619 Scott St · Hinesville, GA 31313

$200,000

3 bd · 2.0 ba · 1,499 sqft · SingleFamily public records · 29 Days on market

Built 1988 8,738 sqft lot Est $247k · 19% under

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Why this score? — see what drove the C- 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 +16.8/30.0
• ARV discount +15.0/15.0
• DSCR +5.2/10.0
• 1% rule +4.0/10.0
• 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 MLS

Short drive to Fort Stewart. This ranch-style home has a warm, inviting feel from the moment you arrive, with a covered front porch that sets the tone. Inside, the living room is filled with natural light and features a vaulted ceiling, hardwood flooring, and a fireplace with tile surround as the focal point. Just off the living space, you'll find a dining area that connects easily to the kitchen, which offers stainless steel appliances and plenty of counter space for everyday use. The primary bedroom also features hardwood flooring and includes a private ensuite bath with a tiled shower. Three additional bedrooms and a full bathroom provide space for family, guests, or a home office. Out back, there's a patio overlooking a large fenced yard with plenty of room to spread out, along with a storage building and mature trees that add to the setting. Major updates have already been taken care of, including an HVAC system replaced in 2020, a newer water heater, and gutters added in 2024. This home offers a solid layout, great outdoor space, and updates where it counts.

Key facts

• Covered front porch
• Hardwood flooring
• Vaulted ceiling

Tags

• COVERED FRONT PORCH
• NATURAL LIGHT
• VAULTED CEILING
• HARDWOOD FLOORING
• FIREPLACE WITH TILE SURROUND
• STAINLESS STEEL APPLIANCES

Property features AI

Exterior

• Utilities: Public water; Public sewer
• Home design: Single family residence; One story
• Construction: Brick construction
• Exterior features: Patio; Front porch; Storage; Wood privacy fencing (fenced)

Interior

• Kitchen: Disposal; Microwave; Oven; Range; Refrigerator
• Bathrooms: 2 full bathrooms; Accessible full bath
• Heating & cooling: Central heating (electric); Central air conditioning (electric)
• Interior features: Ceiling fans; Entrance foyer; Pantry; Vaulted ceilings; Wood-burning stove fireplace in the living room (1 fireplace)
• Laundry & utility: Laundry room; Electric water heater; Water softener

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $200k.

Deal economics

• At list price, monthly cash flow is $127 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $181k (9.6% below list).
• Recommended offer: $181k (9.6% below list) — sets the bar for 1% rule.
• Cap rate 7.1% 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); 641 active listings in the ZIP; 26 comparable units currently listed for rent nearby; rentals lingering (median 45d 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 36% 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 29 days — a 2% lower offer ($197k) is reasonable based on typical stale-listing flexibility.
• 2 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; extreme-heat days projected 7→18/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $180,804 (9.6% below list)

Questions for the listing agent

1. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
2. 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?
3. 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?
4. 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.
5. 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.
6. 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: 0.90% ✗
• Cap rate: 7.05%
• Cash-on-cash: 2.71%
• DSCR: 1.12
• GRM: 9.2

CMA / ARV

• ARV (on-the-fly): $247,335
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
614 Demere St	0.32mi	3/2.0	1,512 (+1%)	3mo	$234,000	$155	81
667 Windward Dr	0.16mi	3/2.0	1,438 (-4%)	8mo	$210,000	$146	79
726 Timber Ridge Trl	0.27mi	3/2.0	1,361 (-9%)	4mo	$225,000	$165	68
702 Friar Tuck Ln	0.41mi	3/2.0	1,562 (+4%)	8mo	$232,500	$149	67
806 Hidden Hollow Cir	0.62mi	3/2.0	1,480 (-1%)	8mo	$175,900	$119	62
707 Friar Tuck Ln	0.37mi	3/2.0	1,348 (-10%)	6mo	$249,900	$185	61
520 Wellington Way	0.43mi	4/2.0 (+1)	1,642 (+10%)	3mo	$280,000	$171	56
514 Azalea St	0.52mi	3/2.0	1,319 (-12%)	3mo	$223,000	$169	53
9 Cherry St	0.56mi	3/2.0	1,668 (+11%)	3mo	$220,000	$132	53
717 Little John Dr	0.48mi	3/2.0	1,274 (-15%)	1mo	$234,500	$184	52
201 Ash Blvd	0.52mi	3/2.0	1,281 (-14%)	6mo	$230,000	$180	46
3 Dogwood St	0.57mi	3/1.0	1,679 (+12%)	6mo	$210,000	$125	45

