147 Antler Avenue Ave · Walthourville, GA 31301

$324,900

4 bd · 2.5 ba · 2,395 sqft · SingleFamily · 16 Days on market

Built 2025 0.74 ac lot Est $333k · at est. $33/mo HOA · 1% of rent

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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).

• Cash flow +9.4/30.0
• ARV discount +8.6/15.0
• Appreciation +5.1/10.0
• Livability +3.2/5.0
• 1% rule +3.0/10.0
• DSCR +2.6/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.3/10.0

Listing remarks MLS

Situated on a desirable corner lot and just a short drive from Fort Stewart and all the shopping, dining, and conveniences of Hinesville, 147 Antler Ave offers the perfect combination of space, functionality, and outdoor enjoyment. With 4 bedrooms, 2.5 baths, and a thoughtfully designed layout, this home is ready to accommodate a variety of lifestyles. Step inside to find a versatile flex room just off the entryway, ideal for a home office, hobby space, or additional sitting area. A formal dining room provides a dedicated space for gatherings, while the spacious kitchen serves as the heart of the home with abundant cabinetry, ample counter space, and a seamless flow into the breakfast nook and living room. The open-concept design creates a bright and inviting atmosphere, making it easy to stay connected whether you're preparing a meal or entertaining guests. Upstairs, you'll find all four bedrooms, including a spacious primary suite designed for relaxation. The ensuite bathroom features separate vanities, a large soaking tub, and a separate shower, creating a comfortable retreat at the end of the day. The generously sized walk-in closet and conveniently located upstairs laundry room add even more practicality to the home's well-designed layout. Outside, the fully fenced backyard offers plenty of room to enjoy the outdoors. An extended patio and charming pergola create the perfect setting for weekend cookouts, quiet evenings, or gathering with friends. Added peace of mind comes from the home's generator plug, allowing you to keep essential items running during storms and unexpected power outages. Combining spacious living areas, desirable outdoor features, and a convenient location close to Fort Stewart and Hinesville, 147 Antler Ave is ready to welcome you home.

Key facts

• Breakfast nook
• Open-concept design
• Formal dining room

Tags

• CORNER LOT
• FLEX ROOM
• FORMAL DINING ROOM
• SPACIOUS KITCHEN
• BREAKFAST NOOK
• OPEN-CONCEPT DESIGN

Property features AI

Finance

• Other: Accessible full bathroom
• HOA & community: Homeowners association with an annual fee of $400

Exterior

• Parking: Attached garage with garage door opener; Two garage spaces
• Utilities: Public water; Septic tank; Cable available; Underground utilities
• Home design: Single-family residence; Two-story
• Construction: Brick construction; Slab foundation
• Exterior features: Wood privacy fencing / fenced yard; Corner lot; Asphalt road access

Interior

• Kitchen: Dishwasher; Microwave; Oven; Range; Range hood; Electric water heater
• Bathrooms: Two full bathrooms; One half bathroom; One bathroom on the main level
• Heating & cooling: Central heating (electric); Central air conditioning (electric)
• Interior features: Double vanity
• Laundry & utility: Laundry room

What this means for you Summary

Snapshot

• This is a 4-bed/2.5-bath single-family listed at $325k.

Deal economics

• At list price, monthly cash flow is $-234 ($-3k/yr) — negative.
• To cash-flow at today's rent, offer at most $291k (10.4% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $259k (20.4% below list).
• Recommended offer: $259k (20.4% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 64/100 on livability (#255 in GA) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, crime B; Watch: employment D, amenities F, commute F.
• Long County (rural): math 26% / reading 26% proficiency, ranked #115 of 174 in GA (top 66%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 61% free/reduced lunch — lower-income household profile, screen leases tightly.
• Zoned schools: Smiley Elementary School (1,258 students, 67% FRL); Long County Middle School (math 21% / reading 27%, grade F, #311 of 470 statewide, top 68%, 945 students, 69% FRL); Long County High School (math 37% / reading 22%, grade F, #140 of 424 statewide, top 35%, 1,209 students, 70% FRL).
• Market conditions: 141 active listings in the ZIP; 2 comparable units currently listed for rent nearby; 298 units permitted in Long County in 2024 (0 in 5+ unit buildings).
• At $2,587/mo this rent would consume 47% of the median local household income ($65k/yr) (locally 121% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

