Hinesville, GA Cap Rate: 5.82% — Rental Property Analysis
Hinesville is a mid-range market in the South with a small but investable metro of 50,000. At a 5.82% estimated cap rate, this is a solid market where rents of $1,710/mo lag behind home prices. With a median home price of $255,000 and steady population growth supports long-term rental demand, Hinesville stands out as a market worth serious analysis for rental investors.
Market data powered by Zillow Home Value Index (ZHVI) and Zillow Observed Rent Index (ZORI) · Updated Feb 2026
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Moderate — source deals carefully
Based on $255,000 median price and $1,710/mo median rent
Est. Cap Rate
5.82%
1% Rule
0.67%
Fails
GRM
12.4x
Price / Income
5.2x
Market Data
Median Home Price$255,000
Median Monthly Rent$1,710
Property Tax Rate0.93%
Population50,000
Population Growth0.9% / yr
Median Household Income$49,350
Vacancy Rate6.2%
Annual Appreciation2.9%
2026 Market Update: Hinesville
Hinesville's 0.7% rent-to-price ratio is well below the 1% rule. At median prices of $255,000, the $1,710/mo rent produces only $1,236/mo in NOI. Investors here need to target below-median properties or pursue value-add strategies to make the numbers work.
At current rates, a 20% down conventional loan ($51K at 7%) would result in approximately $-121/mo cash flow — negative at median prices. Larger down payments, seller financing, or buying 15–25% below median are strategies to turn the numbers positive.
The 12.4x gross rent multiplier and 6.2% vacancy rate position Hinesville as a value-oriented market. With annual appreciation at 2.9%, total returns (cash flow + equity growth) run approximately 8.7% before financing leverage.
Cap Rate Calculator — Hinesville
Pre-filled with Hinesville medians. Adjust to match a specific property.
Property Details
$
$
3–8% typical
%
Monthly Expenses
0.93% rate
$
$
8–10% of rent
$
8–12% of rent
$
Cap Rate
4.77%Low
Net Operating Income ÷ Purchase Price
NOI / Year
$12,156
net operating income
Gross Rent Multiplier
12.4x
Good (<15)
1% Rule
0.67%
✗ Fails
Monthly Cash Flow
$1,013
before debt service
Annual Breakdown
Gross Rental Income$20,520
Less Vacancy−$1,272
Effective Income$19,248
Less Operating Expenses−$7,092
Net Operating Income$12,156
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Factor in financing to see your actual return on invested capital in Hinesville.
$
$63,750
%
%
years
$
taxes + ins + maint + mgmt
$
$
Cash-on-Cash Return
-4.28%Weak
Annual Cash Flow ÷ Total Cash Invested
Total Cash Invested
$71,400
$63,750 down + $7,650 closing
Monthly Mortgage
$1,247
on $191K loan
Monthly Cash Flow
$-255
after all expenses
Annual Cash Flow
$-3,058
before taxes
Cash Flow Breakdown
Monthly Rent$1,710
Less Expenses−$718
Less Mortgage−$1,247
Monthly Cash Flow$-255
Is Hinesville a Good Place to Invest in Rental Property?
Hinesville, GA has a population of 50,000 and has been growing at 0.9% annually — roughly in line with national trends, meaning demand is stable but not exceptional. The median home price of $255,000 paired with median rents of $1,710/mo produces an estimated cap rate of 5.82%.
Property taxes at 0.93% fall within the national average range and shouldn't present unusual challenges. The vacancy rate of 6.2% is moderate and within normal parameters for a healthy rental market.
At a price-to-income ratio of 5.2x, homes cost about 5.2 times the local median income of $49,350. This moderate ratio indicates a balanced rent-vs-buy market. Home values have appreciated at roughly 2.9% annually. Steady appreciation means total returns will be primarily cash flow-driven — the more sustainable model for long-term wealth building.
Bottom line: Hinesville presents moderate opportunities. Cap rates near 5.82% mean deals need careful sourcing — look for value-add rehabs or emerging neighborhoods where rents are climbing.
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