682 Sabreena Cir · Walthourville, GA 31313

$170,000

3 bd · 2.0 ba · 1,242 sqft · SingleFamily public records · 20 Days on market

Built 1995 0.30 ac lot $137/sqft · 16% below area Est $202k · 16% under ↓ 15% since listing

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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 +24.4/30.0
• ARV discount +14.7/15.0
• DSCR +7.9/10.0
• 1% rule +5.9/10.0
• Rent growth +3.9/5.0
• Livability +3.2/5.0
• Condition / age +2.5/5.0
• Schools +2.0/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Seller occupied. Appointment required for all showings through ShowingTime. Please ensure all lights are turned off and doors are locked before leaving. Pre-approval letter or proof of funds must accompany all offers. Home is being sold as-is with seller's right to negotiate repairs. FHA, VA, Conventional, and Cash offers welcome. Contact listing agent with any questions, disclosures, or offer instructions regarding 682 Sabreena Circle.

Key facts

• Functional layout
• New roof
• Conveniently located

Tags

• NEW ROOF
• CONVENIENTLY LOCATED
• FUNCTIONAL LAYOUT

Property features AI

Exterior

• Utilities: Public water; Public sewer
• Home design: Single-family residence; Single-story; Property is not attached to adjacent units
• Construction: Brick construction
• Exterior features: Has a view; Lot in a residential subdivision (Oakridge); Zoned R2

Interior

• Bathrooms: 2 full bathrooms
• Heating & cooling: Central electric heating; Central electric cooling
• Interior features: Electric water heater
• Laundry & utility: Laundry located in the kitchen

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $170k.

Deal economics

• At list price, monthly cash flow is $347 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $170k).
• Recommended offer: $167k (1.5% below list) — sets the bar for market timing.
• Cap rate 8.7% vs local median 5.4% in Walthourville — 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 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.
• 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.
• Market conditions: Rents rising fast (+5.4%/yr); 612 active listings in the ZIP; 13 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 37% 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 $1k of loan paydown is wiped out by about $5k 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.
• At projected returns (-3.0% appreciation + 5.4% rent growth), your $48k cash investment doubles in ~10 years — after that, you're playing with house money.

Negotiation context

• It's been on market 20 days — a 2% lower offer ($167k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts; this cycle's ask has dropped $30k (15%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 98% chance of damaging wind over 30y; moderate 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 $167,450 (1.5% below list)

Questions for the listing agent

1. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
2. 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?
3. 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.
4. 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.
5. 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: 1.09% ✓
• Cap rate: 8.74%
• Cash-on-cash: 8.74%
• DSCR: 1.39
• GRM: 7.7

CMA / ARV

• ARV (median comp): $202,233
• List price: $170,000
• Delta: -15.94%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
311 Sabreena Cir	0.31mi	3/2.0	1,226 (-1%)	1mo	$193,000	$157	82
391 Sabreena Cir	0.24mi	3/2.0	1,188 (-4%)	8mo	$224,900	$189	75
193 Sabreena Cir	0.27mi	3/2.0	1,296 (+4%)	8mo	$215,000	$166	74
2512 Nordeoff Ct	0.63mi	3/2.0	1,240 (-0%)	5mo	$230,000	$185	66
95 Tempest Ln	0.74mi	3/2.0	1,273 (+2%)	2mo	$207,500	$163	60
2502 Nordeoff Ct	0.62mi	3/2.5	1,378 (+11%)	1mo	$235,000	$171	50
372 Hardman Rd	0.70mi	3/2.0	1,332 (+7%)	6mo	$255,600	$192	50
396 Hardman Rd	0.70mi	3/2.0	1,337 (+8%)	7mo	$238,400	$178	49
468 Hardman Rd	0.70mi	3/2.0	1,337 (+8%)	7mo	$238,500	$178	49
413 Hardman Rd	0.70mi	3/2.0	1,332 (+7%)	8mo	$264,038	$198	49
139 Sheila Dr	0.72mi	3/2.0	1,099 (-12%)	1mo	$189,900	$173	46
35 Sheila Dr	0.63mi	3/2.0	1,428 (+15%)	12mo	$210,000	$147	36

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: -0.5%
• Equity multiple: 0.98×
• Total profit: $-873
• Equity at exit: $25,348

10-year hold

• IRR: 11.5%
• Equity multiple: 2.00×
• Total profit: $47,453
• Equity at exit: $14,698

Cash invested: $47,600 (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: 7.7×

Monthly cashflow live

• Estimated rent: $1,850 high
• Mortgage (P&I): −$891
• Tax from tax record: −$152 /mo · $1,830/yr
• Insurance: −$71
• HOA: −$0
• Vacancy / Maint / Mgmt: −$389
• Net cashflow: $347

Break-even live

Break-even rent $1,411

Max offer price $170,000

Occupancy floor 76%

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: $42,500
• Closing costs: $5,100
• Reserves months: —
• Total cash needed: —

