56 Cloverfield Dr SE · Walthourville, GA 31301

$310,925

4 bd · 2.0 ba · 1,926 sqft · SingleFamily · 35 Days on market

Built 2026 Good condition 0.62 ac lot $161/sqft · 5% above area Est $295k · 5% over $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 +11.6/30.0
• ARV discount +5.1/15.0
• Appreciation +5.1/10.0
• Condition / age +4.0/5.0
• 1% rule +3.5/10.0
• DSCR +3.4/10.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Schools +2.3/10.0

Listing remarks

The Jackson plan is a charming 4-bedroom, 2-bath ranch featuring classic brick and low-maintenance vinyl accents, located in the peaceful countryside of Tibet Road at Sassafras Phase 2. This open-concept home offers a spacious great room with a gas fireplace and a beautifully designed kitchen complete with a large island, quartz countertops, upgraded cabinetry, and a generous corner pantry. The split floor plan provides privacy, with the primary suite showcasing two walk-in closets, a linen closet, and a luxurious bath with a separate tub and shower. Three additional bedrooms on the opposite side of the home each offer ample closet space. Enjoy the outdoors from the covered back porch overl

Key facts

• Quartz countertops
• Split floor plan
• Gas fireplace

Tags

• GAS FIREPLACE
• LARGE ISLAND
• QUARTZ COUNTERTOPS
• UPGRADED CABINETRY
• CORNER PANTRY
• SPLIT FLOOR PLAN

Property features AI

Finance

• HOA & community: Homeowners association with a $34 monthly fee

Exterior

• Parking: Attached garage
• Utilities: Shared well water; Septic tank sewer
• Home design: Single family residence; One story
• Construction: Brick construction; Asphalt roof; Slab foundation; Home warranty included
• Exterior features: Patio; Underground utilities

Interior

• Kitchen: Dishwasher; Microwave; Oven; Range; Refrigerator; Electric water heater
• Bathrooms: Two full bathrooms; Accessible full bathroom
• Heating & cooling: Central heating (electric); Central air conditioning (electric)
• Interior features: Breakfast bar; Entrance foyer; Kitchen island; Pantry; Gas fireplace in family room
• Laundry & utility: Dedicated laundry room; Washer hookup

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $311k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $-95 ($-1k/yr) — negative.
• To cash-flow at today's rent, offer at most $297k (4.4% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $264k (15.0% below list).
• Recommended offer: $264k (15.0% 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; 2 comparable units currently listed for rent nearby; 298 units permitted in Long County in 2024 (0 in 5+ unit buildings).
• At $2,643/mo this rent would consume 48% of the median local household income ($65k/yr) (locally 121% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

Forward outlook

• In year one you build about $3k of equity ($2k loan paydown + $483 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

• It's been on market 35 days — a 3% lower offer ($302k) is reasonable based on typical stale-listing flexibility.

Recommended offer $264,267 (15.0% 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 35 days. Have you received any prior offers? Is the seller open to a 15% 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. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. 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?
7. 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.
8. 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.
9. 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: 0.85% ✗
• Cap rate: 5.93%
• Cash-on-cash: -1.31%
• DSCR: 0.94
• GRM: 9.8

CMA / ARV

• ARV (median comp): $295,142
• List price: $310,925
• Delta: 5.35%
• 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
321 Deer Meadow Way SE	0.19mi	4/2.0	1,926 (0%)	9mo	$305,975	$159	84
129 Deer Meadow Way SE	0.05mi	4/2.5	2,002 (+4%)	9mo	$298,825	$149	82
107 Deer Meadow Way SE	0.07mi	4/2.0	1,735 (-10%)	9mo	$285,725	$165	73
190 Deer Meadow Way SE	0.08mi	4/2.0	1,735 (-10%)	8mo	$301,475	$174	73
575 Deer Meadow Way SE	0.45mi	4/2.5	2,002 (+4%)	3mo	$299,925	$150	68
341 Deer Meadow Way SE	0.22mi	4/2.5	2,151 (+12%)	8mo	$299,995	$139	62
593 Deer Meadow Way SE	0.47mi	4/2.0	1,735 (-10%)	4mo	$298,090	$172	58
9613 Tibet Hwy SE	0.34mi	4/2.5	2,002 (+4%)	22mo	$293,195	$146	58
9879 Tibet Hwy SE	0.61mi	4/2.0	1,926 (0%)	21mo	$298,000	$155	54
9979 Tibet Hwy SE	0.70mi	4/2.0	1,926 (0%)	21mo	$296,975	$154	50
9851 Tibet Hwy SE	0.58mi	4/2.0	1,653 (-14%)	20mo	$285,000	$172	33
10009 Tibet Hwy SE	0.75mi	4/2.0	1,653 (-14%)	21mo	$277,325	$168	24

