815 Sagewood Dr · Hinesville, GA 31313

$244,900

3 bd · 2.0 ba · 1,515 sqft · SingleFamily public records · 62 Days on market

Built 1997 0.30 ac lot $162/sqft · 14% above area Est $215k · 14% over

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Why this score? — see what drove the F 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 +8.3/30.0
• Rent growth +3.9/5.0
• Livability +3.7/5.0
• 1% rule +2.9/10.0
• Condition / age +2.5/5.0
• DSCR +2.3/10.0
• Schools +2.0/10.0
• ARV discount +1.4/15.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome to 815 Sagewood Dr a solid all-brick and wood siding ranch with 4 bedrooms and 2 full bathrooms, tucked away on a quiet dead-end street in Hinesville. Sitting on a 0.30-acre lot, you get that extra privacy without a ton of traffic coming through. Inside, you’ve got a functional dining and living room combo that actually makes sense for everyday living. Tile flooring runs through the main areas for easy maintenance, and the kitchen comes with stainless steel appliances and plenty of cabinet space. The layout gives you flexibility whether you’re just living day to day or having people over. There’s also a one-car garage and a fully fenced backyard perfect for pets, hanging out, or making it your own over time. Location-wise, you’re close to Fort Stewart, shopping, dining, and main roads, so everything you need is right there.

Key facts

• All-brick ranch
• 0.30-acre lot
• Wood siding

Tags

• ALL-BRICK RANCH
• WOOD SIDING
• QUIET DEAD-END STREET
• 0.30-ACRE LOT
• TILE FLOORING
• STAINLESS STEEL APPLIANCES

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $245k.

Deal economics

• At list price, monthly cash flow is $-223 ($-3k/yr) — negative.
• To cash-flow at today's rent, offer at most $206k (16.1% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $193k (21.1% below list).
• Recommended offer: $193k (21.1% 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: schools D+, commute D+, crime 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; 4 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 39% 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 62 days — a 6% lower offer ($230k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 5y 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, 98% chance of damaging wind over 30y; extreme-heat days projected 7→18/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $193,310 (21.1% 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 62 days. Have you received any prior offers? Is the seller open to a 21% 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 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?
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: 0.79% ✗
• Cap rate: 5.20%
• Cash-on-cash: -3.90%
• DSCR: 0.83
• GRM: 10.6

CMA / ARV

• ARV (median comp): $215,487
• List price: $244,900
• Delta: 13.65%
• Verdict: OVERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
118 Thornbriar Dr	0.31mi	3/2.0	1,394 (-8%)	16mo	$240,000	$172	59
908 Kings Rd	0.60mi	3/2.5	1,700 (+12%)	4mo	$245,000	$144	47

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: -20.1%
• Equity multiple: 0.29×
• Total profit: $-49,022
• Equity at exit: $36,515

10-year hold

• IRR: -8.4%
• Equity multiple: 0.42×
• Total profit: $-40,018
• Equity at exit: $21,174

Cash invested: $68,572 (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: 10.6×

Monthly cashflow live

• Estimated rent: $1,933 medium
• Mortgage (P&I): −$1,284
• Tax from tax record: −$364 /mo · $4,366/yr
• Insurance: −$102
• HOA: −$0
• Vacancy / Maint / Mgmt: −$406
• Net cashflow: $-223

Break-even live

Break-even rent $2,215

Max offer price $205,508

Occupancy floor —

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: $61,225
• Closing costs: $7,347
• Reserves months: —
• Total cash needed: —

Rent comps 4 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
854 Sagewood Dr Hinesville, GA	2.0	2.0	1182	$1,475	$1.25	43d	1	0.28mi
619 Olmstead Dr Hinesville, GA	3.0	2.0	1745	$3,000	$1.72	43d	1	1.22mi
130 Hazy Ln Hinesville, GA	3.0	2.5	1518	$2,100	$1.38	43d	1	1.36mi
231 Honey Lane Cir Hinesville, GA	3.0	1.5	1242	$1,800	$1.45	43d	1	1.40mi

Listing history 36 events

1. 2026-06-19
   days on market $244,900 Active 62 DOM
2. 2026-06-18
   days on market $244,900 Active 61 DOM
3. 2026-06-17
   days on market $244,900 Active 60 DOM
4. 2026-06-16
   days on market $244,900 Active 59 DOM
5. 2026-06-15
   days on market $244,900 Active 58 DOM
6. 2026-06-14
   days on market $244,900 Active 56 DOM
7. 2026-06-13
   days on market $244,900 Active 55 DOM
8. 2026-06-10
   days on market $244,900 Active 53 DOM
9. 2026-06-09
   days on market $244,900 Active 52 DOM
10. 2026-06-09
    remarks 687-char remark
11. 2026-06-09
    price $244,900 Active 51 DOM
12. 2026-06-08
    days on market $245,000 Active 51 DOM
13. 2026-06-07
    days on market $245,000 Active 50 DOM
14. 2026-06-05
    days on market $245,000 Active 47 DOM
15. 2026-06-03
    days on market $245,000 Active 46 DOM
16. 2026-06-02
    days on market $245,000 Active 45 DOM
17. 2026-06-01
    days on market $245,000 Active 44 DOM
18. 2026-05-31
    days on market $245,000 Active 43 DOM
19. 2026-05-30
    days on market $245,000 Active 42 DOM
20. 2026-05-07
    price $245,000 867-char remark

