102 Keylime Ln · Guyton, GA 31312

$239,000

3 bd · 2.0 ba · 1,402 sqft · SingleFamily public records · 16 Days on market

Built 2015 0.52 ac lot $170/sqft · 27% below area Est $327k · 27% under

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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 +15.3/30.0
• ARV discount +15.0/15.0
• DSCR +4.7/10.0
• 1% rule +4.5/10.0
• Schools +4.3/10.0
• Livability +3.5/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

NEW HOME, CATHEDRAL IN GREAT ROOM, TRAY CEILING IN MASTER BEDROOM, LARGE UTILITY ROOM, COVERED FRONT PORCH.

Key facts

• 0.52 acre lot
• 2 garage spots
• Built 2015

Property features AI

Finance

• Other: Zoned PD

Exterior

• Parking: Attached garage with garage door opener; 2 garage spaces
• Utilities: Public water; Public sewer
• Home design: Single-family residence; One-story
• Construction: Vinyl siding; Composition roof
• Exterior features: Patio; Wood privacy fencing (fenced)

Interior

• Bathrooms: 2 full bathrooms
• Heating & cooling: Central electric heating; Central electric cooling
• Interior features: Electric water heater; No basement
• Laundry & utility: Laundry room

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $239k.

Deal economics

• At list price, monthly cash flow is $86 ($1k/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 $228k (4.7% below list).
• Recommended offer: $228k (4.7% below list) — sets the bar for 1% rule.
• Cap rate 6.7% vs local median 4.5% in Guyton — 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 69/100 on livability (#128 in GA) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A+; Watch: schools C-, amenities F, commute 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.
• Market conditions: 399 active listings in the ZIP; 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 $7k 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 16 days — a 2% lower offer ($235k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 13y 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 $135k; list at $239k implies a 77% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 97% chance of damaging wind over 30y; moderate wildfire risk; extreme-heat days projected 7→19/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $227,769 (4.7% below list)

Questions for the listing agent

1. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
2. 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.
3. 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.
4. 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: 0.95% ✗
• Cap rate: 6.73%
• Cash-on-cash: 1.55%
• DSCR: 1.07
• GRM: 8.7

CMA / ARV

• ARV (median comp): $326,735
• List price: $239,000
• Delta: -26.85%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
219 Cyane Ln	0.33mi	3/2.0	1,417 (+1%)	1mo	$308,000	$217	82
108 Kingsley Dr S	0.09mi	3/2.0	1,438 (+3%)	12mo	$310,000	$216	82
105 Kingsley Dr S	0.08mi	3/2.0	1,420 (+1%)	17mo	$320,000	$225	80
105 Amelia Ct	0.13mi	3/2.0	1,465 (+4%)	13mo	$328,000	$224	75
106 Kingsley Dr S	0.07mi	3/2.0	1,436 (+2%)	22mo	$320,000	$223	75
240 Cyane Ln	0.20mi	3/2.0	1,492 (+6%)	11mo	$324,800	$218	70
226 Cyane Ln	0.34mi	3/2.0	1,463 (+4%)	9mo	$310,000	$212	69
100 N Kingsley Dr	0.09mi	3/2.0	1,609 (+15%)	5mo	$350,000	$218	67
301 Saranac Way	0.53mi	3/2.0	1,446 (+3%)	9mo	$310,000	$214	62
104 Benicia Ln	0.60mi	3/2.0	1,463 (+4%)	11mo	$310,000	$212	55
103 Benicia Ln	0.63mi	3/2.0	1,590 (+13%)	2mo	$320,000	$201	46
310 Saranac Way	0.52mi	3/2.0	1,274 (-9%)	21mo	$285,000	$224	43

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: -13.8%
• Equity multiple: 0.50×
• Total profit: $-33,166
• Equity at exit: $35,636

10-year hold

• IRR: -4.9%
• Equity multiple: 0.68×
• Total profit: $-21,518
• Equity at exit: $20,664

Cash invested: $66,920 (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: 399
• Price-to-rent: 8.7×

Monthly cashflow live

• Estimated rent: $2,278 medium
• Mortgage (P&I): −$1,253
• Tax from tax record: −$360 /mo · $4,323/yr
• Insurance: −$100
• HOA: −$0
• Vacancy / Maint / Mgmt: −$478
• Net cashflow: $86

Break-even live

Break-even rent $2,169

Max offer price $239,000

Occupancy floor 91%

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: $59,750
• Closing costs: $7,170
• Reserves months: —
• Total cash needed: —

Listing history 8 events

1. 2026-05-13
   listed $239,000 Active 255-char remark
2. 2026-05-13
   listed $239,000 New 258-char remark
3. 2015-04-24
   soldstatus $134,900

   Show marketing remark (108 chars)

   NEW HOME, CATHEDRAL IN GREAT ROOM, TRAY CEILING IN MASTER BEDROOM, LARGE UTILITY ROOM, COVERED FRONT PORCH.

4. 2014-12-22
   listed $133,650

   Show marketing remark (108 chars)

   NEW HOME, CATHEDRAL IN GREAT ROOM, TRAY CEILING IN MASTER BEDROOM, LARGE UTILITY ROOM, COVERED FRONT PORCH.

5. 2014-07-16
   historical
6. 2014-07-15
   historical
7. 2013-07-29
   listed $35,000
8. 2013-07-29
   listed $35,000

ⓘ 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: $4,323 · $360/mo
• Projected year-2 tax: $4,323 · $360/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

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

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 ≥110°F today · 19 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: $27,332
• − Mortgage interest: −$13,388
• − Property taxes: −$4,323
• − Insurance: −$1,195
• − Repairs & maintenance: −$2,187
• − Management: −$2,187
• − Depreciation: −$6,953
• Taxable loss: −$2,899
• Est. tax savings @ 24.0%: +$696
• After-tax cash flow: $1,730/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: 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

+582.9% since first listed

10 events — show timeline

• 2026-05-30 Listing Removed — GAMLS
• 2026-05-29 Listing Removed — Hive MLS
• 2026-05-13 Listed $239,000 Hive MLS
• 2026-05-13 Listed $239,000 GAMLS
• 2015-04-24 Sold (MLS) $134,900 GAMLS
• 2014-12-22 Listed $133,650 GAMLS
• 2014-07-16 Listing Removed — GAMLS
• 2014-07-15 Listing Removed — Hive MLS
• 2013-07-29 Listed $35,000 Hive MLS
• 2013-07-29 Listed $35,000 GAMLS

Property tax history

+33.1%/yr

Latest (2025): $4,323 · +23.1% YoY. Source: county tax records.