109 Sunbelt Way · Brunswick, GA 31523

$239,900

3 bd · 2.0 ba · 1,190 sqft · SingleFamily public records · 44 Days on market

Built 2025 0.54 ac lot

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Why this score? — see what drove the F 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).

• ARV discount +7.5/15.0
• Cash flow +5.1/30.0
• Schools +3.4/10.0
• Livability +3.0/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• 1% rule +0.8/10.0
• DSCR +0.0/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome to your brand-new home offering the perfect blend of comfort, convenience, and modern living. This beautifully constructed 3-bedroom, 2-bathroom mobile home features a spacious, open-concept layout designed for both everyday living and entertaining. Step inside to find a bright and airy living area that flows seamlessly into the kitchen, complete with modern finishes, ample cabinet space, and room for gathering with family and friends. The primary suite offers a private retreat with a full en-suite bathroom with a double vanity, while two additional bedrooms provide flexibility for guests, a home office or a flex space. Situated on a private lot with well and septic, this property offers independence and fewer utility expenses. Enjoy the peace of a residential setting while still being just minutes from I-95, making commuting a breeze. You’ll also appreciate the close proximity to grocery stores, an emergency care center, and a variety of restaurants for everyday convenience. Whether you're a first-time homebuyer, downsizing, or looking for an investment opportunity, this move-in-ready home checks all the boxes. Schedule your showing today and discover the possibilities!

Key facts

• 0.54 acre lot
• Built 2025
• Listed 43 days

Property features AI

Finance

• HOA & community: No HOA

Exterior

• Parking: No parking spaces specified
• Utilities: Well water; Septic tank; Other utilities
• Home design: Residential manufactured home (manufactured house); Single-story; New construction (2025)
• Construction: Vinyl siding; Composition roof; Built in 2025
• Exterior features: Lot features: Other; 0.54-acre lot

Interior

• Kitchen: Dishwasher; Refrigerator
• Bedrooms: 3 bedrooms on the main level
• Flooring: Other flooring
• Bathrooms: 2 full bathrooms (both on the main level)
• Heating & cooling: Central heating; Central air
• Interior features: Double vanity; Split bedroom plan; Walk-in closet(s); One-level home
• Laundry & utility: Laundry closet

🏗️ New construction. The $239,900 list price is a builder figure, so every metric below is computed on the value from comparable previous sales — $342,044.

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $240k.

Deal economics

• At list price, monthly cash flow is $-794 ($-10k/yr) — negative.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $199k (17.2% below list).
• Recommended offer: $199k (17.2% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 59/100 on livability (#401 in GA) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, housing B+; Watch: crime D, amenities F, commute F.
• Glynn County (other): math 37% / reading 42% proficiency, ranked #47 of 174 in GA (top 27%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Satilla Marsh Elementary School (math 58% / reading 49%, grade C, #212 of 1,228 statewide, top 17%, 758 students, 44% FRL); Risley Middle School (math 29% / reading 44%, grade F, #167 of 470 statewide, top 38%, 635 students, 61% FRL) — zoned schools at 53% FRL track the district average.
• Market conditions: 215 active listings in the ZIP; 20 comparable units currently listed for rent nearby; rentals at typical pace (median 24d on market — plan ~3-4 weeks tenant-placement turnaround); 734 units permitted in Glynn County in 2024 (136 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 $10k of value loss. Plan a longer hold.
• Glynn County population projected at +13% by 2050 — modest demand growth; plan on rents tracking national, not racing it.

