4901 Hatfield Cir · Hahira, GA 31632

$395,000

4 bd · 2.5 ba · 2,604 sqft · SingleFamily public records · 15 Days on market

Built 2022 0.26 ac lot $152/sqft · 24% below area Est $429k · 8% under $24/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).

• ARV discount +11.0/15.0
• Appreciation +10.0/10.0
• Cash flow +5.9/30.0
• Schools +4.7/10.0
• Livability +3.4/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• 1% rule +0.9/10.0
• DSCR +0.2/10.0

Listing remarks MLS

LIKE NEW HOUSE in new phase of Grove Pointe Subdivision. Split, open floor plan. Kitchen complete with custom cabinets, granite countertops, large island, tiled backsplash, and stainless steel appliances including refrigerator. Master bathroom complete with double vanity, tiled shower and garden tub. Lots of upgrades in this house! Playground and community pools located on common area. Property qualifies for 100% USDA financing to qualified buyer(s).

Key facts

• Custom kitchen
• Granite countertops
• Fenced backyard

Tags

• GROVE POINTE SUBDIVISION
• CUSTOM KITCHEN
• GRANITE COUNTERTOPS
• WALK-IN PANTRY
• STAINLESS STEEL APPLIANCES
• FENCED BACKYARD

Property features AI

Finance

• HOA & community: Homeowners association with an annual fee of $285 (approximately $23.75/month); Community pool

Exterior

• Parking: Two-car garage with automatic garage door opener
• Security: Security system
• Home design: Single-family residence; One-story
• Construction: Brick veneer and cement siding; Built as a house
• Exterior features: Patio; Fenced yard

Interior

• Kitchen: Dishwasher; Microwave; Refrigerator; Garbage disposal
• Flooring: Carpet; Tile; Vinyl
• Bathrooms: Two full bathrooms and one half bathroom
• Interior features: Security system

What this means for you Summary

Snapshot

• This is a 4-bed/2.5-bath single-family listed at $395k.

Deal economics

• At list price, monthly cash flow is $-778 ($-9k/yr) — negative.
• To cash-flow at today's rent, offer at most $258k (34.8% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $231k (41.4% below list).
• Recommended offer: $231k (41.4% below list) — sets the bar for 1% rule.

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.
• Zoned schools: Westside Elementary School (math 62% / reading 53%, grade C+, #150 of 1,228 statewide, top 12%, 937 students, 41% FRL); Hahira Middle School (math 65% / reading 63%, grade B+, #30 of 470 statewide, top 6%, 859 students, 32% FRL); Lowndes High School (math 69% / reading 51%, grade C+, #14 of 424 statewide, top 3%, 3,201 students, 39% FRL) — zoned schools at 37% FRL track the district average.
• Market conditions: 198 active listings in the ZIP; 1 comparable units currently listed for rent nearby; solid renter incomes; 896 units permitted in Lowndes County in 2024 (0 in 5+ unit buildings).
• This rent runs 33% of the median local income ($84k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• In year one you build about $42k of equity ($3k loan paydown + $40k appreciation (10.0% local appreciation)).
• Lowndes County population projected at +10% by 2050 — modest demand growth; plan on rents tracking national, not racing it.
• By year 2, paydown + projected appreciation supports a ~$68k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 15 days — a 2% lower offer ($389k) is reasonable based on typical stale-listing flexibility.
• 3 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.

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 $231,355 (41.4% 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. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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.
6. 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.
7. 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: 0.59% ✗
• Cap rate: 3.93%
• Cash-on-cash: -8.44%
• DSCR: 0.62
• GRM: 14.2

CMA / ARV

• ARV (median comp): $428,809
• List price: $395,000
• Delta: -6.95%
• 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
5028 Hatfield Cir	0.23mi	4/3.0	2,523 (-3%)	1mo	$526,845	$209	82
4970 Hatfield Cir	0.29mi	4/3.0	2,650 (+2%)	3mo	$524,900	$198	79
4824 Brown Cat Cir	0.15mi	4/3.0	2,395 (-8%)	4mo	$432,900	$181	75
4720 San Saba Dr	0.18mi	4/3.0	2,324 (-11%)	2mo	$398,900	$172	70
4868 Brown Cat Cir	0.23mi	4/2.5	2,300 (-12%)	1mo	$414,900	$180	69
4961 Hatfield Cir	0.24mi	4/3.0	2,350 (-10%)	2mo	$434,900	$185	68
4732 Amelia Cir	0.31mi	4/3.0	2,356 (-10%)	3mo	$390,000	$166	66
5051 Hatfield Cir	0.31mi	4/3.0	2,300 (-12%)	3mo	$403,650	$176	62
4860 Brown Cat Cir	0.24mi	4/3.0	2,242 (-14%)	2mo	$425,000	$190	61
4501 Chickasaw Cir	0.33mi	4/3.0	2,267 (-13%)	1mo	$370,000	$163	60
5116 Hatfield Cir	0.37mi	4/3.0	2,300 (-12%)	3mo	$419,900	$183	58
4593 San Saba Dr	0.59mi	5/3.0 (+1)	2,912 (+12%)	4mo	$495,000	$170	43