Forward outlook

• In year one you build about $3k of equity ($2k loan paydown + $505 appreciation (0.2% local appreciation)).
• Long County population projected at +72% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• By year 9, paydown + projected appreciation supports a ~$31k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 16 days — a 2% lower offer ($320k) is reasonable based on typical stale-listing flexibility.
• 3 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

• 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 $258,731 (20.4% 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. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
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: 0.80% ✗
• Cap rate: 5.43%
• Cash-on-cash: -3.09%
• DSCR: 0.86
• GRM: 10.5

CMA / ARV

• ARV (on-the-fly): $332,905
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
836 Buckhead Loop SE	0.19mi	4/2.5	2,395 (0%)	0mo	$316,800	$132	91
702 Buckhead Loop SE	0.19mi	5/3.0 (+1)	2,415 (+1%)	1mo	$322,425	$134	82
200 Antler Ave SE	0.06mi	5/3.0 (+1)	2,256 (-6%)	4mo	$308,875	$137	78
1105 Buckhead Loop SE	0.17mi	4/2.5	2,254 (-6%)	6mo	$312,495	$139	78
236 Antler Ave	0.09mi	5/3.0 (+1)	2,516 (+5%)	6mo	$317,825	$126	75
874 Buckhead Loop SE	0.21mi	5/3.0 (+1)	2,256 (-6%)	2mo	$320,675	$142	72
1034 Buckhead Loop SE	0.18mi	5/3.0 (+1)	2,256 (-6%)	8mo	$307,625	$136	69
1052 Buckhead Loop SE	0.18mi	5/3.0 (+1)	2,256 (-6%)	8mo	$323,840	$144	68
802 Buckhead Loop SE	0.19mi	4/2.5	2,065 (-14%)	0mo	$296,375	$144	68
377 Buckhead Loop SE	0.25mi	5/3.0 (+1)	2,256 (-6%)	4mo	$282,350	$125	68
916 Buckhead Loop SE	0.21mi	4/2.5	2,065 (-14%)	3mo	$306,210	$148	64
980 Buckhead Loop SE	0.16mi	4/2.5	2,065 (-14%)	7mo	$291,575	$141	63

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

0.16% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: -5.1%
• Equity multiple: 0.76×
• Total profit: $-21,990
• Equity at exit: $96,873

10-year hold

• IRR: 0.7%
• Equity multiple: 1.08×
• Total profit: $7,205
• Equity at exit: $118,487

Cash invested: $90,972 (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 31301

• Home prices YoY: 0.1%
• Active inventory: 141
• Price-to-rent: 10.5×

Monthly cashflow live

• Estimated rent: $2,587 medium
• Mortgage (P&I): −$1,704
• Tax est. 1.5%: −$406 /mo · $4,874/yr
• Insurance: −$135
• HOA: −$33
• Vacancy / Maint / Mgmt: −$543
• Net cashflow: $-234

Break-even live

Break-even rent $2,884

Max offer price $290,991

Occupancy floor —

Sensitivity live

Price	-10% $-10	-5% $-122	+0% $-234	+5% $-347	+10% $-459
Rent	-10% $-439	-5% $-337	+0% $-234	+5% $-132	+10% $-30
Rate	-1.0pp $-71	-0.5pp $-152	base $-234	+0.5pp $-319	+1.0pp $-404

