104 Brunson Cir · Guyton, GA 31312

$249,990

3 bd · 2.5 ba · 1,470 sqft · Townhouse · 100 Days on market

Built 2026 Good condition 2,178 sqft lot 1-car garage $154/mo HOA · 7% of rent ↓ 12% 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 +8.0/30.0
• ARV discount +7.5/15.0
• Schools +5.1/10.0
• Condition / age +4.0/5.0
• Livability +3.5/5.0
• 1% rule +3.1/10.0
• Rent growth +2.5/5.0
• DSCR +2.0/10.0
• Appreciation +0.0/10.0

Listing remarks

READY NOW - AMAZING OPPORTUNITY -Only a few available at this price. Stylish, new construction townhome in Brunson Station, a vibrant new community in Guyton, built for modern living and everyday comfort, complete with a variety of planned amenities. The Amara floor plan features 3 bedrooms and 2.5 bathrooms across 1,470 square feet of well designed living space. The main level offers an open concept layout that connects the family room, kitchen, and dining area, creating a bright and welcoming space for gathering or relaxing.

Key facts

• Resort style pool
• Private bathroom
• Move in ready

Tags

• MOVE IN READY
• OPEN CONCEPT LAYOUT
• STYLISH QUARTZ COUNTERTOPS
• PRIVATE BATHROOM
• RESORT STYLE POOL
• EXPANSIVE SPORTS FIELD

🏗️ New construction. The $249,990 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 $250k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $-285 ($-3k/yr) — negative.
• To cash-flow at today's rent, offer at most $234k (6.5% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $224k (10.4% below list).
• Recommended offer: $224k (10.4% 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: South Effingham Elementary School (math 72% / reading 63%, grade B+, #76 of 1,228 statewide, top 6%, 906 students, 26% 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 29% FRL track the district average.
• Market conditions: 463 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 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

• It's been on market 100 days — a 9% lower offer ($227k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

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

Recommended offer $223,919 (10.4% 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 100 days. Have you received any prior offers? Is the seller open to a 10% concession, seller financing, or rate buy-down credit?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
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: 0.81% ✗
• Cap rate: 5.05%
• Cash-on-cash: -4.45%
• DSCR: 0.80
• GRM: 10.2

CMA / ARV

• ARV (median comp): $274,990
• List price: $249,990
• Delta: -9.09%
• 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	0.09mi	3/2.5	1,470 (0%)	2mo	$274,990	$187	94
115 Principal Way	1.05mi	3/2.0	1,518 (+3%)	3mo	$330,000	$217	55
138 Hawthorne Dr	0.40mi	3/2.0	1,833 (+25%)	4mo	$275,000	$150	51
255 Caribbean Village Dr	0.89mi	3/2.0	1,594 (+8%)	0mo	$305,000	$191	49
146 Butternut Ct	1.39mi	3/2.0	1,596 (+9%)	2mo	$304,000	$190	47
112 Cotton Bluff Ct	1.36mi	3/2.0	1,599 (+9%)	2mo	$310,000	$194	47
804 Hyacinth Cir	1.12mi	3/2.0	1,613 (+10%)	1mo	$340,000	$211	46
834 Hyacinth Cir	1.20mi	3/2.0	1,302 (-11%)	3mo	$265,000	$204	41
428 Pecan Ln	0.86mi	3/2.0	1,200 (-18%)	1mo	$178,500	$149	37
107 Tupelo Trl	1.33mi	3/2.5	1,682 (+14%)	5mo	$300,000	$178	37
109 Barbados Cir	1.12mi	4/2.0 (+1)	1,768 (+20%)	1mo	$300,000	$170	32
105 Nevis Rd	1.05mi	4/2.0 (+1)	1,774 (+21%)	4mo	$289,000	$163	30

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: -23.8%
• Equity multiple: 0.19×
• Total profit: $-62,611
• Equity at exit: $41,002