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: 18.3%
• Equity multiple: 2.50×
• Total profit: $165,521
• Equity at exit: $355,847

10-year hold

• IRR: 17.1%
• Equity multiple: 5.76×
• Total profit: $526,328
• Equity at exit: $767,398

Cash invested: $110,600 (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 31632

• Home prices YoY: 8.1%
• Active inventory: 198
• Price-to-rent: 14.2×

Monthly cashflow live

• Estimated rent: $2,314 medium
• Mortgage (P&I): −$2,071
• Tax from tax record: −$346 /mo · $4,151/yr
• Insurance: −$165
• HOA: −$24
• Vacancy / Maint / Mgmt: −$486
• Net cashflow: $-778

Break-even live

Break-even rent $3,299

Max offer price $257,524

Occupancy floor —

Sensitivity live

Price	-10% $-555	-5% $-666	+0% $-778	+5% $-890	+10% $-1,002
Rent	-10% $-961	-5% $-870	+0% $-778	+5% $-687	+10% $-595
Rate	-1.0pp $-579	-0.5pp $-678	base $-778	+0.5pp $-881	+1.0pp $-985

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: $98,750
• Closing costs: $11,850
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
5048 Planters Xing Hahira, GA	4.0	3.0	2160	$2,500	$1.16	23d	1	0.30mi

HOA detail

• Monthly dues: $24 · $288/yr
• Likely covers: pool

Listing history 31 events

1. 2026-06-21
   pricedays on market $395,000 Active 15 DOM
2. 2026-06-19
   days on market $399,000 Active 13 DOM
3. 2026-06-18
   days on market $399,000 Active 12 DOM
4. 2026-06-17
   days on market $399,000 Active 11 DOM
5. 2026-06-16
   days on market $399,000 Active 10 DOM
6. 2026-06-15
   days on market $399,000 Active 9 DOM
7. 2026-06-14
   days on market $399,000 Active 7 DOM
8. 2026-06-13
   days on market $399,000 Active 6 DOM
9. 2026-06-10
   days on market $399,000 Active 4 DOM
10. 2026-06-09
    days on market $399,000 Active 3 DOM
11. 2026-06-08
    days on market $399,000 Active 2 DOM
12. 2026-06-07
    days on marketlisting id $399,000 Active 1 DOM
13. 2026-06-05
    days on market $399,000 Active 131 DOM
14. 2026-06-03
    days on market $399,000 Active 130 DOM
15. 2026-06-02
    days on market $399,000 Active 129 DOM
16. 2026-06-01
    days on market $399,000 Active 128 DOM
17. 2026-05-31
    days on market $399,000 Active 127 DOM
18. 2026-05-30
    days on market $399,000 Active 126 DOM
19. 2026-01-24
    listed $399,000 Active 1166-char remark
20. 2024-12-12
    soldstatus $379,900
21. 2024-12-10
    soldstatus $379,900 Closed 456-char remark

    Show marketing remark (456 chars)

    LIKE NEW HOUSE in new phase of Grove Pointe Subdivision. Split, open floor plan. Kitchen complete with custom cabinets, granite countertops, large island, tiled backsplash, and stainless steel appliances including refrigerator. Master bathroom complete with double vanity, tiled shower and garden tub. Lots of upgrades in this house! Playground and community pools located on common area. Property qualifies for 100% USDA financing to qualified buyer(s).

22. 2024-11-18
    status Pending 456-char remark

    Show marketing remark (456 chars)

    LIKE NEW HOUSE in new phase of Grove Pointe Subdivision. Split, open floor plan. Kitchen complete with custom cabinets, granite countertops, large island, tiled backsplash, and stainless steel appliances including refrigerator. Master bathroom complete with double vanity, tiled shower and garden tub. Lots of upgrades in this house! Playground and community pools located on common area. Property qualifies for 100% USDA financing to qualified buyer(s).

23. 2024-09-12
    price $389,900 456-char remark

    Show marketing remark (456 chars)

    LIKE NEW HOUSE in new phase of Grove Pointe Subdivision. Split, open floor plan. Kitchen complete with custom cabinets, granite countertops, large island, tiled backsplash, and stainless steel appliances including refrigerator. Master bathroom complete with double vanity, tiled shower and garden tub. Lots of upgrades in this house! Playground and community pools located on common area. Property qualifies for 100% USDA financing to qualified buyer(s).

