7371 North Creek Cir · Hahira, GA 31632

$229,900

2 bd · 2.0 ba · 1,451 sqft · SingleFamily public records · 36 Days on market

Built 2012 10,454 sqft lot Est $229k · at est.

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Why this score? — see what drove the C- 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 +12.9/30.0
• Appreciation +10.0/10.0
• ARV discount +7.4/15.0
• Schools +4.7/10.0
• DSCR +3.8/10.0
• Livability +3.4/5.0
• 1% rule +3.0/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

Welcome to this adorable 3-bedroom, 2-bath cottage nestled in the desirable North Creek Subdivision—just minutes from charming downtown Hahira! This well-maintained home offers a warm and inviting atmosphere with thoughtful touches throughout. The large eat-in kitchen features stainless steel appliances, and the master suite has an ensuite bathroom and walk in closet! The secondary bedrooms are spacious as well. Enjoy your mornings on the screened-in back porch, overlooking a private, backyard—perfect for relaxing or entertaining. With a functional layout and peaceful setting, this home combines comfort, convenience, and charm. Don't miss your chance to own a little slice of serenity close to all the amenities Hahira has to offer! Also convenient to Moody AFB and Valdosta, call to see this beauty today!

Key facts

• Custom cabinetry
• Walk-in closet
• Private backyard

Tags

• NORTH CREEK SUBDIVISION
• CUSTOM CABINETRY
• STAINLESS STEEL APPLIANCES
• WALK-IN CLOSET
• SCREENED-IN BACK PORCH
• PRIVATE BACKYARD

Property features AI

Exterior

• Utilities: Public water; Public sewer
• Home design: Single-family residence (house); One story
• Construction: Vinyl siding
• Exterior features: Located in North Creek Estates subdivision; Zoned R-10

Interior

• Kitchen: Dishwasher; Microwave; Refrigerator
• Flooring: Carpet; Tile; Vinyl
• Bathrooms: 2 full bathrooms
• Interior features: Dishwasher; Microwave; Refrigerator; Water softener
• Laundry & utility: Dedicated laundry room; Water softener

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath single-family listed at $230k.

Deal economics

• At list price, monthly cash flow is $-18 ($-221/yr) — negative.
• To cash-flow at today's rent, offer at most $227k (1.4% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $183k (20.3% below list).
• Recommended offer: $183k (20.3% below list) — sets the bar for 1% rule.
• Cap rate 6.2% vs local median 3.8% in Hahira — 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 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: 198 active listings in the ZIP; 2 comparable units currently listed for rent nearby; solid renter incomes; 896 units permitted in Lowndes County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $25k of equity ($2k loan paydown + $23k appreciation (10.0% local appreciation)).
• Lowndes County population projected at +10% by 2050 — modest demand growth; plan on rents tracking national, not racing it.
• At projected returns (10.0% appreciation + 3.0% rent growth), your $64k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 2, paydown + projected appreciation supports a ~$40k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 36 days — a 3% lower offer ($223k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 9y 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.

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 $183,226 (20.3% 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 36 days. Have you received any prior offers? Is the seller open to a 20% concession, seller financing, or rate buy-down credit?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
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: 0.80% ✗
• Cap rate: 6.20%
• Cash-on-cash: -0.34%
• DSCR: 0.98
• GRM: 10.5

CMA / ARV

• ARV (on-the-fly): $229,258
• Comps found: 6

Show comp detail 6 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
7371 North Creek Cir	0.00mi	3/2.0 (+1)	1,467 (+1%)	12mo	$225,000	$153	83
7430 North Creek Cir	0.08mi	3/2.0 (+1)	1,439 (-1%)	19mo	$226,795	$158	74
7385 North Creek Cir	0.05mi	3/2.0 (+1)	1,557 (+7%)	11mo	$265,000	$170	72
7421 North Creek Cir	0.10mi	3/2.0 (+1)	1,494 (+3%)	22mo	$230,000	$154	68
901 Sugarberry Dr	0.60mi	3/2.0 (+1)	1,528 (+5%)	7mo	$247,000	$162	52
924 Sugarberry Dr	0.54mi	3/2.0 (+1)	1,399 (-4%)	20mo	$219,000	$157	48

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: 24.0%
• Equity multiple: 2.93×
• Total profit: $123,988
• Equity at exit: $207,112

10-year hold

• IRR: 21.3%
• Equity multiple: 6.68×
• Total profit: $365,952
• Equity at exit: $446,645

Cash invested: $64,372 (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: 198
• Price-to-rent: 10.5×

Monthly cashflow live

• Estimated rent: $1,832 medium
• Mortgage (P&I): −$1,206
• Tax from tax record: −$165 /mo · $1,974/yr
• Insurance: −$96
• HOA: −$0
• Vacancy / Maint / Mgmt: −$385
• Net cashflow: $-18

Break-even live

Break-even rent $1,856

Max offer price $226,645

Occupancy floor 96%

Sensitivity live

Price	-10% $112	-5% $47	+0% $-18	+5% $-83	+10% $-149
Rent	-10% $-163	-5% $-91	+0% $-18	+5% $54	+10% $126
Rate	-1.0pp $97	-0.5pp $40	base $-18	+0.5pp $-78	+1.0pp $-139

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: $57,475
• Closing costs: $6,897
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
7410 Northcreek Cir Hahira, GA	3.0	2.0	1460	$1,750	$1.20	22d	1	0.05mi
305 Barfield St Hahira, GA	3.0	2.0	1361	$1,495	$1.10	44d	1	1.46mi

