106 Hinesley Way · Pooler, GA 31322

$259,900

3 bd · 2.5 ba · 1,444 sqft · Townhouse public records · 4 Days on market

Built 2026 Good condition 1,799 sqft lot Garage $120/mo HOA · 6% of rent ↓ 10% since listing

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Why this score? — see what drove the F 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).

• ARV discount +7.5/15.0
• Cash flow +6.9/30.0
• Condition / age +4.0/5.0
• Livability +3.3/5.0
• 1% rule +2.3/10.0
• Rent growth +1.7/5.0
• Schools +1.2/10.0
• DSCR +1.1/10.0
• Appreciation +0.0/10.0

Listing remarks

Move in ready - Welcome to The Ascot floorplan! A thoughtfully designed 3-bedroom, 2.5-bath town home offering 1,444 square feet of stylish, low-maintenance living, including amenities like a pool and fitness center. Downstairs, you'll find a bright and open living area that flows effortlessly into the kitchen and dining spaces. The kitchen is equipped with a large center island, granite countertops throughout, and plenty of cabinet space ideal for both cooking and entertaining. Access to the attached garage and a convenient half bath complete the first floor. Upstairs features a private primary suite with an en-suite bath and generous closet space.

Key facts

• Fitness center
• Large center island
• Attached garage

Tags

• MOVE IN READY
• POOL
• FITNESS CENTER
• LARGE CENTER ISLAND
• GRANITE COUNTERTOPS
• ATTACHED GARAGE

🏗️ New construction. The $259,900 list price is a builder figure, so every metric below is computed on the value from comparable previous sales — $296,497.

What this means for you Summary

Snapshot

• This is a 3-bed/2.5-bath townhouse listed at $260k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $-515 ($-6k/yr) — negative.
• To cash-flow at today's rent, offer at most $222k (14.6% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $218k (16.2% below list).
• Recommended offer: $218k (16.2% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 66/100 on livability (#182 in GA) — a middle-class / working-renter tenant base. Strengths: housing A+, crime A-, employment A-; Watch: schools D+, amenities F, commute F.
• Savannah-Chatham County (urban): math 20% / reading 26% proficiency, ranked #134 of 174 in GA (top 77%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Market conditions: Rents falling (-3.4%/yr); 501 active listings in the ZIP; 19 comparable units currently listed for rent nearby; rentals lingering (median 73d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 100% of comp listings sitting > 30 days — soft ceiling on asking rent; solid renter incomes; 2,694 units permitted in Chatham County in 2024 (973 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $2k of loan paydown is wiped out by about $9k of value loss. Plan a longer hold.
• Chatham County population projected at +33% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.

Negotiation context

• Only 4 days on market — expect competitive offers; lowballing is unlikely to land.
• 3 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

• Watch-outs: flood insurance adds $66/mo.
• Climate carrying-cost: severe flood risk; severe wind risk, 98% 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 $217,763 (16.2% 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. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
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: 4.48%
• Cash-on-cash: -6.49%
• DSCR: 0.71
• GRM: 11.3

CMA / ARV

• ARV (median comp): $296,497
• List price: $259,900
• Delta: -8.97%
• Verdict: FAIR
• Comps: 20 within 2.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
185 Berwick Lakes Blvd	0.63mi	3/2.0	1,408 (-2%)	2mo	$245,000	$174	63
104 W Tisbury Ln	0.87mi	3/2.0	1,419 (-2%)	0mo	$312,000	$220	60
5 Nantucket Ct	0.92mi	3/2.0	1,410 (-2%)	0mo	$300,000	$213	59
18 Bluelake Blvd	0.75mi	3/2.0	1,417 (-2%)	2mo	$285,000	$201	58
61 Chapel Lk N	0.91mi	3/2.0	1,400 (-3%)	2mo	$295,000	$211	56
143 Wax Myrtle Ct	0.29mi	4/2.0 (+1)	1,729 (+20%)	3mo	$299,000	$173	52
10 Katama Way	0.77mi	3/2.0	1,348 (-7%)	1mo	$305,000	$226	51
105 Coopers Rise	1.13mi	3/2.0	1,618 (+12%)	1mo	$319,000	$197	42
139 Chapel Lk S	1.05mi	3/2.0	1,638 (+13%)	2mo	$302,000	$184	39
114 Oldwood Dr	1.39mi	3/2.0	1,672 (+16%)	1mo	$345,000	$206	37
107 W Tisbury Ln	0.92mi	3/2.0	1,686 (+17%)	1mo	$319,990	$190	37
171 Aquinnah Dr	1.19mi	4/2.0 (+1)	1,677 (+16%)	2mo	$312,500	$186	31

