393 Buckhead Loop · Walthourville, GA 31301

$277,800

4 bd · 2.0 ba · 1,565 sqft · SingleFamily · 100 Days on market

Built 2026 Good condition 0.57 ac lot $178/sqft · at area comps Est $280k · at est. $34/mo HOA · 2% 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 +7.8/15.0
• Appreciation +5.1/10.0
• Condition / age +4.2/5.0
• Livability +3.2/5.0
• 1% rule +3.0/10.0
• DSCR +2.6/10.0
• Rent growth +2.5/5.0
• Schools +2.3/10.0

Listing remarks MLS

The Stafford floor plan, situated on a spacious homesite in The Village at Sassafras Phase 2, highlights a brick accent skirt that enhances its curb appeal. Perfect for families of various sizes, this versatile design includes 4 bedrooms and 2 bathrooms. The open-concept living area provides clear views from the kitchen to the breakfast nook. The primary suite boasts a sizable walk-in closet and a private bath featuring a dual vanity, a garden tub, and a separate shower. Artistic renderings are for reference purposes only; actual floor plans, features, and inclusions may vary.

Key facts

• Private bath
• Dual vanity
• Separate shower

Tags

• OPEN-CONCEPT LIVING AREA
• SIZABLE WALK-IN CLOSET
• PRIVATE BATH
• DUAL VANITY
• GARDEN TUB
• SEPARATE SHOWER

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $278k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $-200 ($-2k/yr) — negative.
• To cash-flow at today's rent, offer at most $249k (10.4% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $222k (20.1% below list).
• Recommended offer: $222k (20.1% 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, schools F, amenities 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.
• Market conditions: 140 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 298 units permitted in Long County in 2024 (0 in 5+ unit buildings).
• This rent runs 41% of the median local income ($65k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• In year one you build about $2k of equity ($2k loan paydown + $432 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 10, 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 100 days — a 9% lower offer ($253k) 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.

Recommended offer $221,967 (20.1% 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 100 days. Have you received any prior offers? Is the seller open to a 20% 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. 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?
7. 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?
8. 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.
9. 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.
10. 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: 10.4

CMA / ARV

• ARV (median comp): $279,820
• List price: $277,800
• Delta: -0.72%
• 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
393 Buckhead Loop SE	0.00mi	4/2.0	1,565 (0%)	0mo	$280,500	$179	100
337 Buckhead Loop SE	0.00mi	3/2.0 (-1)	1,527 (-2%)	4mo	$282,705	$185	88
663 Buckhead Loop SE	0.39mi	4/2.0	1,565 (0%)	1mo	$276,975	$177	81
1007 Buckhead Loop SE	0.30mi	4/2.0	1,565 (0%)	6mo	$289,210	$185	81
358 Buckhead Loop SE	0.00mi	4/2.0	1,735 (+11%)	2mo	$301,090	$174	80
1118 Buckhead Loop SE	0.40mi	4/2.0	1,565 (0%)	6mo	$275,650	$176	76
977 Buckhead Loop SE	0.27mi	4/2.0	1,620 (+4%)	7mo	$277,750	$171	76
722 Buckhead Loop SE	0.39mi	4/2.5	1,609 (+3%)	0mo	$279,800	$174	75
308 Buckhead Loop SE	0.00mi	3/2.5 (-1)	1,380 (-12%)	3mo	$261,375	$189	71
284 Antler Ave SE	0.17mi	3/2.0 (-1)	1,380 (-12%)	6mo	$274,765	$199	62
265 Antler Ave SE	0.19mi	3/2.0 (-1)	1,380 (-12%)	6mo	$259,945	$188	61
1611 Arnall Dr Dr	0.69mi	3/2.0 (-1)	1,380 (-12%)	3mo	$278,000	$201	41

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: $-18,792
• Equity at exit: $82,830

10-year hold

• IRR: 0.7%
• Equity multiple: 1.08×
• Total profit: $6,191
• Equity at exit: $101,310

Cash invested: $77,784 (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: 140
• Price-to-rent: 10.4×

Monthly cashflow live

• Estimated rent: $2,220 medium
• Mortgage (P&I): −$1,457
• Tax est. 1.5%: −$347 /mo · $4,167/yr
• Insurance: −$116
• HOA: −$34
• Vacancy / Maint / Mgmt: −$466
• Net cashflow: $-200

Break-even live

Break-even rent $2,473

Max offer price $248,820

Occupancy floor —

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: $69,450
• Closing costs: $8,334
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
469 Archie Way Hinesville, GA	4.0	2.5	2001	$2,000	$1.00	43d	1	1.15mi

HOA detail

• Monthly dues: $34 · $408/yr

Listing history 7 events

1. 2026-06-17
   days on marketlisting id $277,800 Pending 100 DOM
2. 2026-05-08
   status Pending 583-char remark

   Show marketing remark (583 chars)

   The Stafford floor plan, situated on a spacious homesite in The Village at Sassafras Phase 2, highlights a brick accent skirt that enhances its curb appeal. Perfect for families of various sizes, this versatile design includes 4 bedrooms and 2 bathrooms. The open-concept living area provides clear views from the kitchen to the breakfast nook. The primary suite boasts a sizable walk-in closet and a private bath featuring a dual vanity, a garden tub, and a separate shower. Artistic renderings are for reference purposes only; actual floor plans, features, and inclusions may vary.

