203 Glick Way · Guyton, GA 31312

$308,500

3 bd · 2.0 ba · 1,541 sqft · SingleFamily public records · 71 Days on market

Built 2024 10,454 sqft lot $200/sqft · 8% below area Est $337k · 8% under $42/mo HOA · 2% of rent

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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).

• ARV discount +11.3/15.0
• Cash flow +8.6/30.0
• Schools +4.3/10.0
• Livability +3.5/5.0
• 1% rule +2.6/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• DSCR +2.4/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome to The Tara! Located in Guyton Station, this practically new, move-in ready single-story home features a thoughtfully designed layout with 3 bedrooms and 2 baths. Durable LVP flooring runs throughout the main living areas, and the kitchen features quartz countertops, while both bathrooms are finished with granite countertops. The open great room creates a bright, inviting space with a natural flow for everyday living and entertaining. The primary suite includes a walk-in closet and private ensuite bath, providing a comfortable retreat at the end of the day. A two-car garage and modern finishes throughout add both style and convenience in this well-designed home located in one of Guyton’s growing communities. Take a look at the photos and see why The Tara in Guyton Station is attracting so much attention.

Key facts

• 0.24 acre lot
• 2 garage spots
• Built 2024

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $308k.

Deal economics

• At list price, monthly cash flow is $-264 ($-3k/yr) — negative.
• To cash-flow at today's rent, offer at most $262k (15.1% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $236k (23.5% below list).
• Recommended offer: $236k (23.5% 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: schools C-, amenities F, commute 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.
• Market conditions: 399 active listings in the ZIP; 3 comparable units currently listed for rent nearby; rentals at typical pace (median 23d on market — plan ~3-4 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 $9k 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 71 days — a 6% lower offer ($290k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 2y ago; this cycle's ask has dropped $22k (7%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Recommended offer $235,948 (23.5% 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 71 days. Have you received any prior offers? Is the seller open to a 24% 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: 0.76% ✗
• Cap rate: 5.27%
• Cash-on-cash: -3.66%
• DSCR: 0.84
• GRM: 10.9

CMA / ARV

• ARV (median comp): $336,754
• List price: $308,500
• Delta: -8.39%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
215 Glick Way	0.09mi	3/2.0	1,579 (+2%)	5mo	$303,903	$192	88
205 Glick Way	0.02mi	3/2.0	1,579 (+2%)	13mo	$319,903	$203	84
102 Simon Cir	0.05mi	3/2.0	1,579 (+2%)	11mo	$319,903	$203	84
204 Glick Way	0.03mi	3/2.0	1,579 (+2%)	13mo	$322,903	$204	84
104 Simon Cir	0.05mi	3/2.0	1,528 (-1%)	18mo	$307,903	$202	82
219 Glick Way	0.12mi	3/2.0	1,528 (-1%)	14mo	$323,203	$212	82
221 Glick Way	0.14mi	3/2.0	1,579 (+2%)	11mo	$319,903	$203	80
116 Simon Cir	0.10mi	3/2.0	1,579 (+2%)	14mo	$324,903	$206	80
69 Hidden Creek Dr	0.51mi	3/2.0	1,450 (-6%)	5mo	$305,000	$210	62
112 Simon Cir	0.08mi	3/2.0	1,759 (+14%)	14mo	$336,903	$192	61
201 Springfield Ave	0.66mi	3/2.5	1,708 (+11%)	9mo	$270,000	$158	41
3 Hidden Path	0.68mi	3/2.0	1,324 (-14%)	5mo	$305,000	$230	40

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: -22.4%
• Equity multiple: 0.23×
• Total profit: $-66,754
• Equity at exit: $45,998

10-year hold

• IRR: -16.6%
• Equity multiple: 0.08×
• Total profit: $-79,623
• Equity at exit: $26,673

Cash invested: $86,380 (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 31312

• Home prices YoY: -26.6%
• Active inventory: 399
• Price-to-rent: 10.9×

Monthly cashflow live

• Estimated rent: $2,359 medium
• Mortgage (P&I): −$1,618
• Tax from tax record: −$339 /mo · $4,072/yr
• Insurance: −$129
• HOA: −$42
• Vacancy / Maint / Mgmt: −$495
• Net cashflow: $-264

