2859 Palamor Dr · Brunswick, GA 31520

$214,900

3 bd · 1.0 ba · 1,278 sqft · SingleFamily public records · 37 Days on market

Built 1970 9,583 sqft lot $168/sqft · at area comps Est $224k · at est.

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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 +14.4/30.0
• ARV discount +9.3/15.0
• DSCR +4.4/10.0
• Rent growth +3.8/5.0
• Schools +3.4/10.0
• 1% rule +3.0/10.0
• Livability +3.0/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Solid 4-bedroom, 1-bathroom ranch home located at 2859 Palamer Drive in Brunswick. This partial brick property offers 1,278 sq. ft. of living space with ceramic tile flooring throughout-no carpet. The kitchen features cherry wood cabinetry and appliances installed in 2020. A new HVAC system (2020) ensures comfort year-round. The property is fully fenced for added privacy and security. Conveniently located near shopping, the hospital, and the College of Coastal Georgia.

Key facts

• Fully remodeled
• Updated living space
• New countertops

Tags

• FULLY REMODELED
• UPDATED LIVING SPACE
• NEW COUNTERTOPS
• FULL APPLIANCE PACKAGE
• EFFICIENT LAYOUT
• NEAR COLLEGE PARK

Property features AI

Finance

• Other: Lot size approximately 0.22 acre; Public records list living area as 1,278
• Financial info: Investor owned (special listing condition); Financing terms: Cash, Conventional, FHA, VA
• HOA & community: No HOA

Exterior

• Parking: Parking pad with open parking
• Utilities: Public water; Public sewer; Electricity available; High-speed internet available; Cable available; Sewer connected
• Home design: Single-family house; Updated / remodeled; One story
• Construction: Built in 1970; Brick and wood siding construction; Composition roof
• Exterior features: Patio; Chain link fencing / fenced yard; City lot, level

Interior

• Kitchen: Refrigerator included
• Bedrooms: Four bedrooms on the main level
• Flooring: Hardwood floors
• Bathrooms: Two full bathrooms (main level)
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Tile bathrooms; One-level living; No basement; Other room types noted
• Laundry & utility: Laundry closet

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $215k.

Deal economics

• At list price, monthly cash flow is $44 ($534/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $172k (20.1% below list).
• Recommended offer: $172k (20.1% below list) — sets the bar for 1% rule.
• Cap rate 6.5% vs local median 3.5% 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, amenities F, commute 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.
• Zoned schools: Altama Elementary School (math 29% / reading 29%, grade F, #663 of 1,228 statewide, top 54%, 583 students, 88% FRL); Jane Macon Middle (math 28% / reading 45%, grade F, #167 of 470 statewide, top 38%, 780 students, 74% FRL); Brunswick High School (math 32% / reading 37%, grade F, #88 of 424 statewide, top 22%, 1,932 students, 61% FRL) — zoned schools average 74% FRL vs 55% district-wide (19 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents rising fast (+5.1%/yr); 183 active listings in the ZIP; 10 comparable units currently listed for rent nearby; rentals lingering (median 45d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 70% 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 $1,717/mo this rent would consume 51% 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 $1k of loan paydown is wiped out by about $6k 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 37 days — a 3% lower offer ($208k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 7y 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 $110k; list at $215k implies a 95% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: major flood risk; 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 $171,745 (20.1% below list)

Questions for the listing agent

1. It's been on market 37 days. Have you received any prior offers? Is the seller open to a 20% concession, seller financing, or rate buy-down credit?
2. Built in 1970 — 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. 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: 0.80% ✗
• Cap rate: 6.54%
• Cash-on-cash: 0.89%
• DSCR: 1.04
• GRM: 10.4

CMA / ARV

• ARV (median comp): $224,014
• List price: $214,900
• Delta: -4.07%
• 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
2263 Pinewood Dr	0.55mi	3/2.0	1,302 (+2%)	1mo	$168,000	$129	67
30 Bridgewater Way	0.55mi	3/2.0	1,298 (+2%)	11mo	$260,000	$200	58
2268 Poinsettia Cir	0.62mi	3/2.0	1,326 (+4%)	9mo	$128,750	$97	54
231 Stafford Ave	0.60mi	3/2.0	1,236 (-3%)	12mo	$239,900	$194	53
2248 Peachtree St	0.72mi	3/1.0	1,245 (-3%)	14mo	$139,400	$112	50
115 Chelsea Ave	0.64mi	3/2.0	1,342 (+5%)	10mo	$225,000	$168	50
204 Suburban Dr	0.31mi	2/2.0 (-1)	1,456 (+14%)	4mo	$225,000	$155	50
106 Emanuel Farm Rd	0.43mi	3/2.0	1,464 (+15%)	8mo	$240,000	$164	46
333 Stone Mill Dr	0.50mi	2/2.0 (-1)	1,353 (+6%)	15mo	$240,000	$177	45
325 Stone Mill Dr #325	0.50mi	2/2.0 (-1)	1,469 (+15%)	11mo	$262,000	$178	34
214 Nell Leone Dr	0.72mi	2/2.0 (-1)	1,103 (-14%)	2mo	$212,500	$193	33
2235 Poinsettia Cir	0.71mi	4/1.5 (+1)	1,167 (-9%)	21mo	$143,820	$123	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 · 5.08% rent growth · sell at horizon