10-year hold

• IRR: -18.6%
• Equity multiple: -0.01×
• Total profit: $-77,408
• 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: 14 active · 1 under contract
• Months of supply: 84.0 mo (1%/mo absorbed)
• Median asking: $274,990 ($187/sqft)
• Median days on market: 34 d
• This list price: lowest-priced of the active set
• ARV vs active asking: +0.0% 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: 463
• Price-to-rent: 9.3×

Monthly cashflow live

• Estimated rent: $2,239 medium
• Mortgage (P&I): −$1,442
• Tax est. 1.5%: −$344 /mo · $4,125/yr
• Insurance: −$115
• HOA: −$154
• Vacancy / Maint / Mgmt: −$470
• Net cashflow: $-285

Break-even live

Break-even rent $2,600

Max offer price $233,687

Occupancy floor —

Sensitivity live

Price	-10% $-95	-5% $-190	+0% $-285	+5% $-380	+10% $-475
Rent	-10% $-462	-5% $-374	+0% $-285	+5% $-197	+10% $-109
Rate	-1.0pp $-147	-0.5pp $-215	base $-285	+0.5pp $-357	+1.0pp $-429

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 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
105 Creekside Blvd Guyton, GA	3.0–4.0	2.0–2.5	1698	$2,199	$1.29	63d	15	1.13mi

Property features AI

Finance

• Other: Subdivision: Brunson StationDirections provided to the property
• Financial info: Derived monthly association fee available
• HOA & community: Homeowners association with annual feeAssociation fee charged annuallyCommunity amenities: clubhouse, pool, playground, sidewalks

Exterior

• Parking: Attached 1-car garage
• Security: Information not provided
• Utilities: Public waterPublic sewerUnderground utilities
• Home design: Townhouse2 storiesProperty is attached2+ common wallsNew constructionHas viewBuilder: Stanley Martin Homes (model: The Amara)
• Construction: Vinyl siding and wood sidingAsphalt roofSlab foundationHome warranty includedBuilt as new construction
• Exterior features: Community poolInterior lotPaved road

Interior

• Kitchen: DishwasherMicrowaveOvenRangeRefrigeratorGarbage disposalElectric water heaterKitchen islandPantry
• Bedrooms: Information not provided
• Flooring: Information not provided
• Bathrooms: 2 full bathrooms1 half bathroom1 main-level bathroom
• Heating & cooling: Central air (electric)Electric heatingForced airHeat pump
• Interior features: Double vanityEntrance foyerKitchen islandPantry9 total roomsNo basement
• Laundry & utility: WasherDryerLaundry room

