77 Hornet Dr · Country Club Estates, GA 31525

$149,900

3 bd · 2.0 ba · 1,955 sqft · SingleFamily public records · 17 Days on market

Built 1978 0.28 ac lot Est $256k · 41% under

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Why this score? — see what drove the B 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
• ARV discount +15.0/15.0
• DSCR +10.0/10.0
• 1% rule +7.2/10.0
• Schools +3.4/10.0
• Livability +3.3/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Here's a fantastic opportunity for you to re-imagine this blank canvas into your dream home. If you see damaged sheetrock, torn down bathrooms and kitchen, missing flooring and boarded up windows. This is not the house for you. But if you see the unrealized potential and the opportunity of a lifetime to re-invent this space into the home of your dreams, then this is the perfect chance for you to use every single tool you have collecting dust in storage and maybe a few more tools you may have to buy. Think about the sense of pride and accomplishment when you are able to show off the dramatic before and after pictures! Here are the highlights: Centralized established subdivision with no

Key facts

• Mother in law suite
• Private dining room
• Full kitchen

Tags

• PRIVATE DINING ROOM
• PRIVATE LIVING ROOM
• HUGE FAMILY ROOM
• MOTHER IN LAW SUITE
• FULL KITCHEN
• FULL BATHROOM

Property features AI

Exterior

• Parking: Driveway; 2-car garage
• Utilities: Utilities located nearby (electric, gas, sewer, water)
• Home design: Residential single-family zoning
• Construction: Slab foundation
• Exterior features: Private pool

Interior

• Bedrooms: 3 bedrooms on the main level
• Bathrooms: 2 full bathrooms
• Interior features: Total of 10 rooms; Property listed as fixer condition

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $150k.

Deal economics

• At list price, monthly cash flow is $565 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $150k).
• Recommended offer: $148k (1.5% below list) — sets the bar for market timing.
• Cap rate 10.8% vs local median 3.5% in Country Club Estates — 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 66/100 on livability (#179 in GA) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+; Watch: employment D, schools F, 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 soft (-0.2%/yr); 353 active listings in the ZIP; 5 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; 734 units permitted in Glynn County in 2024 (136 in 5+ unit buildings).
• This rent runs 32% of the median local income ($69k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $1k 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.

Negotiation context

• It's been on market 17 days — a 2% lower offer ($148k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

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

Recommended offer $147,651 (1.5% below list)

Questions for the listing agent

1. Built in 1978 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. Schools are F-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
4. 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.
5. 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.
6. 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: 1.22% ✓
• Cap rate: 10.82%
• Cash-on-cash: 16.16%
• DSCR: 1.72
• GRM: 6.8

CMA / ARV

• ARV (on-the-fly): $256,105
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
83 Hornet Dr	0.07mi	3/2.0	1,956 (+0%)	11mo	$212,500	$109	88
175 Zachary Dr	0.14mi	3/2.0	1,956 (+0%)	13mo	$252,700	$129	82
100 Club Dr	0.52mi	3/2.5	1,983 (+1%)	1mo	$395,000	$199	70
136 Zachary Dr	0.27mi	4/3.0 (+1)	1,953 (-0%)	14mo	$256,400	$131	66
116 Chatford Cir	0.13mi	3/2.0	1,680 (-14%)	6mo	$249,000	$148	66
167 Zachary Dr	0.16mi	4/3.0 (+1)	1,714 (-12%)	3mo	$252,700	$147	60
162 Fairway Oaks Dr	0.41mi	4/2.0 (+1)	1,858 (-5%)	12mo	$188,000	$101	57
200 Culligan Dr	0.36mi	3/2.0	1,690 (-14%)	14mo	$148,000	$88	48
116 Club Dr	0.47mi	4/3.0 (+1)	2,108 (+8%)	13mo	$215,500	$102	45
685 Chapel Crossing Rd	0.74mi	4/2.0 (+1)	1,865 (-5%)	9mo	$226,600	$122	45
157 Peppertree Crossing Ave	0.56mi	3/3.0	2,144 (+10%)	15mo	$369,300	$172	42
121 Greenwood Ave	0.66mi	4/2.0 (+1)	1,664 (-15%)	13mo	$266,000	$160	28

