996 Dunlevie Rd · Walthourville, GA 31313

$225,000

3 bd · 2.0 ba · 1,412 sqft · SingleFamily public records · 113 Days on market

Built 1976 1.00 ac lot Est $247k · 9% under

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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 +14.5/30.0
• ARV discount +11.5/15.0
• DSCR +4.4/10.0
• Rent growth +3.9/5.0
• 1% rule +3.6/10.0
• Livability +3.2/5.0
• Condition / age +2.5/5.0
• Schools +2.0/10.0
• Appreciation +0.0/10.0

Listing remarks

: 1 + ACRES WILL GO VA AND FHA ! Don’t miss out on this Charming NEW 4 bedroom / 2-bathroom home that HAS IT ALL!!! Open and inviting floor plan, elegant white cabinetry, upgraded lighting fixtures and recessed lighting. Complete modern home essentials with a comfortable layout. Double vanity in master bathroom with a tub/shower. Brand new appliances! VISIT the property today. Seller is a licensed Realtor in GA. Exterior photos enhanced for lawn purposes. Homes qualify for FHA and VA loans with a permanent foundation.

Key facts

• 1 acre lot
• Built 1976
• Listed 113 days

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $225k.

Deal economics

• At list price, monthly cash flow is $48 ($572/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 $193k (14.3% below list).
• Recommended offer: $193k (14.3% below list) — sets the bar for 1% rule.
• Cap rate 6.5% vs local median 5.4% in Walthourville — meaningfully above typical; check what's discounted (condition, days-on-market, listing class) to confirm the premium yield is real.

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.
• 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); 639 active listings in the ZIP; 6 comparable units currently listed for rent nearby; rentals lingering (median 46d 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 38% 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 $2k of loan paydown is wiped out by about $7k 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 113 days — a 9% lower offer ($205k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 98% chance of damaging wind over 30y; major wildfire risk; extreme-heat days projected 7→18/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $192,903 (14.3% below list)

Questions for the listing agent

1. It's been on market 113 days. Have you received any prior offers? Is the seller open to a 14% concession, seller financing, or rate buy-down credit?
2. Built in 1976 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
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: 0.86% ✗
• Cap rate: 6.55%
• Cash-on-cash: 0.91%
• DSCR: 1.04
• GRM: 9.7

CMA / ARV

• ARV (on-the-fly): $247,100
• Comps found: 11

Show comp detail 11 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
996 Dunlevie Rd	0.00mi	3/2.0	1,412 (0%)	2mo	$22,500	$16	98
99 Douglas Rd	0.14mi	3/2.0	1,415 (+0%)	13mo	$257,000	$182	82
77 Tyson Ln Ln	0.24mi	3/2.0	1,400 (-1%)	15mo	$245,000	$175	75
744 Dunlevie Rd	0.25mi	3/2.0	1,335 (-6%)	7mo	$326,610	$245	74
122 Tyson Ln	0.29mi	3/2.5	1,456 (+3%)	10mo	$259,900	$179	71
138 Mccumber Dr	0.24mi	3/2.0	1,456 (+3%)	15mo	$220,000	$151	71
30 Jessica Ct	0.35mi	3/2.0	1,439 (+2%)	19mo	$225,000	$156	65
499 Mccumber Dr	0.58mi	3/2.0	1,386 (-2%)	17mo	$232,500	$168	56
95 Tempest Ln	0.62mi	3/2.0	1,273 (-10%)	2mo	$207,500	$163	52
184 Fawn Ct SE	0.65mi	3/2.0	1,527 (+8%)	12mo	$282,595	$185	46
320 Mccumber Dr	0.40mi	3/2.0	1,214 (-14%)	16mo	$212,000	$175	44

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: -12.3%
• Equity multiple: 0.55×
• Total profit: $-28,655
• Equity at exit: $33,548

10-year hold

• IRR: -0.1%
• Equity multiple: 0.99×
• Total profit: $-474
• Equity at exit: $19,454

Cash invested: $63,000 (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: 639
• Price-to-rent: 9.7×

Monthly cashflow live

• Estimated rent: $1,929 high
• Mortgage (P&I): −$1,180
• Tax from tax record: −$203 /mo · $2,432/yr
• Insurance: −$94
• HOA: −$0
• Vacancy / Maint / Mgmt: −$405
• Net cashflow: $48

Break-even live

Break-even rent $1,869

Max offer price $225,000

Occupancy floor 93%

Sensitivity live

Price	-10% $175	-5% $111	+0% $48	+5% $-16	+10% $-80
Rent	-10% $-105	-5% $-29	+0% $48	+5% $124	+10% $200
Rate	-1.0pp $161	-0.5pp $105	base $48	+0.5pp $-11	+1.0pp $-70

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: $56,250
• Closing costs: $6,750
• Reserves months: —
• Total cash needed: —