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: -9.5%
• Equity multiple: 0.64×
• Total profit: $-19,880
• Equity at exit: $29,821

10-year hold

• IRR: 2.8%
• Equity multiple: 1.22×
• Total profit: $12,334
• Equity at exit: $17,292

Cash invested: $56,000 (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: 641
• Price-to-rent: 9.2×

Monthly cashflow live

• Estimated rent: $1,808 high
• Mortgage (P&I): −$1,049
• Tax from tax record: −$170 /mo · $2,036/yr
• Insurance: −$83
• HOA: −$0
• Vacancy / Maint / Mgmt: −$380
• Net cashflow: $127

Break-even live

Break-even rent $1,648

Max offer price $200,000

Occupancy floor 88%

Sensitivity live

Price	-10% $240	-5% $183	+0% $127	+5% $70	+10% $13
Rent	-10% $-16	-5% $55	+0% $127	+5% $198	+10% $269
Rate	-1.0pp $227	-0.5pp $177	base $127	+0.5pp $75	+1.0pp $22

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: $50,000
• Closing costs: $6,000
• Reserves months: —
• Total cash needed: —

Rent comps 26 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
613 Franklin St Hinesville, GA	3.0	2.0	1464	$1,750	$1.20	45d	1	0.33mi
722 Robin Hood Dr Hinesville, GA	3.0	2.0	1668	$1,500	$0.90	45d	1	0.34mi
608 Palmetto St Hinesville, GA	3.0	2.0	1615	$1,700	$1.05	45d	1	0.37mi
710 Little John Dr Hinesville, GA	3.0	2.0	1459	$1,700	$1.17	45d	1	0.45mi
1303 Veterans Pkwy Hinesville, GA	1.0–3.0	1.0–2.0	1048	$1,750	$1.67	45d	8	0.57mi
822 Lost Grove Ln Hinesville, GA	3.0	2.0	1080	$1,650	$1.53	45d	1	0.65mi
812 Ridgewood Way Hinesville, GA	3.0	2.0	1526	$1,900	$1.25	45d	1	0.65mi
209 School House Rd Hinesville, GA	4.0	2.0	1802	$2,100	$1.17	45d	1	0.65mi
908 Ringneck Way Hinesville, GA	3.0	2.0	1526	$1,750	$1.15	45d	1	0.68mi
916 Mandarin Dr Hinesville, GA	3.0	2.0	1433	$1,550	$1.08	45d	1	0.72mi
205 Bagley Ave Unit B Hinesville, GA	3.0	2.0	1071	$1,850	$1.73	45d	1	0.79mi
635 Maxwell St Hinesville, GA	3.0	1.0	950	$1,700	$1.79	45d	1	0.86mi
960 Gulfstream Rd Hinesville, GA	4.0	2.0	1515	$2,150	$1.42	45d	1	0.87mi
350 Beverly St #124 Hinesville, GA	3.0	2.0	1228	$1,400	$1.14	45d	1	0.87mi
905 King Air Ct Hinesville, GA	3.0	2.0	1407	$1,750	$1.24	45d	1	0.89mi
662 Mahoney Rd Hinesville, GA	3.0	2.0	1196	$1,795	$1.50	45d	1	0.95mi
727 S Main St Hinesville, GA	2.0–3.0	1.5	1286	$1,450	$1.13	45d	3	1.04mi
814 Lesa St Hinesville, GA	2.0	1.5	1152	$950	$0.82	45d	1	1.08mi
712 Mill Creek Cir Hinesville, GA	4.0	2.0	1456	$1,900	$1.30	45d	1	1.10mi
220 Garden Cir Hinesville, GA	3.0	1.5	1323	$1,650	$1.25	45d	1	1.14mi
717 Mill Creek Cir Hinesville, GA	4.0	2.5	1776	$2,200	$1.24	45d	1	1.15mi
250 Garden Cir Hinesville, GA	3.0	2.0	1140	$1,750	$1.54	45d	1	1.18mi
732 Fleming Rd Hinesville, GA	3.0	1.5	1348	$1,400	$1.04	45d	1	1.24mi
912 Pineland Ave Hinesville, GA	3.0	2.5	1428	$1,648	$1.15	45d	1	1.28mi
1110 Creekside Cir Hinesville, GA	3.0	2.0	1356	$2,000	$1.47	45d	1	1.36mi
231 Honey Lane Cir Hinesville, GA	3.0	1.5	1242	$1,800	$1.45	45d	1	1.48mi

