🏗️ New Construction
106 Brunson Cir · Guyton, GA
Flood risk 1/10 · Minimal
- FEMA flood zone
- X (unshaded)
- Chance of flooding over 30 yrs
- 0.0%
- Est. flood insurance / yr
- $507 – $1,088
Fire risk 5/10 · Moderate
- Est. fire insurance / yr
- $963 – $1,789
Heat risk 9/10 · Severe
- Hot days now (above 109°F)
- 7 days/yr
- Hot days in 30 yrs
- 17 days/yr
Wind risk 8/10 · Major
- Chance of severe wind over 30 yrs
- 97.0%
Air-quality risk 2/10 · Minimal
- Unhealthy air days now
- 2 days/yr
- Unhealthy air days in 30 yrs
- 2 days/yr
Risk factors via First Street. Map © Google.
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 +9.3/30.0
- ARV discount +7.5/15.0
- Schools +5.1/10.0
- Condition / age +4.0/5.0
- 1% rule +3.5/10.0
- Livability +3.5/5.0
- DSCR +2.6/10.0
- Rent growth +2.5/5.0
- Appreciation +0.0/10.0
$239,990
106 Brunson Cir · Guyton, GA 31312
3 bd · 2.5 ba · 1,470 sqft · Townhouse
· 147 Days on market
Built 2026
2,178 sqft lot
Garage
$154/mo HOA · 7% of rent
↓ 12% since listing
🖨 Deal sheet (PDF) 📄 Offer letter ✓ Due diligence
Listing remarks
NEW AND READY NOW TOWNHOME at BRUNSON STATION, A VIBRANT NEW AMENITY FILLED COMMUNITY IN GUYTON designed for modern living and everyday comfort! Discover the Amara floor plan featuring 3 bedrooms and 2.5 bathrooms across 1,470 sq. ft. of thoughtfully arranged space. The main level welcomes you with an open, airy layout that seamlessly blends the family room, kitchen, and dining area, creating the perfect setting for both entertaining and relaxing at home. The kitchen is highlighted by sleek quartz countertops and flows seamlessly into the main living areas finished with durable luxury vinyl plank flooring, offering both style and ease of maintenance.
Key facts
- Open airy layout
- En suite bathroom
- Quartz countertops
Tags
Neighborhood map
Sold within
Property
Rental comp
Retail
Costco
Walmart
Transit
Schools
Stadiums
Fortune 500
· Circle radius: 6.0 mi
Loading POIs…
🏗️ New construction.
The $239,990 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 $240k. Condition is rated good.
Deal economics
- At list price, monthly cash flow is $-203 ($-2k/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 $234k (2.4% below list).
- Recommended offer: $211k (12.0% below list) — sets the bar for market timing.
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: 549 active listings in the ZIP; 5 comparable units currently listed for rent nearby; rentals leasing fast (median 6d on market — plan ~1-2 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 $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 147 days — a 12% lower offer ($211k) 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
$211,191
(12.0% below list)
Questions for the listing agent
- 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?
- It's been on market 147 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
- What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
- Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
- Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
- 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?
- 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.
- 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.
- 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
- 0.85% ✗
- Cap rate
- 5.41%
- Cash-on-cash
- -3.17%
- DSCR
- 0.86
- GRM
- 9.8
CMA / ARV
- ARV (median comp)
- $274,990
- List price
- $239,990
- Delta
- -12.73%
- Verdict
- UNDERPRICED
- 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 | 0.15mi | 3/2.5 | 1,470 (0%) | 3mo | $274,990 | $187 | 90 |
| 115 Principal Way | 1.05mi | 3/2.0 | 1,518 (+3%) | 4mo | $330,000 | $217 | 54 |
| 138 Hawthorne Dr | 0.38mi | 3/2.0 | 1,833 (+25%) | 6mo | $275,000 | $150 | 51 |
| 255 Caribbean Village Dr | 0.96mi | 3/2.0 | 1,594 (+8%) | 2mo | $305,000 | $191 | 48 |
| 146 Butternut Ct | 1.46mi | 3/2.0 | 1,596 (+9%) | 3mo | $304,000 | $190 | 46 |
| 112 Cotton Bluff Ct | 1.43mi | 3/2.0 | 1,599 (+9%) | 4mo | $310,000 | $194 | 45 |
| 804 Hyacinth Cir | 1.19mi | 3/2.0 | 1,613 (+10%) | 2mo | $340,000 | $211 | 45 |
| 834 Hyacinth Cir | 1.27mi | 3/2.0 | 1,302 (-11%) | 5mo | $265,000 | $204 | 40 |
| 428 Pecan Ln | 0.90mi | 3/2.0 | 1,200 (-18%) | 2mo | $178,500 | $149 | 36 |
| 107 Tupelo Trl | 1.40mi | 3/2.5 | 1,682 (+14%) | 6mo | $300,000 | $178 | 36 |
| 109 Barbados Cir | 1.19mi | 4/2.0 (+1) | 1,768 (+20%) | 3mo | $300,000 | $170 | 31 |
| 105 Nevis Rd | 1.12mi | 4/2.0 (+1) | 1,774 (+21%) | 5mo | $289,000 | $163 | 29 |
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
- -21.5%
- Equity multiple
- 0.25×
- Total profit
- $-57,371
- Equity at exit
- $41,002
10-year hold
- IRR
- -15.1%
- Equity multiple
- 0.14×
- Total profit
- $-66,092
- 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.
