113 Brunson Cir · Guyton, GA 31312

$259,990

3 bd · 2.5 ba · 1,470 sqft · Townhouse · 8 Days on market

Built 2026 Excellent condition 1-car garage $154/mo HOA · 7% of rent ↓ 5% 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).

• Cash flow +9.3/30.0
• ARV discount +7.5/15.0
• Schools +5.1/10.0
• Condition / age +5.0/5.0
• 1% rule +3.5/10.0
• Livability +3.5/5.0
• DSCR +2.6/10.0
• Rent growth +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome to the Amara at Brunson Station Townhomes, an active lifestyle near top employers, dining, shopping, and weekend getaways. This move-in ready Amara is a 1,470 square-foot townhome spread across two levels, with three bedrooms, two full baths, a powder room, and a one-car front-load garage. The main level opens into a kitchen finished with white Aristokraft cabinetry, Frost White quartz countertops, and GE stainless steel appliances, all sitting on warm Sweeper Beige vinyl plank flooring that runs through the dining and living areas. A powder room tucks neatly off the main living space. Upstairs, three bedrooms share a full bath, and the primary suite occupies its own end of the level, with an en-suite bath finished in Bianca Carrara quartz. The kitchen counter has room to set out a spread after a late return, or to keep things simple on a quiet night in. Key features include: GE stacked washer and dryer included. GE stainless steel side-by-side refrigerator included. Garage door opener with remote included. LED lighting brightens the kitchen. White exterior with a coral front door and matching shutters. Homes like this don't stick around for long. Schedule your private tour today and experience it for yourself.

Key facts

• Open floor plan
• Quartz countertops
• Large center island

Tags

• OPEN FLOOR PLAN
• STYLISH KITCHEN
• QUARTZ COUNTERTOPS
• LARGE CENTER ISLAND
• ABUNDANT CABINET SPACE
• PRIVATE OWNER'S SUITE

🏗️ New construction. The $259,990 list price is a builder figure, so every metric below is computed on the value from comparable previous sales — $274,990.

What this means for you Summary

Snapshot

• This is a 3-bed/2.5-bath townhouse listed at $260k. Condition is rated excellent.

Deal economics

• At list price, monthly cash flow is $-267 ($-3k/yr) — negative.
• To cash-flow at today's rent, offer at most $236k (9.1% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $235k (9.7% below list).
• Recommended offer: $235k (9.7% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 69/100 on livability (#128 in GA) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A+; Watch: amenities F, commute F, health & safety F.
• Effingham County (rural): math 49% / reading 48% proficiency, ranked #16 of 174 in GA (top 9%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Marlow Elementary School (math 63% / reading 50%, grade C+, #159 of 1,228 statewide, top 13%, 775 students, 31% FRL); South Effingham Middle School (math 51% / reading 58%, grade B-, #52 of 470 statewide, top 11%, 1,097 students, 32% FRL); South Effingham High School (math 33% / reading 27%, grade F, #135 of 424 statewide, top 32%, 1,888 students, 30% FRL) — zoned schools at 31% FRL track the district average.
• Market conditions: 549 active listings in the ZIP; 5 comparable units currently listed for rent nearby; rentals leasing fast (median 6d on market — plan ~1-2 weeks tenant-placement turnaround); solid renter incomes; 836 units permitted in Effingham County in 2024 (46 in 5+ unit buildings).

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.
• Effingham County population projected at +33% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.

Negotiation context

• Only 8 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.

Risks & watch-outs

• Watch-outs: flood insurance adds $66/mo.
• Climate carrying-cost: severe flood risk; severe wind risk, 97% chance of damaging wind over 30y; extreme-heat days projected 7→17/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $234,665 (9.7% 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's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
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: 0.85% ✗
• Cap rate: 5.42%
• Cash-on-cash: -3.13%
• DSCR: 0.86
• GRM: 9.8

