1201 Phats Way · Hahira, GA 31632

$330,900

4 bd · 2.5 ba · 2,259 sqft · SingleFamily · 87 Days on market

Built 2026 0.39 ac lot Est $337k · at est. $47/mo HOA · 2% of rent ↓ 6% since listing

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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).

• Appreciation +10.0/10.0
• ARV discount +8.3/15.0
• Cash flow +6.2/30.0
• Schools +4.7/10.0
• Livability +3.4/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• 1% rule +1.6/10.0
• DSCR +0.5/10.0

Listing remarks

Welcome to the Belfort plan in Reynolda Place, our new home community in Hahira, GA. This is a 4-bedroom, 2.5-bathroom two-story home with over 2200 Sq. Ft. and a two-car garage. The Belfort floorplan is perfect for any stage of life featuring a first floor primary bedroom suite and laundry room. As you enter, the open concept kitchen and great room welcome all in. This is the perfect space for entertaining and daily living. The primary suite on the first floor is your private retreat. The primary bathroom features double vanity, private water closet, large shower, and an oversized closet. When you go upstairs, you are greeted by a versatile loft on the second floor which is surrounded by t

Key facts

• Double vanity
• Oversized closet
• Open concept kitchen

Tags

• OPEN CONCEPT KITCHEN
• VERSATILE LOFT
• SMART HOME TECHNOLOGY
• DOUBLE VANITY
• PRIVATE WATER CLOSET
• OVERSIZED CLOSET

What this means for you Summary

Snapshot

• This is a 4-bed/2.5-bath single-family listed at $331k.

Deal economics

• At list price, monthly cash flow is $-605 ($-7k/yr) — negative.
• To cash-flow at today's rent, offer at most $243k (26.5% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $219k (33.9% below list).
• Recommended offer: $219k (33.9% below list) — sets the bar for 1% rule.

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.
• 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 31% 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 $35k of equity ($2k loan paydown + $33k 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 ~$57k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 87 days — a 6% lower offer ($311k) 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 $218,844 (33.9% 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 87 days. Have you received any prior offers? Is the seller open to a 34% 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: 0.66% ✗
• Cap rate: 4.10%
• Cash-on-cash: -7.83%
• DSCR: 0.65
• GRM: 12.6

CMA / ARV

• ARV (on-the-fly): $336,591
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1151 Hannah Dr	0.06mi	4/2.5	2,259 (0%)	2mo	$339,000	$150	96
1105 Hannah Dr	0.17mi	4/2.5	2,259 (0%)	3mo	$335,900	$149	90
1067 Angie Ln	0.16mi	4/2.5	2,259 (0%)	7mo	$339,900	$150	87
1143 Hannah Dr	0.08mi	4/3.0	2,429 (+8%)	1mo	$355,000	$146	80
1063 Angie Ln	0.14mi	4/3.0	2,458 (+9%)	3mo	$323,400	$132	74
1055 Angie Ln	0.13mi	4/3.0	2,458 (+9%)	3mo	$325,000	$132	74
629 Barnside Ln	0.30mi	4/2.0	2,110 (-7%)	1mo	$291,900	$138	72
302 E Coleman Dr	0.47mi	4/3.0	2,328 (+3%)	2mo	$484,000	$208	69
535 Cottonwood Cv	0.37mi	4/2.5	2,074 (-8%)	0mo	$335,000	$162	69
769 Carriage Xing	0.22mi	4/2.0	1,930 (-15%)	1mo	$319,900	$166	62
605 S Nelson St	0.52mi	3/2.0 (-1)	1,972 (-13%)	6mo	$225,000	$114	43
500 S Nelson St	0.60mi	4/2.0	1,970 (-13%)	7mo	$277,000	$141	43

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: 18.8%
• Equity multiple: 2.53×
• Total profit: $141,752
• Equity at exit: $298,101

10-year hold

• IRR: 17.4%
• Equity multiple: 5.83×
• Total profit: $447,857
• Equity at exit: $642,866

Cash invested: $92,652 (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: 12.6×

Monthly cashflow live

• Estimated rent: $2,188 medium
• Mortgage (P&I): −$1,735
• Tax est. 1.5%: −$414 /mo · $4,964/yr
• Insurance: −$138
• HOA: −$47
• Vacancy / Maint / Mgmt: −$460
• Net cashflow: $-605

Break-even live

Break-even rent $2,954

Max offer price $243,370

Occupancy floor —

Sensitivity live

Price	-10% $-376	-5% $-491	+0% $-605	+5% $-719	+10% $-834
Rent	-10% $-778	-5% $-691	+0% $-605	+5% $-518	+10% $-432
Rate	-1.0pp $-438	-0.5pp $-521	base $-605	+0.5pp $-691	+1.0pp $-778

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: $82,725
• Closing costs: $9,927
• Reserves months: —
• Total cash needed: —

HOA detail

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

Listing history 6 events

1. 2026-04-13
   status Pending
2. 2026-04-08
   price $330,900
3. 2026-02-25
   price $335,900
4. 2026-02-23
   price $338,900
5. 2026-02-17
   price $335,900
6. 2026-01-16
   listed $352,900 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 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: $26,261
• − Mortgage interest: −$18,536
• − Property taxes: −$4,964
• − Insurance: −$1,654
• − Repairs & maintenance: −$2,101
• − Management: −$2,101
• − HOA: −$564
• − Depreciation: −$9,626
• Taxable loss: −$13,284
• Est. tax savings @ 24.0%: +$3,188
• After-tax cash flow: $-4,071/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: 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

-6.2% since first listed

6 events — show timeline

• 2026-04-13 Pending — SGMLS
• 2026-04-08 Price Changed $330,900 SGMLS
• 2026-02-25 Price Changed $335,900 SGMLS
• 2026-02-23 Price Changed $338,900 SGMLS
• 2026-02-17 Price Changed $335,900 SGMLS
• 2026-01-16 Listed $352,900 SGMLS