1209 Phats Way · Hahira, GA 31632

$320,900

5 bd · 3.0 ba · 2,043 sqft · SingleFamily · 102 Days on market

Built 2026 Good condition 0.34 ac lot $157/sqft · 6% above area Est $303k · 6% over $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
• Cash flow +7.4/30.0
• ARV discount +4.8/15.0
• Schools +4.7/10.0
• Condition / age +4.0/5.0
• Livability +3.4/5.0
• Rent growth +2.5/5.0
• 1% rule +2.3/10.0
• DSCR +1.6/10.0

Listing remarks MLS

Welcome to 1209 Phats Way in Reynolda Place, our newest community in Hahira, GA. The Creekside is a spacious plan that offers 5 bedrooms and 3 bathrooms in 2,043 square feet – all on one level with a two-car garage. As you enter the home, the first two bedrooms and full bathroom are off the foyer. Both bedrooms have windows that let in plenty of natural light, they are great spaces to for children, guest rooms or offices. Down the hall you find the chef-inspired kitchen with large island, shaker-style cabinetry, granite counters and an oversized corner pantry. This opens into the living space and dining area, making it the perfect space for your entire family and entertaining your loved ones. You also have a back patio off of the living room to enjoy the lovely Florida outdoors. Two more bedrooms and a full bath are off of the dining room. These also both have great natural light and are great spaces to utilize for your needs. The living area is finished off by the large laundry room. Your primary bedroom provides a private escape in the back of the home. The bedroom has two windows creating an inviting space that is large enough for a king bed. The en suite bathroom has a double vanity, large shower, and private water closet. 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

• Double vanity
• Private escape
• Walk in closet

Tags

• CHEF INSPIRED KITCHEN
• OVERSIZED CORNER PANTRY
• BACK PATIO
• PRIVATE ESCAPE
• DOUBLE VANITY
• WALK IN CLOSET

What this means for you Summary

Snapshot

• This is a 5-bed/3.0-bath single-family listed at $321k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $-411 ($-5k/yr) — negative.
• To cash-flow at today's rent, offer at most $261k (18.5% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $235k (26.9% below list).
• Recommended offer: $235k (26.9% below list) — sets the bar for 1% rule.
• Cap rate 4.8% vs local median 3.9% in Hahira — meaningfully above typical; check what's discounted (condition, days-on-market, listing class) to confirm the premium yield is real.

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; solid renter incomes; 896 units permitted in Lowndes County in 2024 (0 in 5+ unit buildings).
• This rent runs 34% of the median local income ($84k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• In year one you build about $34k of equity ($2k loan paydown + $32k 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 ~$55k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 102 days — a 9% lower offer ($292k) 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 $234,667 (26.9% 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 102 days. Have you received any prior offers? Is the seller open to a 27% 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: 0.73% ✗
• Cap rate: 4.76%
• Cash-on-cash: -5.49%
• DSCR: 0.76
• GRM: 11.4

CMA / ARV

• ARV (median comp): $303,000
• List price: $320,900
• Delta: 5.91%
• 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
535 Cottonwood Cv	0.33mi	4/2.5 (-1)	2,074 (+2%)	1mo	$335,000	$162	74
769 Carriage Xing	0.18mi	4/2.0 (-1)	1,930 (-6%)	1mo	$319,900	$166	72
629 Barnside Ln	0.27mi	4/2.0 (-1)	2,110 (+3%)	1mo	$291,900	$138	72
1151 Hannah Dr	0.08mi	4/2.5 (-1)	2,259 (+11%)	2mo	$339,000	$150	70
1205 Phats Way	0.02mi	4/2.0 (-1)	1,799 (-12%)	2mo	$303,000	$168	69
1213 Phats Way	0.02mi	4/2.0 (-1)	1,799 (-12%)	2mo	$303,000	$168	69
1105 Hannah Dr	0.15mi	4/2.5 (-1)	2,259 (+11%)	3mo	$335,900	$149	66
1138 Hannah Dr	0.06mi	4/2.0 (-1)	1,799 (-12%)	3mo	$299,900	$167	66
1155 Hannah Dr	0.07mi	4/2.0 (-1)	1,799 (-12%)	3mo	$309,000	$172	66
1147 Hannah Dr	0.09mi	4/2.0 (-1)	1,799 (-12%)	3mo	$299,900	$167	65
751 Fry Rd	0.29mi	4/2.0 (-1)	1,839 (-10%)	2mo	$349,900	$190	59
302 E Coleman Dr	0.44mi	4/3.0 (-1)	2,328 (+14%)	2mo	$484,000	$208	50

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: 20.4%
• Equity multiple: 2.65×
• Total profit: $148,671
• Equity at exit: $289,092

