By 2075: 56,996 · +131.0%
• By 2100: 64,185 · +160.2%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.64)
• Race & ethnicity: Black 51% White 31% Two or more races 15% Hispanic / Latino 9%
• Hispanic origin (detail): Mexican 2% Puerto Rican 7%
• Common ancestry: Slovak 1% Lithuanian 1%
• Foreign-born: 3% · Canada
• Languages at home: 96% English-only · Spanish 2%

Political lean MEDSL · Long

• 2024 margin: Strong R (+29.5) · D 35.1% · R 64.6%
• 2008→2024 swing: -5.4pp toward R · 2008: -24.1pp · 2024: -29.5pp
• All cycles: 2024: R+29.5 2020: R+26.4 2016: R+30.8 2012: R+22.9 2008: R+24.1

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 0.16%
• Current HPI: 187.7716
• Rent YoY: —
• 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

+0.0% since first listed

4 events — show timeline

• 2026-02-23 Pending — HABR
• 2026-02-23 Pending — Hive MLS
• 2026-02-19 Listed $296,375 Hive MLS
• 2026-02-19 Listed $296,375 HABR