4218 Addalyn Way, Hahira, GA | Short-Term Rental Acquisition Analysis

Property Overview

A 2017-built brick-and-vinyl ranch with an advertised assumable loan

Listed today (9/27/2026) for $260,000, 4218 Addalyn Way is a 3-bed/2-bath, 1,544 SF single-story home in the Nelson Hill subdivision just outside Hahira. The listing itself calls out an "assumable loan option with a 4.625%" rate — the same rate specified for this analysis — making this one worth a closer look on financing structure specifically, not just revenue potential.

Address4218 Addalyn Way, Hahira, GA 31632
List price$260,000 ($168/SF), listed 9/27/26
Configuration3 Bed / 2 Bath, single story
Interior living area1,544 SF
Lot size5,662 SF
Year built2017
SubdivisionNelson Hill
Garage2-car attached, 19′ × 20′
OutdoorScreened back porch (9′×10′), fenced yard, sprinkler system
ConstructionVinyl siding, shingle roof
UtilitiesPublic sewer & water
HOAYes — $10/mo ($120/yr)
ZoningP-D (Planned Development)
Flood zoneFEMA Zone X — minimal flood risk
Financing noteAssumable loan advertised at 4.625%
MLSSouth Georgia MLS #155149

Assumable loan — worth verifying before anything else: the listing (Aurora Vargas, LPT Realty) advertises an "assumable loan option with a 4.625%" rate, which is why this analysis uses 4.625% rather than a current-market rate. A true loan assumption means taking over the seller's existing balance and remaining term at that rate — not necessarily a fresh $195,000 loan at 25% down. The seller purchased this home for $240,000 in September 2022, so the actual assumable balance and remaining amortization schedule will differ from what's modeled here. Get the exact assumable balance, remaining term, and any assumption fee from the listing agent or loan servicer before underwriting around this number.

Low flood risk, minimal flood/insurance friction: FEMA Zone X and public water/sewer keep this a straightforward insurance and utility profile compared to some other properties in this portfolio.

Rising assessment: the 2024 actual tax bill was $2,087, but the 2025 assessment jumped to $96,873 (+14.1%). The 2025 tax bill isn't posted yet; this pro forma estimates property tax at roughly $2,381/year to reflect that increase, but confirm the actual 2025 bill once issued.

Revenue Projection

AirDNA-anchored revenue: $29.3K base, comp set strength High

AirDNA's Rentalizer projects $35.4K in total annual revenue for this exact 3-bed/2-bath/6-guest configuration, including a modeled $6,057 cleaning fee. Following this portfolio's standard convention, the cleaning fee is treated as a guest-paid pass-through and excluded from both revenue and expenses, leaving $29,343 in accommodation revenue as the Base Case. The five-listing comp set carries a "High" strength rating from AirDNA and required no pool or waterfront screening — none of the comps show a pool (0% pool prevalence) and none are waterfront, so unlike some other properties in this portfolio, the automated comp set is used as-is.

Base Case$29,343
AirDNA projected revenue, less cleaning fee pass-through
BasisAirDNA Rentalizer, 1.00×
ADR$169
Occupancy57%

Strong Case

$33,744

1.15× upside, portfolio-standard convention

Basis1.15× Base Case
Comp Set StrengthHigh

On cleaning fees: a guest-paid cleaning fee is treated as a pass-through — collected from the guest and paid out to the cleaner, roughly net-zero to NOI — rather than added as both extra revenue and an offsetting expense. The $29,343/$33,744 figures represent accommodation (nightly rate) revenue only, which is what the expense percentages below are calculated against.

Comparable Properties (AirDNA, High comp set strength): Spacious Stylish Home for Relaxing Getaways ($43.9k trailing revenue, 4bd/2ba, 5.0★ 63 reviews) · Willow Round Resort — 5 min off I-75 w/ Lake Views ($31.2k, 3bd/2ba, 4.8★ 89) · Cozy Stay in a Charming Hahira Cottage ($29.0k, 3bd/2ba, 5.0★ 97) · The Nelson Nook 3-bed, 2-bath ($29.8k, 3bd/2ba, 5.0★ 36, same subdivision) · Majestic Home ($25.8k, 3bd/2ba, 4.8★ 29). All five comps are non-pool, non-waterfront single-family homes, matching this property's profile.

