601 Tupelo Trl #42 · Hinesville, GA 31313

$112,500

2 bd · 2.5 ba · 1,308 sqft · Condo · 264 Days on market

Built 1985 Average condition $200/mo HOA · 11% of rent ↓ 10% since listing

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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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Rent growth +3.9/5.0
• Livability +3.7/5.0
• Condition / age +2.8/5.0
• Schools +2.0/10.0
• Appreciation +0.0/10.0

Listing remarks

Great Investment Opportunity! TENANT OCCUPIED. New LVP flooring in downstairs living area and kitchen. Freshly painted. Owner is a Georgia Licensed Real Estate Broker.

Key facts

• New lvp flooring
• Built 1985
• Listed 264 days

Tags

• NEW LVP FLOORING

Property features AI

Finance

• Financial info: Financial details not provided
• HOA & community: Homeowners association with a $200 monthly fee; Located in the Smokerise Condominiums community; Community features: Other

Exterior

• Parking: Parking details not provided
• Security: Smoke detector(s)
• Utilities: Public water; Public sewer
• Home design: Townhouse/Condo (residential); Two levels / 2 stories
• Construction: Constructed with stucco, frame, and wood siding; Slab foundation
• Exterior features: Shingle roof; No fencing; City street frontage; Has a view

Interior

• Kitchen: Dishwasher; Electric range; Refrigerator
• Bedrooms: Total of 6 rooms (includes bedrooms and living spaces)
• Flooring: Carpet; Vinyl
• Bathrooms: 2 full bathrooms and 1 half bathroom
• Heating & cooling: Central heating; Central air conditioning
• Interior features: One fireplace located in the living room; Storage
• Laundry & utility: Washer hookup; Electric water heater

What this means for you Summary

Snapshot

• This is a 2-bed/2.5-bath condo listed at $112k. Condition is rated average.

Deal economics

• At list price, monthly cash flow is $484 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $112k).
• Recommended offer: $99k (12.0% below list) — sets the bar for market timing.
• Cap rate 11.5% 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; 12 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 37% 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 $778 of loan paydown is wiped out by about $3k 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 $32k cash investment doubles in ~6 years — after that, you're playing with house money.

Negotiation context

• It's been on market 264 days — a 12% lower offer ($99k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts; this cycle's ask has dropped $12k (10%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Climate carrying-cost: moderate flood risk; severe wind risk, 99% chance of damaging wind over 30y; moderate wildfire risk; extreme-heat days projected 7→17/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $99,000 (12.0% below list)

Questions for the listing agent

1. It's been on market 264 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
3. Any open or pending special assessments — roof, HVAC, plumbing, elevator, façade? What's the per-unit balance and payoff schedule, and is the seller paying it off at close or rolling it to the buyer?
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 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?
7. 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?
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 apartment / multifamily construction is in the pipeline within 1–3 miles? Heavy new supply (>2% of stock underway) typically softens rents 12–24 months out; light construction supports rent growth.

Investment metrics

• 1% rule: 1.64% ✓
• Cap rate: 11.45%
• Cash-on-cash: 18.42%
• DSCR: 1.82
• GRM: 5.1

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 5.41% rent growth · sell at horizon

5-year hold

• IRR: 13.3%
• Equity multiple: 1.55×
• Total profit: $17,311
• Equity at exit: $16,774

10-year hold

• IRR: 24.3%
• Equity multiple: 3.39×
• Total profit: $75,143
• Equity at exit: $9,727

Cash invested: $31,500 (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: 5.1×

Monthly cashflow live

• Estimated rent: $1,849 high
• Mortgage (P&I): −$590
• Tax est. 1.5%: −$141 /mo · $1,688/yr
• Insurance: −$47
• HOA: −$200
• Vacancy / Maint / Mgmt: −$388
• Net cashflow: $484

Break-even live

Break-even rent $1,237

Max offer price $112,500

Occupancy floor 69%

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: $28,125
• Closing costs: $3,375
• Reserves months: —
• Total cash needed: —

