414 Cowart Rd · Hinesville, GA 31313

$234,900

3 bd · 2.0 ba · 1,721 sqft · SingleFamily public records · 24 Days on market

Built 2004 0.29 ac lot Est $282k · 17% under

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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 +15.0/15.0
• Cash flow +12.8/30.0
• Rent growth +3.9/5.0
• DSCR +3.8/10.0
• Livability +3.7/5.0
• 1% rule +3.6/10.0
• Condition / age +2.5/5.0
• Schools +2.0/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

All brick spacious home located in the heart of Hinesville ( HERITAGE ESTATES)! No HOA FEES!!Large 3 Bedroom 2 Bath with hardwood floors, eat in kitchen, formal dining room and large living room. Totally electric systems with new AC unit recently installed. The oversized lot gives lots of room for entertaining.

Key facts

• Newer ac unit
• Formal dining room
• Eat-in kitchen

Tags

• ALL-BRICK HOME
• HARDWOOD FLOORS
• EAT-IN KITCHEN
• FORMAL DINING ROOM
• GENEROUSLY SIZED LIVING ROOM
• NEWER AC UNIT

Property features AI

Exterior

• Parking: Detached garage with 1 covered/garage space; Driveway and additional open parking
• Security: Smoke detectors
• Utilities: Electricity available on property; Septic tank sewer
• Home design: Single-family residence; One story; Located in Heritage Estates subdivision
• Construction: Brick, frame, and wood siding construction; Asbestos shingle roof; Slab foundation; Built on a level, private lot (approx. 0.29 acres)
• Exterior features: Chain-link fencing around backyard; No notable exterior features listed

Interior

• Kitchen: Cooktop; Electric range; Dishwasher; Disposal; Refrigerator; Electric water heater
• Flooring: Vinyl flooring
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Ceiling fans; Pantry; Tray ceilings; No fireplace

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $235k.

Deal economics

• At list price, monthly cash flow is $-23 ($-274/yr) — negative.
• To cash-flow at today's rent, offer at most $231k (1.7% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $202k (14.2% below list).
• Recommended offer: $202k (14.2% 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: commute D+, crime F, employment D-.
• 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: Frank Long Elementary School (math 21% / reading 21%, grade F, #850 of 1,228 statewide, top 70%, 728 students, 77% FRL); Bradwell Institute (math 12% / reading 27%, grade F, #243 of 424 statewide, top 59%, 1,755 students, 68% FRL) — zoned schools average 72% FRL vs 54% district-wide (18 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents rising fast (+5.4%/yr); 612 active listings in the ZIP; 21 comparable units currently listed for rent nearby; rentals lingering (median 44d 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 40% 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 $7k 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 24 days — a 2% lower offer ($231k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 4y 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.
• Current owner paid $196k; 20% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 98% chance of damaging wind over 30y; moderate wildfire risk; extreme-heat days projected 7→18/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $201,525 (14.2% 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. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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?
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: 0.86% ✗
• Cap rate: 6.18%
• Cash-on-cash: -0.42%
• DSCR: 0.98
• GRM: 9.7

CMA / ARV

• ARV (on-the-fly): $282,244
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
215 Nobel Crst	0.26mi	3/2.0	1,522 (-12%)	1mo	$267,500	$176	68
167 Juniper Dr	0.55mi	4/2.0 (+1)	1,735 (+1%)	0mo	$285,225	$164	67
1041 Grayson Ave	0.60mi	3/2.5	1,693 (-2%)	2mo	$278,000	$164	66
211 Grandview Dr	0.33mi	4/2.5 (+1)	1,913 (+11%)	0mo	$292,000	$153	59
188 Juniper Dr	0.56mi	4/2.5 (+1)	1,810 (+5%)	2mo	$279,450	$154	57
209 Juniper Dr	0.59mi	4/2.5 (+1)	1,810 (+5%)	1mo	$289,230	$160	56
705 Highgrove Ct	0.28mi	4/2.5 (+1)	1,978 (+15%)	0mo	$285,000	$144	55
191 Juniper Dr	0.57mi	4/2.5 (+1)	1,609 (-6%)	1mo	$283,825	$176	54
232 Juniper Dr	0.61mi	4/2.0 (+1)	1,565 (-9%)	0mo	$271,350	$173	51
1238 Grayson Ave	0.51mi	3/2.5	1,462 (-15%)	2mo	$275,000	$188	48
1308 Karen Ct	0.61mi	3/2.5	1,478 (-14%)	1mo	$265,000	$179	45
1201 Cypress Fall Cir	0.59mi	4/2.5 (+1)	1,926 (+12%)	1mo	$279,900	$145	45