Financing Structure

Acquisition & financing assumptions

Modeled at 25% down / 4.625% / 30-year fixed, per your specification and matching the rate advertised on the listing's assumable loan option. Total cash required includes a $35,000 furnishings budget for an STR-ready turnkey setup. A down-payment sensitivity table is shown below for comparison.

$65,000

Down Payment (25%)

$195,000

Loan Amount

$1,003

Monthly Principal & Interest

$106,500

Est. Total Cash Required (incl. Furnishings)

Furnishings budget: $35,000 is included above as a one-time upfront cost to fully furnish the home for short-term rental use (furniture, linens, kitchenware, decor, electronics). This is added to cash required at closing, not treated as an ongoing operating expense, and is reflected in the total cash figures and cash-on-cash returns throughout this document.

Down Payment	Loan Amount	Total Cash Req.	Cash Flow (Base)	Cash Flow (Strong)
10%	$234,000	$67,500	$6,064	$10,069
15%	$221,000	$80,500	$6,866	$10,871
20%	$208,000	$93,500	$7,668	$11,674
25% (modeled)	$195,000	$106,500	$8,470	$12,476
30%	$182,000	$119,500	$9,272	$13,278

This deal is self-managed cash-flow positive at every tested down payment, including 10% down, in both the Base and Strong cases.

Reminder on the assumable loan: the figures above model a conventional new loan at 25% down / 4.625% / 30-year, per your instruction. If you instead assume the seller's actual existing loan, the down payment would effectively be the gap between the $260,000 price and the assumed balance (likely paid in cash or secondary financing), and the remaining term/payment would follow the seller's original loan schedule, not a fresh 30-year amortization. Get the real numbers from the listing agent before treating this as a straightforward assumption.

Operating Pro Forma

Annual revenue & expense projection (25% down scenario)

Two bottom-line scenarios are shown: cash flow if self-managed, and net cash flow if Freedom Property Management operates the listing as co-host (18% of gross revenue).

Line Item	Base Case	Strong Case
Gross Accommodation Revenue	$29,343	$33,744
Airbnb / Vrbo platform fees (3%)	($880)	($1,012)
Repairs & maintenance (6%)	($1,761)	($2,025)
Property tax (est., reflecting 2025 assessment increase)	($2,381)	($2,381)
Property insurance (est.)	($2,400)	($2,400)
HOA	($120)	($120)
Guest supplies & restocking	($900)	($900)
Admin	($400)	($400)
Net Operating Income (NOI)	$20,501	$24,506
Annual debt service (25% down, 4.625%, 30-yr)	($12,031)	($12,031)
— cash flow if self-managed	$8,470	$12,476
— Freedom co-hosting fee (18% of revenue)	($5,282)	($6,074)
— net cash flow if Freedom-managed	$3,189	$6,402

7.89% – 9.43%

Cap Rate

7.95% – 11.71%

Cash-on-Cash, 25% Down incl. Furnishings (Self-Managed)

Positive under every tested structure. Both cases stay cash-flow positive even under full-service Freedom management, and the 4.625% advertised rate (well below a typical current-market rate) is doing real work here — a materially better rate than this portfolio's other 2026 acquisitions, assuming it can actually be secured via assumption or otherwise. Cash-on-cash returns above reflect the $35,000 furnishings budget added to total cash invested; cap rate is unaffected since it's calculated on NOI relative to purchase price only.

Breakeven purchase price (25% down, where NOI covers full debt service): approximately $443,100 on the Base Case and $529,600 on the Strong Case — both well above the $260,000 asking price.

Regulatory & Compliance

Georgia & Lowndes County short-term rental requirements

Georgia has no statewide STR licensing law and leaves regulation almost entirely to cities and counties, so local rules here matter more than in some other states in this portfolio.

•Confirm city limits first: this address carries a Hahira mailing address but may sit in unincorporated Lowndes County rather than inside official Hahira city limits — the two have separate ordinances. Check with Lowndes County GIS/the Hahira city clerk before assuming which jurisdiction's rules apply.
•Lowndes County registration & permit: unincorporated Lowndes County requires STR owners to register the property, obtain approval through the Building Department, and get an annual permit through the Tax Collector's Office ($125 initial fee, $50 annual renewal), designate a local property manager, and post signage showing the permit number and a local contact.
•Lowndes County hotel/motel tax: a 2% county hotel tax applies to short-term stays booked in the county.
•Georgia state taxes: a 4% state sales tax and a flat $5-per-night hotel-motel fee apply statewide; Airbnb and Vrbo collect and remit both automatically for marketplace bookings, but direct bookings are the host's own responsibility.
•Georgia SB 570 — Human Trafficking Prevention Training Act: effective July 1, 2026, every STR operator in Georgia must complete approved human-trafficking-awareness training within 60 days of starting to operate (and annually thereafter), adopt a reporting policy, post the required notice, and keep training records for three years.
•Enforcement: the primary penalty under the county ordinance is permit revocation for violations, rather than fines escalating from a first offense.