    Show marketing remark (867 chars)

    Welcome to 815 Sagewood Dr a solid all-brick and wood siding ranch with 4 bedrooms and 2 full bathrooms, tucked away on a quiet dead-end street in Hinesville. Sitting on a 0.30-acre lot, you get that extra privacy without a ton of traffic coming through. Inside, you’ve got a functional dining and living room combo that actually makes sense for everyday living. Tile flooring runs through the main areas for easy maintenance, and the kitchen comes with stainless steel appliances and plenty of cabinet space. The layout gives you flexibility whether you’re just living day to day or having people over. There’s also a one-car garage and a fully fenced backyard perfect for pets, hanging out, or making it your own over time. Location-wise, you’re close to Fort Stewart, shopping, dining, and main roads, so everything you need is right there.

21. 2026-03-28
    listed $250,000 Active 867-char remark

    Show marketing remark (843 chars)

    Welcome to 815 Sagewood Dr a solid all-brick and wood siding ranch with 4 bedrooms and 2 full bathrooms, tucked away on a quiet dead-end street in Hinesville. Sitting on a 0.30-acre lot, you get that extra privacy without a ton of traffic coming through. Inside, you've got a functional dining and living room combo that actually makes sense for everyday living. Tile flooring runs through the main areas for easy maintenance, and the kitchen comes with stainless steel appliances and plenty of cabinet space. The layout gives you flexibility whether you're just living day to day or having people over. There's also a one-car garage and a fully fenced backyard perfect for pets, hanging out, or making it your own over time. Location-wise, you're close to Fort Stewart, shopping, dining, and main roads, so everything you need is right there.

22. 2026-03-28
    listed $245,000 New 843-char remark

    Show marketing remark (843 chars)

    Welcome to 815 Sagewood Dr a solid all-brick and wood siding ranch with 4 bedrooms and 2 full bathrooms, tucked away on a quiet dead-end street in Hinesville. Sitting on a 0.30-acre lot, you get that extra privacy without a ton of traffic coming through. Inside, you've got a functional dining and living room combo that actually makes sense for everyday living. Tile flooring runs through the main areas for easy maintenance, and the kitchen comes with stainless steel appliances and plenty of cabinet space. The layout gives you flexibility whether you're just living day to day or having people over. There's also a one-car garage and a fully fenced backyard perfect for pets, hanging out, or making it your own over time. Location-wise, you're close to Fort Stewart, shopping, dining, and main roads, so everything you need is right there.

23. 2025-11-22
    historical
24. 2025-09-26
    price $254,500
25. 2025-08-29
    listed $254,500
26. 2024-08-07
    soldstatus $226,000
27. 2024-07-30
    soldstatus $226,000 Closed
28. 2024-07-18
    status Pending
29. 2024-07-03
    historical Active Under Contract
30. 2024-06-28
    listed $225,000 Active
31. 2021-10-15
    soldstatus $175,111
32. 2021-10-13
    soldstatus $175,000 Sold
33. 2021-10-05
    status Under Contract
34. 2021-09-14
    status Under Contract
35. 2021-09-09
    listed $165,000 New
36. 2021-01-06
    soldstatus $100,500

ⓘ 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: $4,366 · $364/mo
• Projected year-2 tax: $4,366 · $364/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 4/10 Moderate
• 🌡 Heat 9/10 Extreme 7 d/yr ≥110°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: $23,197
• − Mortgage interest: −$13,718
• − Property taxes: −$4,366
• − Insurance: −$1,224
• − Repairs & maintenance: −$1,856
• − Management: −$1,856
• − Depreciation: −$7,124
• Taxable loss: −$6,947
• Est. tax savings @ 24.0%: +$1,667
• After-tax cash flow: $-1,009/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

• Census place: Hinesville, GA
• County: Liberty County · 58,565 people
• 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

+143.8% since first listed

17 events — show timeline

• 2026-05-07 Price Changed $245,000 Hive MLS
• 2026-03-28 Listed $245,000 GAMLS
• 2026-03-28 Listed $250,000 Hive MLS
• 2025-11-22 Listing Removed — Hive MLS
• 2025-09-26 Price Changed $254,500 HABR
• 2025-08-29 Listed $254,500 Hive MLS
• 2024-08-07 Sold (Public Records) $226,000 Public Records
• 2024-07-30 Sold (MLS) $226,000 HABR
• 2024-07-18 Pending — HABR
• 2024-07-03 Contingent — HABR
• 2024-06-28 Listed $225,000 HABR
• 2021-10-15 Sold (Public Records) $175,111 Public Records
• 2021-10-13 Sold (MLS) $175,000 GAMLS
• 2021-10-05 Pending — GAMLS
• 2021-09-14 Pending — GAMLS
• 2021-09-09 Listed $165,000 GAMLS
• 2021-01-06 Sold (Public Records) $100,500 Public Records

Property tax history

+5.9%/yr

Latest (2025): $4,366 · +8.2% YoY. Source: county tax records.