3. 2026-05-08
   status Pending 583-char remark

   Show marketing remark (583 chars)

   The Stafford floor plan, situated on a spacious homesite in The Village at Sassafras Phase 2, highlights a brick accent skirt that enhances its curb appeal. Perfect for families of various sizes, this versatile design includes 4 bedrooms and 2 bathrooms. The open-concept living area provides clear views from the kitchen to the breakfast nook. The primary suite boasts a sizable walk-in closet and a private bath featuring a dual vanity, a garden tub, and a separate shower. Artistic renderings are for reference purposes only; actual floor plans, features, and inclusions may vary.

4. 2026-02-13
   price $277,800 583-char remark

   Show marketing remark (583 chars)

   The Stafford floor plan, situated on a spacious homesite in The Village at Sassafras Phase 2, highlights a brick accent skirt that enhances its curb appeal. Perfect for families of various sizes, this versatile design includes 4 bedrooms and 2 bathrooms. The open-concept living area provides clear views from the kitchen to the breakfast nook. The primary suite boasts a sizable walk-in closet and a private bath featuring a dual vanity, a garden tub, and a separate shower. Artistic renderings are for reference purposes only; actual floor plans, features, and inclusions may vary.

5. 2026-02-12
   price $277,800 583-char remark

   Show marketing remark (583 chars)

   The Stafford floor plan, situated on a spacious homesite in The Village at Sassafras Phase 2, highlights a brick accent skirt that enhances its curb appeal. Perfect for families of various sizes, this versatile design includes 4 bedrooms and 2 bathrooms. The open-concept living area provides clear views from the kitchen to the breakfast nook. The primary suite boasts a sizable walk-in closet and a private bath featuring a dual vanity, a garden tub, and a separate shower. Artistic renderings are for reference purposes only; actual floor plans, features, and inclusions may vary.

6. 2026-01-29
   listed $276,975 Active 583-char remark

   Show marketing remark (583 chars)

   The Stafford floor plan, situated on a spacious homesite in The Village at Sassafras Phase 2, highlights a brick accent skirt that enhances its curb appeal. Perfect for families of various sizes, this versatile design includes 4 bedrooms and 2 bathrooms. The open-concept living area provides clear views from the kitchen to the breakfast nook. The primary suite boasts a sizable walk-in closet and a private bath featuring a dual vanity, a garden tub, and a separate shower. Artistic renderings are for reference purposes only; actual floor plans, features, and inclusions may vary.

7. 2026-01-28
   listed $276,975 Active 583-char remark

   Show marketing remark (583 chars)

   The Stafford floor plan, situated on a spacious homesite in The Village at Sassafras Phase 2, highlights a brick accent skirt that enhances its curb appeal. Perfect for families of various sizes, this versatile design includes 4 bedrooms and 2 bathrooms. The open-concept living area provides clear views from the kitchen to the breakfast nook. The primary suite boasts a sizable walk-in closet and a private bath featuring a dual vanity, a garden tub, and a separate shower. Artistic renderings are for reference purposes only; actual floor plans, features, and inclusions may vary.

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Taxation est. · year 1

• Rental income: $26,636
• − Mortgage interest: −$15,561
• − Property taxes: −$4,167
• − Insurance: −$1,389
• − Repairs & maintenance: −$2,131
• − Management: −$2,131
• − HOA: −$408
• − Depreciation: −$8,081
• Taxable loss: −$7,232
• Est. tax savings @ 24.0%: +$1,736
• After-tax cash flow: $-668/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 85/100 None rehab

This home is in excellent condition with a good condition score of 85. It is move-in ready with minimal repairs and maintenance needed. The home's curb appeal and open layout make it an attractive option for both resale and rental markets. Consider painting, landscaping, and adding smart home features to further enhance its value.

Value-add opportunities

• Resale Painting interior walls and trim — Fresh paint can enhance the home's curb appeal and make it more inviting.
• Both Landscaping and curb appeal improvements — Enhanced landscaping can improve both resale and rental value.
• Both Add a smart home system — A smart home system can increase the home's appeal to tech-savvy buyers and renters.
• Both Install smart locks — Smart locks can improve security and convenience for both buyers and renters.
• Both Add a smart thermostat — A smart thermostat can improve energy efficiency and comfort for both buyers and renters.

Renovation cost estimate screening

Value-add ROI direction

• Resale Painting interior walls and trim — Fresh paint can enhance the home's curb appeal and make it more inviting. ↑
• Both Landscaping and curb appeal improvements — Enhanced landscaping can improve both resale and rental value. ↑
• Both Add a smart home system — A smart home system can increase the home's appeal to tech-savvy buyers and renters. ↑
• Both Install smart locks — Smart locks can improve security and convenience for both buyers and renters. ↑
• Both Add a smart thermostat — A smart thermostat can improve energy efficiency and comfort for both buyers and renters. ↑

ⓘ 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: 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

+0.3% since first listed

6 events — show timeline

• 2026-05-08 Pending — HABR
• 2026-05-08 Pending — Hive MLS
• 2026-02-13 Price Changed $277,800 HABR
• 2026-02-12 Price Changed $277,800 Hive MLS
• 2026-01-29 Listed $276,975 Hive MLS
• 2026-01-28 Listed $276,975 HABR