CMA / ARV

• ARV (median comp): $274,990
• List price: $259,990
• Delta: -5.45%
• Verdict: FAIR
• Comps: 1 within 2.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
108 Brunson Cir	0.07mi	3/2.5	1,470 (0%)	3mo	$274,990	$187	94
115 Principal Way	1.11mi	3/2.0	1,518 (+3%)	4mo	$330,000	$217	54
138 Hawthorne Dr	0.42mi	3/2.0	1,833 (+25%)	6mo	$275,000	$150	49
143 Twin Oak Cir	1.40mi	3/2.0	1,593 (+8%)	2mo	$447,000	$281	48
255 Caribbean Village Dr	0.75mi	3/2.0	1,594 (+8%)	2mo	$305,000	$191	48
146 Butternut Ct	1.25mi	3/2.0	1,596 (+9%)	3mo	$304,000	$190	46
112 Cotton Bluff Ct	1.22mi	3/2.0	1,599 (+9%)	4mo	$310,000	$194	45
804 Hyacinth Cir	0.98mi	3/2.0	1,613 (+10%)	2mo	$340,000	$211	45
834 Hyacinth Cir	1.08mi	3/2.0	1,302 (-11%)	5mo	$265,000	$204	40
428 Pecan Ln	0.82mi	3/2.0	1,200 (-18%)	2mo	$178,500	$149	36
109 Barbados Cir	0.98mi	4/2.0 (+1)	1,768 (+20%)	3mo	$300,000	$170	31
105 Nevis Rd	0.91mi	4/2.0 (+1)	1,774 (+21%)	5mo	$289,000	$163	29

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 · 3.0% rent growth · sell at horizon

5-year hold

• IRR: -23.2%
• Equity multiple: 0.20×
• Total profit: $-61,395
• Equity at exit: $41,002

10-year hold

• IRR: -17.7%
• Equity multiple: 0.03×
• Total profit: $-74,664
• Equity at exit: $23,776

Cash invested: $76,997 (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 →

Buyer's market Market conditions within 1.0 mi — comparable homes for sale

Active competition Active MLS

• For sale now: 12 active · 3 under contract
• Months of supply: 72.0 mo (1%/mo absorbed)
• Median asking: $254,990 ($173/sqft)
• Median days on market: 13 d
• This list price: 50% of active listings are priced below it
• ARV vs active asking: +7.8% vs current asking $/sqft

Closed sales set the value; these active listings set current market conditions and a practical price ceiling.

ZIP-level market 31312

• Home prices YoY: -26.6%
• Active inventory: 549
• Price-to-rent: 9.2×

Monthly cashflow live

• Estimated rent: $2,347 high
• Mortgage (P&I): −$1,442
• Tax est. 1.5%: −$344 /mo · $4,125/yr
• Insurance: −$115
• Flood insurance flood zone: −$66 /mo · $798/yr
• HOA: −$154
• Vacancy / Maint / Mgmt: −$493
• Net cashflow: $-267

Break-even live

Break-even rent $2,685

Max offer price $236,355

Occupancy floor —

Sensitivity live

Price	-10% $-77	-5% $-172	+0% $-267	+5% $-362	+10% $-457
Rent	-10% $-452	-5% $-360	+0% $-267	+5% $-174	+10% $-82
Rate	-1.0pp $-129	-0.5pp $-197	base $-267	+0.5pp $-338	+1.0pp $-411

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: $68,748
• Closing costs: $8,250
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Rent comps 5 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
268 Caribbean Village Dr Guyton, GA	3.0	2.0	1594	$2,275	$1.43	6d	1	0.67mi
121 Caribbean Village Dr Guyton, GA	3.0	2.0	1511	$2,250	$1.49	6d	1	0.77mi
521 Amsonia Cir Guyton, GA	3.0	2.0	1532	$2,105	$1.37	3d	1	0.94mi
105 Creekside Blvd Guyton, GA	3.0–4.0	2.0–2.5	1698	$1,999	$1.18	0d	17	1.05mi
215 Bellflower Cir Guyton, GA	4.0	2.0	1774	$2,310	$1.30	6d	1	1.19mi

Property features AI

Finance

• Other: Subdivision: Brunson Station
• HOA & community: Homeowners associationAnnual association fee of $1,844

Exterior

• Parking: Attached garageOff-street parking1-car garage
• Utilities: Public waterPublic sewerUnderground utilities
• Home design: TownhouseTwo storiesProperty is attachedTwo or more common wallsNew constructionBuilt by Stanley Martin Homes (model: The Amara)
• Construction: Vinyl sidingAsphalt roofSlab foundation
• Exterior features: Community poolPlaygroundParkStreet lightsSidewalksTennis courtsAsphalt road surfaceHas view

Interior

• Kitchen: DishwasherDisposalMicrowaveOvenRangeRefrigeratorElectric water heater
• Bathrooms: Two full bathroomsOne half bathroomOne main-level bathroom
• Heating & cooling: Heat pumpForced airElectric heatingCentral electric air conditioning
• Interior features: Double vanityKitchen islandPantryAccessible full bath
• Laundry & utility: Laundry roomWasherDryer