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: $81,225
• Closing costs: $9,747
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2722 Arnall Dr Allenhurst, GA	5.0	3.0	2256	$2,600	$1.15	46d	1	0.33mi
469 Archie Way Hinesville, GA	4.0	2.5	2001	$2,000	$1.00	46d	1	1.30mi

HOA detail

• Monthly dues: $33 · $396/yr

Listing history 13 events

1. 2026-06-21
   days on market $324,900 Active 16 DOM
2. 2026-06-19
   days on market $324,900 Active 14 DOM
3. 2026-06-18
   days on market $324,900 Active 13 DOM
4. 2026-06-17
   days on market $324,900 Active 12 DOM
5. 2026-06-16
   days on market $324,900 Active 11 DOM
6. 2026-06-15
   days on market $324,900 Active 10 DOM
7. 2026-06-14
   days on market $324,900 Active 8 DOM
8. 2026-06-13
   days on market $324,900 Active 7 DOM
9. 2026-06-10
   days on market $324,900 Active 5 DOM
10. 2026-06-09
    days on market $324,900 Active 4 DOM
11. 2026-06-08
    days on market $324,900 Active 3 DOM
12. 2026-06-07
    remarks 699-char remark
13. 2026-06-07
    listed $324,900 Active 2 DOM

ⓘ 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 (shaded) · 0% chance over 30 yrs
• 🔥 Wildfire 5/10 Major
• 🌡 Heat 9/10 Extreme 7 d/yr ≥109°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: $31,048
• − Mortgage interest: −$18,199
• − Property taxes: −$4,874
• − Insurance: −$1,624
• − Repairs & maintenance: −$2,484
• − Management: −$2,484
• − HOA: −$396
• − Depreciation: −$9,452
• Taxable loss: −$8,465
• Est. tax savings @ 24.0%: +$2,032
• After-tax cash flow: $-780/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: Long County
• NCES district ID: 1303360
• Math proficiency: 26% ▼ -14.00%
• Reading proficiency: 26% ▼ -13.00%
• Median HH income: $45,958
• Composite: 22.51/100
• National rank: #8090
• State rank: #115 of 174 in GA

Livability — Walthourville

• Score: 64/100
• State rank: #255
• US rank: #14108

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Liberty County · 58,565 people
• City population: 4,933
• Metro: Hinesville, GA
• Population (ZIP): 4,933
• Household income: $65,417
• Rent vs Own: 55.7% rent · 44.3% own
• Severe rent burden: 121.0

Population outlook (Long County) Hauer SSP2

• Today (2025): 24,669 people
• By 2030: 28,223 · +14.4%
• By 2040: 35,430 · +43.6%
• By 2050: 42,403 · +71.9%
• By 2075: 56,996 · +131.0%
• By 2100: 64,185 · +160.2%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.64)
• Race & ethnicity: Black 51% White 31% Two or more races 15% Hispanic / Latino 9%
• Hispanic origin (detail): Mexican 2% Puerto Rican 7%
• Common ancestry: Slovak 1% Lithuanian 1%
• Foreign-born: 3% · Canada
• Languages at home: 96% English-only · Spanish 2%

Political lean MEDSL · Long

• 2024 margin: Strong R (+29.5) · D 35.1% · R 64.6%
• 2008→2024 swing: -5.4pp toward R · 2008: -24.1pp · 2024: -29.5pp
• All cycles: 2024: R+29.5 2020: R+26.4 2016: R+30.8 2012: R+22.9 2008: R+24.1

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 0.16%
• Current HPI: 187.7716
• Rent YoY: —
• 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

+5.0% since first listed

6 events — show timeline

• 2026-06-05 Listed $324,900 HABR
• 2026-06-05 Listed $324,900 Hive MLS
• 2026-01-28 Sold (MLS) $309,475 Hive MLS
• 2026-01-08 Pending — Hive MLS
• 2025-10-30 Price Changed $309,475 HABR
• 2025-09-26 Listed $309,475 Hive MLS