Listing history 29 events

1. 2026-06-21
   days on market $229,900 Active 36 DOM
2. 2026-06-19
   days on market $229,900 Active 34 DOM
3. 2026-06-18
   days on market $229,900 Active 33 DOM
4. 2026-06-17
   days on market $229,900 Active 32 DOM
5. 2026-06-16
   days on market $229,900 Active 31 DOM
6. 2026-06-15
   days on market $229,900 Active 30 DOM
7. 2026-06-14
   days on market $229,900 Active 28 DOM
8. 2026-06-13
   days on market $229,900 Active 27 DOM
9. 2026-06-10
   days on market $229,900 Active 25 DOM
10. 2026-06-09
    days on market $229,900 Active 24 DOM
11. 2026-06-08
    days on market $229,900 Active 23 DOM
12. 2026-06-07
    days on market $229,900 Active 22 DOM
13. 2026-06-05
    days on market $229,900 Active 19 DOM
14. 2026-06-03
    days on market $229,900 Active 18 DOM
15. 2026-06-02
    days on market $229,900 Active 17 DOM
16. 2026-06-01
    days on market $229,900 Active 16 DOM
17. 2026-05-31
    days on market $229,900 Active 15 DOM
18. 2026-05-30
    days on market $229,900 Active 14 DOM
19. 2026-05-16
    listed $229,900 Active
20. 2025-07-07
    soldstatus $225,000
21. 2025-07-01
    soldstatus $225,000 Closed 826-char remark

    Show marketing remark (826 chars)

    Welcome to this adorable 3-bedroom, 2-bath cottage nestled in the desirable North Creek Subdivision—just minutes from charming downtown Hahira! This well-maintained home offers a warm and inviting atmosphere with thoughtful touches throughout. The large eat-in kitchen features stainless steel appliances, and the master suite has an ensuite bathroom and walk in closet! The secondary bedrooms are spacious as well. Enjoy your mornings on the screened-in back porch, overlooking a private, backyard—perfect for relaxing or entertaining. With a functional layout and peaceful setting, this home combines comfort, convenience, and charm. Don't miss your chance to own a little slice of serenity close to all the amenities Hahira has to offer! Also convenient to Moody AFB and Valdosta, call to see this beauty today!

22. 2025-05-25
    status Pending 826-char remark

    Show marketing remark (826 chars)

    Welcome to this adorable 3-bedroom, 2-bath cottage nestled in the desirable North Creek Subdivision—just minutes from charming downtown Hahira! This well-maintained home offers a warm and inviting atmosphere with thoughtful touches throughout. The large eat-in kitchen features stainless steel appliances, and the master suite has an ensuite bathroom and walk in closet! The secondary bedrooms are spacious as well. Enjoy your mornings on the screened-in back porch, overlooking a private, backyard—perfect for relaxing or entertaining. With a functional layout and peaceful setting, this home combines comfort, convenience, and charm. Don't miss your chance to own a little slice of serenity close to all the amenities Hahira has to offer! Also convenient to Moody AFB and Valdosta, call to see this beauty today!

23. 2025-05-22
    listed $225,000 Active 826-char remark

    Show marketing remark (826 chars)

    Welcome to this adorable 3-bedroom, 2-bath cottage nestled in the desirable North Creek Subdivision—just minutes from charming downtown Hahira! This well-maintained home offers a warm and inviting atmosphere with thoughtful touches throughout. The large eat-in kitchen features stainless steel appliances, and the master suite has an ensuite bathroom and walk in closet! The secondary bedrooms are spacious as well. Enjoy your mornings on the screened-in back porch, overlooking a private, backyard—perfect for relaxing or entertaining. With a functional layout and peaceful setting, this home combines comfort, convenience, and charm. Don't miss your chance to own a little slice of serenity close to all the amenities Hahira has to offer! Also convenient to Moody AFB and Valdosta, call to see this beauty today!

24. 2021-06-16
    soldstatus $165,000
25. 2021-06-04
    soldstatus $165,000
26. 2021-05-03
    listed $165,000
27. 2017-10-02
    soldstatus $130,900
28. 2017-07-19
    listed $129,900
29. 2012-02-01
    soldstatus $23,000

ⓘ 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: $1,974 · $165/mo
• Projected year-2 tax: $2,115 · $176/mo
• Expected delta: +$141/yr (+$12/mo · 7.1%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 4/10 Moderate FEMA zone X (unshaded) · 22% 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: $21,987
• − Mortgage interest: −$12,878
• − Property taxes: −$1,974
• − Insurance: −$1,150
• − Repairs & maintenance: −$1,759
• − Management: −$1,759
• − Depreciation: −$6,688
• Taxable loss: −$4,220
• Est. tax savings @ 24.0%: +$1,013
• After-tax cash flow: $792/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

+899.6% since first listed

11 events — show timeline

• 2026-05-16 Listed $229,900 SGMLS
• 2025-07-07 Sold (Public Records) $225,000 Public Records
• 2025-07-01 Sold (MLS) $225,000 SGMLS
• 2025-05-25 Pending — SGMLS
• 2025-05-22 Listed $225,000 SGMLS
• 2021-06-16 Sold (Public Records) $165,000 Public Records
• 2021-06-04 Sold (MLS) $165,000 SGMLS
• 2021-05-03 Listed $165,000 SGMLS
• 2017-10-02 Sold (MLS) $130,900 SGMLS
• 2017-07-19 Listed $129,900 SGMLS
• 2012-02-01 Sold (Public Records) $23,000 Public Records

Property tax history

+3.7%/yr

Latest (2025): $1,974 · +15.4% YoY. Source: county tax records.