10-year hold

• IRR: 18.6%
• Equity multiple: 6.10×
• Total profit: $458,516
• Equity at exit: $623,438

Cash invested: $89,852 (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: 11.4×

Monthly cashflow live

• Estimated rent: $2,347 medium
• Mortgage (P&I): −$1,683
• Tax est. 1.5%: −$401 /mo · $4,814/yr
• Insurance: −$134
• HOA: −$47
• Vacancy / Maint / Mgmt: −$493
• Net cashflow: $-411

Break-even live

Break-even rent $2,867

Max offer price $261,458

Occupancy floor —

Sensitivity live

Price	-10% $-189	-5% $-300	+0% $-411	+5% $-522	+10% $-633
Rent	-10% $-596	-5% $-503	+0% $-411	+5% $-318	+10% $-225
Rate	-1.0pp $-249	-0.5pp $-329	base $-411	+0.5pp $-494	+1.0pp $-579

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: $80,225
• Closing costs: $9,627
• Reserves months: —
• Total cash needed: —

HOA detail

• Monthly dues: $47 · $564/yr
• Likely covers: water

Listing history 20 events

1. 2026-06-21
   days on market $320,900 Active 102 DOM
2. 2026-06-19
   days on market $320,900 Active 100 DOM
3. 2026-06-18
   price $320,900 Active 99 DOM
4. 2026-06-18
   days on market $325,900 Active 99 DOM
5. 2026-06-17
   days on market $325,900 Active 98 DOM
6. 2026-06-16
   days on market $325,900 Active 97 DOM
7. 2026-06-15
   days on market $325,900 Active 96 DOM
8. 2026-06-14
   days on market $325,900 Active 94 DOM
9. 2026-06-13
   days on market $325,900 Active 93 DOM
10. 2026-06-10
    days on market $325,900 Active 91 DOM
11. 2026-06-09
    days on market $325,900 Active 90 DOM
12. 2026-06-08
    days on market $325,900 Active 89 DOM
13. 2026-06-07
    days on market $325,900 Active 88 DOM
14. 2026-06-05
    days on market $325,900 Active 85 DOM
15. 2026-06-03
    days on market $325,900 Active 84 DOM
16. 2026-06-02
    days on market $325,900 Active 83 DOM
17. 2026-06-01
    days on market $325,900 Active 82 DOM
18. 2026-05-31
    days on market $325,900 Active 81 DOM
19. 2026-05-30
    days on market $325,900 Active 80 DOM
20. 2026-03-11
    listed $337,400 Active 1660-char remark

    Show marketing remark (1660 chars)

    Welcome to 1209 Phats Way in Reynolda Place, our newest community in Hahira, GA. The Creekside is a spacious plan that offers 5 bedrooms and 3 bathrooms in 2,043 square feet – all on one level with a two-car garage. As you enter the home, the first two bedrooms and full bathroom are off the foyer. Both bedrooms have windows that let in plenty of natural light, they are great spaces to for children, guest rooms or offices. Down the hall you find the chef-inspired kitchen with large island, shaker-style cabinetry, granite counters and an oversized corner pantry. This opens into the living space and dining area, making it the perfect space for your entire family and entertaining your loved ones. You also have a back patio off of the living room to enjoy the lovely Florida outdoors. Two more bedrooms and a full bath are off of the dining room. These also both have great natural light and are great spaces to utilize for your needs. The living area is finished off by the large laundry room. Your primary bedroom provides a private escape in the back of the home. The bedroom has two windows creating an inviting space that is large enough for a king bed. The en suite bathroom has a double vanity, large shower, and private water closet. 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: $28,160
• − Mortgage interest: −$17,975
• − Property taxes: −$4,814
• − Insurance: −$1,604
• − Repairs & maintenance: −$2,253
• − Management: −$2,253
• − HOA: −$564
• − Depreciation: −$9,335
• Taxable loss: −$10,638
• Est. tax savings @ 24.0%: +$2,553
• After-tax cash flow: $-2,376/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.

Condition & rehab AI · 12 photos

Good 80/100 None rehab

This home is in excellent condition with modern amenities and a spacious layout. It is move-in ready and would benefit from minor updates to enhance its curb appeal and modernize it.

Value-add opportunities

• Both Painting exterior and interior walls — Fresh paint enhances curb appeal and interior aesthetics
• Both Landscaping improvements — Enhances curb appeal and adds value
• Both Add smart home features — Improves convenience and adds modern appeal

Renovation cost estimate screening

Value-add ROI direction

• Both Painting exterior and interior walls — Fresh paint enhances curb appeal and interior aesthetics ↑
• Both Landscaping improvements — Enhances curb appeal and adds value ↑
• Both Add smart home features — Improves convenience and adds modern appeal ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

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
• 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

• 2026-03-11 Listed $337,400 SGMLS