Break-even live

Break-even rent $2,693

Max offer price $261,912

Occupancy floor —

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: $77,125
• Closing costs: $9,255
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
200 Glick Way Guyton, GA	4.0	2.5	1998	$2,300	$1.15	23d	1	0.04mi
208 Glick Way Guyton, GA	4.0	2.5	1998	$2,200	$1.10	43d	1	0.05mi
6 Hidden Path Guyton, GA	3.0	2.0	1461	$1,800	$1.23	13d	1	0.71mi

HOA detail

• Monthly dues: $42 · $504/yr

Listing history 26 events

1. 2026-06-18
   days on market $308,500 Active 71 DOM
2. 2026-06-17
   days on market $308,500 Active 70 DOM
3. 2026-06-16
   days on market $308,500 Active 69 DOM
4. 2026-06-15
   days on market $308,500 Active 68 DOM
5. 2026-06-14
   days on market $308,500 Active 66 DOM
6. 2026-06-13
   days on market $308,500 Active 65 DOM
7. 2026-06-10
   days on market $308,500 Active 63 DOM
8. 2026-06-09
   days on market $308,500 Active 62 DOM
9. 2026-06-08
   days on market $308,500 Active 61 DOM
10. 2026-06-07
    days on market $308,500 Active 60 DOM
11. 2026-06-05
    days on market $308,500 Active 57 DOM
12. 2026-06-03
    days on market $308,500 Active 56 DOM
13. 2026-06-02
    days on market $308,500 Active 55 DOM
14. 2026-06-01
    days on market $308,500 Active 54 DOM
15. 2026-05-31
    days on market $308,500 Active 53 DOM
16. 2026-05-30
    days on market $308,500 Active 52 DOM
17. 2026-05-19
    price $308,500 830-char remark

    Show marketing remark (830 chars)

    Welcome to The Tara! Located in Guyton Station, this practically new, move-in ready single-story home features a thoughtfully designed layout with 3 bedrooms and 2 baths. Durable LVP flooring runs throughout the main living areas, and the kitchen features quartz countertops, while both bathrooms are finished with granite countertops. The open great room creates a bright, inviting space with a natural flow for everyday living and entertaining. The primary suite includes a walk-in closet and private ensuite bath, providing a comfortable retreat at the end of the day. A two-car garage and modern finishes throughout add both style and convenience in this well-designed home located in one of Guyton’s growing communities. Take a look at the photos and see why The Tara in Guyton Station is attracting so much attention.

18. 2026-05-11
    price $314,000 824-char remark

    Show marketing remark (824 chars)

    Welcome to The Tara! Located in Guyton Station, this practically new, move-in ready single-story home features a thoughtfully designed layout with 3 bedrooms and 2 baths. Durable LVP flooring runs throughout the main living areas, and the kitchen features quartz countertops, while both bathrooms are finished with granite countertops. The open great room creates a bright, inviting space with a natural flow for everyday living and entertaining. The primary suite includes a walk-in closet and private ensuite bath, providing a comfortable retreat at the end of the day. A two-car garage and modern finishes throughout add both style and convenience in this well-designed home located in one of Guyton's growing communities. Take a look at the photos and see why The Tara in Guyton Station is attracting so much attention.

19. 2026-05-04
    price $314,000 830-char remark

    Show marketing remark (830 chars)

    Welcome to The Tara! Located in Guyton Station, this practically new, move-in ready single-story home features a thoughtfully designed layout with 3 bedrooms and 2 baths. Durable LVP flooring runs throughout the main living areas, and the kitchen features quartz countertops, while both bathrooms are finished with granite countertops. The open great room creates a bright, inviting space with a natural flow for everyday living and entertaining. The primary suite includes a walk-in closet and private ensuite bath, providing a comfortable retreat at the end of the day. A two-car garage and modern finishes throughout add both style and convenience in this well-designed home located in one of Guyton’s growing communities. Take a look at the photos and see why The Tara in Guyton Station is attracting so much attention.