Negotiation context

• It's been on market 44 days — a 3% lower offer ($233k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts since 24y ago 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.
• Current owner paid $60k; list at $240k implies a 300% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; major wildfire risk; extreme-heat days projected 7→19/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $198,646 (17.2% 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 44 days. Have you received any prior offers? Is the seller open to a 17% concession, seller financing, or rate buy-down credit?
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 D 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: 0.58% ✗
• Cap rate: 3.51%
• Cash-on-cash: -9.95%
• DSCR: 0.56
• GRM: 14.3

CMA / ARV

• ARV (median comp): $342,044
• List price: $239,900
• Delta: -29.86%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Projected returns pro-forma

-3.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: -34.2%
• Equity multiple: -0.11×
• Total profit: $-105,997
• Equity at exit: $51,000

10-year hold

• IRR: -43.2%
• Equity multiple: -0.64×
• Total profit: $-157,335
• Equity at exit: $29,574

Cash invested: $95,772 (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 31523

• Active inventory: 215
• Price-to-rent: 10.1×

Monthly cashflow live

• Estimated rent: $1,986 high
• Mortgage (P&I): −$1,794
• Tax est. 1.5%: −$428 /mo · $5,131/yr
• Insurance: −$143
• HOA: −$0
• Vacancy / Maint / Mgmt: −$417
• Net cashflow: $-794

Break-even live

Break-even rent $2,992

Max offer price $242,580

Occupancy floor —

Sensitivity live

Price	-10% $-558	-5% $-676	+0% $-794	+5% $-913	+10% $-1,031
Rent	-10% $-951	-5% $-873	+0% $-794	+5% $-716	+10% $-638
Rate	-1.0pp $-622	-0.5pp $-707	base $-794	+0.5pp $-883	+1.0pp $-973

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: $85,511
• Closing costs: $10,261
• Reserves months: —
• Total cash needed: —

Rent comps 20 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
63 S Port Pkwy Brunswick, GA	3.0	2.5	1467	$1,989	$1.36	24d	1	0.89mi
118 Callie Cir Brunswick, GA	3.0	2.0	1379	$1,595	$1.16	44d	1	0.99mi
12 Southport Cir Brunswick, GA	3.0	2.5	1467	$2,039	$1.39	16d	1	1.00mi
13 Southport Cir Brunswick, GA	3.0	2.5	1467	$1,989	$1.36	4d	1	1.00mi
14 Southport Cir Brunswick, GA	3.0	2.5	1467	$2,039	$1.39	24d	1	1.00mi
15 Southport Cir Brunswick, GA	3.0	2.5	1467	$1,889	$1.29	15d	1	1.00mi
96 Southport Cir , GA	3.0	2.5	1467	$2,039	$1.39	44d	1	1.01mi
91 Southport Cir Brunswick, GA	3.0	2.5	1467	$1,939	$1.32	16d	1	1.02mi
88 Southport Cir , GA	3.0	2.5	1467	$2,039	$1.39	24d	1	1.03mi
24 Southport Cir Brunswick, GA	3.0	2.5	1467	$2,039	$1.39	24d	1	1.03mi
87 Southport Cir Brunswick, GA	3.0	2.5	1467	$1,989	$1.36	24d	1	1.03mi
25 Southport Cir Brunswick, GA	3.0	2.5	1467	$1,989	$1.36	24d	1	1.03mi
26 Southport Cir Brunswick, GA	3.0	2.5	1467	$2,039	$1.39	24d	1	1.04mi
78 Southport Cir Brunswick, GA	3.0	2.5	1467	$2,039	$1.39	8d	1	1.06mi
34 Southport Cir Brunswick, GA	3.0	2.5	1467	$2,039	$1.39	24d	1	1.06mi
37 Southport Cir Brunswick, GA	3.0	2.5	1467	$1,989	$1.36	8d	1	1.07mi
52 Southport Cir Brunswick, GA	3.0	2.5	1467	$2,039	$1.39	16d	1	1.10mi
71 Southport Cir Brunswick, GA	3.0	2.5	1467	$1,989	$1.36	4d	1	1.11mi
62 Southport Cir Brunswick, GA	3.0	2.5	1467	$2,039	$1.39	8d	1	1.13mi
66 Southport Cir Brunswick, GA	3.0	2.5	1467	$2,039	$1.39	2d	1	1.14mi