Buyer's market
Market conditions
within 1.0 mi — comparable homes for sale
Active competition Active MLS
- For sale now
- 12 active · 3 under contract
- Months of supply
- 72.0 mo (1%/mo absorbed)
- Median asking
- $259,990 ($177/sqft)
- Median days on market
- 13 d
- This list price
- lowest-priced of the active set
- ARV vs active asking
- +5.8% 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
- 549
- Price-to-rent
- 8.5×
Monthly cashflow live
↻
- Estimated rent
- $2,343 high interval (Pro) →
- Mortgage (P&I)
- −$1,442
- Tax est. 1.5%
- −$344 /mo · $4,125/yr
- Insurance
- −$115
- HOA
- −$154
- Lot rent
- −$0
- Vacancy / Maint / Mgmt
- −$492
- Net cashflow
- $-203
Break-even live
Break-even rent
$2,600
Max offer price
$245,590
Occupancy floor
—
Sensitivity live
| Price | -10% $-13 | -5% $-108 | +0% $-203 | +5% $-298 | +10% $-393 |
|---|---|---|---|---|---|
| Rent | -10% $-388 | -5% $-296 | +0% $-203 | +5% $-111 | +10% $-18 |
| Rate | -1.0pp $-65 | -0.5pp $-133 | base $-203 | +0.5pp $-274 | +1.0pp $-347 |
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
- —
Loan-product check · same deal, 3 products live
Conventional
25% down · 7.5% · 30yr
- Cash invested
- —
- Monthly P&I
- —
- Monthly cashflow
- —
- DSCR
- —
- Eligible?
- —
Personal DTI + credit; lowest rate.
DSCR
20% down · 8.5% · 30yr
- Cash invested
- —
- Monthly P&I
- —
- Monthly cashflow
- —
- DSCR
- —
- Eligible?
- —
No personal income docs; deal must DSCR.
Hard money
10% down · 12.0% · 12mo
- Cash invested
- —
- Monthly P&I
- —
- Monthly cashflow
- —
- DSCR
- —
- Eligible?
- —
Short-term bridge; refi at stabilization.
Rent comps 5 comps
| Address | Beds | Baths | Sqft | Rent | $/sqft | DOM | Units | Dist |
|---|---|---|---|---|---|---|---|---|
| 268 Caribbean Village Dr Guyton, GA | 3.0 | 2.0 | 1594 | $2,275 | $1.43 | 6d | 1 | 0.89mi |
| 121 Caribbean Village Dr Guyton, GA | 3.0 | 2.0 | 1511 | $2,250 | $1.49 | 6d | 1 | 0.94mi |
| 521 Amsonia Cir Guyton, GA | 3.0 | 2.0 | 1532 | $2,105 | $1.37 | 4d | 1 | 1.11mi |
| 105 Creekside Blvd Guyton, GA | 3.0–4.0 | 2.0–2.5 | 1698 | $1,999 | $1.18 | 0d | 17 | 1.15mi |
| 215 Bellflower Cir Guyton, GA | 4.0 | 2.0 | 1774 | $2,310 | $1.30 | 6d | 1 | 1.39mi |
Property features AI
Finance
- Other
- Subdivision: Brunson StationDirections available
- HOA & community
- Homeowners associationHOA fee $1,844 annually (about $153.67/month)
Exterior
- Parking
- Attached garageOff-street parking1 garage space
- Utilities
- Public waterPublic sewerUnderground utilities
- Home design
- Townhouse2 storiesAttached property with 2+ common wallsNew constructionHas a viewBuilt by Stanley Martin Homes (model: The Amara)
- Construction
- Vinyl and wood sidingAsphalt roofSlab foundationHome warranty included
- Exterior features
- Community poolSidewalksTennis courtsPaved road
Interior
- Kitchen
- Kitchen islandPantryDishwasherOvenRangeMicrowaveRefrigeratorDisposalElectric water heater
- Bedrooms
- Upper level laundry (laundry located on upper level noted in room info)
- Bathrooms
- 2 full bathrooms1 half bathroomOne main-level bathroom
- Interior features
- Double vanityEntrance foyerKitchen islandPantryNo basement
- Laundry & utility
- WasherDryerLaundry room on upper level
Listing history 50 events
-
2026-09-24days on market $239,990 Active 147 DOM
-
2026-09-23days on market $239,990 Active 146 DOM
-
2026-09-22days on market $239,990 Active 145 DOM
-
2026-09-21days on market $239,990 Active 144 DOM
-
2026-09-20days on market $239,990 Active 143 DOM
-
2026-09-18pricedays on market $239,990 Active 141 DOM
-