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 · 0.0% rent growth · sell at horizon

5-year hold

• IRR: -33.0%
• Equity multiple: -0.05×
• Total profit: $-87,090
• Equity at exit: $44,209

10-year hold

• IRR: -64.6%
• Equity multiple: -0.71×
• Total profit: $-142,149
• Equity at exit: $25,636

Cash invested: $83,019 (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 →

Buyer's market Market conditions within 1.0 mi — comparable homes for sale

Active competition Active MLS

• For sale now: 6 active
• Months of supply: 36.0 mo (3%/mo absorbed)
• Median asking: $267,400 ($185/sqft)
• Median days on market: 4 d
• This list price: lowest-priced of the active set
• ARV vs active asking: +10.9% above current asking $/sqft

Closed sales set the value; these active listings set current market conditions and a practical price ceiling.

ZIP-level market 31322

• Home prices YoY: -32.2%
• Rents YoY: -3.4%
• Active inventory: 501
• Price-to-rent: 9.9×

Monthly cashflow live

• Estimated rent: $2,178 high
• Mortgage (P&I): −$1,555
• Tax est. 1.5%: −$371 /mo · $4,447/yr
• Insurance: −$124
• Flood insurance flood zone: −$66 /mo · $798/yr
• HOA: −$120
• Vacancy / Maint / Mgmt: −$457
• Net cashflow: $-515

Break-even live

Break-even rent $2,830

Max offer price $221,953

Occupancy floor —

Sensitivity live

Price	-10% $-310	-5% $-413	+0% $-515	+5% $-618	+10% $-720
Rent	-10% $-687	-5% $-601	+0% $-515	+5% $-429	+10% $-343
Rate	-1.0pp $-366	-0.5pp $-440	base $-515	+0.5pp $-592	+1.0pp $-670

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: $74,124
• Closing costs: $8,895
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Rent comps 19 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
182 Cherry Laural Ln Savannah, GA	3.0	2.0	1612	$1,895	$1.18	93d	1	0.26mi
110 Katama Way Pooler, GA	3.0	2.0	1704	$2,000	$1.17	93d	1	0.65mi
113 Katama Way Pooler, GA	3.0	2.0	1499	$2,100	$1.40	72d	1	0.66mi
11 Blue Gill Ln Pooler, GA	3.0	2.0	1285	$1,795	$1.40	63d	1	0.69mi
148 Finn Cir Savannah, GA	3.0	2.0	1653	$1,800	$1.09	72d	1	0.74mi
128 Berwick Lakes Blvd Pooler, GA	4.0	2.0	1608	$2,900	$1.80	63d	1	0.75mi
42 Bluelake Blvd Pooler, GA	3.0	2.0	1866	$2,295	$1.23	63d	1	0.82mi
69 Chapel Lk N Savannah, GA	3.0	2.0	1400	$2,300	$1.64	63d	1	0.92mi
201 Chapel Lk S Savannah, GA	3.0	2.5	1679	$2,400	$1.43	93d	1	0.94mi
26 Stalwick Dr Pooler, GA	3.0	2.0	1261	$1,725	$1.37	93d	1	1.01mi
112 Windrush Pnes Pooler, GA	4.0	2.0	1774	$2,150	$1.21	72d	1	1.08mi
197 Aquinnah Dr Unit 1244800P Pooler, GA	4.0	2.0	1646	$2,884	$1.75	63d	1	1.14mi
182 Aquinnah Dr Unit 1244805P Pooler, GA	4.0	2.0	1668	$2,639	$1.58	63d	1	1.22mi
102 Fremont Ln Pooler, GA	3.0	2.0	1701	$2,600	$1.53	93d	1	1.24mi
101 Petworth Pl Unit Chapin Pooler, GA	3.0	2.5	1476	$2,100	$1.42	93d	1	1.24mi
101 Petworth Pl Pooler, GA	3.0	2.5	1477	$2,130	$1.44	63d	21	1.25mi
80 Hamilton Grove Dr Pooler, GA	3.0	2.0	1151	$1,900	$1.65	72d	1	1.28mi
99 Fern Rd Pooler, GA	3.0–4.0	2.5	1940	$2,047	$1.05	72d	1	1.30mi
103 Natures Ct Pooler, GA	3.0	2.0	1618	$2,500	$1.55	93d	1	1.44mi