5-year hold

• IRR: -12.9%
• Equity multiple: 0.53×
• Total profit: $-28,402
• Equity at exit: $32,042

10-year hold

• IRR: -1.3%
• Equity multiple: 0.91×
• Total profit: $-5,702
• Equity at exit: $18,581

Cash invested: $60,172 (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: 10.4×

Monthly cashflow live

• Estimated rent: $1,717 high
• Mortgage (P&I): −$1,127
• Tax from tax record: −$96 /mo · $1,150/yr
• Insurance: −$90
• HOA: −$0
• Vacancy / Maint / Mgmt: −$361
• Net cashflow: $44

Break-even live

Break-even rent $1,661

Max offer price $214,900

Occupancy floor 92%

Sensitivity live

Price	-10% $166	-5% $105	+0% $44	+5% $-16	+10% $-77
Rent	-10% $-91	-5% $-23	+0% $44	+5% $112	+10% $180
Rate	-1.0pp $153	-0.5pp $99	base $44	+0.5pp $-11	+1.0pp $-68

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: $53,725
• Closing costs: $6,447
• Reserves months: —
• Total cash needed: —

Rent comps 10 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2226 Formosa Cir Brunswick, GA	4.0	2.0	1600	$1,750	$1.09	45d	1	0.62mi
3200 Cypress Mill Rd Brunswick, GA	2.0–3.0	2.0	1168	$1,485	$1.27	9d	13	0.67mi
500 Beverly Villas Dr Brunswick, GA	2.0	2.0	1336	$1,712	$1.28	45d	4	0.81mi
500 Coastal Club Cir Brunswick, GA	2.0	2.0	1153	$1,314	$1.14	45d	5	0.83mi
1105 Fountain Lake Dr Brunswick, GA	2.0–3.0	2.0–2.5	1157	$1,575	$1.36	3d	6	0.88mi
294 Windridge Dr Brunswick, GA	3.0	2.0	1430	$1,600	$1.12	45d	1	1.02mi
2640 Canary Dr Brunswick, GA	4.0	2.0	1450	$2,200	$1.52	45d	1	1.16mi
900 Pointe Grand Way Brunswick, GA	2.0	2.0	1170	$1,520	$1.30	4d	10	1.35mi
3220 Altama Ave Brunswick, GA	3.0	2.0	1300	$1,650	$1.27	45d	1	1.37mi
111 S Palm Dr Brunswick, GA	1.0–3.0	1.0–2.0	1077	$1,589	$1.48	45d	11	1.40mi

Listing history 25 events

1. 2026-06-13
   statusdays on market $214,900 Under Contract 37 DOM
2. 2026-06-10
   days on market $214,900 Active 35 DOM
3. 2026-06-09
   days on market $214,900 Active 34 DOM
4. 2026-06-08
   days on market $214,900 Active 33 DOM
5. 2026-06-07
   days on market $214,900 Active 32 DOM
6. 2026-06-05
   statusdays on market $214,900 Active 29 DOM
7. 2026-06-03
   days on market $214,900 Price Change 28 DOM
8. 2026-06-02
   days on market $214,900 Price Change 27 DOM
9. 2026-06-01
   pricestatusdays on market $214,900 Price Change 26 DOM
10. 2026-05-31
    days on market $219,900 Active 25 DOM
11. 2026-05-30
    days on market $219,900 Active 24 DOM
12. 2026-05-11
    price $219,900 934-char remark
13. 2026-05-06
    listed $224,900 New 934-char remark
14. 2026-04-30
    historical
15. 2026-01-14
    listed $237,000 New
16. 2025-10-01
    soldstatus $110,000
17. 2025-09-29
    soldstatus $110,000 Sold

    Show marketing remark (473 chars)

    Solid 4-bedroom, 1-bathroom ranch home located at 2859 Palamer Drive in Brunswick. This partial brick property offers 1,278 sq. ft. of living space with ceramic tile flooring throughout-no carpet. The kitchen features cherry wood cabinetry and appliances installed in 2020. A new HVAC system (2020) ensures comfort year-round. The property is fully fenced for added privacy and security. Conveniently located near shopping, the hospital, and the College of Coastal Georgia.

