270 Forehand Ln · Hiltonia, GA 30467

$195,900

2 bd · 1.5 ba · 1,479 sqft · SingleFamily public records · 97 Days on market

Built 1982 3.05 ac lot $132/sqft · 11% below area Est $220k · 11% 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 +12.5/15.0
• Cash flow +10.8/30.0
• DSCR +3.1/10.0
• Schools +3.0/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Livability +2.4/5.0
• 1% rule +2.1/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

This cozy brick home sits on over 3 acres and is surrounded by natural shade and open space that gives the feeling of your own private woodland setting. Inside, the home features a comfortable layout with 3 bedrooms and 2 bathrooms, ideal for a small family, first time home buyers, or anyone looking to enjoy a simpler lifestyle in a serene environment. Also featured is a fireplace with a wood burning insert and updated windows and flooring. Outside, there is plenty of room for gardening, outdoor grilling on the large wooden deck, and tons of space for pets. Whether you are looking for a quiet country home, an investment opportunity, or a private getaway, this property offers space, charm, and endless potential. This home is being sold as-is.

Key facts

• Large wooden deck
• Updated windows
• Space for gardening

Tags

• BRICK HOME
• PRIVATE WOODLAND SETTING
• UPDATED WINDOWS
• LARGE WOODEN DECK
• SPACE FOR GARDENING
• SPACE FOR PETS

What this means for you Summary

Snapshot

• This is a 2-bed/1.5-bath single-family listed at $196k.

Deal economics

• At list price, monthly cash flow is $-88 ($-1k/yr) — negative.
• To cash-flow at today's rent, offer at most $180k (7.9% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $139k (29.3% below list).
• Recommended offer: $139k (29.3% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 47/100 on livability (#598 in GA) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, housing A; Watch: crime F, amenities F, commute F.
• Screven County (town): math 39% / reading 33% proficiency, ranked #66 of 174 in GA (top 38%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases; 65% free/reduced lunch — lower-income household profile, screen leases tightly.
• Zoned schools: Screven County Elementary School (math 40% / reading 29%, grade F, #531 of 1,228 statewide, top 45%, 1,004 students, 81% FRL); Screven County Middle School (math 37% / reading 35%, grade F, #178 of 470 statewide, top 39%, 455 students, 81% FRL); Screven County High School (math 37% / reading 37%, grade F, #68 of 424 statewide, top 17%, 589 students, 76% FRL).
• Market conditions: 77 active listings in the ZIP; 23 units permitted in Screven County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $1k of loan paydown is wiped out by about $6k of value loss. Plan a longer hold.
• Screven County population projected at -21% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.

Negotiation context

• It's been on market 97 days — a 9% lower offer ($178k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $51k; list at $196k implies a 284% gain — meaningful room to come down on a strong offer.

Recommended offer $138,591 (29.3% 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 97 days. Have you received any prior offers? Is the seller open to a 29% concession, seller financing, or rate buy-down credit?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
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. 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?
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: 0.71% ✗
• Cap rate: 5.75%
• Cash-on-cash: -1.92%
• DSCR: 0.91
• GRM: 11.8

CMA / ARV

• ARV (median comp): $220,467
• List price: $195,900
• Delta: -11.14%
• Verdict: UNDERPRICED
• Comps: 1 within 2.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: -19.5%
• Equity multiple: 0.32×
• Total profit: $-37,428
• Equity at exit: $29,209

10-year hold

• IRR: -12.4%
• Equity multiple: 0.27×
• Total profit: $-40,145
• Equity at exit: $16,938

Cash invested: $54,852 (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 30467

• Home prices YoY: -14.3%
• Active inventory: 77
• Price-to-rent: 11.8×

Monthly cashflow live

• Estimated rent: $1,386 medium
• Mortgage (P&I): −$1,027
• Tax from tax record: −$74 /mo · $886/yr
• Insurance: −$82
• HOA: −$0
• Vacancy / Maint / Mgmt: −$291
• Net cashflow: $-88

Break-even live

Break-even rent $1,497

Max offer price $180,368

Occupancy floor —

Sensitivity live

Price	-10% $23	-5% $-32	+0% $-88	+5% $-143	+10% $-199
Rent	-10% $-197	-5% $-143	+0% $-88	+5% $-33	+10% $22
Rate	-1.0pp $11	-0.5pp $-38	base $-88	+0.5pp $-139	+1.0pp $-190

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: $48,975
• Closing costs: $5,877
• Reserves months: —
• Total cash needed: —

Listing history 17 events

1. 2026-06-15
   status $195,900 Under Contract 97 DOM
2. 2026-06-15
   days on market $195,900 Active 97 DOM
3. 2026-06-14
   days on market $195,900 Active 95 DOM
4. 2026-06-13
   days on market $195,900 Active 94 DOM
5. 2026-06-10
   days on market $195,900 Active 92 DOM
6. 2026-06-09
   days on market $195,900 Active 91 DOM
7. 2026-06-08
   days on market $195,900 Active 90 DOM
8. 2026-06-07
   days on market $195,900 Active 89 DOM
9. 2026-06-03
   days on market $195,900 Active 85 DOM
10. 2026-06-02
    days on market $195,900 Active 84 DOM
11. 2026-06-01
    days on market $195,900 Active 83 DOM
12. 2026-05-31
    statusdays on market $195,900 Active 82 DOM
13. 2026-05-30
    days on market $195,900 Price Change 81 DOM
14. 2026-05-13
    price $199,900 753-char remark