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: -14.3%
• Equity multiple: 0.48×
• Total profit: $-34,488
• Equity at exit: $35,024

10-year hold

• IRR: -2.1%
• Equity multiple: 0.84×
• Total profit: $-10,226
• Equity at exit: $20,310

Cash invested: $65,772 (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 31313

• Home prices YoY: -27.1%
• Rents YoY: 5.4%
• Active inventory: 612
• Price-to-rent: 9.7×

Monthly cashflow live

• Estimated rent: $2,015 high
• Mortgage (P&I): −$1,232
• Tax from tax record: −$285 /mo · $3,422/yr
• Insurance: −$98
• HOA: −$0
• Vacancy / Maint / Mgmt: −$423
• Net cashflow: $-23

Break-even live

Break-even rent $2,044

Max offer price $230,870

Occupancy floor 96%

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: $58,725
• Closing costs: $7,047
• Reserves months: —
• Total cash needed: —

Rent comps 21 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	$1,738	$2.02	43d	23	0.38mi
1110 Creekside Cir Hinesville, GA	3.0	2.0	1356	$2,000	$1.47	43d	1	0.46mi
511 Wyckfield Way Hinesville, GA	4.0	2.5	2070	$2,475	$1.20	43d	1	0.52mi
203 Guyett Ave Hinesville, GA	4.0	2.5	1593	$2,000	$1.26	43d	1	0.56mi
264 Marron Way Hinesville, GA	4.0	2.5	1997	$2,200	$1.10	43d	1	0.60mi
600 Brightleaf Cir Hinesville, GA	3.0	2.5	1603	$2,300	$1.43	43d	1	0.81mi
924 Sanford Ln Hinesville, GA	4.0	2.5	1801	$1,995	$1.11	43d	1	0.96mi
717 Mill Creek Cir Hinesville, GA	4.0	2.5	1776	$2,200	$1.24	43d	1	0.98mi
410 Conley Dr Hinesville, GA	3.0	3.0	1742	$2,000	$1.15	43d	1	1.00mi
712 Mill Creek Cir Hinesville, GA	4.0	2.0	1456	$1,900	$1.30	43d	1	1.01mi
908 Ringneck Way Hinesville, GA	3.0	2.0	1526	$1,750	$1.15	44d	1	1.14mi
960 Gulfstream Rd Hinesville, GA	4.0	2.0	1515	$2,150	$1.42	43d	1	1.15mi
905 King Air Ct Hinesville, GA	3.0	2.0	1407	$1,750	$1.24	43d	1	1.19mi
945 Ruth Dr Hinesville, GA	4.0	2.0	1910	$1,900	$0.99	43d	1	1.19mi
916 Mandarin Dr Hinesville, GA	3.0	2.0	1433	$1,550	$1.08	43d	1	1.21mi
501 Burke Dr Hinesville, GA	1.0–3.0	1.0–2.0	1132	$1,891	$1.67	43d	18	1.23mi
912 Pineland Ave Hinesville, GA	3.0	2.5	1428	$1,648	$1.15	43d	1	1.32mi
710 Little John Dr Hinesville, GA	3.0	2.0	1459	$1,700	$1.17	43d	1	1.42mi
403 Valdez Ct Hinesville, GA	3.0	2.5	1810	$2,000	$1.10	43d	1	1.44mi
722 Robin Hood Dr Hinesville, GA	3.0	2.0	1668	$1,500	$0.90	43d	1	1.49mi
2538 Cove St Hinesville, GA	3.0	2.0	1133	$1,650	$1.46	43d	1	1.50mi

