103 Florence St · Hinesville, GA 31313

$150,000

3 bd · 1.0 ba · 1,188 sqft · SingleFamily public records · 1 Days on market

Built 1968 Est $208k · 28% under

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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 +25.2/30.0
• ARV discount +15.0/15.0
• DSCR +8.3/10.0
• 1% rule +6.4/10.0
• 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

Sale will be AS is. Would be a great fixer upper for a young or single family. You pay closing costs.

Key facts

• Built 1968

Property features AI

Exterior

• Home design: Built in 1968; Single-family property
• Construction: Original construction completed in 1968
• Exterior features: Located in the Sikes & Mills subdivision

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $150k.

Deal economics

• At list price, monthly cash flow is $338 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $150k).
• Cap rate 9.0% vs local median 5.2% in Hinesville — top-decile yield for the area; either an underpriced asset or a hidden risk that comps aren't pricing in. Stress-test before assuming the spread holds.

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; 23 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 34% 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 $4k 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.
• At projected returns (-3.0% appreciation + 5.4% rent growth), your $42k cash investment doubles in ~9 years — after that, you're playing with house money.

Negotiation context

• Only 1 days on market — expect competitive offers; lowballing is unlikely to land.
• Current owner paid $50k; list at $150k implies a 200% 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 $150,000

Questions for the listing agent

1. Built in 1968 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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. 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: 1.14% ✓
• Cap rate: 9.00%
• Cash-on-cash: 9.65%
• DSCR: 1.43
• GRM: 7.3

CMA / ARV

• ARV (on-the-fly): $207,900
• Comps found: 10

Show comp detail 10 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
657 Maxwell St	0.32mi	3/1.5	1,260 (+6%)	0mo	$135,000	$107	73
621 2nd St	0.15mi	3/2.0	1,100 (-7%)	12mo	$209,000	$190	67
248 Garden Cir	0.32mi	3/1.0	1,302 (+10%)	4mo	$214,500	$165	66
236 Garden Cir	0.30mi	3/1.5	1,208 (+2%)	18mo	$199,900	$165	66
641 2nd St	0.21mi	3/2.0	1,100 (-7%)	11mo	$204,500	$186	65
252 Garden Cir	0.32mi	3/2.0	1,174 (-1%)	23mo	$209,000	$178	60
221 Surrey Rd	0.35mi	3/1.0	1,248 (+5%)	22mo	$184,900	$148	57
228 Thiess Branch Dr	0.40mi	3/2.0	1,274 (+7%)	22mo	$223,000	$175	47
455 Elm St	0.74mi	3/1.5	1,161 (-2%)	16mo	$220,000	$189	47
213 Garden Cir	0.27mi	4/2.0 (+1)	1,321 (+11%)	19mo	$225,000	$170	43

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: 0.9%
• Equity multiple: 1.04×
• Total profit: $1,480
• Equity at exit: $22,365

10-year hold

• IRR: 12.8%
• Equity multiple: 2.13×
• Total profit: $47,412
• Equity at exit: $12,969

Cash invested: $42,000 (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: 7.3×

Monthly cashflow live

• Estimated rent: $1,715 high
• Mortgage (P&I): −$787
• Tax from tax record: −$168 /mo · $2,019/yr
• Insurance: −$62
• HOA: −$0
• Vacancy / Maint / Mgmt: −$360
• Net cashflow: $338

Break-even live

Break-even rent $1,288

Max offer price $150,000

Occupancy floor 75%

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: $37,500
• Closing costs: $4,500
• Reserves months: —
• Total cash needed: —

Rent comps 23 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
220 Garden Cir Hinesville, GA	3.0	1.5	1323	$1,650	$1.25	44d	1	0.24mi
635 Maxwell St Hinesville, GA	3.0	1.0	950	$1,700	$1.79	44d	1	0.26mi
250 Garden Cir Hinesville, GA	3.0	2.0	1140	$1,750	$1.54	44d	1	0.31mi
727 S Main St Hinesville, GA	2.0–3.0	1.5	1286	$1,450	$1.13	44d	3	0.40mi
662 Mahoney Rd Hinesville, GA	3.0	2.0	1196	$1,795	$1.50	44d	1	0.83mi
134 Pointe South Dr Hinesville, GA	2.0	1.0	840	$1,195	$1.42	44d	1	0.91mi
131 Pointe South Dr Hinesville, GA	2.0	1.0	960	$1,950	$2.03	44d	1	0.92mi
205 Bagley Ave Unit B Hinesville, GA	3.0	2.0	1071	$1,850	$1.73	44d	1	0.93mi
814 Lesa St Hinesville, GA	2.0	1.5	1152	$950	$0.82	44d	1	0.98mi
732 Fleming Rd Hinesville, GA	3.0	1.5	1348	$1,400	$1.04	44d	1	1.14mi
910 Brett Dr Hinesville, GA	2.0–3.0	2.0	957	$1,600	$1.67	44d	3	1.14mi
910 Brett Dr Hinesville, GA	2.0–3.0	2.0	957	$1,600	$1.67	44d	4	1.14mi
710 Little John Dr Hinesville, GA	3.0	2.0	1459	$1,700	$1.17	44d	1	1.14mi
613 Franklin St Hinesville, GA	3.0	2.0	1464	$1,750	$1.20	44d	1	1.18mi
108 Cherokee Cir Hinesville, GA	3.0	2.0	1208	$1,275	$1.06	44d	1	1.24mi
916 Mandarin Dr Hinesville, GA	3.0	2.0	1433	$1,550	$1.08	44d	1	1.28mi
905 King Air Ct Hinesville, GA	3.0	2.0	1407	$1,750	$1.24	44d	1	1.29mi
1012 White Cir Hinesville, GA	3.0	1.0	1050	$1,300	$1.24	44d	1	1.30mi
172 Cherokee Cir Hinesville, GA	3.0	2.0	1290	$1,550	$1.20	44d	1	1.33mi
912 Pineland Ave Hinesville, GA	3.0	2.5	1428	$1,648	$1.15	44d	1	1.36mi
350 Beverly St #124 Hinesville, GA	3.0	2.0	1228	$1,400	$1.14	44d	1	1.38mi
822 Lost Grove Ln Hinesville, GA	3.0	2.0	1080	$1,650	$1.53	44d	1	1.48mi
712 Mill Creek Cir Hinesville, GA	4.0	2.0	1456	$1,900	$1.30	44d	1	1.49mi

Listing history 2 events

1. 2026-05-26
   listed $150,000 Active
2. 2015-06-23
   soldstatus $50,000

ⓘ 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: $2,019 · $168/mo
• Projected year-2 tax: $2,019 · $168/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 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: $20,585
• − Mortgage interest: −$8,402
• − Property taxes: −$2,019
• − Insurance: −$750
• − Repairs & maintenance: −$1,647
• − Management: −$1,647
• − Depreciation: −$4,364
• Taxable income: $1,756
• Est. tax owed @ 24.0%: −$421
• After-tax cash flow: $3,632/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

+200.0% since first listed

2 events — show timeline

• 2026-05-26 Listed $150,000 FSBO.com
• 2015-06-23 Sold (Public Records) $50,000 Public Records

Property tax history

+7.4%/yr

Latest (2025): $2,019 · +14.1% YoY. Source: county tax records.