314 Quail Run Way Way SE · Walthourville, GA 31301

$302,625

4 bd · 2.5 ba · 2,151 sqft · SingleFamily · 51 Days on market

Built 2026 Fair condition 0.52 ac lot $141/sqft · 6% above area Est $285k · 6% 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
• Appreciation +5.1/10.0
• ARV discount +4.7/15.0
• 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
• Condition / age +2.2/5.0

Listing remarks

Our Palmyra floor plan, located in The Village at Sassafras, is a beloved choice among homebuyers! This 4-bedroom, 2.5 bath residence features a welcoming foyer that leads to a versatile flex space, ideal for a secondary living area or any use you envision. The generous family room, complete with an electric fireplace, seamlessly connects to the breakfast nook. The U-shaped kitchen is equipped with an island, chic cabinetry, thoughtfully selected countertops, and stainless steel appliances. Upstairs, the primary suite stands out with two walk-in closets, a dual vanity, a garden tub, a separate shower, and plenty of natural light streaming into the bedroom. The three additional bedrooms shar

Key facts

• U-shaped kitchen
• Palmyra floor plan
• Flex space

Tags

• PALMYRA FLOOR PLAN
• FLEX SPACE
• ELECTRIC FIREPLACE
• U-SHAPED KITCHEN
• ISLAND
• CHIC CABINETRY

Property features AI

Finance

• Other: Subdivision: The Village At Sassafras
• HOA & community: Homeowners association with a $34 monthly fee

Exterior

• Parking: Attached 2-car garage; Driveway; 2 covered parking spaces (total 2 parking spaces)
• Utilities: Electricity connected (electric on property); Underground utilities; Septic tank
• Home design: Single-family residence; Two stories; Under construction
• Construction: Vinyl siding; Shingle roof; Slab foundation; Built as new construction (under construction)
• Exterior features: Landscaped lot; Irrigation equipment; Paved road access; No fencing specified

Interior

• Kitchen: Dishwasher; Electric oven; Electric range; Microwave; Refrigerator
• Flooring: Carpet; Vinyl
• Bathrooms: 2 full bathrooms; 1 half bathroom
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Breakfast bar; Entrance foyer; Kitchen island; Pantry; Electric fireplace in the family room
• Laundry & utility: Washer hookup; Electric water heater

What this means for you Summary

Snapshot

• This is a 4-bed/2.5-bath single-family listed at $303k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $-92 ($-1k/yr) — negative.
• To cash-flow at today's rent, offer at most $289k (4.4% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $257k (15.0% below list).
• Recommended offer: $257k (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, amenities F, commute 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.
• Zoned schools: Smiley Elementary School (1,258 students, 67% FRL); Long County Middle School (math 21% / reading 27%, grade F, #311 of 470 statewide, top 68%, 945 students, 69% FRL); Long County High School (math 37% / reading 22%, grade F, #140 of 424 statewide, top 35%, 1,209 students, 70% FRL).
• Market conditions: 141 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 $2,574/mo this rent would consume 47% 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 + $470 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 51 days — a 3% lower offer ($294k) is reasonable based on typical stale-listing flexibility.

Recommended offer $257,377 (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 51 days. Have you received any prior offers? Is the seller open to a 15% concession, seller financing, or rate buy-down credit?
3. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
4. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
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: 0.85% ✗
• Cap rate: 5.93%
• Cash-on-cash: -1.30%
• DSCR: 0.94
• GRM: 9.8

CMA / ARV

• ARV (median comp): $284,889
• List price: $302,625
• Delta: 6.23%
• 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
802 Buckhead Loop SE	0.22mi	4/2.5	2,065 (-4%)	0mo	$296,375	$144	83
916 Buckhead Loop SE	0.27mi	4/2.5	2,065 (-4%)	3mo	$306,210	$148	78
1105 Buckhead Loop SE	0.22mi	4/2.5	2,254 (+5%)	6mo	$312,495	$139	77
283 Antler Ave SE	0.16mi	4/2.5	2,002 (-7%)	7mo	$300,265	$150	75
631 Buckhead Loop SE	0.22mi	4/3.0	1,984 (-8%)	1mo	$315,475	$159	74
836 Buckhead Loop SE	0.22mi	4/2.5	2,395 (+11%)	0mo	$316,800	$132	71
200 Antler Ave SE	0.24mi	5/3.0 (+1)	2,256 (+5%)	4mo	$308,875	$137	71
874 Buckhead Loop SE	0.27mi	5/3.0 (+1)	2,256 (+5%)	2mo	$320,675	$142	70
218 Antler Ave	0.23mi	4/3.0	1,984 (-8%)	6mo	$296,450	$149	70
377 Buckhead Loop SE	0.30mi	5/3.0 (+1)	2,256 (+5%)	4mo	$282,350	$125	67
382 Buckhead Loop SE	0.30mi	4/2.0	1,926 (-10%)	1mo	$310,875	$161	66
702 Buckhead Loop SE	0.22mi	5/3.0 (+1)	2,415 (+12%)	1mo	$322,425	$134	62

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: $-12,441
• Equity at exit: $90,232