Listing history 50 events

1. 2026-09-23
   days on market $259,990 Active 8 DOM
2. 2026-09-22
   days on market $259,990 Active 7 DOM
3. 2026-09-21
   days on market $259,990 Active 6 DOM
4. 2026-09-20
   days on market $259,990 Active 5 DOM
5. 2026-09-18
   days on market $259,990 Active 3 DOM
6. 2026-09-17
   days on market $259,990 Active 2 DOM
7. 2026-09-16
   days on marketlisting id $259,990 Active 1 DOM
8. 2026-09-15
   days on market $259,990 Active 89 DOM
9. 2026-09-14
   days on market $259,990 Active 88 DOM
10. 2026-09-13
    days on market $259,990 Active 87 DOM
11. 2026-09-12
    days on market $259,990 Active 86 DOM
12. 2026-09-11
    days on market $259,990 Active 85 DOM
13. 2026-09-05
    days on market $259,990 Active 79 DOM
14. 2026-09-04
    days on market $259,990 Active 78 DOM
15. 2026-09-03
    days on market $259,990 Active 77 DOM
16. 2026-08-31
    days on market $259,990 Active 74 DOM
17. 2026-08-30
    days on market $259,990 Active 73 DOM
18. 2026-08-29
    days on market $259,990 Active 72 DOM
19. 2026-08-28
    days on market $259,990 Active 71 DOM
20. 2026-08-27
    days on market $259,990 Active 70 DOM
21. 2026-08-26
    pricedays on market $259,990 Active 69 DOM

    Show marketing remark (1239 chars)

    Welcome to the Amara at Brunson Station Townhomes, an active lifestyle near top employers, dining, shopping, and weekend getaways. This move-in ready Amara is a 1,470 square-foot townhome spread across two levels, with three bedrooms, two full baths, a powder room, and a one-car front-load garage. The main level opens into a kitchen finished with white Aristokraft cabinetry, Frost White quartz countertops, and GE stainless steel appliances, all sitting on warm Sweeper Beige vinyl plank flooring that runs through the dining and living areas. A powder room tucks neatly off the main living space. Upstairs, three bedrooms share a full bath, and the primary suite occupies its own end of the level, with an en-suite bath finished in Bianca Carrara quartz. The kitchen counter has room to set out a spread after a late return, or to keep things simple on a quiet night in. Key features include: GE stacked washer and dryer included. GE stainless steel side-by-side refrigerator included. Garage door opener with remote included. LED lighting brightens the kitchen. White exterior with a coral front door and matching shutters. Homes like this don't stick around for long. Schedule your private tour today and experience it for yourself.

22. 2026-08-25
    days on market $274,990 Active 68 DOM
23. 2026-08-24
    days on market $274,990 Active 67 DOM
24. 2026-08-23
    days on market $274,990 Active 66 DOM
25. 2026-08-22
    days on market $274,990 Active 65 DOM
26. 2026-08-21
    days on market $274,990 Active 64 DOM
27. 2026-08-20
    days on market $274,990 Active 63 DOM
28. 2026-08-19
    days on market $274,990 Active 62 DOM
29. 2026-08-18
    days on market $274,990 Active 61 DOM
30. 2026-08-17
    days on market $274,990 Active 60 DOM
31. 2026-08-16
    days on market $274,990 Active 59 DOM
32. 2026-08-15
    days on market $274,990 Active 58 DOM
33. 2026-08-14
    days on market $274,990 Active 57 DOM
34. 2026-08-13
    days on market $274,990 Active 56 DOM
35. 2026-08-12
    days on market $274,990 Active 55 DOM
36. 2026-08-11
    days on market $274,990 Active 54 DOM
37. 2026-08-10
    days on market $274,990 Active 53 DOM
38. 2026-08-09
    days on market $274,990 Active 52 DOM
39. 2026-08-08
    days on market $274,990 Active 51 DOM
40. 2026-08-07
    days on market $274,990 Active 50 DOM
41. 2026-08-06
    days on market $274,990 Active 49 DOM
42. 2026-08-05
    days on market $274,990 Active 48 DOM
43. 2026-08-04
    days on market $274,990 Active 47 DOM
44. 2026-08-03
    days on market $274,990 Active 46 DOM
45. 2026-07-31
    days on market $274,990 Active 43 DOM
46. 2026-07-30
    days on market $274,990 Active 42 DOM
47. 2026-07-29
    days on market $274,990 Active 41 DOM
48. 2026-07-27
    days on market $274,990 Active 39 DOM
49. 2026-07-25
    days on market $274,990 Active 37 DOM
50. 2026-07-23
    days on market $274,990 Active 35 DOM

