118 Cherokee Cir · Hinesville, GA 31313

$140,000

3 bd · 2.0 ba · 1,200 sqft · SingleFamily public records · 28 Days on market

Built 1979 $117/sqft · 27% below area Est $192k · 27% under

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Why this score? — see what drove the B- 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 +24.5/30.0
• ARV discount +15.0/15.0
• DSCR +7.9/10.0
• 1% rule +6.6/10.0
• Rent growth +3.9/5.0
• Livability +3.7/5.0
• Condition / age +2.5/5.0
• Schools +2.0/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Price Improvement!!! Welcome to 118 Cherokee! Don't miss this updated 3 bedroom, 2 bath duplex offering 1,200 sq feet of comfortable living space! Conveniently located near shopping, dining, and just a short drive to Ft. Stewart, this property is perfect for homeowners or investors alike. Recent updates include fresh paint and new carpet, giving the home a clean, modern feel. The layout offers a functional flow with ample living space. Schedule your showing today! Property is being sold AS IS.

Key facts

• Built 1979
• Listed 28 days

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $140k.

Deal economics

• At list price, monthly cash flow is $286 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $140k).
• Recommended offer: $138k (1.5% below list) — sets the bar for market timing.
• Cap rate 8.7% vs local median 5.2% in Hinesville — 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 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; 22 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 32% 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 $968 of loan paydown is wiped out by about $4k 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 $39k cash investment doubles in ~9 years — after that, you're playing with house money.

Negotiation context

• It's been on market 28 days — a 2% lower offer ($138k) is reasonable based on typical stale-listing flexibility.
• 4 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.
• Current owner paid $72k; list at $140k implies a 93% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; moderate wildfire risk; extreme-heat days projected 7→18/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $137,900 (1.5% below list)

Questions for the listing agent

1. Built in 1979 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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?
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: 1.16% ✓
• Cap rate: 8.75%
• Cash-on-cash: 8.76%
• DSCR: 1.39
• GRM: 7.2

CMA / ARV

• ARV (median comp): $192,368
• List price: $140,000
• Delta: -27.22%
• 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
1064 Desert Shield St	0.40mi	3/2.0	1,178 (-2%)	4mo	$199,900	$170	75
1104 Tomcat Trl Trl	0.48mi	3/2.0	1,245 (+4%)	2mo	$237,000	$190	69
735 Kadi Ln	0.61mi	3/2.0	1,290 (+8%)	0mo	$208,500	$162	59
927 Charles C Frasier Blvd	0.31mi	3/2.0	1,379 (+15%)	6mo	$210,000	$152	56
106 Deann Dr	0.64mi	3/1.5	1,285 (+7%)	2mo	$224,900	$175	55
1110 Apache Aly	0.48mi	3/2.0	1,106 (-8%)	12mo	$204,500	$185	55
222 Glenn Bryant Rd	0.71mi	3/2.0	1,111 (-7%)	1mo	$219,900	$198	54
624 Honey Ridge Ln	0.65mi	4/2.0 (+1)	1,302 (+8%)	1mo	$199,900	$154	50
124 Deann Dr	0.68mi	3/2.0	1,269 (+6%)	11mo	$202,000	$159	49
1052 Phantom Ter	0.55mi	3/2.0	1,032 (-14%)	4mo	$217,400	$211	48
905 Greenbriar Rd	0.47mi	4/1.0 (+1)	1,300 (+8%)	9mo	$194,900	$150	48
1032 Varnedoe St	0.71mi	4/2.0 (+1)	1,288 (+7%)	8mo	$230,000	$179	43

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: -0.3%
• Equity multiple: 0.99×
• Total profit: $-393
• Equity at exit: $20,874

10-year hold

• IRR: 11.8%
• Equity multiple: 2.04×
• Total profit: $40,630
• Equity at exit: $12,105

Cash invested: $39,200 (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: 7.2×

Monthly cashflow live

• Estimated rent: $1,619 high
• Mortgage (P&I): −$734
• Tax from tax record: −$200 /mo · $2,404/yr
• Insurance: −$58
• HOA: −$0
• Vacancy / Maint / Mgmt: −$340
• Net cashflow: $286

Break-even live

Break-even rent $1,257

Max offer price $140,000

Occupancy floor 77%

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: $35,000
• Closing costs: $4,200
• Reserves months: —
• Total cash needed: —

