173 Heirloom Rd · Hinesville, GA 31313

$229,900

3 bd · 2.5 ba · 1,411 sqft · SingleFamily · 11 Days on market

Built 2026 Good condition 2,178 sqft lot $100/mo HOA · 5% 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).

• Cash flow +8.9/30.0
• ARV discount +7.5/15.0
• Condition / age +4.0/5.0
• Rent growth +3.9/5.0
• Livability +3.7/5.0
• 1% rule +3.2/10.0
• DSCR +2.5/10.0
• Schools +2.0/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

New construction townhome at Heritage Pointe townhomes in Hinesville! Located on the edge of Hinesville, close to new restaurants & up-and-coming shopping! Quick commute to Ft. Stewart, Hwy 17 & I-95! 3-bedroom, 2.5-bath townhome with granite counters throughout! Open living space on the first floor with access to the 1-car garage, as well as the fenced backyard. The kitchen features a spacious pantry & stainless appliances, including refrigerator! From the island, look out to the dining area & family room with ceiling fan. Enjoy a sodded backyard with irrigation from the patio! Upstairs, find two bedrooms, hall bath, laundry room & the primary suite. Within the primary suite is a ceiling fan, walk-in closet & private bath. The private bath includes a dual vanity with granite counter, shower/tub combo & another walk-in closet! HOA to provide regular landscaping. Estimated completion October 2026.

Key facts

• Spacious pantry
• Sodded backyard
• Stainless appliances

Tags

• NEW CONSTRUCTION TOWNHOME
• FENCED BACKYARD
• SPACIOUS PANTRY
• STAINLESS APPLIANCES
• SODDED BACKYARD
• IRRIGATION FROM PATIO

Property features AI

Finance

• Other: Energy-efficient windows
• HOA & community: Homeowners association with $100 monthly fee

Exterior

• Parking: Attached garage with garage door opener; 1 garage space; Parking lot
• Utilities: Public water; Public sewer; Underground utilities
• Home design: Residential townhouse; Attached property with 2+ common walls; Two-story; Under construction; No one above or below
• Construction: New construction by Dryden Enterprises; Vinyl siding; Composition roof; Slab foundation
• Exterior features: Patio; Wood privacy fencing; Level lot; Paved road access

Interior

• Kitchen: Dishwasher; Disposal; Microwave; Oven; Range; Refrigerator; Self-cleaning oven; Electric water heater
• Bathrooms: 2 full bathrooms; 1 half bathroom
• Heating & cooling: Central air (electric); Electric heating; Forced air; Heat pump
• Interior features: Double vanity; Entrance foyer; Kitchen island; Pantry; Double pane windows
• Laundry & utility: Laundry room on upper level; Hall laundry access

🏗️ New construction. The $229,900 list price is a builder figure, so every metric below is computed on the value from comparable previous sales — $256,802.

What this means for you Summary

Snapshot

• This is a 3-bed/2.5-bath single-family listed at $230k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $-206 ($-2k/yr) — negative.
• To cash-flow at today's rent, offer at most $227k (1.3% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $211k (8.1% below list).
• Recommended offer: $211k (8.1% below list) — sets the bar for 1% rule.

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); 639 active listings in the ZIP; 7 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 42% 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 $8k 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

• Only 11 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 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.

Recommended offer $211,217 (8.1% 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. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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?
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: 0.82% ✗
• Cap rate: 5.33%
• Cash-on-cash: -3.44%
• DSCR: 0.85
• GRM: 10.1

CMA / ARV

• ARV (on-the-fly): $256,802
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
147 Centennial Ct	0.28mi	3/2.5	1,458 (+3%)	7mo	$272,990	$187	76
169 Hamilton Dr	0.43mi	3/2.5	1,462 (+4%)	1mo	$265,200	$181	74
85 Hamilton Dr	0.38mi	3/2.5	1,462 (+4%)	3mo	$265,700	$182	74
76 Hamilton Dr	0.36mi	3/2.5	1,462 (+4%)	6mo	$265,300	$181	72
361 Thorpe Cir	0.30mi	3/2.0	1,491 (+6%)	9mo	$250,000	$168	67
125 Providence Loop	0.33mi	3/2.0	1,544 (+9%)	2mo	$281,400	$182	65
324 Abode Ave	0.18mi	4/2.0 (+1)	1,568 (+11%)	2mo	$285,000	$182	64
197 Hazy Ln	0.47mi	4/2.0 (+1)	1,482 (+5%)	6mo	$284,500	$192	58
568 Abode Ave	0.17mi	4/2.0 (+1)	1,594 (+13%)	7mo	$288,900	$181	57
111 Providence Loop	0.33mi	4/2.0 (+1)	1,581 (+12%)	6mo	$291,500	$184	53
605 Palmetto Trce	0.49mi	3/2.0	1,225 (-13%)	5mo	$170,000	$139	49
389 Gray Fox Rd	0.63mi	4/2.0 (+1)	1,296 (-8%)	3mo	$260,000	$201	48

