209 Mcneal Heritage Cir · Hahira, GA 31632

$359,900

4 bd · 2.0 ba · 1,830 sqft · SingleFamily · 38 Days on market

Built 2025 0.34 ac lot Est $350k · at est. $36/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).

• Appreciation +10.0/10.0
• ARV discount +6.2/15.0
• Cash flow +5.7/30.0
• Schools +4.7/10.0
• Livability +3.4/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• 1% rule +1.3/10.0
• DSCR +0.1/10.0

Listing remarks

NEW CONSTRUCTION ON A CORNER LOT!!!. Welcome home to this beautifully designed home featuring a THREE CAR SIDE ENTRY GARAGE and a classic Southern-style front porch - perfect for rocking chairs, planted ferns, sweet tea, and sunset conversations. Step inside through the front foyer into an open floor-plan ideal for entertaining. The living room's vaulted ceiling flows seamlessly into the kitchen and a flexible space that can serve as a formal dining room, home office, or playroom. Granite countertops, a tile backsplash, tile shower, crown moldings, custom built-ins, and durable laminate wood flooring offer timeless style and pride of ownership from entry to exit. Enjoy the community pool pl

Key facts

• Community pool
• Basketball court
• Open floor-plan

Tags

• CORNER LOT
• SOUTHERN-STYLE FRONT PORCH
• OPEN FLOOR-PLAN
• COMMUNITY POOL
• PLAYGROUND
• BASKETBALL COURT

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $360k.

Deal economics

• At list price, monthly cash flow is $-734 ($-9k/yr) — negative.
• To cash-flow at today's rent, offer at most $254k (29.5% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $226k (37.1% below list).
• Recommended offer: $226k (37.1% 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: 189 active listings in the ZIP; 2 comparable units currently listed for rent nearby; solid renter incomes; 896 units permitted in Lowndes County in 2024 (0 in 5+ unit buildings).
• This rent runs 32% 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 $38k of equity ($2k loan paydown + $36k 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 ~$62k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 38 days — a 3% lower offer ($349k) is reasonable based on typical stale-listing flexibility.

Recommended offer $226,466 (37.1% 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 38 days. Have you received any prior offers? Is the seller open to a 37% 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. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. 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.
7. 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.
8. 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: 0.63% ✗
• Cap rate: 3.85%
• Cash-on-cash: -8.74%
• DSCR: 0.61
• GRM: 13.2

CMA / ARV

• ARV (on-the-fly): $349,530
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
209 Mcneal Heritage Cir	0.00mi	4/2.0	1,830 (0%)	0mo	$359,900	$197	100
338 Mcneal Heritage Cir	0.03mi	4/2.0	1,830 (0%)	0mo	$359,900	$197	98
233 Mcneal Heritage Cir	0.00mi	3/2.0 (-1)	1,880 (+3%)	1mo	$359,900	$191	90
343 Mcneal Heritage Cir	0.00mi	4/2.0	1,683 (-8%)	1mo	$319,900	$190	85
347 Mcneal Heritage Cir	0.00mi	4/2.0	1,683 (-8%)	2mo	$329,900	$196	85
213 Barry Field Cir	0.27mi	4/2.0	1,804 (-1%)	2mo	$329,900	$183	83
117 Sparrow Dr	0.30mi	4/2.0	1,748 (-4%)	1mo	$270,000	$154	77
220 Wood Duck Pt	0.19mi	3/2.0 (-1)	1,739 (-5%)	1mo	$289,900	$167	77
367 Mcneal Heritage Cir	0.16mi	4/2.0	1,671 (-9%)	3mo	$326,900	$196	76
351 Mcneal Heritage Cir	0.23mi	4/2.0	1,671 (-9%)	2mo	$321,800	$193	73
224 Barry Field Cir	0.30mi	4/2.0	1,683 (-8%)	3mo	$319,900	$190	70
191 Orvis Ln	0.03mi	3/3.0 (-1)	2,102 (+15%)	3mo	$402,000	$191	62

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: 18.1%
• Equity multiple: 2.48×
• Total profit: $149,312
• Equity at exit: $324,226

10-year hold

• IRR: 16.9%
• Equity multiple: 5.73×
• Total profit: $476,579
• Equity at exit: $699,207

Cash invested: $100,772 (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: 189
• Price-to-rent: 13.2×

Monthly cashflow live

• Estimated rent: $2,265 medium
• Mortgage (P&I): −$1,887
• Tax est. 1.5%: −$450 /mo · $5,398/yr
• Insurance: −$150
• HOA: −$36
• Vacancy / Maint / Mgmt: −$476
• Net cashflow: $-734

Break-even live

Break-even rent $3,194

Max offer price $253,674

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: $89,975
• Closing costs: $10,797
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
305 Barfield St Hahira, GA	3.0	2.0	1361	$1,495	$1.10	43d	1	0.68mi
7410 Northcreek Cir Hahira, GA	3.0	2.0	1460	$1,750	$1.20	21d	1	1.12mi

HOA detail

• Monthly dues: $36 · $432/yr
• Likely covers: pool

Listing history 2 events

1. 2026-03-30
   status Pending
2. 2026-02-19
   listed $359,900 Active

ⓘ 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: $27,176
• − Mortgage interest: −$20,160
• − Property taxes: −$5,398
• − Insurance: −$1,800
• − Repairs & maintenance: −$2,174
• − Management: −$2,174
• − HOA: −$432
• − Depreciation: −$10,470
• Taxable loss: −$15,432
• Est. tax savings @ 24.0%: +$3,704
• After-tax cash flow: $-5,106/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

• Census place: Hahira, GA
• 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

2 events — show timeline

• 2026-03-30 Pending — SGMLS
• 2026-02-19 Listed $359,900 SGMLS