2026-09-17days on market $244,990 Active 140 DOM
-
2026-09-16days on market $244,990 Active 139 DOM
-
2026-09-15days on market $244,990 Active 138 DOM
-
2026-09-15price $244,990 Active 137 DOM
-
2026-09-14days on market $249,990 Active 137 DOM
-
2026-09-13days on market $249,990 Active 136 DOM
-
2026-09-12days on market $249,990 Active 135 DOM
-
2026-09-11days on market $249,990 Active 134 DOM
-
2026-09-05days on market $249,990 Active 128 DOM
-
2026-09-04days on market $249,990 Active 127 DOM
-
2026-09-03days on market $249,990 Active 126 DOM
-
2026-08-31days on market $249,990 Active 123 DOM
-
2026-08-30days on market $249,990 Active 122 DOM
-
2026-08-29days on market $249,990 Active 121 DOM
-
2026-08-28days on market $249,990 Active 120 DOM
-
2026-08-27days on market $249,990 Active 119 DOM
-
2026-08-26days on market $249,990 Active 118 DOM
-
2026-08-25days on market $249,990 Active 117 DOM
-
2026-08-24days on market $249,990 Active 116 DOM
-
2026-08-23days on market $249,990 Active 115 DOM
-
2026-08-22days on market $249,990 Active 114 DOM
-
2026-08-21days on market $249,990 Active 113 DOM
-
2026-08-20days on market $249,990 Active 112 DOM
-
2026-08-19days on market $249,990 Active 111 DOM
-
2026-08-18days on market $249,990 Active 110 DOM
-
2026-08-17days on market $249,990 Active 109 DOM
-
2026-08-16days on market $249,990 Active 108 DOM
-
2026-08-15days on market $249,990 Active 107 DOM
-
2026-08-14days on market $249,990 Active 106 DOM
-
2026-08-13days on market $249,990 Active 105 DOM
-
2026-08-12days on market $249,990 Active 104 DOM
-
2026-08-11days on market $249,990 Active 103 DOM
-
2026-08-10days on market $249,990 Active 102 DOM
-
2026-08-09days on market $249,990 Active 101 DOM
-
2026-08-08days on market $249,990 Active 100 DOM
-
2026-08-07days on market $249,990 Active 99 DOM
-
2026-08-06days on market $249,990 Active 98 DOM
-
2026-08-05days on market $249,990 Active 97 DOM
-
2026-08-04days on market $249,990 Active 96 DOM
-
2026-08-03days on market $249,990 Active 95 DOM
-
2026-07-31days on market $249,990 Active 92 DOM
-
2026-07-30days on market $249,990 Active 91 DOM
-
2026-07-29days on market $249,990 Active 90 DOM
-
2026-07-27days on market $249,990 Active 88 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
Nearby sold comps map
Loading sold comps map…
Walkable amenities ~0.75 mi
Loading nearby amenities…
Taxation est. · year 1
- Rental income
- $28,120
- − Mortgage interest
- −$15,404
- − Property taxes
- −$4,125
- − Insurance
- −$1,375
- − Repairs & maintenance
- −$2,250
- − Management
- −$2,250
- − HOA
- −$1,848
- − Depreciation
- −$8,000
- Taxable loss
- −$7,131
combined federal + state — saved on this device
- Est. tax savings @ 24.0%
- +$1,711
- After-tax cash flow
- $-727/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
80/100
None rehab
This new construction townhome is move-in ready with modern finishes and a great layout. It's in excellent condition with no visible repairs needed.
Value-add opportunities
- Both Landscaping — Enhances curb appeal and adds value ↑
- Both Custom artwork — Personalizes the space and adds value ↑
- Both Smart home integration — Enhances convenience and adds value ↑
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
- Severe rent burden
- 9% of renters
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
-12.3% since first listed3 events — show timeline
- 2026-06-18 Price Changed $249,990 Hive MLS
- 2026-05-19 Price Changed $264,990 Hive MLS
- 2026-04-30 Listed $284,990 Hive MLS
Cash-flow waterfall
monthlySold comps — $/sqft
last 12 mo · ≤1 miLoading sold comps…