Listing history 28 events

1. 2026-06-19
   days on market $239,900 Active 44 DOM
2. 2026-06-18
   days on market $239,900 Active 43 DOM
3. 2026-06-17
   days on market $239,900 Active 42 DOM
4. 2026-06-16
   days on market $239,900 Active 41 DOM
5. 2026-06-15
   days on market $239,900 Active 40 DOM
6. 2026-06-14
   days on market $239,900 Active 38 DOM
7. 2026-06-13
   days on market $239,900 Active 37 DOM
8. 2026-06-10
   days on market $239,900 Active 35 DOM
9. 2026-06-09
   days on market $239,900 Active 34 DOM
10. 2026-06-08
    days on market $239,900 Active 33 DOM
11. 2026-06-07
    days on market $239,900 Active 32 DOM
12. 2026-06-05
    days on market $239,900 Active 29 DOM
13. 2026-06-03
    days on market $239,900 Active 28 DOM
14. 2026-06-02
    days on market $239,900 Active 27 DOM
15. 2026-06-01
    days on market $239,900 Active 26 DOM
16. 2026-05-31
    days on market $239,900 Active 25 DOM
17. 2026-05-30
    days on market $239,900 Active 24 DOM
18. 2026-05-06
    listed $239,900 New 1197-char remark

    Show marketing remark (1203 chars)

    Welcome to your brand-new home offering the perfect blend of comfort, convenience, and modern living. This beautifully constructed 3-bedroom, 2-bathroom mobile home features a spacious, open-concept layout designed for both everyday living and entertaining. Step inside to find a bright and airy living area that flows seamlessly into the kitchen, complete with modern finishes, ample cabinet space, and room for gathering with family and friends. The primary suite offers a private retreat with a full en-suite bathroom with a double vanity, while two additional bedrooms provide flexibility for guests, a home office or a flex space. Situated on a private lot with well and septic, this property offers independence and fewer utility expenses. Enjoy the peace of a residential setting while still being just minutes from I-95, making commuting a breeze. You’ll also appreciate the close proximity to grocery stores, an emergency care center, and a variety of restaurants for everyday convenience. Whether you're a first-time homebuyer, downsizing, or looking for an investment opportunity, this move-in-ready home checks all the boxes. Schedule your showing today and discover the possibilities!

19. 2026-05-06
    listed $239,900 Active 1203-char remark

    Show marketing remark (1203 chars)

    Welcome to your brand-new home offering the perfect blend of comfort, convenience, and modern living. This beautifully constructed 3-bedroom, 2-bathroom mobile home features a spacious, open-concept layout designed for both everyday living and entertaining. Step inside to find a bright and airy living area that flows seamlessly into the kitchen, complete with modern finishes, ample cabinet space, and room for gathering with family and friends. The primary suite offers a private retreat with a full en-suite bathroom with a double vanity, while two additional bedrooms provide flexibility for guests, a home office or a flex space. Situated on a private lot with well and septic, this property offers independence and fewer utility expenses. Enjoy the peace of a residential setting while still being just minutes from I-95, making commuting a breeze. You’ll also appreciate the close proximity to grocery stores, an emergency care center, and a variety of restaurants for everyday convenience. Whether you're a first-time homebuyer, downsizing, or looking for an investment opportunity, this move-in-ready home checks all the boxes. Schedule your showing today and discover the possibilities!

20. 2025-04-23
    soldstatus $60,000
21. 2011-02-02
    soldstatus $18,000

    Show marketing remark (260 chars)

    Large yard in quite subdivision. Detatched garage or workshop. Porches on front and back. A little tlc will make this the perfect home. Sold as-is. No sellers disclosure. This property is eligible under the Freddie Mac First Look Initiative through 01/11/2011.

22. 2010-12-28
    listed $19,900

    Show marketing remark (260 chars)

    Large yard in quite subdivision. Detatched garage or workshop. Porches on front and back. A little tlc will make this the perfect home. Sold as-is. No sellers disclosure. This property is eligible under the Freddie Mac First Look Initiative through 01/11/2011.