Rent comps 12 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
707 Thornwood Way Hinesville, GA	3.0	1.0	1040	$1,200	$1.15	43d	1	0.28mi
130 Hazy Ln Hinesville, GA	3.0	2.5	1518	$2,100	$1.38	43d	1	0.56mi
193 Heirloom Rd Hinesville, GA	3.0	2.5	1400	$2,300	$1.64	43d	1	0.64mi
158 Hamlet Ct Hinesville, GA	3.0	2.5	1458	$2,250	$1.54	43d	1	0.69mi
96 Beaumont Dr Unit 1 Hinesville, GA	3.0	2.0	1400	$1,975	$1.41	43d	1	0.71mi
78 Centennial Ct Hinesville, GA	3.0	2.5	1462	$2,100	$1.44	43d	1	0.82mi
100 Centennial Ct Hinesville, GA	3.0	2.5	1703	$2,150	$1.26	43d	1	0.84mi
205 Bagley Ave Unit B Hinesville, GA	3.0	2.0	1071	$1,850	$1.73	43d	1	1.13mi
619 Olmstead Dr Hinesville, GA	3.0	2.0	1745	$3,000	$1.72	43d	1	1.21mi
350 Beverly St #124 Hinesville, GA	3.0	2.0	1228	$1,400	$1.14	43d	1	1.42mi
214 Honey Lane Cir Hinesville, GA	3.0	1.5	984	$1,350	$1.37	43d	1	1.45mi
231 Honey Lane Cir Hinesville, GA	3.0	1.5	1242	$1,800	$1.45	43d	1	1.50mi

HOA detail condo

• Monthly dues: $200 · $2,400/yr
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 25 events

1. 2026-06-19
   days on market $112,500 Active 264 DOM
2. 2026-06-18
   days on market $112,500 Active 263 DOM
3. 2026-06-17
   days on market $112,500 Active 262 DOM
4. 2026-06-16
   days on market $112,500 Active 261 DOM
5. 2026-06-15
   days on market $112,500 Active 260 DOM
6. 2026-06-14
   days on market $112,500 Active 258 DOM
7. 2026-06-13
   days on market $112,500 Active 257 DOM
8. 2026-06-10
   days on market $112,500 Active 255 DOM
9. 2026-06-09
   days on market $112,500 Active 254 DOM
10. 2026-06-08
    days on market $112,500 Active 253 DOM
11. 2026-06-07
    days on market $112,500 Active 252 DOM
12. 2026-06-05
    days on market $112,500 Active 249 DOM
13. 2026-06-03
    days on market $112,500 Active 248 DOM
14. 2026-06-02
    days on market $112,500 Active 247 DOM
15. 2026-06-01
    days on market $112,500 Active 246 DOM
16. 2026-05-31
    days on market $112,500 Active 245 DOM
17. 2026-05-30
    days on market $112,500 Active 244 DOM
18. 2026-05-20
    status Active
19. 2026-03-20
    status Pending
20. 2026-01-13
    price $112,500
21. 2026-01-08
    status Active
22. 2026-01-01
    historical
23. 2025-11-04
    price $119,500
24. 2025-09-02
    price $121,500
25. 2025-07-22
    listed $125,000 Active

ⓘ 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 5/10 Major FEMA zone X (shaded) · 67% chance over 30 yrs
• 🔥 Wildfire 5/10 Major
• 🌡 Heat 9/10 Extreme 7 d/yr ≥110°F today · 17 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: $22,193
• − Mortgage interest: −$6,302
• − Property taxes: −$1,688
• − Insurance: −$562
• − Repairs & maintenance: −$1,775
• − Management: −$1,775
• − HOA: −$2,400
• − Depreciation: −$3,273
• Taxable income: $4,417
• Est. tax owed @ 24.0%: −$1,060
• After-tax cash flow: $4,743/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

Average 55/100 Cosmetic rehab

A moderately maintained condo with average condition, requiring minor repairs and cosmetic updates to enhance its resale and rental value.

Repairs flagged

• Minor Exterior siding — Weathered appearance
• Minor Painted walls — Some discoloration

Value-add opportunities

• Both Paint exterior siding — Enhances curb appeal and value
• Both Replace carpet with hardwood — Improves aesthetics and value
• Both Replace kitchen appliances — Modernizes and increases value
• Both Replace bathroom fixtures — Modernizes and increases value

Renovation cost estimate screening

Repair item	Severity	Est. cost
Exterior siding · Weathered appearance	Minor	$500–3,000
Painted walls · Some discoloration	Minor	$500–3,000
Total estimated repair cost · 2 items		$1,000–6,000

Value-add ROI direction

• Both Paint exterior siding — Enhances curb appeal and value ↑
• Both Replace carpet with hardwood — Improves aesthetics and value ↑
• Both Replace kitchen appliances — Modernizes and increases value ↑
• Both Replace bathroom fixtures — Modernizes and increases value ↑

ⓘ 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: 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

-10.0% since first listed

8 events — show timeline

• 2026-05-20 Relisted — HABR
• 2026-03-20 Pending — HABR
• 2026-01-13 Price Changed $112,500 HABR
• 2026-01-08 Relisted — HABR
• 2026-01-01 Delisted — HABR
• 2025-11-04 Price Changed $119,500 HABR
• 2025-09-02 Price Changed $121,500 HABR
• 2025-07-22 Listed $125,000 HABR