Rent comps 22 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
108 Cherokee Cir Hinesville, GA	3.0	2.0	1208	$1,275	$1.06	43d	1	0.04mi
172 Cherokee Cir Hinesville, GA	3.0	2.0	1290	$1,550	$1.20	43d	1	0.09mi
131 Pointe South Dr Hinesville, GA	2.0	1.0	960	$1,950	$2.03	43d	1	0.53mi
910 Brett Dr Hinesville, GA	2.0–3.0	2.0	957	$1,600	$1.67	44d	3	0.56mi
910 Brett Dr Hinesville, GA	2.0–3.0	2.0	957	$1,600	$1.67	43d	4	0.56mi
134 Pointe South Dr Hinesville, GA	2.0	1.0	840	$1,195	$1.42	43d	1	0.57mi
286 Whitetail Cir Hinesville, GA	3.0	2.0	1274	$1,600	$1.26	43d	1	0.85mi
1458 Sheridan Pt Hinesville, GA	3.0	2.0	1400	$1,800	$1.29	43d	1	0.86mi
1456 Coalition Cir Hinesville, GA	3.0	2.0	1424	$1,700	$1.19	43d	1	0.86mi
1012 White Cir Hinesville, GA	3.0	1.0	1050	$1,300	$1.24	43d	1	0.88mi
250 Garden Cir Hinesville, GA	3.0	2.0	1140	$1,750	$1.54	43d	1	0.95mi
255 Glenn Bryant Rd Hinesville, GA	3.0	1.0	1075	$1,700	$1.58	43d	1	0.96mi
727 S Main St Hinesville, GA	2.0–3.0	1.5	1286	$1,450	$1.13	43d	3	1.00mi
220 Garden Cir Hinesville, GA	3.0	1.5	1323	$1,650	$1.25	43d	1	1.02mi
1100 Pineland Ave Hinesville, GA	2.0	2.5	1412	$1,575	$1.12	43d	2	1.05mi
732 Fleming Rd Hinesville, GA	3.0	1.5	1348	$1,400	$1.04	43d	1	1.10mi
814 Lesa St Hinesville, GA	2.0	1.5	1152	$950	$0.82	43d	1	1.13mi
662 Mahoney Rd Hinesville, GA	3.0	2.0	1196	$1,795	$1.50	43d	1	1.16mi
1069 Kelly Dr Hinesville, GA	3.0	1.5	1270	$1,350	$1.06	43d	1	1.22mi
635 Maxwell St Hinesville, GA	3.0	1.0	950	$1,700	$1.79	43d	1	1.24mi
912 Pineland Ave Hinesville, GA	3.0	2.5	1428	$1,648	$1.15	43d	1	1.33mi
1113 Kelly Dr Hinesville, GA	2.0	2.0	858	$995	$1.16	43d	1	1.35mi

Listing history 9 events

1. 2026-05-18
   status Pending 498-char remark

   Show marketing remark (498 chars)

   Price Improvement!!! Welcome to 118 Cherokee! Don't miss this updated 3 bedroom, 2 bath duplex offering 1,200 sq feet of comfortable living space! Conveniently located near shopping, dining, and just a short drive to Ft. Stewart, this property is perfect for homeowners or investors alike. Recent updates include fresh paint and new carpet, giving the home a clean, modern feel. The layout offers a functional flow with ample living space. Schedule your showing today! Property is being sold AS IS.

2. 2026-05-12
   price $140,000 498-char remark

   Show marketing remark (498 chars)

   Price Improvement!!! Welcome to 118 Cherokee! Don't miss this updated 3 bedroom, 2 bath duplex offering 1,200 sq feet of comfortable living space! Conveniently located near shopping, dining, and just a short drive to Ft. Stewart, this property is perfect for homeowners or investors alike. Recent updates include fresh paint and new carpet, giving the home a clean, modern feel. The layout offers a functional flow with ample living space. Schedule your showing today! Property is being sold AS IS.

3. 2026-04-20
   listed $145,000 Active 498-char remark

   Show marketing remark (498 chars)

   Price Improvement!!! Welcome to 118 Cherokee! Don't miss this updated 3 bedroom, 2 bath duplex offering 1,200 sq feet of comfortable living space! Conveniently located near shopping, dining, and just a short drive to Ft. Stewart, this property is perfect for homeowners or investors alike. Recent updates include fresh paint and new carpet, giving the home a clean, modern feel. The layout offers a functional flow with ample living space. Schedule your showing today! Property is being sold AS IS.

4. 2021-05-17
   soldstatus $72,500
5. 2021-04-21
   soldstatus $72,500
6. 2021-04-21
   soldstatus $72,500
7. 2021-04-02
   listed $80,000
8. 2021-04-02
   listed $80,000
9. 2021-04-02
   listed $80,000

ⓘ 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: $2,404 · $200/mo
• Projected year-2 tax: $2,404 · $200/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 · 18 d/yr by 30 yrs out
• 💨 Wind 8/10 Severe 99% 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: $19,429
• − Mortgage interest: −$7,842
• − Property taxes: −$2,404
• − Insurance: −$700
• − Repairs & maintenance: −$1,554
• − Management: −$1,554
• − Depreciation: −$4,073
• Taxable income: $1,302
• Est. tax owed @ 24.0%: −$312
• After-tax cash flow: $3,123/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
• City population: 42,838
• 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

+75.0% since first listed

9 events — show timeline

• 2026-05-18 Pending — HABR
• 2026-05-12 Price Changed $140,000 HABR
• 2026-04-20 Listed $145,000 HABR
• 2021-05-17 Sold (Public Records) $72,500 Public Records
• 2021-04-21 Sold (MLS) $72,500 HABR
• 2021-04-21 Sold (MLS) $72,500 Hive MLS
• 2021-04-02 Listed $80,000 HABR
• 2021-04-02 Listed $80,000 Hive MLS
• 2021-04-02 Listed $80,000 Hive MLS

Property tax history

+7.2%/yr

Latest (2025): $2,404 · +38.6% YoY. Source: county tax records.