963 Yale Ct · Hinesville, GA 31313

$194,685

3 bd · 2.0 ba · 2,051 sqft · SingleFamily public records · 21 Days on market

Built 2004 45 ac lot Est $285k · 32% under

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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 +15.0/15.0
• Cash flow +13.6/30.0
• 1% rule +5.1/10.0
• DSCR +4.1/10.0
• 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

Livingroom, family room, 3 bedrooms. Easy to view. All Showings Through Showing Time ALL offers must be submitted atwww. vrmproperties.com. Agentsmust register as a User, enter the property address, and click on “Start Offer”. This property may qualify forSeller Financing (Vendee). If theProperty was built before 1978, lead-based paint Potentially Exists. IMPORTANT: If the Seller selects your offer, the Sales Contract will be generated using the data entered into the website. To avoid delays in executing the Sales Contract, please enter dataas you want it to appearon the Sales Contract SOLD AS IS. Pre-Approval Letter and EM made out to Closing Attorney

Key facts

• 45 acre lot
• Built 2004
• Listed 21 days

Property features AI

Finance

• Other: Located in the Churchfield Estates subdivision; Listing broker: Exit Team Realty

Exterior

• Parking: Driveway; No garage
• Utilities: Public water
• Home design: Single-family residential property
• Construction: Brick veneer construction; Slab foundation; Built as residential single family
• Exterior features: Shingle roof; Outbuilding; No fencing; Paved road access; 45-acre lot

Interior

• Kitchen: Dishwasher; Electric range; Refrigerator
• Bathrooms: 2 full bathrooms
• Interior features: Dishwasher; Electric range; Refrigerator; Electric water heater; No fireplace; 6 total rooms
• Laundry & utility: Electric water heater

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $195k.

Deal economics

• At list price, monthly cash flow is $11 ($132/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $195k).
• Recommended offer: $192k (1.5% 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); 639 active listings in the ZIP; 17 comparable units currently listed for rent nearby; rentals lingering (median 46d 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 $1k of loan paydown is wiped out by about $6k 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 21 days — a 2% lower offer ($192k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 12y 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 $132k; 48% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: property tax is 2.7% of price.
• Climate carrying-cost: severe wind risk, 98% 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 $191,764 (1.5% below list)

Questions for the listing agent

1. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
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. 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?
6. 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.
7. 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.
8. 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: 1.01% ✓
• Cap rate: 6.36%
• Cash-on-cash: 0.24%
• DSCR: 1.01
• GRM: 8.2

CMA / ARV

• ARV (on-the-fly): $285,089
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1201 Langston Ln	0.09mi	4/2.0 (+1)	1,976 (-4%)	22mo	$274,000	$139	66
624 Amhearst Row	0.66mi	3/2.5	2,039 (-1%)	1mo	$217,500	$107	66
1006 Canton Ct	0.27mi	4/2.5 (+1)	2,114 (+3%)	17mo	$268,000	$127	61
629 Amhearst Row	0.63mi	3/2.5	2,046 (-0%)	14mo	$275,000	$134	57
161 Alcott Cir	0.39mi	4/2.5 (+1)	2,171 (+6%)	24mo	$302,000	$139	45
310 Alcott Cir	0.51mi	4/2.0 (+1)	2,273 (+11%)	11mo	$299,000	$132	44
600 Kendal Ct	0.74mi	4/2.0 (+1)	2,003 (-2%)	16mo	$292,000	$146	44
513 Cascade Ct	0.73mi	4/2.0 (+1)	1,923 (-6%)	9mo	$318,000	$165	43
1000 Miles Xing	0.65mi	3/2.0	1,860 (-9%)	16mo	$279,000	$150	40
362 Alcott Cir	0.50mi	4/3.0 (+1)	2,280 (+11%)	11mo	$293,000	$129	40
1086 Ricade Dr	0.61mi	3/2.0	1,755 (-14%)	14mo	$248,500	$142	36
625 Amhearst Row	0.61mi	4/2.5 (+1)	1,843 (-10%)	16mo	$283,000	$154	34

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: -12.8%
• Equity multiple: 0.53×
• Total profit: $-25,812
• Equity at exit: $29,028

10-year hold

• IRR: 0.0%
• Equity multiple: 1.00×
• Total profit: $96
• Equity at exit: $16,833

Cash invested: $54,512 (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: 639
• Price-to-rent: 8.2×

Monthly cashflow live

• Estimated rent: $1,967 high
• Mortgage (P&I): −$1,021
• Tax from tax record: −$441 /mo · $5,290/yr
• Insurance: −$81
• HOA: −$0
• Vacancy / Maint / Mgmt: −$413
• Net cashflow: $11

