1216 Phats Way · Hahira, GA 31632

$289,900

3 bd · 2.0 ba · 1,580 sqft · SingleFamily · 90 Days on market

Built 2025 0.44 ac lot $183/sqft · at area comps Est $297k · at est. $47/mo HOA · 2% of rent

---

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).

• Appreciation +10.0/10.0
• ARV discount +8.6/15.0
• Cash flow +6.0/30.0
• Schools +4.7/10.0
• Livability +3.4/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• 1% rule +1.5/10.0
• DSCR +0.4/10.0

Listing remarks MLS

Come see The Walker in Reynolda Place, D. R. Horton's newest new home community in Hahira, GA. This plan is a single-story, 3 bed, 2 bath layout, spanning approximately 1,580 square feet, with charming features that are sure to make you feel right at home. As you enter the foyer, two bedrooms and the second full bath is at the front of the home. Both bedrooms have spacious closets and natural light, making them great spaces for children, guests, or an office. The full bathroom includes a tub/shower combo. Down the hall, you enter into the inviting, open living space. The kitchen is the heart of the home with a large center island. The kitchen is a great space with shaker-style cabinetry, plenty of granite counter space and a large corner pantry. The great room is bright and welcoming with recessed lighting and many windows. The living area is perfect for daily life and entertaining. The laundry room is conveniently located in the middle of the home and has extra shelving for storage. Your primary bedroom is in the back of the home, giving you a private space. The en suite bathroom has double vanities and a large shower. The primary suite is complete with an oversized walk-in closet. Beyond the interior features and details, every home is equipped with Smart Home Technology. This thoughtful integration of technology ensures that your new home is perfectly designed to meet the demands of modern life. Enjoy quality materials and workmanship throughout, with superior attention to detail, plus a one-year builder's warranty.

Key facts

• Large center island
• Open living space
• Recessed lighting

Tags

• OPEN LIVING SPACE
• LARGE CENTER ISLAND
• SHAKER-STYLE CABINETRY
• GRANITE COUNTER SPACE
• LARGE CORNER PANTRY
• RECESSED LIGHTING

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $290k.

Deal economics

• At list price, monthly cash flow is $-552 ($-7k/yr) — negative.
• To cash-flow at today's rent, offer at most $210k (27.5% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $190k (34.6% below list).
• Recommended offer: $190k (34.6% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 67/100 on livability (#161 in GA) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+; Watch: crime C-, employment D+, health & safety D.
• Lowndes County (rural): math 59% / reading 52% proficiency, ranked #8 of 174 in GA (top 5%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Zoned schools: Hahira Elementary School (math 72% / reading 55%, grade B, #99 of 1,228 statewide, top 8%, 807 students, 40% FRL); Hahira Middle School (math 65% / reading 63%, grade B+, #30 of 470 statewide, top 6%, 859 students, 32% FRL); Lowndes High School (math 69% / reading 51%, grade C+, #14 of 424 statewide, top 3%, 3,201 students, 39% FRL) — zoned schools at 37% FRL track the district average.
• Market conditions: 198 active listings in the ZIP; 2 comparable units currently listed for rent nearby; solid renter incomes; 896 units permitted in Lowndes County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $31k of equity ($2k loan paydown + $29k appreciation (10.0% local appreciation)).
• Lowndes County population projected at +10% by 2050 — modest demand growth; plan on rents tracking national, not racing it.
• By year 2, paydown + projected appreciation supports a ~$50k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 90 days — a 6% lower offer ($273k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; major wildfire risk; extreme-heat days projected 7→19/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $189,732 (34.6% 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. It's been on market 90 days. Have you received any prior offers? Is the seller open to a 35% concession, seller financing, or rate buy-down credit?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
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 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: 0.65% ✗
• Cap rate: 4.01%
• Cash-on-cash: -8.15%
• DSCR: 0.64
• GRM: 12.7