Rent comps 6 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
42 Jessica Ct Allenhurst, GA	4.0	2.0	1607	$1,800	$1.12	45d	1	0.36mi
110 Tempest Ln Allenhurst, GA	3.0	2.0	1668	$1,850	$1.11	45d	1	0.62mi
373 Carter Rd Unit A Allenhurst, GA	3.0	2.0	1196	$1,900	$1.59	45d	1	0.99mi
82 Crosby Dr Hinesville, GA	3.0	2.0	1087	$1,649	$1.52	45d	1	1.38mi
23 Belleau Woods Cir Hinesville, GA	3.0	2.5	1444	$1,975	$1.37	45d	1	1.46mi
149 Becky St Hinesville, GA	3.0	2.0	1145	$1,800	$1.57	45d	1	1.50mi

Listing history 38 events

1. 2026-04-27
   soldstatus $225,000
2. 2026-04-03
   status Pending
3. 2026-03-14
   price $219,984
4. 2026-03-13
   price $219,985
5. 2026-03-11
   price $219,986
6. 2026-03-10
   price $219,987
7. 2026-03-09
   price $219,988
8. 2026-03-07
   price $219,989
9. 2026-03-04
   price $219,991
10. 2026-02-27
    price $219,993
11. 2026-02-26
    price $219,996
12. 2026-02-26
    price $219,997
13. 2026-02-22
    price $219,998
14. 2026-02-06
    price $224,998
15. 2026-02-04
    price $225,000
16. 2026-02-04
    price $225,000
17. 2026-01-31
    price $250,000
18. 2026-01-27
    price $219,998
19. 2026-01-09
    price $229,998
20. 2026-01-09
    price $229,998
21. 2025-12-31
    price $239,985
22. 2025-12-30
    price $239,985
23. 2025-12-25
    price $239,986
24. 2025-12-20
    price $239,987
25. 2025-12-16
    price $239,988
26. 2025-12-16
    price $239,988
27. 2025-12-12
    price $239,989
28. 2025-12-12
    price $239,989
29. 2025-12-06
    price $239,993
30. 2025-11-28
    price $239,997
31. 2025-11-27
    price $239,998
32. 2025-11-26
    price $249,995
33. 2025-11-22
    price $249,997
34. 2025-11-21
    price $249,998
35. 2025-11-18
    price $249,999
36. 2025-11-17
    listed $239,993 Active
37. 2025-11-17
    price $250,000
38. 2012-10-29
    soldstatus $70,000

ⓘ 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: $2,432 · $203/mo
• Projected year-2 tax: $2,432 · $203/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 6/10 Major
• 🌡 Heat 9/10 Extreme 7 d/yr ≥110°F today · 18 d/yr by 30 yrs out
• 💨 Wind 8/10 Severe 98% 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: $23,148
• − Mortgage interest: −$12,603
• − Property taxes: −$2,432
• − Insurance: −$1,125
• − Repairs & maintenance: −$1,852
• − Management: −$1,852
• − Depreciation: −$6,545
• Taxable loss: −$3,261
• Est. tax savings @ 24.0%: +$783
• After-tax cash flow: $1,354/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 — 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: 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

+221.4% since first listed

38 events — show timeline

• 2026-04-27 Sold (Public Records) $225,000 Public Records
• 2026-04-03 Pending — Hive MLS
• 2026-03-14 Price Changed $219,984 HABR
• 2026-03-13 Price Changed $219,985 HABR
• 2026-03-11 Price Changed $219,986 HABR
• 2026-03-10 Price Changed $219,987 HABR
• 2026-03-09 Price Changed $219,988 HABR
• 2026-03-07 Price Changed $219,989 HABR
• 2026-03-04 Price Changed $219,991 HABR
• 2026-02-27 Price Changed $219,993 HABR
• 2026-02-26 Price Changed $219,996 HABR
• 2026-02-26 Price Changed $219,997 HABR
• 2026-02-22 Price Changed $219,998 HABR
• 2026-02-06 Price Changed $224,998 HABR
• 2026-02-04 Price Changed $225,000 Hive MLS
• 2026-02-04 Price Changed $225,000 HABR
• 2026-01-31 Price Changed $250,000 Hive MLS
• 2026-01-27 Price Changed $219,998 HABR
• 2026-01-09 Price Changed $229,998 HABR
• 2026-01-09 Price Changed $229,998 Hive MLS
• 2025-12-31 Price Changed $239,985 HABR
• 2025-12-30 Price Changed $239,985 Hive MLS
• 2025-12-25 Price Changed $239,986 HABR
• 2025-12-20 Price Changed $239,987 HABR
• 2025-12-16 Price Changed $239,988 HABR
• 2025-12-16 Price Changed $239,988 Hive MLS
• 2025-12-12 Price Changed $239,989 HABR
• 2025-12-12 Price Changed $239,989 Hive MLS
• 2025-12-06 Price Changed $239,993 HABR
• 2025-11-28 Price Changed $239,997 HABR
• 2025-11-27 Price Changed $239,998 HABR
• 2025-11-26 Price Changed $249,995 HABR
• 2025-11-22 Price Changed $249,997 HABR
• 2025-11-21 Price Changed $249,998 HABR
• 2025-11-18 Price Changed $249,999 HABR
• 2025-11-17 Listed $239,993 Hive MLS
• 2025-11-17 Price Changed $250,000 HABR
• 2012-10-29 Sold (Public Records) $70,000 Public Records

Property tax history

+8.1%/yr

Latest (2025): $2,432 · +58.9% YoY. Source: county tax records.