This section is a summary, not legal advice. Confirm current requirements — and whether this specific address falls inside Hahira city limits — with Lowndes County Planning & the City of Hahira before closing.

Levers & Next Steps

Before finalizing an offer

•Verify the assumable loan terms: get the actual assumable balance, remaining amortization term, and any assumption fee from the listing agent (Aurora Vargas, LPT Realty) or loan servicer. This is the single most valuable lever on this deal — a true 4.625% assumption on favorable terms could beat the 25%-down conventional model above.
•Confirm jurisdiction (Hahira city vs. unincorporated Lowndes County): this determines which STR ordinance and permit process actually applies.
•Confirm the 2025 property tax bill: only the 2024 actual bill ($2,087) is posted; the 2025 assessment rose 14.1% to $96,873, and this pro forma estimates the resulting tax bill rather than using an actual figure.
•Check the HOA's rental policy: confirm the Nelson Hill HOA (and the "Historic District" lot designation noted on the listing) has no restrictions on short-term or transient rentals before underwriting around STR use.
•Get a firm insurance quote: FEMA Zone X keeps flood risk low, but confirm a standard homeowner's/STR policy quote against the $2,400/year estimate used here.

Freedom Property Management Services

What an 18% co-hosting engagement includes

No Long-Term Contracts

The engagement can be ended without a lock-in period.

You Keep Your Listing & Reviews

The owner retains full ownership of the Airbnb/Vrbo listing profile and all guest reviews; Freedom operates as a co-host.

Dynamic Pricing & Revenue Management

Calendar and rate optimization benchmarked against the local Hahira/Valdosta comp set.

Guest Communication & Turnovers

24/7 guest messaging, check-in coordination, and cleaning/turnover scheduling.

Fee structure: 18% of gross booking revenue, modeled in the pro forma above. Both cases remain cash-flow positive under full-service management.

© 2026 Freedom Property Management, LLC. All rights reserved.

This document is prepared by Freedom Property Management for informational purposes and does not constitute a guarantee of investment performance, or financial, tax, or legal advice. This is an acquisition analysis for a property currently listed for sale; Freedom Property Management does not represent either party in the transaction unless separately engaged to do so. The Base Case revenue figure ($29,343) is AirDNA's projected revenue for this property's exact bed/bath/guest configuration, less a $6,057 modeled cleaning fee treated as a pass-through per this portfolio's standard convention; the Strong Case ($33,744) applies a 1.15× multiplier per the same portfolio-standard convention. Neither figure is a guarantee of achievable revenue. Financing is modeled at 25% down / 4.625% / 30-year fixed per the user's specification and the rate advertised on the listing's assumable loan option; this is not a loan quote, pre-approval, or confirmation that the loan is in fact assumable on these terms — actual assumption eligibility, balance, remaining term, and any assumption fee should be independently confirmed with the listing agent and loan servicer, and actual new-money financing terms should be obtained from a lender. Property tax is estimated based on the property's actual 2024 tax bill adjusted for the disclosed 14.1% 2025 assessment increase, not the actual 2025 bill, which was not yet posted at the time of this analysis. Insurance, maintenance, guest supplies, and admin line items are Freedom Property Management planning estimates, not vendor quotes, bills, or guarantees, and should be independently confirmed. The $35,000 furnishings budget is a planning estimate for a turnkey STR furnishing package, not a quote from any specific vendor or designer; actual furnishing costs will vary based on style, quality, and what (if anything) is already on-site, and should be confirmed with actual quotes before underwriting. Regulatory information reflects Freedom Property Management's general understanding of Georgia and Lowndes County short-term rental requirements as of this writing and is a general summary only, not legal advice, and does not confirm whether this specific address falls within Hahira city limits or unincorporated Lowndes County; requirements can change and should be independently verified with Lowndes County and the City of Hahira before closing. Freedom Property Management is not a licensed financial advisor, CPA, or attorney. The buyer should independently verify all figures and consult qualified professionals as needed.

4218 Addalyn Way, Hahira, GA 31632