3119 Treville Ave · Brunswick, GA 31520

$119,900

2 bd · 1.0 ba · 1,102 sqft · SingleFamily public records · 50 Days on market

Built 1942 7,405 sqft lot $109/sqft · 18% above area Est $102k · 18% over

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Why this score? — see what drove the C+ 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 +30.0/30.0
• DSCR +10.0/10.0
• 1% rule +7.8/10.0
• Rent growth +3.8/5.0
• Schools +3.4/10.0
• Livability +3.0/5.0
• Condition / age +2.5/5.0
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Listing remarks MLS

Excellent starter or investment home. Rewired, replumbed and updated kitchen & bath. Enclosed sunroom and beautiful fenced backyard. Long term, month to month tenant paying $500/mo. Buyer Home Warranty.

Key facts

• Bonus room
• Convenient location
• New hvac system

Tags

• BONUS ROOM
• NEW HVAC SYSTEM
• CONVENIENT LOCATION

Property features AI

Exterior

• Utilities: Public water
• Home design: Residential property
• Construction: Frame construction; Asphalt roof
• Exterior features: Fenced yard; Asphalt road access

Interior

• Bedrooms: Information not provided
• Bathrooms: One full bathroom
• Heating & cooling: Central heating (electric); Electric cooling
• Interior features: Total of 5 rooms

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $120k.

Deal economics

• At list price, monthly cash flow is $453 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $120k).
• Recommended offer: $116k (3.0% below list) — sets the bar for market timing.
• Cap rate 10.8% vs local median 4.1% in Brunswick — top-decile yield for the area; either an underpriced asset or a hidden risk that comps aren't pricing in. Stress-test before assuming the spread holds.

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, schools D-, amenities 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.
• Market conditions: Rents rising fast (+5.1%/yr); 183 active listings in the ZIP; 6 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 100% of comp listings sitting > 30 days — soft ceiling on asking rent; lower-income renter base — watch delinquency; 734 units permitted in Glynn County in 2024 (136 in 5+ unit buildings).
• At $1,532/mo this rent would consume 46% of the median local household income ($40k/yr) (locally 1406% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $829 of loan paydown is wiped out by about $4k 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.
• At projected returns (-3.0% appreciation + 5.1% rent growth), your $34k cash investment doubles in ~7 years — after that, you're playing with house money.

Negotiation context

• It's been on market 50 days — a 3% lower offer ($116k) is reasonable based on typical stale-listing flexibility.
• 3 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 $45k; list at $120k implies a 166% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1942 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: moderate flood risk; severe wind risk, 99% chance of damaging wind over 30y; moderate wildfire risk; extreme-heat days projected 7→20/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $116,303 (3.0% below list)

Questions for the listing agent

1. It's been on market 50 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1942 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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. 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: 1.28% ✓
• Cap rate: 10.82%
• Cash-on-cash: 16.18%
• DSCR: 1.72
• GRM: 6.5

CMA / ARV

• ARV (median comp): $101,971
• List price: $119,900
• Delta: 17.58%
• Verdict: OVERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 8 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
3105 Norwich St	0.11mi	2/1.0	1,132 (+3%)	15mo	$155,000	$137	78
2928 Reynolds St	0.18mi	3/1.0 (+1)	1,038 (-6%)	15mo	$120,000	$116	64
2611 Albany St	0.56mi	3/2.0 (+1)	1,142 (+4%)	7mo	$110,000	$96	53
3610 Burroughs Ave	0.55mi	2/1.0	1,251 (+14%)	12mo	$85,000	$68	41
1005 Fifth St	0.35mi	2/2.0	960 (-13%)	22mo	$127,000	$132	40
2501 Wolfe St	0.66mi	3/2.0 (+1)	1,184 (+7%)	14mo	$100,000	$84	36
3518 Hardee Ave	0.38mi	3/1.0 (+1)	948 (-14%)	23mo	$77,000	$81	34
3314 N Cleburne St	0.70mi	3/2.0 (+1)	960 (-13%)	14mo	$52,000	$54	25

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 · 5.08% rent growth · sell at horizon

5-year hold

• IRR: 9.4%
• Equity multiple: 1.38×
• Total profit: $12,649
• Equity at exit: $17,877

10-year hold

• IRR: 20.1%
• Equity multiple: 2.85×
• Total profit: $62,064
• Equity at exit: $10,367

Cash invested: $33,572 (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 31520

• Rents YoY: 5.1%
• Active inventory: 183
• Price-to-rent: 6.5×

Monthly cashflow live

• Estimated rent: $1,532 high
• Mortgage (P&I): −$629
• Tax from tax record: −$79 /mo · $951/yr
• Insurance: −$50
• HOA: −$0
• Vacancy / Maint / Mgmt: −$322
• Net cashflow: $453

Break-even live

Break-even rent $959

Max offer price $119,900

Occupancy floor 65%

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: $29,975
• Closing costs: $3,597
• Reserves months: —
• Total cash needed: —