Rent comps 13 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
82 Crosby Dr Hinesville, GA	3.0	2.0	1087	$1,649	$1.52	43d	1	0.07mi
291 Sabreena Cir Hinesville, GA	3.0	2.0	1400	$1,950	$1.39	43d	1	0.31mi
23 Belleau Woods Cir Hinesville, GA	3.0	2.5	1444	$1,975	$1.37	43d	1	0.31mi
119 Belleau Woods Cir Unit 27 Hinesville, GA	3.0	2.5	1444	$2,075	$1.44	43d	1	0.37mi
373 Carter Rd Unit A Allenhurst, GA	3.0	2.0	1196	$1,900	$1.59	43d	1	0.54mi
342 NE Sheila Dr Hinesville, GA	3.0	2.5	1160	$1,650	$1.42	44d	1	0.92mi
196 Wayfair Ln Hinesville, GA	3.0	2.5	1380	$1,790	$1.30	43d	1	1.02mi
2007 Ossabaw Dr Hinesville, GA	3.0	2.0	1291	$1,975	$1.53	43d	1	1.02mi
1474 Kelly Dr Hinesville, GA	2.0	2.0	962	$1,550	$1.61	43d	1	1.10mi
524 Arnall Dr Unit 1 Allenhurst, GA	3.0	1.0	900	$1,200	$1.33	43d	1	1.27mi
524 Arnall Dr Unit 518 Allenhurst, GA	2.0	1.0	910	$950	$1.04	43d	1	1.27mi
149 Becky St Hinesville, GA	3.0	2.0	1145	$1,800	$1.57	43d	1	1.30mi
1262 Windrow Dr Hinesville, GA	4.0	2.0	1445	$1,650	$1.14	43d	1	1.50mi

Listing history 7 events

1. 2026-06-13
   status $170,000 Pending 20 DOM
2. 2026-06-10
   days on market $170,000 Active 20 DOM
3. 2026-06-09
   days on market $170,000 Active 19 DOM
4. 2026-06-08
   days on market $170,000 Active 18 DOM
5. 2026-06-07
   statusdays on market $170,000 Active 17 DOM

   Show marketing remark (440 chars)

   Seller occupied. Appointment required for all showings through ShowingTime. Please ensure all lights are turned off and doors are locked before leaving. Pre-approval letter or proof of funds must accompany all offers. Home is being sold as-is with seller's right to negotiate repairs. FHA, VA, Conventional, and Cash offers welcome. Contact listing agent with any questions, disclosures, or offer instructions regarding 682 Sabreena Circle.

6. 2026-05-07
   listed $200,000 Active 440-char remark

   Show marketing remark (440 chars)

   Seller occupied. Appointment required for all showings through ShowingTime. Please ensure all lights are turned off and doors are locked before leaving. Pre-approval letter or proof of funds must accompany all offers. Home is being sold as-is with seller's right to negotiate repairs. FHA, VA, Conventional, and Cash offers welcome. Contact listing agent with any questions, disclosures, or offer instructions regarding 682 Sabreena Circle.

7. 2026-05-07
   listed $200,000 Active 363-char remark

   Show marketing remark (440 chars)

   Seller occupied. Appointment required for all showings through ShowingTime. Please ensure all lights are turned off and doors are locked before leaving. Pre-approval letter or proof of funds must accompany all offers. Home is being sold as-is with seller's right to negotiate repairs. FHA, VA, Conventional, and Cash offers welcome. Contact listing agent with any questions, disclosures, or offer instructions regarding 682 Sabreena Circle.

ⓘ 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: $1,830 · $152/mo
• Projected year-2 tax: $1,830 · $152/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 ≥110°F today · 19 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: $22,202
• − Mortgage interest: −$9,523
• − Property taxes: −$1,830
• − Insurance: −$850
• − Repairs & maintenance: −$1,776
• − Management: −$1,776
• − Depreciation: −$4,945
• Taxable income: $1,502
• Est. tax owed @ 24.0%: −$360
• After-tax cash flow: $3,801/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 — 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

• Census place: Walthourville, GA
• County: Liberty County · 58,565 people
• City population: 4,933
• 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

-15.0% since first listed

10 events — show timeline

• 2026-06-16 Pending — HABR
• 2026-06-10 Pending — Hive MLS
• 2026-06-07 Relisted — HABR
• 2026-06-06 Relisted — Hive MLS
• 2026-05-27 Contingent — HABR
• 2026-05-25 Pending — Hive MLS
• 2026-05-21 Price Changed $170,000 HABR
• 2026-05-21 Price Changed $170,000 Hive MLS
• 2026-05-07 Listed $200,000 Hive MLS
• 2026-05-07 Listed $200,000 HABR

Property tax history

+9.0%/yr

Latest (2025): $1,830 · +55.1% YoY. Source: county tax records.