Property features AI

Finance

• HOA & community: Homeowners association with a $120 monthly fee

Exterior

• Parking: Has garage
• Utilities: Public waterPublic sewerUnderground utilities
• Home design: TownhouseAttached property with 2+ common walls2 storiesNew construction
• Construction: Concrete construction
• Exterior features: Community poolCommunity fitness centerHas viewLandscaped lot

Interior

• Kitchen: DishwasherRangeMicrowaveRefrigeratorKitchen has electric water heater
• Bathrooms: 2 full bathrooms1 half bathroom
• Heating & cooling: Central heating (electric)Central air conditioning (electric)
• Interior features: Double vanityKitchen islandPantry
• Laundry & utility: Laundry room on upper levelWasherDryer

HOA detail $120/mo · $1,440/yr

• Likely covers: poolgym

Listing history 26 events

1. 2026-08-08
   days on market $259,900 Active 4 DOM
2. 2026-08-07
   days on market $259,900 Active 3 DOM
3. 2026-08-06
   days on market $259,900 Active 2 DOM
4. 2026-08-04
   days on marketlisting id $259,900 Active 1 DOM
5. 2026-07-14
   days on market $259,900 Active 18 DOM
6. 2026-07-13
   days on market $259,900 Active 17 DOM
7. 2026-07-12
   days on market $259,900 Active 16 DOM
8. 2026-07-11
   days on market $259,900 Active 15 DOM
9. 2026-07-10
   days on market $259,900 Active 14 DOM
10. 2026-07-09
    days on market $259,900 Active 13 DOM
11. 2026-07-08
    days on market $259,900 Active 12 DOM
12. 2026-07-07
    days on market $259,900 Active 11 DOM
13. 2026-07-06
    days on market $259,900 Active 10 DOM
14. 2026-07-05
    days on market $259,900 Active 9 DOM
15. 2026-07-04
    days on market $259,900 Active 8 DOM
16. 2026-07-03
    days on market $259,900 Active 7 DOM
17. 2026-07-02
    days on market $259,900 Active 6 DOM
18. 2026-07-01
    days on market $259,900 Active 5 DOM
19. 2026-06-30
    days on market $259,900 Active 4 DOM
20. 2026-06-29
    days on market $259,900 Active 3 DOM
21. 2026-06-28
    days on market $259,900 Active 2 DOM
22. 2026-06-27
    pricestatusdays on marketlisting id $259,900 Active 1 DOM
23. 2026-05-18
    historical
24. 2026-05-05
    price $269,900
25. 2026-04-15
    price $279,900
26. 2026-03-05
    listed $289,900 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 8/10 Severe FEMA zone X (unshaded) · 99% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 9/10 Extreme 7 d/yr ≥109°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: $26,132
• − Mortgage interest: −$16,608
• − Property taxes: −$4,447
• − Insurance: −$2,280
• − Repairs & maintenance: −$2,091
• − Management: −$2,091
• − HOA: −$1,440
• − Depreciation: −$8,625
• Taxable loss: −$11,451
• Est. tax savings @ 24.0%: +$2,748
• After-tax cash flow: $-3,434/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 move-in ready townhouse is in good condition with a modern kitchen and well-maintained exterior. It offers a great opportunity for a potential buyer or renter looking for a low-maintenance home with a good location and amenities.