Listing history 17 events

1. 2026-06-13
   statusdays on market $200,000 Pending 29 DOM
2. 2026-06-10
   days on market $200,000 Active Under Contract 27 DOM
3. 2026-06-09
   days on market $200,000 Active Under Contract 26 DOM
4. 2026-06-08
   days on market $200,000 Active Under Contract 25 DOM
5. 2026-06-07
   days on market $200,000 Active Under Contract 24 DOM
6. 2026-06-05
   statusdays on market $200,000 Active Under Contract 21 DOM
7. 2026-06-03
   days on market $200,000 Active 20 DOM
8. 2026-06-02
   days on market $200,000 Active 19 DOM
9. 2026-06-01
   days on market $200,000 Active 18 DOM
10. 2026-05-31
    days on market $200,000 Active 17 DOM
11. 2026-05-30
    days on market $200,000 Active 16 DOM
12. 2026-05-08
    status Pending 1080-char remark

    Show marketing remark (1080 chars)

    Short drive to Fort Stewart. This ranch-style home has a warm, inviting feel from the moment you arrive, with a covered front porch that sets the tone. Inside, the living room is filled with natural light and features a vaulted ceiling, hardwood flooring, and a fireplace with tile surround as the focal point. Just off the living space, you'll find a dining area that connects easily to the kitchen, which offers stainless steel appliances and plenty of counter space for everyday use. The primary bedroom also features hardwood flooring and includes a private ensuite bath with a tiled shower. Three additional bedrooms and a full bathroom provide space for family, guests, or a home office. Out back, there's a patio overlooking a large fenced yard with plenty of room to spread out, along with a storage building and mature trees that add to the setting. Major updates have already been taken care of, including an HVAC system replaced in 2020, a newer water heater, and gutters added in 2024. This home offers a solid layout, great outdoor space, and updates where it counts.

13. 2026-05-08
    status Pending

    Show marketing remark (1080 chars)

    Short drive to Fort Stewart. This ranch-style home has a warm, inviting feel from the moment you arrive, with a covered front porch that sets the tone. Inside, the living room is filled with natural light and features a vaulted ceiling, hardwood flooring, and a fireplace with tile surround as the focal point. Just off the living space, you'll find a dining area that connects easily to the kitchen, which offers stainless steel appliances and plenty of counter space for everyday use. The primary bedroom also features hardwood flooring and includes a private ensuite bath with a tiled shower. Three additional bedrooms and a full bathroom provide space for family, guests, or a home office. Out back, there's a patio overlooking a large fenced yard with plenty of room to spread out, along with a storage building and mature trees that add to the setting. Major updates have already been taken care of, including an HVAC system replaced in 2020, a newer water heater, and gutters added in 2024. This home offers a solid layout, great outdoor space, and updates where it counts.

14. 2026-04-27
    historical Active Under Contract 1080-char remark

    Show marketing remark (1080 chars)

    Short drive to Fort Stewart. This ranch-style home has a warm, inviting feel from the moment you arrive, with a covered front porch that sets the tone. Inside, the living room is filled with natural light and features a vaulted ceiling, hardwood flooring, and a fireplace with tile surround as the focal point. Just off the living space, you'll find a dining area that connects easily to the kitchen, which offers stainless steel appliances and plenty of counter space for everyday use. The primary bedroom also features hardwood flooring and includes a private ensuite bath with a tiled shower. Three additional bedrooms and a full bathroom provide space for family, guests, or a home office. Out back, there's a patio overlooking a large fenced yard with plenty of room to spread out, along with a storage building and mature trees that add to the setting. Major updates have already been taken care of, including an HVAC system replaced in 2020, a newer water heater, and gutters added in 2024. This home offers a solid layout, great outdoor space, and updates where it counts.