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: -19.2%
• Equity multiple: 0.31×
• Total profit: $-49,400
• Equity at exit: $38,290

10-year hold

• IRR: -7.3%
• Equity multiple: 0.49×
• Total profit: $-36,927
• Equity at exit: $22,204

Cash invested: $71,905 (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: 9.1×

Monthly cashflow live

• Estimated rent: $2,112 high
• Mortgage (P&I): −$1,347
• Tax est. 1.5%: −$321 /mo · $3,852/yr
• Insurance: −$107
• HOA: −$100
• Vacancy / Maint / Mgmt: −$444
• Net cashflow: $-206

Break-even live

Break-even rent $2,373

Max offer price $226,982

Occupancy floor —

Sensitivity live

Price	-10% $-29	-5% $-117	+0% $-206	+5% $-295	+10% $-384
Rent	-10% $-373	-5% $-290	+0% $-206	+5% $-123	+10% $-39
Rate	-1.0pp $-77	-0.5pp $-141	base $-206	+0.5pp $-273	+1.0pp $-340

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: $64,200
• Closing costs: $7,704
• Reserves months: —
• Total cash needed: —

Rent comps 7 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
193 Heirloom Rd Hinesville, GA	3.0	2.5	1400	$2,300	$1.64	45d	1	0.02mi
96 Beaumont Dr Unit 1 Hinesville, GA	3.0	2.0	1400	$1,975	$1.41	45d	1	0.12mi
78 Centennial Ct Hinesville, GA	3.0	2.5	1462	$2,100	$1.44	45d	1	0.24mi
100 Centennial Ct Hinesville, GA	3.0	2.5	1703	$2,150	$1.26	45d	1	0.26mi
158 Hamlet Ct Hinesville, GA	3.0	2.5	1458	$2,250	$1.54	45d	1	0.31mi
707 Thornwood Way Hinesville, GA	3.0	1.0	1040	$1,200	$1.15	45d	1	0.35mi
130 Hazy Ln Hinesville, GA	3.0	2.5	1518	$2,100	$1.38	45d	1	0.54mi

HOA detail

• Monthly dues: $100 · $1,200/yr
• Likely covers: landscaping

Listing history 9 events

1. 2026-06-21
   days on market $229,900 Active 11 DOM
2. 2026-06-19
   days on market $229,900 Active 9 DOM
3. 2026-06-18
   days on market $229,900 Active 8 DOM
4. 2026-06-17
   days on market $229,900 Active 7 DOM
5. 2026-06-16
   days on market $229,900 Active 6 DOM
6. 2026-06-15
   days on market $229,900 Active 5 DOM
7. 2026-06-14
   days on market $229,900 Active 3 DOM
8. 2026-06-13
   remarks 679-char remark
9. 2026-06-13
   listed $229,900 Active 2 DOM

ⓘ 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: $25,346
• − Mortgage interest: −$14,385
• − Property taxes: −$3,852
• − Insurance: −$1,284
• − Repairs & maintenance: −$2,028
• − Management: −$2,028
• − HOA: −$1,200
• − Depreciation: −$7,471
• Taxable loss: −$6,901
• Est. tax savings @ 24.0%: +$1,656
• After-tax cash flow: $-817/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 · 13 photos

Good 80/100 None rehab

This new construction townhome is in excellent condition with good curb appeal and interior finishes. Minor updates to the exterior and interior could further enhance its value.

Value-add opportunities

• Both Painting the exterior and interior walls — Fresh paint enhances curb appeal and interior aesthetics
• Both Landscaping the front yard — A well-maintained front yard improves curb appeal and adds value
• Resale Upgrading the kitchen appliances — Modern appliances can attract more buyers
• Both Adding smart home features — Smart home features can increase both resale and rental value

Renovation cost estimate screening

Value-add ROI direction

• Both Painting the exterior and interior walls — Fresh paint enhances curb appeal and interior aesthetics ↑
• Both Landscaping the front yard — A well-maintained front yard improves curb appeal and adds value ↑
• Resale Upgrading the kitchen appliances — Modern appliances can attract more buyers ↑
• Both Adding smart home features — Smart home features can increase both resale and rental 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

+0.0% since first listed

2 events — show timeline

• 2026-06-10 Listed $229,900 HABR
• 2026-06-10 Listed $229,900 Hive MLS