Listing history 28 events

1. 2026-06-19
   days on market $234,900 Active 24 DOM
2. 2026-06-18
   days on market $234,900 Active 23 DOM
3. 2026-06-17
   days on market $234,900 Active 22 DOM
4. 2026-06-16
   days on market $234,900 Active 21 DOM
5. 2026-06-15
   days on market $234,900 Active 20 DOM
6. 2026-06-14
   days on market $234,900 Active 18 DOM
7. 2026-06-13
   days on market $234,900 Active 17 DOM
8. 2026-06-10
   days on market $234,900 Active 15 DOM
9. 2026-06-09
   days on market $234,900 Active 14 DOM
10. 2026-06-08
    days on market $234,900 Active 13 DOM
11. 2026-06-07
    days on market $234,900 Active 12 DOM
12. 2026-06-05
    days on market $234,900 Active 9 DOM
13. 2026-06-03
    days on market $234,900 Active 8 DOM
14. 2026-06-02
    days on market $234,900 Active 7 DOM
15. 2026-06-01
    days on market $234,900 Active 6 DOM
16. 2026-05-31
    days on market $234,900 Active 5 DOM
17. 2026-05-30
    days on market $234,900 Active 4 DOM
18. 2026-05-27
    listed $234,900 Active
19. 2023-12-18
    soldstatus $196,000
20. 2023-12-16
    status Pending 312-char remark

    Show marketing remark (312 chars)

    All brick spacious home located in the heart of Hinesville ( HERITAGE ESTATES)! No HOA FEES!!Large 3 Bedroom 2 Bath with hardwood floors, eat in kitchen, formal dining room and large living room. Totally electric systems with new AC unit recently installed. The oversized lot gives lots of room for entertaining.

21. 2023-12-15
    soldstatus $196,000 Closed 312-char remark

    Show marketing remark (312 chars)

    All brick spacious home located in the heart of Hinesville ( HERITAGE ESTATES)! No HOA FEES!!Large 3 Bedroom 2 Bath with hardwood floors, eat in kitchen, formal dining room and large living room. Totally electric systems with new AC unit recently installed. The oversized lot gives lots of room for entertaining.

22. 2023-12-15
    soldstatus $196,000

    Show marketing remark (312 chars)

    All brick spacious home located in the heart of Hinesville ( HERITAGE ESTATES)! No HOA FEES!!Large 3 Bedroom 2 Bath with hardwood floors, eat in kitchen, formal dining room and large living room. Totally electric systems with new AC unit recently installed. The oversized lot gives lots of room for entertaining.

23. 2023-11-27
    historical Active Under Contract 312-char remark

    Show marketing remark (312 chars)

    All brick spacious home located in the heart of Hinesville ( HERITAGE ESTATES)! No HOA FEES!!Large 3 Bedroom 2 Bath with hardwood floors, eat in kitchen, formal dining room and large living room. Totally electric systems with new AC unit recently installed. The oversized lot gives lots of room for entertaining.

24. 2023-11-03
    listed $215,000 Active 312-char remark

    Show marketing remark (312 chars)

    All brick spacious home located in the heart of Hinesville ( HERITAGE ESTATES)! No HOA FEES!!Large 3 Bedroom 2 Bath with hardwood floors, eat in kitchen, formal dining room and large living room. Totally electric systems with new AC unit recently installed. The oversized lot gives lots of room for entertaining.

25. 2023-10-31
    listed $215,000
26. 2023-10-31
    listed $215,000
27. 2022-12-03
    historical
28. 2022-07-22
    listed $215,000

ⓘ 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: $3,422 · $285/mo
• Projected year-2 tax: $3,422 · $285/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

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

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 5/10 Major
• 🌡 Heat 9/10 Extreme 7 d/yr ≥111°F today · 18 d/yr by 30 yrs out
• 💨 Wind 8/10 Severe 98% 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: $24,183
• − Mortgage interest: −$13,158
• − Property taxes: −$3,422
• − Insurance: −$1,174
• − Repairs & maintenance: −$1,935
• − Management: −$1,935
• − Depreciation: −$6,833
• Taxable loss: −$4,274
• Est. tax savings @ 24.0%: +$1,026
• After-tax cash flow: $752/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: 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

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 · 58,565 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: 1693.0

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%

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%

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

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

+9.3% since first listed

11 events — show timeline

• 2026-05-27 Listed $234,900 HABR
• 2023-12-18 Sold (Public Records) $196,000 Public Records
• 2023-12-16 Pending — HABR
• 2023-12-15 Sold (MLS) $196,000 Hive MLS
• 2023-12-15 Sold (MLS) $196,000 HABR
• 2023-11-27 Contingent — HABR
• 2023-11-03 Listed $215,000 HABR
• 2023-10-31 Listed $215,000 Hive MLS
• 2023-10-31 Listed $215,000 Hive MLS
• 2022-12-03 Listing Removed — Hive MLS
• 2022-07-22 Listed $215,000 Hive MLS

Property tax history

+5.4%/yr

Latest (2025): $3,422 · +0.3% YoY. Source: county tax records.