15. 2026-04-27
    historical Active Under Contract

    Show marketing remark (1080 chars)

    Short drive to Fort Stewart. This ranch-style home has a warm, inviting feel from the moment you arrive, with a covered front porch that sets the tone. Inside, the living room is filled with natural light and features a vaulted ceiling, hardwood flooring, and a fireplace with tile surround as the focal point. Just off the living space, you'll find a dining area that connects easily to the kitchen, which offers stainless steel appliances and plenty of counter space for everyday use. The primary bedroom also features hardwood flooring and includes a private ensuite bath with a tiled shower. Three additional bedrooms and a full bathroom provide space for family, guests, or a home office. Out back, there's a patio overlooking a large fenced yard with plenty of room to spread out, along with a storage building and mature trees that add to the setting. Major updates have already been taken care of, including an HVAC system replaced in 2020, a newer water heater, and gutters added in 2024. This home offers a solid layout, great outdoor space, and updates where it counts.

16. 2026-04-23
    listed $200,000 Active

    Show marketing remark (1080 chars)

    Short drive to Fort Stewart. This ranch-style home has a warm, inviting feel from the moment you arrive, with a covered front porch that sets the tone. Inside, the living room is filled with natural light and features a vaulted ceiling, hardwood flooring, and a fireplace with tile surround as the focal point. Just off the living space, you'll find a dining area that connects easily to the kitchen, which offers stainless steel appliances and plenty of counter space for everyday use. The primary bedroom also features hardwood flooring and includes a private ensuite bath with a tiled shower. Three additional bedrooms and a full bathroom provide space for family, guests, or a home office. Out back, there's a patio overlooking a large fenced yard with plenty of room to spread out, along with a storage building and mature trees that add to the setting. Major updates have already been taken care of, including an HVAC system replaced in 2020, a newer water heater, and gutters added in 2024. This home offers a solid layout, great outdoor space, and updates where it counts.

17. 2026-04-23
    listed $200,000 Active 1080-char remark

    Show marketing remark (1080 chars)

    Short drive to Fort Stewart. This ranch-style home has a warm, inviting feel from the moment you arrive, with a covered front porch that sets the tone. Inside, the living room is filled with natural light and features a vaulted ceiling, hardwood flooring, and a fireplace with tile surround as the focal point. Just off the living space, you'll find a dining area that connects easily to the kitchen, which offers stainless steel appliances and plenty of counter space for everyday use. The primary bedroom also features hardwood flooring and includes a private ensuite bath with a tiled shower. Three additional bedrooms and a full bathroom provide space for family, guests, or a home office. Out back, there's a patio overlooking a large fenced yard with plenty of room to spread out, along with a storage building and mature trees that add to the setting. Major updates have already been taken care of, including an HVAC system replaced in 2020, a newer water heater, and gutters added in 2024. This home offers a solid layout, great outdoor space, and updates where it counts.

ⓘ 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: $2,036 · $170/mo
• Projected year-2 tax: $2,036 · $170/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 (shaded) · 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: $21,696
• − Mortgage interest: −$11,203
• − Property taxes: −$2,036
• − Insurance: −$1,000
• − Repairs & maintenance: −$1,736
• − Management: −$1,736
• − Depreciation: −$5,818
• Taxable loss: −$1,832
• Est. tax savings @ 24.0%: +$440
• After-tax cash flow: $1,958/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

+0.0% since first listed

6 events — show timeline

• 2026-05-08 Pending — HABR
• 2026-05-08 Pending — Hive MLS
• 2026-04-27 Contingent — HABR
• 2026-04-27 Contingent — Hive MLS
• 2026-04-23 Listed $200,000 Hive MLS
• 2026-04-23 Listed $200,000 HABR

Property tax history

+1.7%/yr

Latest (2025): $2,036 · +1.0% YoY. Source: county tax records.