232 Magnolia Plantation Ct · Hinesville, GA 31313

$155,000

2 bd · 2.0 ba · 985 sqft · Condo public records · 46 Days on market

Built 2000 $157/sqft · 20% below area Est $197k · 21% under $200/mo HOA · 12% of rent

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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).

• ARV discount +15.0/15.0
• Cash flow +14.0/30.0
• 1% rule +5.5/10.0
• DSCR +4.2/10.0
• 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

Investors Only- tenant in place- Nicely remodeled unit 2 bedrooms, 2 bathrooms, Livingroom/Dining room Combo, Outside Storage.

Key facts

• Outside storage
• Remodeled unit
• Built 2000

Tags

• REMODELED UNIT
• OUTSIDE STORAGE

Property features AI

Finance

• Other: Located in Magnolia Court Condos
• HOA & community: Homeowners association with $200 monthly fee

Exterior

• Parking: Paved parking
• Utilities: Public water; Electricity available / electric on property
• Home design: Residential townhouse/condo
• Construction: Vinyl siding construction
• Exterior features: Shingle roof; Vinyl siding; Paved road frontage (city street)

Interior

• Kitchen: Electric range; Microwave; Refrigerator
• Bedrooms: 5 total rooms (includes bedrooms and other rooms)
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating; Central air conditioning
• Interior features: No fireplace; Balcony
• Laundry & utility: Washer; Dryer

🏷️ Possibly a rental listed for sale. The $155,000 price doesn't fit this home's estimated sale value (~$197,145) and the remarks read like a rental — treat the cards below with caution.

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath condo listed at $155k.

Deal economics

• At list price, monthly cash flow is $19 ($222/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $155k).
• Recommended offer: $150k (3.0% below list) — sets the bar for market timing.
• Cap rate 6.4% vs local median 5.2% in Hinesville — meaningfully above typical; check what's discounted (condition, days-on-market, listing class) to confirm the premium yield is real.

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; 5 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 33% 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.

Negotiation context

• It's been on market 46 days — a 3% lower offer ($150k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $43k; list at $155k implies a 260% 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; extreme-heat days projected 7→18/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $150,350 (3.0% below list)

Questions for the listing agent

1. It's been on market 46 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
3. Any open or pending special assessments — roof, HVAC, plumbing, elevator, façade? What's the per-unit balance and payoff schedule, and is the seller paying it off at close or rolling it to the buyer?
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. 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.
8. 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.
9. How much new apartment / multifamily construction is in the pipeline within 1–3 miles? Heavy new supply (>2% of stock underway) typically softens rents 12–24 months out; light construction supports rent growth.

Investment metrics

• 1% rule: 1.05% ✓
• Cap rate: 6.44%
• Cash-on-cash: 0.51%
• DSCR: 1.02
• GRM: 7.9

CMA / ARV

• ARV (median comp): $197,145
• List price: $155,000
• Delta: -21.38%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Projected returns pro-forma

-3.0% appreciation · 5.41% rent growth · sell at horizon

5-year hold

• IRR: -12.2%
• Equity multiple: 0.55×
• Total profit: $-19,737
• Equity at exit: $23,111

10-year hold

• IRR: 0.7%
• Equity multiple: 1.06×
• Total profit: $2,407
• Equity at exit: $13,402

Cash invested: $43,400 (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: 7.9×

Monthly cashflow live

• Estimated rent: $1,632 high
• Mortgage (P&I): −$813
• Tax est. 1.5%: −$194 /mo · $2,325/yr
• Insurance: −$65
• HOA: −$200
• Vacancy / Maint / Mgmt: −$343
• Net cashflow: $19

Break-even live

Break-even rent $1,609

Max offer price $155,000

Occupancy floor 94%

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: $38,750
• Closing costs: $4,650
• Reserves months: —
• Total cash needed: —

Rent comps 5 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
214 Honey Lane Cir Hinesville, GA	3.0	1.5	984	$1,350	$1.37	44d	1	0.51mi
905 Olmstead Dr Hinesville, GA	2.0	2.0	1000	$1,638	$1.64	44d	3	0.58mi
205 Bagley Ave Unit B Hinesville, GA	3.0	2.0	1071	$1,850	$1.73	44d	1	0.59mi
822 Lost Grove Ln Hinesville, GA	3.0	2.0	1080	$1,650	$1.53	44d	1	0.62mi
1303 Veterans Pkwy Hinesville, GA	1.0–3.0	1.0–2.0	1048	$1,625	$1.55	44d	8	1.17mi

HOA detail condo

• Monthly dues: $200 · $2,400/yr
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 22 events

1. 2026-06-19
   days on market $155,000 Active 46 DOM
2. 2026-06-18
   days on market $155,000 Active 45 DOM
3. 2026-06-17
   days on market $155,000 Active 44 DOM
4. 2026-06-16
   days on market $155,000 Active 43 DOM
5. 2026-06-15
   days on market $155,000 Active 42 DOM
6. 2026-06-14
   days on market $155,000 Active 40 DOM
7. 2026-06-13
   days on market $155,000 Active 39 DOM
8. 2026-06-10
   days on market $155,000 Active 37 DOM
9. 2026-06-09
   days on market $155,000 Active 36 DOM
10. 2026-06-08
    days on market $155,000 Active 35 DOM
11. 2026-06-07
    days on market $155,000 Active 34 DOM
12. 2026-06-05
    days on market $155,000 Active 31 DOM
13. 2026-06-03
    days on market $155,000 Active 30 DOM
14. 2026-06-02
    days on market $155,000 Active 29 DOM
15. 2026-06-01
    days on market $155,000 Active 28 DOM
16. 2026-05-31
    days on market $155,000 Active 27 DOM
17. 2026-05-30
    days on market $155,000 Active 26 DOM
18. 2026-05-04
    listed $155,000 Active 126-char remark
19. 2013-02-01
    soldstatus $43,000
20. 2013-02-01
    soldstatus $43,000
21. 2012-11-29
    soldstatus $51,000
22. 2012-09-20
    soldstatus $49,000

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

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 ≥111°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: $19,590
• − Mortgage interest: −$8,682
• − Property taxes: −$2,325
• − Insurance: −$775
• − Repairs & maintenance: −$1,567
• − Management: −$1,567
• − HOA: −$2,400
• − Depreciation: −$4,509
• Taxable loss: −$2,236
• Est. tax savings @ 24.0%: +$537
• After-tax cash flow: $759/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

+216.3% since first listed

5 events — show timeline

• 2026-05-04 Listed $155,000 HABR
• 2013-02-01 Sold (Public Records) $43,000 Public Records
• 2013-02-01 Sold (Public Records) $43,000 Public Records
• 2012-11-29 Sold (Public Records) $51,000 Public Records
• 2012-09-20 Sold (Public Records) $49,000 Public Records

Property tax history

-27.2%/yr

Latest (2025): $34 · +45.5% YoY. Source: county tax records.