Break-even live

Break-even rent $1,953

Max offer price $194,685

Occupancy floor 94%

Sensitivity live

Price	-10% $121	-5% $66	+0% $11	+5% $-44	+10% $-99
Rent	-10% $-144	-5% $-67	+0% $11	+5% $89	+10% $166
Rate	-1.0pp $109	-0.5pp $61	base $11	+0.5pp $-39	+1.0pp $-91

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: $48,671
• Closing costs: $5,841
• Reserves months: —
• Total cash needed: —

Rent comps 17 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
945 Ruth Dr Hinesville, GA	4.0	2.0	1910	$1,900	$0.99	45d	1	0.03mi
912 Pineland Ave Hinesville, GA	3.0	2.5	1428	$1,648	$1.15	45d	1	0.69mi
1100 Pineland Ave Hinesville, GA	2.0	2.5	1412	$1,575	$1.12	45d	2	0.69mi
203 Guyett Ave Hinesville, GA	4.0	2.5	1593	$2,000	$1.26	45d	1	0.71mi
511 Wyckfield Way Hinesville, GA	4.0	2.5	2070	$2,475	$1.20	45d	1	0.71mi
717 Mill Creek Cir Hinesville, GA	4.0	2.5	1776	$2,200	$1.24	45d	1	0.79mi
712 Mill Creek Cir Hinesville, GA	4.0	2.0	1456	$1,900	$1.30	45d	1	0.83mi
1478 Enterprise Dr Hinesville, GA	4.0	2.0	1802	$1,875	$1.04	45d	1	0.93mi
905 King Air Ct Hinesville, GA	3.0	2.0	1407	$1,750	$1.24	45d	1	1.02mi
1456 Coalition Cir Hinesville, GA	3.0	2.0	1424	$1,700	$1.19	45d	1	1.04mi
960 Gulfstream Rd Hinesville, GA	4.0	2.0	1515	$2,150	$1.42	45d	1	1.05mi
1458 Sheridan Pt Hinesville, GA	3.0	2.0	1400	$1,800	$1.29	45d	1	1.06mi
916 Mandarin Dr Hinesville, GA	3.0	2.0	1433	$1,550	$1.08	45d	1	1.21mi
908 Ringneck Way Hinesville, GA	3.0	2.0	1526	$1,750	$1.15	46d	1	1.33mi
264 Marron Way Hinesville, GA	4.0	2.5	1997	$2,200	$1.10	45d	1	1.35mi
924 Sanford Ln Hinesville, GA	4.0	2.5	1801	$1,995	$1.11	45d	1	1.40mi
710 Little John Dr Hinesville, GA	3.0	2.0	1459	$1,700	$1.17	45d	1	1.46mi

Listing history 17 events

1. 2026-06-21
   days on market $194,685 Active 21 DOM
2. 2026-06-19
   days on market $194,685 Active 19 DOM
3. 2026-06-18
   days on market $194,685 Active 18 DOM
4. 2026-06-17
   days on market $194,685 Active 17 DOM
5. 2026-06-16
   days on market $194,685 Active 16 DOM
6. 2026-06-15
   days on market $194,685 Active 15 DOM
7. 2026-06-14
   days on market $194,685 Active 13 DOM
8. 2026-06-13
   days on market $194,685 Active 12 DOM
9. 2026-06-10
   days on market $194,685 Active 10 DOM
10. 2026-06-09
    days on market $194,685 Active 9 DOM
11. 2026-06-08
    days on market $194,685 Active 8 DOM
12. 2026-06-07
    days on market $194,685 Active 7 DOM
13. 2026-06-05
    days on market $194,685 Active 4 DOM
14. 2026-06-03
    days on market $194,685 Active 3 DOM
15. 2026-06-02
    days on market $194,685 Active 2 DOM
16. 2026-06-01
    remarks 660-char remark
17. 2026-06-01
    listed $194,685 Active 1 DOM

ⓘ 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: $5,290 · $441/mo
• Projected year-2 tax: $5,290 · $441/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 ≥111°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: $23,604
• − Mortgage interest: −$10,905
• − Property taxes: −$5,290
• − Insurance: −$973
• − Repairs & maintenance: −$1,888
• − Management: −$1,888
• − Depreciation: −$5,664
• Taxable loss: −$3,005
• Est. tax savings @ 24.0%: +$721
• After-tax cash flow: $853/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

+49.8% since first listed

7 events — show timeline

• 2026-06-01 Listed $194,685 HABR
• 2026-01-19 Listing Removed — Hive MLS
• 2025-10-30 Price Changed $229,900 HABR
• 2025-10-16 Listed $229,900 Hive MLS
• 2014-08-11 Sold (Public Records) $131,500 Public Records
• 2014-06-20 Sold (MLS) $131,500 Hive MLS
• 2014-02-24 Listed $130,000 Hive MLS

Property tax history

+6.2%/yr

Latest (2025): $5,290 · +11.6% YoY. Source: county tax records.