319 Winchester · Hiltonia, GA 30467

$65,000

2 bd · 1.0 ba · 980 sqft · SingleFamily · 6 Days on market

Built 1989 3.00 ac lot

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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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Schools +3.0/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Livability +2.4/5.0
• Appreciation +0.0/10.0

Listing remarks

Nestled on 3 acres surrounded by nature with ample room for small farm animals and a garden. This 2-bedroom, 1-bath mobile home includes a private driveway and features a brand new roof and a covered back deck for enjoying the outdoors, rain or shine. Ideal for soaking in the sights and sounds of natural surroundings all around you. There is a balance of open space and trees that creates a peaceful ambiance at home. Perfect for a family or rental income.

Key facts

• Open space
• Private driveway
• Brand new roof

Tags

• 3 ACRES
• PRIVATE DRIVEWAY
• BRAND NEW ROOF
• COVERED BACK DECK
• OPEN SPACE

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $65k.

Deal economics

• At list price, monthly cash flow is $482 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $65k).

Location & tenants

• Location reads 47/100 on livability (#598 in GA) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, housing A; Watch: schools F, crime F, amenities F.
• Screven County (town): math 39% / reading 33% proficiency, ranked #66 of 174 in GA (top 38%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases; 65% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: 76 active listings in the ZIP; 23 units permitted in Screven County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $449 of loan paydown is wiped out by about $2k of value loss. Plan a longer hold.
• Screven County population projected at -21% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $18k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• Only 6 days on market — expect competitive offers; lowballing is unlikely to land.
• 4 sale attempts 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

• Watch-outs: flood insurance adds $66/mo.
• Climate carrying-cost: severe flood risk; severe wind risk, 80% chance of damaging wind over 30y; major 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 $65,000

Questions for the listing agent

1. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
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: 1.94% ✓
• Cap rate: 16.42%
• Cash-on-cash: 36.18%
• DSCR: 2.61
• GRM: 4.3

CMA / ARV

No comps found within radius.

Projected returns pro-forma

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

5-year hold

• IRR: 26.8%
• Equity multiple: 2.11×
• Total profit: $20,239
• Equity at exit: $9,692

10-year hold

• IRR: 34.4%
• Equity multiple: 4.15×
• Total profit: $57,413
• Equity at exit: $5,620

Cash invested: $18,200 (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 30467

• Home prices YoY: -14.3%
• Active inventory: 76
• Price-to-rent: 4.3×

Monthly cashflow live

• Estimated rent: $1,263 medium
• Mortgage (P&I): −$341
• Tax est. 1.5%: −$81 /mo · $975/yr
• Insurance: −$27
• Flood insurance flood zone: −$66 /mo · $798/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$265
• Net cashflow: $482

Break-even live

Break-even rent $653

Max offer price $65,000

Occupancy floor 57%

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: $16,250
• Closing costs: $1,950
• Reserves months: —
• Total cash needed: —

Listing history 10 events

1. 2026-03-11
   status Under Contract
2. 2026-02-27
   listed $65,000 New
3. 2025-12-31
   historical
4. 2025-12-31
   historical
5. 2025-10-31
   historical
6. 2025-10-31
   price $95,000
7. 2025-06-17
   price $105,000
8. 2025-05-03
   listed $95,000 Active
9. 2025-05-03
   listed $105,000
10. 2025-05-01
    listed $178,000 New

ⓘ 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 9/10 Extreme FEMA zone X (unshaded) · 99% chance over 30 yrs
• 🔥 Wildfire 6/10 Major
• 🌡 Heat 8/10 Severe 7 d/yr ≥109°F today · 18 d/yr by 30 yrs out
• 💨 Wind 8/10 Severe 80% chance of damaging wind over 30 yrs
• 🫁 Air quality 3/10 Moderate 2 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $15,157
• − Mortgage interest: −$3,641
• − Property taxes: −$975
• − Insurance: −$1,122
• − Repairs & maintenance: −$1,213
• − Management: −$1,213
• − Depreciation: −$1,891
• Taxable income: $5,103
• Est. tax owed @ 24.0%: −$1,225
• After-tax cash flow: $4,562/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: Screven County
• NCES district ID: 1304500
• Math proficiency: 39% ▼ -3.00%
• Reading proficiency: 33% ▼ -4.00%
• Median HH income: $34,477
• Composite: 29.72/100
• National rank: #6447
• State rank: #66 of 174 in GA

Livability — Hiltonia

• Score: 47/100
• State rank: #598
• US rank: #26345

Category grades

Amenities F Commute F Cost of living A+ Crime F Employment F Housing A Health & safety F User ratings F

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 11,606

Population outlook (Screven County) Hauer SSP2

• Today (2025): 13,462 people
• By 2030: 12,957 · -3.8%
• By 2040: 11,853 · -12.0%
• By 2050: 10,686 · -20.6%
• By 2075: 8,272 · -38.6%
• By 2100: 6,545 · -51.4%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Majority White (53%)
• Race & ethnicity: White 53% Black 42% Two or more races 5% Hispanic / Latino 2%
• Common ancestry: Italian 3% Danish 1% Slovak 1%
• Foreign-born: 0% · Canada
• Languages at home: 98% English-only · Spanish 1%

Political lean MEDSL · Screven

• 2024 margin: Strong R (+25.2) · D 37.3% · R 62.5%
• 2008→2024 swing: -19.0pp toward R · 2008: -6.2pp · 2024: -25.2pp
• All cycles: 2024: R+25.2 2020: R+18.9 2016: R+17.6 2012: R+8.5 2008: R+6.2

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -38.03%
• Current HPI: 227.565
• Rent YoY: —
• Metro: —
• 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

-63.5% since first listed

10 events — show timeline

• 2026-03-11 Pending — GAMLS
• 2026-02-27 Listed $65,000 GAMLS
• 2025-12-31 Listing Removed — Hive MLS
• 2025-12-31 Listing Removed — GAMLS
• 2025-10-31 Listing Removed — Hive MLS
• 2025-10-31 Price Changed $95,000 GAMLS
• 2025-06-17 Price Changed $105,000 GAMLS
• 2025-05-03 Listed $105,000 Hive MLS
• 2025-05-03 Listed $95,000 Hive MLS
• 2025-05-01 Listed $178,000 GAMLS