CMA / ARV

• ARV (median comp): $297,400
• List price: $289,900
• Delta: -2.52%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1159 Hannah Dr	0.07mi	3/2.0	1,580 (0%)	2mo	$300,400	$190	95
1139 Hannah Dr	0.07mi	3/2.0	1,580 (0%)	3mo	$290,000	$184	94
1130 Hannah Dr	0.04mi	3/2.0	1,580 (0%)	5mo	$303,836	$192	94
1071 Angie Ln	0.09mi	3/2.0	1,580 (0%)	6mo	$289,900	$183	91
1213 Phats Way	0.04mi	4/2.0 (+1)	1,799 (+14%)	2mo	$303,000	$168	69
627 Stagecoach Trl	0.19mi	3/2.0	1,758 (+11%)	5mo	$270,000	$154	68
1138 Hannah Dr	0.04mi	4/2.0 (+1)	1,799 (+14%)	3mo	$299,900	$167	68
1205 Phats Way	0.06mi	4/2.0 (+1)	1,799 (+14%)	2mo	$303,000	$168	68
1155 Hannah Dr	0.09mi	4/2.0 (+1)	1,799 (+14%)	3mo	$309,000	$172	66
1147 Hannah Dr	0.09mi	4/2.0 (+1)	1,799 (+14%)	3mo	$299,900	$167	65
1135 Hannah Dr	0.07mi	4/2.0 (+1)	1,799 (+14%)	4mo	$294,900	$164	65
500 E Grace St	0.46mi	3/2.0	1,456 (-8%)	4mo	$215,000	$148	62

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

Projected returns pro-forma

10.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 18.5%
• Equity multiple: 2.51×
• Total profit: $122,816
• Equity at exit: $261,165

10-year hold

• IRR: 17.2%
• Equity multiple: 5.80×
• Total profit: $389,413
• Equity at exit: $563,212

Cash invested: $81,172 (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 31632

• Home prices YoY: 8.1%
• Active inventory: 198
• Price-to-rent: 12.7×

Monthly cashflow live

• Estimated rent: $1,897 medium
• Mortgage (P&I): −$1,520
• Tax est. 1.5%: −$362 /mo · $4,348/yr
• Insurance: −$121
• HOA: −$47
• Vacancy / Maint / Mgmt: −$398
• Net cashflow: $-552

Break-even live

Break-even rent $2,595

Max offer price $210,090

Occupancy floor —

Sensitivity live

Price	-10% $-351	-5% $-451	+0% $-552	+5% $-652	+10% $-752
Rent	-10% $-701	-5% $-626	+0% $-552	+5% $-477	+10% $-402
Rate	-1.0pp $-406	-0.5pp $-478	base $-552	+0.5pp $-627	+1.0pp $-703

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: $72,475
• Closing costs: $8,697
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
310 Elizabeth St Hahira, GA	3.0	2.0	1200	$1,195	$1.00	45d	1	0.44mi
305 Barfield St Hahira, GA	3.0	2.0	1361	$1,495	$1.10	45d	1	0.66mi

HOA detail

• Monthly dues: $47 · $564/yr

Listing history 19 events

1. 2026-06-21
   days on market $289,900 Active 90 DOM
2. 2026-06-19
   days on market $289,900 Active 88 DOM
3. 2026-06-18
   days on market $289,900 Active 87 DOM
4. 2026-06-17
   days on market $289,900 Active 86 DOM
5. 2026-06-16
   days on market $289,900 Active 85 DOM
6. 2026-06-15
   days on market $289,900 Active 84 DOM
7. 2026-06-14
   days on market $289,900 Active 82 DOM
8. 2026-06-13
   days on market $289,900 Active 81 DOM
9. 2026-06-10
   days on market $289,900 Active 79 DOM
10. 2026-06-09
    days on market $289,900 Active 78 DOM
11. 2026-06-08
    days on market $289,900 Active 77 DOM
12. 2026-06-07
    days on market $289,900 Active 76 DOM
13. 2026-06-05
    days on market $289,900 Active 73 DOM
14. 2026-06-03
    days on market $289,900 Active 72 DOM
15. 2026-06-02
    days on market $289,900 Active 71 DOM
16. 2026-06-01
    days on market $289,900 Active 70 DOM
17. 2026-05-31
    days on market $289,900 Active 69 DOM
18. 2026-05-30
    days on market $289,900 Active 68 DOM
19. 2026-03-23
    listed $300,900 Active 1544-char remark