18. 2025-09-29
    soldstatus $110,000 Closed

    Show marketing remark (473 chars)

    Solid 4-bedroom, 1-bathroom ranch home located at 2859 Palamer Drive in Brunswick. This partial brick property offers 1,278 sq. ft. of living space with ceramic tile flooring throughout-no carpet. The kitchen features cherry wood cabinetry and appliances installed in 2020. A new HVAC system (2020) ensures comfort year-round. The property is fully fenced for added privacy and security. Conveniently located near shopping, the hospital, and the College of Coastal Georgia.

19. 2025-09-05
    status Pending
20. 2025-09-04
    historical

    Show marketing remark (473 chars)

    Solid 4-bedroom, 1-bathroom ranch home located at 2859 Palamer Drive in Brunswick. This partial brick property offers 1,278 sq. ft. of living space with ceramic tile flooring throughout-no carpet. The kitchen features cherry wood cabinetry and appliances installed in 2020. A new HVAC system (2020) ensures comfort year-round. The property is fully fenced for added privacy and security. Conveniently located near shopping, the hospital, and the College of Coastal Georgia.

21. 2025-09-04
    listed $135,000

    Show marketing remark (473 chars)

    Solid 4-bedroom, 1-bathroom ranch home located at 2859 Palamer Drive in Brunswick. This partial brick property offers 1,278 sq. ft. of living space with ceramic tile flooring throughout-no carpet. The kitchen features cherry wood cabinetry and appliances installed in 2020. A new HVAC system (2020) ensures comfort year-round. The property is fully fenced for added privacy and security. Conveniently located near shopping, the hospital, and the College of Coastal Georgia.

22. 2025-09-04
    listed $135,000 Active

    Show marketing remark (473 chars)

    Solid 4-bedroom, 1-bathroom ranch home located at 2859 Palamer Drive in Brunswick. This partial brick property offers 1,278 sq. ft. of living space with ceramic tile flooring throughout-no carpet. The kitchen features cherry wood cabinetry and appliances installed in 2020. A new HVAC system (2020) ensures comfort year-round. The property is fully fenced for added privacy and security. Conveniently located near shopping, the hospital, and the College of Coastal Georgia.

23. 2020-04-30
    soldstatus $65,000
24. 2020-04-23
    soldstatus $65,000
25. 2019-11-26
    listed $72,500

ⓘ 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: $1,150 · $96/mo
• Projected year-2 tax: $1,977 · $165/mo
• Expected delta: +$827/yr (+$69/mo · 72.0%)

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

Climate risk First Street

• 🌊 Flood 6/10 Major FEMA zone X (unshaded) · 72% 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: $20,609
• − Mortgage interest: −$12,038
• − Property taxes: −$1,150
• − Insurance: −$1,074
• − Repairs & maintenance: −$1,649
• − Management: −$1,649
• − Depreciation: −$6,252
• Taxable loss: −$3,202
• Est. tax savings @ 24.0%: +$768
• After-tax cash flow: $1,302/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.

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

+196.4% since first listed

16 events — show timeline

• 2026-06-12 Pending — GAMLS
• 2026-06-01 Price Changed $214,900 GAMLS
• 2026-05-11 Price Changed $219,900 GAMLS
• 2026-05-06 Listed $224,900 GAMLS
• 2026-04-30 Listing Removed — GAMLS
• 2026-01-14 Listed $237,000 GAMLS
• 2025-10-01 Sold (Public Records) $110,000 Public Records
• 2025-09-29 Sold (MLS) $110,000 GIAR
• 2025-09-29 Sold (MLS) $110,000 GAMLS
• 2025-09-05 Pending — GIAR
• 2025-09-04 Listed $135,000 GIAR
• 2025-09-04 Listed $135,000 GAMLS
• 2025-09-04 Listing Removed — GAMLS
• 2020-04-30 Sold (Public Records) $65,000 Public Records
• 2020-04-23 Sold (MLS) $65,000 GIAR
• 2019-11-26 Listed $72,500 GIAR

Property tax history

+2.4%/yr

Latest (2025): $1,150 · -1.8% YoY. Source: county tax records.