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 · 0.0% rent growth · sell at horizon

5-year hold

• IRR: 4.0%
• Equity multiple: 1.15×
• Total profit: $6,273
• Equity at exit: $22,351

10-year hold

• IRR: 10.7%
• Equity multiple: 1.73×
• Total profit: $30,774
• Equity at exit: $12,961

Cash invested: $41,972 (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 31525

• Rents YoY: -0.2%
• Active inventory: 353
• Price-to-rent: 6.8×

Monthly cashflow live

• Estimated rent: $1,836 medium
• Mortgage (P&I): −$786
• Tax from tax record: −$36 /mo · $435/yr
• Insurance: −$62
• HOA: −$0
• Vacancy / Maint / Mgmt: −$385
• Net cashflow: $565

Break-even live

Break-even rent $1,120

Max offer price $149,900

Occupancy floor 64%

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: $37,475
• Closing costs: $4,497
• Reserves months: —
• Total cash needed: —

Rent comps 5 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
111 S Palm Dr Brunswick, GA	1.0–3.0	1.0–2.0	1077	$1,589	$1.48	43d	11	0.48mi
100 Towne Sq Brunswick, GA	2.0–3.0	2.0–2.5	1874	$1,969	$1.05	43d	5	0.80mi
500 Beverly Villas Dr Brunswick, GA	2.0	2.0	1336	$1,712	$1.28	43d	4	0.88mi
171 Drayton Cir Brunswick, GA	3.0	2.5	1800	$1,700	$0.94	43d	1	1.20mi
161 Drayton Cir Brunswick, GA	4.0	2.0	2500	$900	$0.36	43d	1	1.22mi

Listing history 14 events

1. 2026-06-19
   days on market $149,900 Active 17 DOM
2. 2026-06-18
   days on market $149,900 Active 16 DOM
3. 2026-06-17
   days on market $149,900 Active 15 DOM
4. 2026-06-16
   days on market $149,900 Active 14 DOM
5. 2026-06-15
   days on market $149,900 Active 13 DOM
6. 2026-06-14
   days on market $149,900 Active 11 DOM
7. 2026-06-13
   days on market $149,900 Active 10 DOM
8. 2026-06-10
   days on market $149,900 Active 8 DOM
9. 2026-06-09
   days on market $149,900 Active 7 DOM
10. 2026-06-08
    days on market $149,900 Active 6 DOM
11. 2026-06-07
    days on market $149,900 Active 5 DOM
12. 2026-06-05
    days on market $149,900 Active 2 DOM
13. 2026-06-03
    remarks 699-char remark
14. 2026-06-03
    listed $149,900 Active 1 DOM

ⓘ 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: $435 · $36/mo
• Projected year-2 tax: $1,379 · $115/mo
• Expected delta: +$944/yr (+$79/mo · 217.0%)

ⓘ 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 4/10 Moderate
• 🌡 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: $22,028
• − Mortgage interest: −$8,397
• − Property taxes: −$435
• − Insurance: −$750
• − Repairs & maintenance: −$1,762
• − Management: −$1,762
• − Depreciation: −$4,361
• Taxable income: $4,561
• Est. tax owed @ 24.0%: −$1,095
• After-tax cash flow: $5,690/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 — Country Club Estates

• Score: 66/100
• State rank: #179
• US rank: #11222

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Country Club Estates, GA
• County: Glynn County · 69,019 people
• Metro: Brunswick, GA
• Population (ZIP): 28,926
• Household income: $69,493
• Rent vs Own: 40.8% rent · 59.2% own
• Severe rent burden: 924.0

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 0.56)
• Race & ethnicity: White 61% Black 23% Hispanic / Latino 9% Two or more races 7%
• Hispanic origin (detail): Mexican 4%
• Common ancestry: Italian 3% Slovak 1% Lithuanian 1%
• Foreign-born: 6% · Canada
• Languages at home: 92% English-only · Spanish 7%

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: ▼ -133.03%
• Current HPI: 162.2528
• Rent YoY: ▼ -0.16%
• 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

1 event — show timeline

• 2026-06-02 Listed $149,900 GIAR

Property tax history

+6.1%/yr

Latest (2025): $435 · +0.0% YoY. Source: county tax records.