    Show marketing remark (1544 chars)

    Come see The Walker in Reynolda Place, D. R. Horton's newest new home community in Hahira, GA. This plan is a single-story, 3 bed, 2 bath layout, spanning approximately 1,580 square feet, with charming features that are sure to make you feel right at home. As you enter the foyer, two bedrooms and the second full bath is at the front of the home. Both bedrooms have spacious closets and natural light, making them great spaces for children, guests, or an office. The full bathroom includes a tub/shower combo. Down the hall, you enter into the inviting, open living space. The kitchen is the heart of the home with a large center island. The kitchen is a great space with shaker-style cabinetry, plenty of granite counter space and a large corner pantry. The great room is bright and welcoming with recessed lighting and many windows. The living area is perfect for daily life and entertaining. The laundry room is conveniently located in the middle of the home and has extra shelving for storage. Your primary bedroom is in the back of the home, giving you a private space. The en suite bathroom has double vanities and a large shower. The primary suite is complete with an oversized walk-in closet. Beyond the interior features and details, every home is equipped with Smart Home Technology. This thoughtful integration of technology ensures that your new home is perfectly designed to meet the demands of modern life. Enjoy quality materials and workmanship throughout, with superior attention to detail, plus a one-year builder's warranty.

ⓘ 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 7/10 Severe
• 🌡 Heat 7/10 Severe 7 d/yr ≥108°F today · 19 d/yr by 30 yrs out
• 💨 Wind 8/10 Severe 99% chance of damaging wind over 30 yrs
• 🫁 Air quality 6/10 Major 10 unhealthy d/yr today · 13 by 30 yrs out

Taxation est. · year 1

• Rental income: $22,768
• − Mortgage interest: −$16,239
• − Property taxes: −$4,348
• − Insurance: −$1,450
• − Repairs & maintenance: −$1,821
• − Management: −$1,821
• − HOA: −$564
• − Depreciation: −$8,433
• Taxable loss: −$11,909
• Est. tax savings @ 24.0%: +$2,858
• After-tax cash flow: $-3,760/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: Lowndes County
• NCES district ID: 1303390
• Math proficiency: 59% ▼ -1.00%
• Reading proficiency: 52% ▼ -2.00%
• Median HH income: $48,221
• Composite: 47.21/100
• National rank: #2317
• State rank: #8 of 174 in GA

Livability — Hahira

• Score: 67/100
• State rank: #161
• US rank: #10280

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Lowndes County · 107,801 people
• City population: 91,859
• Metro: Valdosta, GA
• Population (ZIP): 15,942
• Household income: $83,946
• Rent vs Own: 16.9% rent · 83.1% own
• Severe rent burden: 73.0

Population outlook (Lowndes County) Hauer SSP2

• Today (2025): 120,348 people
• By 2030: 123,469 · +2.6%
• By 2040: 128,482 · +6.8%
• By 2050: 131,907 · +9.6%
• By 2075: 139,080 · +15.6%
• By 2100: 133,649 · +11.1%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (79%)
• Race & ethnicity: White 79% Black 12% Hispanic / Latino 6% Two or more races 5%
• Hispanic origin (detail): Mexican 2% Puerto Rican 2%
• Common ancestry: Slovak 3% Serbian 2% Italian 1%
• Foreign-born: 2% · Canada, Jamaica
• Languages at home: 96% English-only · Spanish 3%

Political lean MEDSL · Lowndes

• 2024 margin: R (+18.0) · D 40.8% · R 58.8%
• 2008→2024 swing: -8.6pp toward R · 2008: -9.4pp · 2024: -18.0pp
• All cycles: 2024: R+18.0 2020: R+12.0 2016: R+18.2 2012: R+10.5 2008: R+9.4

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 19.44%
• Current HPI: 259.01
• Rent YoY: —
• Metro: Valdosta, 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

1 event — show timeline

• 2026-03-23 Listed $300,900 SGMLS