10-year hold

• IRR: 2.6%
• Equity multiple: 1.28×
• Total profit: $24,078
• Equity at exit: $110,363

Cash invested: $84,735 (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: 141
• Price-to-rent: 9.8×

Monthly cashflow live

• Estimated rent: $2,574 medium
• Mortgage (P&I): −$1,587
• Tax est. 1.5%: −$378 /mo · $4,539/yr
• Insurance: −$126
• HOA: −$34
• Vacancy / Maint / Mgmt: −$540
• Net cashflow: $-92

Break-even live

Break-even rent $2,690

Max offer price $289,299

Occupancy floor 99%

Sensitivity live

Price	-10% $117	-5% $12	+0% $-92	+5% $-197	+10% $-301
Rent	-10% $-295	-5% $-194	+0% $-92	+5% $10	+10% $111
Rate	-1.0pp $60	-0.5pp $-15	base $-92	+0.5pp $-171	+1.0pp $-250

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: $75,656
• Closing costs: $9,079
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2722 Arnall Dr Allenhurst, GA	5.0	3.0	2256	$2,600	$1.15	45d	1	0.44mi
469 Archie Way Hinesville, GA	4.0	2.5	2001	$2,000	$1.00	45d	1	1.45mi

HOA detail

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

Listing history 20 events

1. 2026-06-21
   days on market $302,625 Active 51 DOM
2. 2026-06-19
   days on market $302,625 Active 49 DOM
3. 2026-06-18
   days on market $302,625 Active 48 DOM
4. 2026-06-17
   days on market $302,625 Active 47 DOM
5. 2026-06-16
   days on market $302,625 Active 46 DOM
6. 2026-06-15
   days on market $302,625 Active 45 DOM
7. 2026-06-14
   days on market $302,625 Active 43 DOM
8. 2026-06-13
   days on market $302,625 Active 42 DOM
9. 2026-06-10
   days on market $302,625 Active 40 DOM
10. 2026-06-09
    days on market $302,625 Active 39 DOM
11. 2026-06-08
    days on market $302,625 Active 38 DOM
12. 2026-06-07
    days on market $302,625 Active 37 DOM
13. 2026-06-05
    days on market $302,625 Active 34 DOM
14. 2026-06-03
    days on market $302,625 Active 33 DOM
15. 2026-06-02
    days on market $302,625 Active 32 DOM
16. 2026-06-01
    days on market $302,625 Active 31 DOM
17. 2026-05-31
    days on market $302,625 Active 30 DOM
18. 2026-05-30
    days on market $302,625 Active 29 DOM
19. 2026-05-01
    price $302,625 841-char remark
20. 2026-05-01
    listed $298,875 Active 841-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: $30,885
• − Mortgage interest: −$16,952
• − Property taxes: −$4,539
• − Insurance: −$1,513
• − Repairs & maintenance: −$2,471
• − Management: −$2,471
• − HOA: −$408
• − Depreciation: −$8,804
• Taxable loss: −$6,272
• Est. tax savings @ 24.0%: +$1,505
• After-tax cash flow: $400/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 · 0 photos

Fair 45/100 Moderate rehab

The home requires moderate repairs and maintenance, particularly in the kitchen and bathrooms, to improve its condition and value. Painting and landscaping can significantly enhance its curb appeal and attract more buyers and renters.

Repairs flagged

• Minor Kitchen countertops — Minor discoloration and scratches on the countertops.
• Minor Bathroom fixtures — Standard fixtures in need of replacement or upgrade.
• Moderate Flooring — Worn appearance and may need replacement or refinishing.
• Minor Exterior siding — Weathered appearance and may need repainting.
• Minor Windows — May need new weatherstripping or caulking.

Value-add opportunities

• Both Painting — Fresh paint can improve the home's curb appeal and interior aesthetics, enhancing both resale and rental value.
• Both Landscaping — Enhanced landscaping can significantly improve the home's curb appeal and attract more potential buyers or renters.
• Both Kitchen and bathroom updates — Updating countertops and fixtures can modernize the home and make it more appealing to a broader range of buyers and renters.

Renovation cost estimate screening

Repair item	Severity	Est. cost
Kitchen countertops · Minor discoloration and scratches on the countertops.	Minor	$500–3,000
Bathroom fixtures · Standard fixtures in need of replacement or upgrade.	Minor	$500–3,000
Flooring · Worn appearance and may need replacement or refinishing.	Moderate	$3,000–15,000
Exterior siding · Weathered appearance and may need repainting.	Minor	$500–3,000
Windows · May need new weatherstripping or caulking.	Minor	$500–3,000
Total estimated repair cost · 5 items		$5,000–27,000

Value-add ROI direction

• Both Painting — Fresh paint can improve the home's curb appeal and interior aesthetics, enhancing both resale and rental value. ↑
• Both Landscaping — Enhanced landscaping can significantly improve the home's curb appeal and attract more potential buyers or renters. ↑
• Both Kitchen and bathroom updates — Updating countertops and fixtures can modernize the home and make it more appealing to a broader range of buyers and renters. ↑

ⓘ 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

+1.3% since first listed

2 events — show timeline

• 2026-05-01 Price Changed $302,625 HABR
• 2026-05-01 Listed $298,875 HABR