106 Brunson Cir · Guyton, GA 31312

$249,990

3 bd · 2.5 ba · 1,470 sqft · Townhouse · 52 Days on market

Built 2026 Good condition 2,178 sqft lot $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 +11.6/30.0
• ARV discount +7.5/15.0
• Schools +4.3/10.0
• 1% rule +4.1/10.0
• Condition / age +4.0/5.0
• Livability +3.5/5.0
• DSCR +3.4/10.0
• Rent growth +2.5/5.0
• Appreciation +0.0/10.0

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. A convenient powder room and 1 car ga

Key facts

• Open airy layout
• En suite bathroom
• Quartz countertops

Tags

• AMARA FLOOR PLAN
• OPEN AIRY LAYOUT
• QUARTZ COUNTERTOPS
• LUXURY VINYL PLANK FLOORING
• EN SUITE BATHROOM
• CENTRALLY LOCATED LAUNDRY AREA

Property features AI

Finance

• Other: Subdivision: Brunson Station; Directions available
• HOA & community: Homeowners association; HOA fee $1,844 annually (about $153.67/month)

Exterior

• Parking: Attached garage; Off-street parking; 1 garage space
• Utilities: Public water; Public sewer; Underground utilities
• Home design: Townhouse; 2 stories; Attached property with 2+ common walls; New construction; Has a view; Built by Stanley Martin Homes (model: The Amara)
• Construction: Vinyl and wood siding; Asphalt roof; Slab foundation; Home warranty included
• Exterior features: Community pool; Sidewalks; Tennis courts; Paved road

Interior

• Kitchen: Kitchen island; Pantry; Dishwasher; Oven; Range; Microwave; Refrigerator; Disposal; Electric water heater
• Bedrooms: Upper level laundry (laundry located on upper level noted in room info)
• Bathrooms: 2 full bathrooms; 1 half bathroom; One main-level bathroom
• Interior features: Double vanity; Entrance foyer; Kitchen island; Pantry; No basement
• Laundry & utility: Washer; Dryer; Laundry room on upper level

🏗️ New construction. Builder plan / spec listing (the home may be to-be-built); metrics use comparable previous sales.

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 $-77 ($-920/yr) — negative.
• To cash-flow at today's rent, offer at most $239k (4.4% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $228k (8.6% below list).
• Recommended offer: $228k (8.6% below list) — sets the bar for 1% rule.
• Cap rate 5.9% vs local median 4.6% in Guyton — meaningfully above typical; check what's discounted (condition, days-on-market, listing class) to confirm the premium yield is real.

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: 400 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 52 days — a 3% lower offer ($242k) 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 $228,477 (8.6% 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 52 days. Have you received any prior offers? Is the seller open to a 9% 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. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
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: 0.91% ✗
• Cap rate: 5.92%
• Cash-on-cash: -1.31%
• DSCR: 0.94
• GRM: 9.1

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: -18.4%
• Equity multiple: 0.35×
• Total profit: $-45,262
• Equity at exit: $37,274

10-year hold

• IRR: -10.6%
• Equity multiple: 0.35×
• Total profit: $-45,176
• Equity at exit: $21,615

Cash invested: $69,997 (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 →

ZIP-level market 31312

• Home prices YoY: -26.6%
• Active inventory: 400
• Price-to-rent: 9.1×

Monthly cashflow live

• Estimated rent: $2,285 medium
• Mortgage (P&I): −$1,311
• Tax est. 1.5%: −$312 /mo · $3,750/yr
• Insurance: −$104
• HOA: −$154
• Vacancy / Maint / Mgmt: −$480
• Net cashflow: $-77

Break-even live

Break-even rent $2,382

Max offer price $238,898

Occupancy floor 98%

Sensitivity live

Price	-10% $96	-5% $10	+0% $-77	+5% $-163	+10% $-249
Rent	-10% $-257	-5% $-167	+0% $-77	+5% $14	+10% $104
Rate	-1.0pp $49	-0.5pp $-13	base $-77	+0.5pp $-141	+1.0pp $-207

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: $62,498
• Closing costs: $7,500
• 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	15d	15	1.15mi

HOA detail

• Monthly dues: $154 · $1,848/yr

Listing history 19 events

1. 2026-06-21
   days on market $249,990 Active 52 DOM
2. 2026-06-18
   price $249,990 Active 49 DOM
3. 2026-06-18
   days on market $264,990 Active 49 DOM
4. 2026-06-17
   days on market $264,990 Active 48 DOM
5. 2026-06-16
   days on market $264,990 Active 47 DOM
6. 2026-06-15
   days on market $264,990 Active 46 DOM
7. 2026-06-14
   days on market $264,990 Active 44 DOM
8. 2026-06-13
   days on market $264,990 Active 43 DOM
9. 2026-06-10
   days on market $264,990 Active 41 DOM
10. 2026-06-09
    days on market $264,990 Active 40 DOM
11. 2026-06-08
    days on market $264,990 Active 39 DOM
12. 2026-06-07
    days on market $264,990 Active 38 DOM
13. 2026-06-05
    days on market $264,990 Active 35 DOM
14. 2026-06-03
    days on market $264,990 Active 34 DOM
15. 2026-06-02
    days on market $264,990 Active 33 DOM
16. 2026-06-01
    days on market $264,990 Active 32 DOM
17. 2026-05-31
    days on market $264,990 Active 31 DOM
18. 2026-05-30
    days on market $264,990 Active 30 DOM
19. 2026-04-30
    listed $284,990 Active 1667-char remark

ⓘ 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: $27,417
• − Mortgage interest: −$14,003
• − Property taxes: −$3,750
• − Insurance: −$1,250
• − Repairs & maintenance: −$2,193
• − Management: −$2,193
• − HOA: −$1,848
• − Depreciation: −$7,272
• Taxable loss: −$5,093
• Est. tax savings @ 24.0%: +$1,222
• After-tax cash flow: $302/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 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

Renovation cost estimate screening

Value-add ROI direction

• 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 ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

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

• 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

-12.3% since first listed

3 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