23. 2010-03-31
    historical
24. 2008-02-19
    soldstatus $1,875,000
25. 2006-08-17
    listed $79,900
26. 2004-12-15
    historical
27. 2004-07-26
    listed $70,000
28. 2002-01-14
    listed $54,000

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Tax reassessment forecast GA · Resets to sale price

• Current annual tax: $485 · $40/mo
• Projected year-2 tax: $2,207 · $184/mo
• Expected delta: +$1,722/yr (+$143/mo · 354.9%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 4/10 Moderate FEMA zone X (unshaded) · 23% chance over 30 yrs
• 🔥 Wildfire 7/10 Severe
• 🌡 Heat 9/10 Extreme 7 d/yr ≥108°F today · 19 d/yr by 30 yrs out
• 💨 Wind 9/10 Extreme 99% chance of damaging wind over 30 yrs
• 🫁 Air quality 6/10 Major 10 unhealthy d/yr today · 10 by 30 yrs out

Taxation est. · year 1

• Rental income: $23,838
• − Mortgage interest: −$19,160
• − Property taxes: −$5,131
• − Insurance: −$1,710
• − Repairs & maintenance: −$1,907
• − Management: −$1,907
• − Depreciation: −$9,950
• Taxable loss: −$15,927
• Est. tax savings @ 24.0%: +$3,823
• After-tax cash flow: $-5,711/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: Glynn County
• NCES district ID: 1302400
• Math proficiency: 37% ▼ -9.00%
• Reading proficiency: 42% ▼ -7.00%
• Median HH income: $47,554
• Composite: 33.83/100
• National rank: #5359
• State rank: #47 of 174 in GA

Livability — Brunswick

• Score: 59/100
• State rank: #401
• US rank: #19832

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• City population: 51,239
• Population (ZIP): 14,921

Population outlook (Glynn County) Hauer SSP2

• Today (2025): 91,404 people
• By 2030: 94,806 · +3.7%
• By 2040: 100,060 · +9.5%
• By 2050: 103,258 · +13.0%
• By 2075: 107,970 · +18.1%
• By 2100: 103,363 · +13.1%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (71%)
• Race & ethnicity: White 71% Black 17% Hispanic / Latino 5% Two or more races 5% Asian 3%
• Hispanic origin (detail): Mexican 3%
• Common ancestry: Slovak 5% Serbian 2% Romanian 2%
• Foreign-born: 6% · Canada, Vietnam
• Languages at home: 93% English-only · Spanish 4% Vietnamese 2%

Political lean MEDSL · Glynn

• 2024 margin: Strong R (+26.0) · D 36.8% · R 62.8%
• 2008→2024 swing: -2.6pp toward R · 2008: -23.4pp · 2024: -26.0pp
• All cycles: 2024: R+26.0 2020: R+23.2 2016: R+28.6 2012: R+27.0 2008: R+23.4

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -102.30%
• Current HPI: 174.4323
• Rent YoY: —
• Metro: —
• 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

+344.3% since first listed

11 events — show timeline

• 2026-05-06 Listed $239,900 GIAR
• 2026-05-06 Listed $239,900 GAMLS
• 2025-04-23 Sold (Public Records) $60,000 Public Records
• 2011-02-02 Sold (MLS) $18,000 GIAR
• 2010-12-28 Listed $19,900 GIAR
• 2010-03-31 Listing Removed — GIAR
• 2008-02-19 Sold (MLS) $1,875,000 GIAR
• 2006-08-17 Listed $79,900 GIAR
• 2004-12-15 Listing Removed — GIAR
• 2004-07-26 Listed $70,000 GIAR
• 2002-01-14 Listed $54,000 GIAR

Property tax history

+4.2%/yr

Latest (2025): $485 · -1.6% YoY. Source: county tax records.