Value-add opportunities

• Both Painting the exterior and interior walls — Fresh paint can enhance the home's curb appeal and interior aesthetics. ↑
• Both Landscaping improvements — Enhanced landscaping can improve the home's curb appeal and add value. ↑
• Both Adding smart home features — Smart home features can increase the home's appeal and marketability. ↑
• Both Upgrading the kitchen appliances — Upgrading appliances can make the kitchen more functional and appealing to potential buyers/renters. ↑
• Both Adding a smart thermostat — A smart thermostat can improve energy efficiency and comfort, making the home more attractive to potential buyers/renters. ↑

F Composite school gradezoned avg 12/100

Zoned Schools

Elementary Gould Elementary School F GA #1,160/1,228 Nat'l #40,579/41,679 Middle West Chatham Middle School F GA #417/470 Nat'l #13,125/14,009 High New Hampstead High School F GA #254/424 Nat'l #14,713/17,239

Schools (NCES district)

• District: Savannah-Chatham County
• NCES district ID: 1301020
• Math proficiency: 20% ▼ -11.00%
• Reading proficiency: 26% ▼ -5.00%
• Median HH income: $47,443
• Composite: 20.14/100
• National rank: #8639
• State rank: #134 of 174 in GA

C Composite livability gradescore 66/100

Livability — Pooler

• Score: 66/100
• State rank: #182
• US rank: #11364

Category grades

Amenities F Commute F Cost of living B+ Crime A- Employment A- Housing A+ Health & safety A- User ratings F

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Chatham County · 332,584 people
• City population: 30,145
• Metro: Savannah, GA
• Population (ZIP): 30,145
• Household income: $91,344
• Rent vs Own: 38.5% rent · 61.5% own
• Severe rent burden: 7% of renters

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Population outlook (Chatham County) Hauer SSP2

• Today (2025): 332,584 people
• By 2030: 355,508 · +6.9%
• By 2040: 400,030 · +20.3%
• By 2050: 443,019 · +33.2%
• By 2075: 534,579 · +60.7%
• By 2100: 583,863 · +75.6%

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Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.65)
• Race & ethnicity: White 50% Black 31% Two or more races 9% Hispanic / Latino 7% Asian 2%
• Hispanic origin (detail): Mexican 1% Puerto Rican 2% Cuban 2%
• Common ancestry: Romanian 1% Slovak 1% Italian 1%
• Foreign-born: 13% · Canada, Jamaica, Vietnam
• Languages at home: 86% English-only · Spanish 8% Other Indo-European 2% French/Haitian/Cajun 1%

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Political lean MEDSL · Chatham

• 2024 margin: D (+18.0) · D 58.6% · R 40.6%
• 2008→2024 swing: +3.6pp toward D · 2008: 14.4pp · 2024: 18.0pp
• All cycles: 2024: D+18.0 2020: D+18.8 2016: D+14.5 2012: D+12.0 2008: D+14.4

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -116.17%
• Current HPI: 244.2052
• Rent YoY: ▼ -3.35%
• Metro: Savannah, GA
• State GDP YoY: ▲ 2.66%
• F500 in state: 28

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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

Property features AI

Finance

• HOA & community: Homeowners association with a $120 monthly fee

Exterior

• Parking: Has garage
• Utilities: Public waterPublic sewerUnderground utilities
• Home design: TownhouseAttached property with 2+ common walls2 storiesNew construction
• Construction: Concrete construction
• Exterior features: Community poolCommunity fitness centerHas viewLandscaped lot

Interior

• Kitchen: DishwasherRangeMicrowaveRefrigeratorKitchen has electric water heater
• Bathrooms: 2 full bathrooms1 half bathroom
• Heating & cooling: Central heating (electric)Central air conditioning (electric)
• Interior features: Double vanityKitchen islandPantry
• Laundry & utility: Laundry room on upper levelWasherDryer

Price history

-10.3% since first listed

7 events — show timeline

• 2026-08-04 Listed $259,900 Hive MLS
• 2026-07-15 Listing Removed — Hive MLS
• 2026-06-26 Listed $259,900 Hive MLS
• 2026-05-18 Listing Removed — Hive MLS
• 2026-05-05 Price Changed $269,900 Hive MLS
• 2026-04-15 Price Changed $279,900 Hive MLS
• 2026-03-05 Listed $289,900 Hive MLS