Rent comps 6 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3518 Hardee Ave Brunswick, GA	3.0	1.0	948	$1,550	$1.64	44d	1	0.37mi
3602 Norwich St Brunswick, GA	3.0	1.0	1012	$1,550	$1.53	44d	1	0.43mi
3742 Ogg Ave Brunswick, GA	2.0	1.0	797	$1,250	$1.57	44d	1	0.60mi
3220 Altama Ave Brunswick, GA	3.0	2.0	1300	$1,650	$1.27	44d	1	0.80mi
2408 Gordon St Brunswick, GA	3.0	2.0	1100	$1,550	$1.41	44d	1	0.91mi
1501 G St Brunswick, GA	3.0	2.0	1064	$1,200	$1.13	44d	1	1.47mi

Listing history 22 events

1. 2026-06-19
   days on market $119,900 Active 50 DOM
2. 2026-06-18
   days on market $119,900 Active 49 DOM
3. 2026-06-17
   days on market $119,900 Active 48 DOM
4. 2026-06-16
   days on market $119,900 Active 47 DOM
5. 2026-06-15
   days on market $119,900 Active 46 DOM
6. 2026-06-14
   days on market $119,900 Active 44 DOM
7. 2026-06-13
   days on market $119,900 Active 43 DOM
8. 2026-06-10
   days on market $119,900 Active 41 DOM
9. 2026-06-09
   days on market $119,900 Active 40 DOM
10. 2026-06-08
    days on market $119,900 Active 39 DOM
11. 2026-06-07
    days on market $119,900 Active 38 DOM
12. 2026-06-05
    days on market $119,900 Active 35 DOM
13. 2026-06-03
    days on market $119,900 Active 34 DOM
14. 2026-06-02
    days on market $119,900 Active 33 DOM
15. 2026-06-01
    days on market $119,900 Active 32 DOM
16. 2026-05-31
    days on market $119,900 Active 31 DOM
17. 2026-05-30
    days on market $119,900 Active 30 DOM
18. 2026-04-30
    listed $119,900 Active 567-char remark
19. 2024-09-06
    status Pending
20. 2024-08-19
    listed $110,000 Active
21. 2003-12-08
    soldstatus $45,000

    Show marketing remark (208 chars)

    Excellent starter or investment home. Rewired, replumbed and updated kitchen & bath. Enclosed sunroom and beautiful fenced backyard. Long term, month to month tenant paying $500/mo. Buyer Home Warranty.

22. 2002-10-25
    listed $47,900

    Show marketing remark (208 chars)

    Excellent starter or investment home. Rewired, replumbed and updated kitchen & bath. Enclosed sunroom and beautiful fenced backyard. Long term, month to month tenant paying $500/mo. Buyer Home Warranty.

ⓘ 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: $951 · $79/mo
• Projected year-2 tax: $1,103 · $92/mo
• Expected delta: +$152/yr (+$13/mo · 16.0%)

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

Climate risk First Street

• 🌊 Flood 5/10 Major FEMA zone X (unshaded) · 24% chance over 30 yrs
• 🔥 Wildfire 5/10 Major
• 🌡 Heat 10/10 Extreme 7 d/yr ≥108°F today · 20 d/yr by 30 yrs out
• 💨 Wind 9/10 Extreme 99% chance of damaging wind over 30 yrs
• 🫁 Air quality 4/10 Moderate 5 unhealthy d/yr today · 5 by 30 yrs out

Taxation est. · year 1

• Rental income: $18,388
• − Mortgage interest: −$6,716
• − Property taxes: −$951
• − Insurance: −$600
• − Repairs & maintenance: −$1,471
• − Management: −$1,471
• − Depreciation: −$3,488
• Taxable income: $3,691
• Est. tax owed @ 24.0%: −$886
• After-tax cash flow: $4,545/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

• Census place: Brunswick, GA
• County: Glynn County · 69,019 people
• City population: 51,239
• Metro: Brunswick, GA
• Population (ZIP): 22,313
• Household income: $40,071
• Rent vs Own: 54.5% rent · 45.5% own
• Severe rent burden: 1406.0

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: Diverse neighborhood (Simpson 0.63)
• Race & ethnicity: Black 50% White 33% Hispanic / Latino 11% Two or more races 9% Asian 1%
• Hispanic origin (detail): Mexican 7%
• Common ancestry: Italian 2% Slovak 1% Serbian 1%
• Foreign-born: 8% · Canada, South Korea
• Languages at home: 87% English-only · Spanish 10% French/Haitian/Cajun 1% Korean 1%

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: ▼ -274.83%
• Current HPI: 180.4581
• Rent YoY: ▲ 5.08%
• Metro: Brunswick, 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

+150.3% since first listed

5 events — show timeline

• 2026-04-30 Listed $119,900 GIAR
• 2024-09-06 Pending — GIAR
• 2024-08-19 Listed $110,000 GIAR
• 2003-12-08 Sold (MLS) $45,000 GIAR
• 2002-10-25 Listed $47,900 GIAR

Property tax history

+1.2%/yr

Latest (2025): $951 · +14.5% YoY. Source: county tax records.