24. 2024-07-10
    price $398,900 456-char remark

    Show marketing remark (456 chars)

    LIKE NEW HOUSE in new phase of Grove Pointe Subdivision. Split, open floor plan. Kitchen complete with custom cabinets, granite countertops, large island, tiled backsplash, and stainless steel appliances including refrigerator. Master bathroom complete with double vanity, tiled shower and garden tub. Lots of upgrades in this house! Playground and community pools located on common area. Property qualifies for 100% USDA financing to qualified buyer(s).

25. 2024-05-29
    price $399,900 456-char remark

    Show marketing remark (456 chars)

    LIKE NEW HOUSE in new phase of Grove Pointe Subdivision. Split, open floor plan. Kitchen complete with custom cabinets, granite countertops, large island, tiled backsplash, and stainless steel appliances including refrigerator. Master bathroom complete with double vanity, tiled shower and garden tub. Lots of upgrades in this house! Playground and community pools located on common area. Property qualifies for 100% USDA financing to qualified buyer(s).

26. 2024-05-15
    listed $404,900 Active 456-char remark

    Show marketing remark (456 chars)

    LIKE NEW HOUSE in new phase of Grove Pointe Subdivision. Split, open floor plan. Kitchen complete with custom cabinets, granite countertops, large island, tiled backsplash, and stainless steel appliances including refrigerator. Master bathroom complete with double vanity, tiled shower and garden tub. Lots of upgrades in this house! Playground and community pools located on common area. Property qualifies for 100% USDA financing to qualified buyer(s).

27. 2023-04-07
    soldstatus $379,900 Closed

    Show marketing remark (500 chars)

    New construction by Premier Southern Homes, LLC in new phase of Grove Pointe. Split, open floor plan. Kitchen complete with custom cabinets, granite counter tops, large island, tiled backsplash, and stainless steel appliances including refrigerator. Master bathroom complete with double vanity, tiled shower and garden tub. Lots of upgrades in this house! Screened in back porch. Playground and community pools located on common area. Property qualifies for 100% USDA financing to qualified buyer(s).

28. 2023-03-06
    historical

    Show marketing remark (500 chars)

    New construction by Premier Southern Homes, LLC in new phase of Grove Pointe. Split, open floor plan. Kitchen complete with custom cabinets, granite counter tops, large island, tiled backsplash, and stainless steel appliances including refrigerator. Master bathroom complete with double vanity, tiled shower and garden tub. Lots of upgrades in this house! Screened in back porch. Playground and community pools located on common area. Property qualifies for 100% USDA financing to qualified buyer(s).

29. 2022-10-11
    listed $379,900

    Show marketing remark (500 chars)

    New construction by Premier Southern Homes, LLC in new phase of Grove Pointe. Split, open floor plan. Kitchen complete with custom cabinets, granite counter tops, large island, tiled backsplash, and stainless steel appliances including refrigerator. Master bathroom complete with double vanity, tiled shower and garden tub. Lots of upgrades in this house! Screened in back porch. Playground and community pools located on common area. Property qualifies for 100% USDA financing to qualified buyer(s).

30. 2022-08-17
    soldstatus $47,500
31. 2021-10-14
    soldstatus $330,000

ⓘ 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: $4,151 · $346/mo
• Projected year-2 tax: $4,151 · $346/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 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 · 11 by 30 yrs out

Taxation est. · year 1

• Rental income: $27,763
• − Mortgage interest: −$22,126
• − Property taxes: −$4,151
• − Insurance: −$1,975
• − Repairs & maintenance: −$2,221
• − Management: −$2,221
• − HOA: −$288
• − Depreciation: −$11,491
• Taxable loss: −$16,710
• Est. tax savings @ 24.0%: +$4,011
• After-tax cash flow: $-5,328/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

• 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

+19.7% since first listed

14 events — show timeline

• 2026-06-20 Price Changed $395,000 SGMLS
• 2026-06-06 Listed $399,000 SGMLS
• 2024-12-12 Sold (Public Records) $379,900 Public Records
• 2024-12-10 Sold (MLS) $379,900 SGMLS
• 2024-11-18 Pending — SGMLS
• 2024-09-12 Price Changed $389,900 SGMLS
• 2024-07-10 Price Changed $398,900 SGMLS
• 2024-05-29 Price Changed $399,900 SGMLS
• 2024-05-15 Listed $404,900 SGMLS
• 2023-04-07 Sold (MLS) $379,900 SGMLS
• 2023-03-06 Delisted — SGMLS
• 2022-10-11 Listed $379,900 SGMLS
• 2022-08-17 Sold (Public Records) $47,500 Public Records
• 2021-10-14 Sold (Public Records) $330,000 Public Records

Property tax history

+68.7%/yr

Latest (2025): $4,151 · +12.6% YoY. Source: county tax records.