Listing history 50 events

1. 2026-08-08
   days on market $249,990 Active 100 DOM
2. 2026-08-07
   days on market $249,990 Active 99 DOM
3. 2026-08-06
   days on market $249,990 Active 98 DOM
4. 2026-08-05
   days on market $249,990 Active 97 DOM
5. 2026-08-04
   days on market $249,990 Active 96 DOM
6. 2026-08-03
   days on market $249,990 Active 95 DOM
7. 2026-07-31
   days on market $249,990 Active 92 DOM
8. 2026-07-30
   days on market $249,990 Active 91 DOM
9. 2026-07-29
   days on market $249,990 Active 90 DOM
10. 2026-07-27
    days on market $249,990 Active 88 DOM
11. 2026-07-25
    days on market $249,990 Active 86 DOM
12. 2026-07-23
    days on market $249,990 Active 84 DOM
13. 2026-07-22
    days on market $249,990 Active 83 DOM
14. 2026-07-21
    days on market $249,990 Active 82 DOM
15. 2026-07-18
    days on market $249,990 Active 79 DOM
16. 2026-07-16
    days on market $249,990 Active 77 DOM
17. 2026-07-16
    days on market $249,990 Active 76 DOM
18. 2026-07-14
    days on market $249,990 Active 75 DOM
19. 2026-07-13
    days on market $249,990 Active 74 DOM
20. 2026-07-12
    days on market $249,990 Active 73 DOM
21. 2026-07-11
    days on market $249,990 Active 72 DOM
22. 2026-07-10
    days on market $249,990 Active 71 DOM
23. 2026-07-09
    days on market $249,990 Active 70 DOM
24. 2026-07-08
    days on market $249,990 Active 69 DOM
25. 2026-07-07
    days on market $249,990 Active 68 DOM
26. 2026-07-06
    days on market $249,990 Active 67 DOM
27. 2026-07-05
    days on market $249,990 Active 66 DOM
28. 2026-07-04
    days on market $249,990 Active 65 DOM
29. 2026-07-03
    days on market $249,990 Active 64 DOM
30. 2026-07-02
    days on market $249,990 Active 63 DOM
31. 2026-07-01
    days on market $249,990 Active 62 DOM
32. 2026-06-30
    days on market $249,990 Active 61 DOM
33. 2026-06-29
    days on market $249,990 Active 60 DOM
34. 2026-06-28
    days on market $249,990 Active 59 DOM
35. 2026-06-28
    days on market $249,990 Active 58 DOM
36. 2026-06-27
    days on market $249,990 Active 57 DOM
37. 2026-06-25
    days on market $249,990 Active 55 DOM
38. 2026-06-23
    days on market $249,990 Active 53 DOM
39. 2026-06-21
    days on market $249,990 Active 52 DOM
40. 2026-06-18
    days on market $249,990 Active 49 DOM
41. 2026-06-17
    price $249,990 Active 48 DOM
42. 2026-06-17
    days on market $264,990 Active 48 DOM
43. 2026-06-16
    days on market $264,990 Active 47 DOM
44. 2026-06-15
    days on market $264,990 Active 46 DOM
45. 2026-06-14
    days on market $264,990 Active 44 DOM
46. 2026-06-13
    days on market $264,990 Active 43 DOM
47. 2026-06-10
    days on market $264,990 Active 41 DOM
48. 2026-06-09
    days on market $264,990 Active 40 DOM
49. 2026-06-08
    days on market $264,990 Active 39 DOM
50. 2026-06-07
    days on market $264,990 Active 38 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 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 5/10 Major
• 🌡 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: $26,870
• − Mortgage interest: −$15,404
• − Property taxes: −$4,125
• − Insurance: −$1,375
• − Repairs & maintenance: −$2,150
• − Management: −$2,150
• − HOA: −$1,848
• − Depreciation: −$8,000
• Taxable loss: −$8,180
• Est. tax savings @ 24.0%: +$1,963
• After-tax cash flow: $-1,462/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

Good 80/100 None rehab

This move-in ready townhome in Brunson Station is in excellent condition with modern finishes and a well-maintained exterior. Landscaping and smart home integration would further enhance its value.

Value-add opportunities

• Both Landscaping improvements — Enhances curb appeal and adds value ↑
• Both Smart home integration — Improves convenience and adds modern appeal ↑

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 StationDirections provided to the property
• Financial info: Derived monthly association fee available
• HOA & community: Homeowners association with annual feeAssociation fee charged annuallyCommunity amenities: clubhouse, pool, playground, sidewalks

Exterior

• Parking: Attached 1-car garage
• Security: Information not provided
• Utilities: Public waterPublic sewerUnderground utilities
• Home design: Townhouse2 storiesProperty is attached2+ common wallsNew constructionHas viewBuilder: Stanley Martin Homes (model: The Amara)
• Construction: Vinyl siding and wood sidingAsphalt roofSlab foundationHome warranty includedBuilt as new construction
• Exterior features: Community poolInterior lotPaved road

Interior

• Kitchen: DishwasherMicrowaveOvenRangeRefrigeratorGarbage disposalElectric water heaterKitchen islandPantry
• Bedrooms: Information not provided
• Flooring: Information not provided
• Bathrooms: 2 full bathrooms1 half bathroom1 main-level bathroom
• Heating & cooling: Central air (electric)Electric heatingForced airHeat pump
• Interior features: Double vanityEntrance foyerKitchen islandPantry9 total roomsNo basement
• Laundry & utility: WasherDryerLaundry room

Price history

-12.3% since first listed

3 events — show timeline

• 2026-06-17 Price Changed $249,990 Hive MLS
• 2026-05-19 Price Changed $264,990 Hive MLS
• 2026-04-30 Listed $284,990 Hive MLS