    Show marketing remark (753 chars)

    This cozy brick home sits on over 3 acres and is surrounded by natural shade and open space that gives the feeling of your own private woodland setting. Inside, the home features a comfortable layout with 3 bedrooms and 2 bathrooms, ideal for a small family, first time home buyers, or anyone looking to enjoy a simpler lifestyle in a serene environment. Also featured is a fireplace with a wood burning insert and updated windows and flooring. Outside, there is plenty of room for gardening, outdoor grilling on the large wooden deck, and tons of space for pets. Whether you are looking for a quiet country home, an investment opportunity, or a private getaway, this property offers space, charm, and endless potential. This home is being sold as-is.

15. 2026-04-20
    price $214,900 753-char remark

    Show marketing remark (753 chars)

    This cozy brick home sits on over 3 acres and is surrounded by natural shade and open space that gives the feeling of your own private woodland setting. Inside, the home features a comfortable layout with 3 bedrooms and 2 bathrooms, ideal for a small family, first time home buyers, or anyone looking to enjoy a simpler lifestyle in a serene environment. Also featured is a fireplace with a wood burning insert and updated windows and flooring. Outside, there is plenty of room for gardening, outdoor grilling on the large wooden deck, and tons of space for pets. Whether you are looking for a quiet country home, an investment opportunity, or a private getaway, this property offers space, charm, and endless potential. This home is being sold as-is.

16. 2026-03-10
    listed $225,000 New 753-char remark

    Show marketing remark (753 chars)

    This cozy brick home sits on over 3 acres and is surrounded by natural shade and open space that gives the feeling of your own private woodland setting. Inside, the home features a comfortable layout with 3 bedrooms and 2 bathrooms, ideal for a small family, first time home buyers, or anyone looking to enjoy a simpler lifestyle in a serene environment. Also featured is a fireplace with a wood burning insert and updated windows and flooring. Outside, there is plenty of room for gardening, outdoor grilling on the large wooden deck, and tons of space for pets. Whether you are looking for a quiet country home, an investment opportunity, or a private getaway, this property offers space, charm, and endless potential. This home is being sold as-is.

17. 2000-06-06
    soldstatus $51,000

ⓘ 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: $886 · $74/mo
• Projected year-2 tax: $1,802 · $150/mo
• Expected delta: +$916/yr (+$76/mo · 103.4%)

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

Taxation est. · year 1

• Rental income: $16,631
• − Mortgage interest: −$10,973
• − Property taxes: −$886
• − Insurance: −$980
• − Repairs & maintenance: −$1,330
• − Management: −$1,330
• − Depreciation: −$5,699
• Taxable loss: −$4,568
• Est. tax savings @ 24.0%: +$1,096
• After-tax cash flow: $41/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: Screven County
• NCES district ID: 1304500
• Math proficiency: 39% ▼ -3.00%
• Reading proficiency: 33% ▼ -4.00%
• Median HH income: $34,477
• Composite: 29.72/100
• National rank: #6447
• State rank: #66 of 174 in GA

Livability — Hiltonia

• Score: 47/100
• State rank: #598
• US rank: #26345

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Hiltonia, GA
• Population (ZIP): 11,606

Population outlook (Screven County) Hauer SSP2

• Today (2025): 13,462 people
• By 2030: 12,957 · -3.8%
• By 2040: 11,853 · -12.0%
• By 2050: 10,686 · -20.6%
• By 2075: 8,272 · -38.6%
• By 2100: 6,545 · -51.4%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Majority White (53%)
• Race & ethnicity: White 53% Black 42% Two or more races 5% Hispanic / Latino 2%
• Common ancestry: Italian 3% Danish 1% Slovak 1%
• Foreign-born: 0% · Canada
• Languages at home: 98% English-only · Spanish 1%

Political lean MEDSL · Screven

• 2024 margin: Strong R (+25.2) · D 37.3% · R 62.5%
• 2008→2024 swing: -19.0pp toward R · 2008: -6.2pp · 2024: -25.2pp
• All cycles: 2024: R+25.2 2020: R+18.9 2016: R+17.6 2012: R+8.5 2008: R+6.2

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -38.03%
• Current HPI: 227.565
• Rent YoY: —
• Metro: —
• 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

+292.0% since first listed

4 events — show timeline

• 2026-05-13 Price Changed $199,900 GAMLS
• 2026-04-20 Price Changed $214,900 GAMLS
• 2026-03-10 Listed $225,000 GAMLS
• 2000-06-06 Sold (Public Records) $51,000 Public Records

Property tax history

+0.3%/yr

Latest (2025): $886 · -9.3% YoY. Source: county tax records.