20. 2026-04-21
    price $323,900 824-char remark

    Show marketing remark (824 chars)

    Welcome to The Tara! Located in Guyton Station, this practically new, move-in ready single-story home features a thoughtfully designed layout with 3 bedrooms and 2 baths. Durable LVP flooring runs throughout the main living areas, and the kitchen features quartz countertops, while both bathrooms are finished with granite countertops. The open great room creates a bright, inviting space with a natural flow for everyday living and entertaining. The primary suite includes a walk-in closet and private ensuite bath, providing a comfortable retreat at the end of the day. A two-car garage and modern finishes throughout add both style and convenience in this well-designed home located in one of Guyton's growing communities. Take a look at the photos and see why The Tara in Guyton Station is attracting so much attention.

21. 2026-04-20
    price $323,900 830-char remark

    Show marketing remark (830 chars)

    Welcome to The Tara! Located in Guyton Station, this practically new, move-in ready single-story home features a thoughtfully designed layout with 3 bedrooms and 2 baths. Durable LVP flooring runs throughout the main living areas, and the kitchen features quartz countertops, while both bathrooms are finished with granite countertops. The open great room creates a bright, inviting space with a natural flow for everyday living and entertaining. The primary suite includes a walk-in closet and private ensuite bath, providing a comfortable retreat at the end of the day. A two-car garage and modern finishes throughout add both style and convenience in this well-designed home located in one of Guyton’s growing communities. Take a look at the photos and see why The Tara in Guyton Station is attracting so much attention.

22. 2026-04-08
    listed $330,000 Active 830-char remark

    Show marketing remark (830 chars)

    Welcome to The Tara! Located in Guyton Station, this practically new, move-in ready single-story home features a thoughtfully designed layout with 3 bedrooms and 2 baths. Durable LVP flooring runs throughout the main living areas, and the kitchen features quartz countertops, while both bathrooms are finished with granite countertops. The open great room creates a bright, inviting space with a natural flow for everyday living and entertaining. The primary suite includes a walk-in closet and private ensuite bath, providing a comfortable retreat at the end of the day. A two-car garage and modern finishes throughout add both style and convenience in this well-designed home located in one of Guyton’s growing communities. Take a look at the photos and see why The Tara in Guyton Station is attracting so much attention.

23. 2026-03-26
    listed $330,000 New 824-char remark

    Show marketing remark (824 chars)

    Welcome to The Tara! Located in Guyton Station, this practically new, move-in ready single-story home features a thoughtfully designed layout with 3 bedrooms and 2 baths. Durable LVP flooring runs throughout the main living areas, and the kitchen features quartz countertops, while both bathrooms are finished with granite countertops. The open great room creates a bright, inviting space with a natural flow for everyday living and entertaining. The primary suite includes a walk-in closet and private ensuite bath, providing a comfortable retreat at the end of the day. A two-car garage and modern finishes throughout add both style and convenience in this well-designed home located in one of Guyton's growing communities. Take a look at the photos and see why The Tara in Guyton Station is attracting so much attention.

24. 2024-12-20
    soldstatus $301,000
25. 2024-06-11
    listed $309,903
26. 2024-02-16
    soldstatus $1,050,000

ⓘ 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: $4,072 · $339/mo
• Projected year-2 tax: $4,072 · $339/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

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

Taxation est. · year 1

• Rental income: $28,314
• − Mortgage interest: −$17,281
• − Property taxes: −$4,072
• − Insurance: −$1,542
• − Repairs & maintenance: −$2,265
• − Management: −$2,265
• − HOA: −$504
• − Depreciation: −$8,975
• Taxable loss: −$8,591
• Est. tax savings @ 24.0%: +$2,062
• After-tax cash flow: $-1,103/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: 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

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

• Census place: Guyton, GA
• County: Effingham County · 68,439 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: 97.0

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%

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%

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

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

-70.6% since first listed

10 events — show timeline

• 2026-05-19 Price Changed $308,500 Hive MLS
• 2026-05-11 Price Changed $314,000 GAMLS
• 2026-05-04 Price Changed $314,000 Hive MLS
• 2026-04-21 Price Changed $323,900 GAMLS
• 2026-04-20 Price Changed $323,900 Hive MLS
• 2026-04-08 Listed $330,000 Hive MLS
• 2026-03-26 Listed $330,000 GAMLS
• 2024-12-20 Sold (MLS) $301,000 Hive MLS
• 2024-06-11 Listed $309,903 Hive MLS
• 2024-02-16 Sold (Public Records) $1,050,000 Public Records