ⓘ 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 8/10 Severe FEMA zone X (unshaded) · 99% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 Heat 9/10 Extreme 7 d/yr ≥109°F today · 17 d/yr by 30 yrs out
• 💨 Wind 8/10 Severe 97% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 2 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $28,160
• − Mortgage interest: −$15,404
• − Property taxes: −$4,125
• − Insurance: −$2,172
• − Repairs & maintenance: −$2,253
• − Management: −$2,253
• − HOA: −$1,848
• − Depreciation: −$8,000
• Taxable loss: −$7,894
• Est. tax savings @ 24.0%: +$1,895
• After-tax cash flow: $-1,309/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 · 12 photos

Excellent 100/100 None rehab

This move-in ready Amara townhome at Brunson Station offers a clean, modern design with no visible repairs or maintenance needed. Potential buyers and renters will appreciate the updated kitchen and bathrooms, as well as the opportunity to personalize the space with updates like new paint and smart home devices.

Value-add opportunities

• Both Paint exterior siding — Enhances curb appeal and value ↑
• Both Replace carpet in bedrooms — Improves comfort and appearance ↑
• Both Install smart home devices — Enhances convenience and marketability ↑

D Composite school gradezoned avg 51/100

Zoned Schools

Elementary South Effingham Elementary School B+ GA #76/1,228 Nat'l #4,272/41,679 Middle South Effingham Middle School B- GA #52/470 Nat'l #2,564/14,009 High South Effingham High School F GA #135/424 Nat'l #10,947/17,239

Schools (NCES district)

• District: Effingham County
• NCES district ID: 1301980
• Math proficiency: 49% ▼ -6.00%
• Reading proficiency: 48% ▼ -5.00%
• Median HH income: $60,503
• Composite: 42.56/100
• National rank: #3195
• State rank: #16 of 174 in GA

C Composite livability gradescore 69/100

Livability — Guyton

• Score: 69/100
• State rank: #128
• US rank: #9058

Category grades

Amenities F Commute F Cost of living A+ Crime A+ Employment C Housing A+ Health & safety F User ratings A+

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Effingham County · 67,399 people
• City population: 25,991
• Metro: Savannah, GA
• Population (ZIP): 25,991
• Household income: $101,750
• Rent vs Own: 12.2% rent · 87.8% own
• Severe rent burden: 9% of renters

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Population outlook (Effingham County) Hauer SSP2

• Today (2025): 67,399 people
• By 2030: 72,297 · +7.3%
• By 2040: 81,602 · +21.1%
• By 2050: 89,494 · +32.8%
• By 2075: 105,976 · +57.2%
• By 2100: 111,943 · +66.1%

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Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (75%)
• Race & ethnicity: White 75% Black 11% Two or more races 9% Hispanic / Latino 7%
• Hispanic origin (detail): Mexican 3% Puerto Rican 2% Cuban 1%
• Common ancestry: Slovak 2% Italian 2% Lithuanian 1%
• Foreign-born: 3% · Canada
• Languages at home: 96% English-only · Spanish 2%

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Political lean MEDSL · Effingham

• 2024 margin: Solid R (+49.1) · D 25.2% · R 74.3%
• 2008→2024 swing: +1.6pp toward D · 2008: -50.7pp · 2024: -49.1pp
• All cycles: 2024: R+49.1 2020: R+49.5 2016: R+55.6 2012: R+51.2 2008: R+50.7

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -74.77%
• Current HPI: 205.9899
• Rent YoY: —
• Metro: Savannah, GA
• State GDP YoY: ▲ 2.66%
• F500 in state: 28

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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

Property features AI

Finance

• Other: Subdivision: Brunson Station
• HOA & community: Homeowners associationAnnual association fee of $1,844

Exterior

• Parking: Attached garageOff-street parking1-car garage
• Utilities: Public waterPublic sewerUnderground utilities
• Home design: TownhouseTwo storiesProperty is attachedTwo or more common wallsNew constructionBuilt by Stanley Martin Homes (model: The Amara)
• Construction: Vinyl sidingAsphalt roofSlab foundation
• Exterior features: Community poolPlaygroundParkStreet lightsSidewalksTennis courtsAsphalt road surfaceHas view

Interior

• Kitchen: DishwasherDisposalMicrowaveOvenRangeRefrigeratorElectric water heater
• Bathrooms: Two full bathroomsOne half bathroomOne main-level bathroom
• Heating & cooling: Heat pumpForced airElectric heatingCentral electric air conditioning
• Interior features: Double vanityKitchen islandPantryAccessible full bath
• Laundry & utility: Laundry roomWasherDryer

Price history

-5.5% since first listed

3 events — show timeline

• 2026-09-14 Listed $259,990 Hive MLS
• 2026-08-26 Price Changed $259,990 Zillow
• 2026-06-18 Listed $274,990 Zillow