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: -3.1%
• Equity multiple: 0.85×
• Total profit: $-12,809
• Equity at exit: $92,706

10-year hold

• IRR: 2.6%
• Equity multiple: 1.28×
• Total profit: $24,681
• Equity at exit: $113,390

Cash invested: $87,059 (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: 9.8×

Monthly cashflow live

• Estimated rent: $2,643 medium
• Mortgage (P&I): −$1,631
• Tax est. 1.5%: −$389 /mo · $4,664/yr
• Insurance: −$130
• HOA: −$34
• Vacancy / Maint / Mgmt: −$555
• Net cashflow: $-95

Break-even live

Break-even rent $2,763

Max offer price $297,175

Occupancy floor 99%

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: $77,731
• Closing costs: $9,328
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
9635 Tibet Hwy SE Allenhurst, GA	5.0	3.5	2400	$2,600	$1.08	44d	1	0.34mi
2722 Arnall Dr Allenhurst, GA	5.0	3.0	2256	$2,600	$1.15	44d	1	1.37mi

HOA detail

• Monthly dues: $34 · $408/yr
• Likely covers: gas

Listing history 18 events

1. 2026-06-19
   days on market $310,925 Active 35 DOM
2. 2026-06-18
   days on market $310,925 Active 34 DOM
3. 2026-06-17
   days on market $310,925 Active 33 DOM
4. 2026-06-16
   days on market $310,925 Active 32 DOM
5. 2026-06-15
   days on market $310,925 Active 31 DOM
6. 2026-06-14
   days on market $310,925 Active 29 DOM
7. 2026-06-13
   days on market $310,925 Active 28 DOM
8. 2026-06-10
   days on market $310,925 Active 26 DOM
9. 2026-06-09
   days on market $310,925 Active 25 DOM
10. 2026-06-08
    days on market $310,925 Active 24 DOM
11. 2026-06-07
    days on market $310,925 Active 23 DOM
12. 2026-06-05
    days on market $310,925 Active 20 DOM
13. 2026-06-03
    days on market $310,925 Active 19 DOM
14. 2026-06-02
    days on market $310,925 Active 18 DOM
15. 2026-06-01
    days on market $310,925 Active 17 DOM
16. 2026-05-31
    days on market $310,925 Active 16 DOM
17. 2026-05-30
    days on market $310,925 Active 15 DOM
18. 2026-05-15
    listed $310,925 Active 867-char remark

ⓘ 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: $31,712
• − Mortgage interest: −$17,417
• − Property taxes: −$4,664
• − Insurance: −$1,555
• − Repairs & maintenance: −$2,537
• − Management: −$2,537
• − HOA: −$408
• − Depreciation: −$9,045
• Taxable loss: −$6,450
• Est. tax savings @ 24.0%: +$1,548
• After-tax cash flow: $408/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 · 2 photos

Good 80/100 Cosmetic rehab

This charming 4-bedroom ranch home is in good condition with a fresh paint job and well-maintained features. It offers a spacious layout and is ready for a new owner to move in.

Value-add opportunities

• Both Landscaping — Enhances curb appeal and adds value
• Both Painting — Fresh paint can make a home look newer
• Both Lighting — Modern lighting can improve curb appeal and functionality

Renovation cost estimate screening

Value-add ROI direction

• Both Landscaping — Enhances curb appeal and adds value ↑
• Both Painting — Fresh paint can make a home look newer ↑
• Both Lighting — Modern lighting can improve curb appeal and functionality ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

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

1 event — show timeline

• 2026-05-15 Listed $310,925 Hive MLS