800 Fifth St · Brunswick, GA 31520

$171,000

2 bd · 1.0 ba · 810 sqft · SingleFamily public records · 93 Days on market

Built 1955 4,791 sqft lot $211/sqft · 78% above area

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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 +18.8/30.0
• ARV discount +7.5/15.0
• DSCR +5.9/10.0
• 1% rule +3.9/10.0
• Rent growth +3.8/5.0
• Schools +3.4/10.0
• Livability +3.0/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

MAJOR PRICE IMPROVEMENT! GREAT INVESTMENT PROPERTY!! This comfortable cottage home is nested on a generous corner lot, with a magnificent oak tree and updated landscaping in the front of the home. This recently remodeled two-bedroom, one-bathroom cottage is a true gem. Once inside you will be pleased to find a home that is truly MOVE IN ready. Every detail has been meticulously addressed, making this property a refuge of comfort and convenience. This 2 bedroom, 1 bath, split floor plan home offers a spacious living room and kitchen featuring new cabinets, sink and countertops, complimented by newer appliances. A laundry closet in the kitchen aides in convenient daily living. The home has undergone a recent renovation which involved rewiring, ensuring safety and reliability; a new roof which was reinforced with extra timbers; and a newer HVAC and water heater ensures that you’ll enjoy year-round comfort and energy efficiency. For those who appreciate the outdoors, a covered carport provides shelter for your vehicle, a shed offers extra storage space, perfect for gardening equipment or recreational gear. , and recently added steppingstones and gravel enhance the usability of the space behind the home. Located in an X zone, meaning no flood insurance is required. The home is convenient to downtown Brunswick so you can enjoy many great restaurants, shops and activities, and it is just a short walk to the Brunswick Landing Marina, as well as a quick 15-minute drive to our beautiful beaches! The home is currently tenant occupied and under a lease paying $1150/month through October, 2026.Don’t miss the chance to make this beautifully remodeled cottage your new home.

Key facts

• Magnificent oak tree
• Recently remodeled
• New cabinets

Tags

• CORNER LOT
• MAGNIFICENT OAK TREE
• UPDATED LANDSCAPING
• RECENTLY REMODELED
• MOVE IN READY
• NEW CABINETS

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $171k.

Deal economics

• At list price, monthly cash flow is $171 ($2k/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 $153k (10.7% below list).
• Recommended offer: $153k (10.7% below list) — sets the bar for 1% rule.
• Cap rate 7.5% 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: Goodyear Elementary School (math 20% / reading 17%, grade F, #922 of 1,228 statewide, top 75%, 489 students, 91% FRL); Risley Middle School (math 29% / reading 44%, grade F, #167 of 470 statewide, top 38%, 635 students, 61% FRL); Glynn Academy (math 45% / reading 42%, grade F, #50 of 424 statewide, top 12%, 1,823 students, 41% FRL).
• Market conditions: Rents rising fast (+5.1%/yr); 183 active listings in the ZIP; 5 comparable units currently listed for rent nearby; rentals lingering (median 46d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 100% 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 $1,526/mo this rent would consume 46% 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 $5k 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 93 days — a 9% lower offer ($156k) is reasonable based on typical stale-listing flexibility.
• 7 sale attempts since 11y 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.

Risks & watch-outs

• Watch-outs: built in 1955 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; moderate wildfire risk; extreme-heat days projected 7→20/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $152,621 (10.7% below list)

Questions for the listing agent

1. It's been on market 93 days. Have you received any prior offers? Is the seller open to a 11% concession, seller financing, or rate buy-down credit?
2. Built in 1955 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. 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?
7. 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?
8. 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.
9. 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.
10. 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: 0.89% ✗
• Cap rate: 7.49%
• Cash-on-cash: 4.29%
• DSCR: 1.19
• GRM: 9.3

CMA / ARV

• ARV (median comp): $95,958
• List price: $171,000
• Delta: 78.20%
• Verdict: OVERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 3 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
3313 Treville Ave	0.16mi	2/1.0	775 (-4%)	8mo	$134,000	$173	78
2050 Townsend St	0.61mi	2/1.0	825 (+2%)	6mo	$135,000	$164	64
2817 Ellis St	0.60mi	2/1.0	891 (+10%)	11mo	$60,000	$67	46

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: -7.6%
• Equity multiple: 0.72×
• Total profit: $-13,613
• Equity at exit: $25,497

10-year hold

• IRR: 4.2%
• Equity multiple: 1.33×
• Total profit: $15,871
• Equity at exit: $14,785

Cash invested: $47,880 (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: 9.3×

Monthly cashflow live

• Estimated rent: $1,526 high
• Mortgage (P&I): −$897
• Tax from tax record: −$67 /mo · $798/yr
• Insurance: −$71
• HOA: −$0
• Vacancy / Maint / Mgmt: −$321
• Net cashflow: $171

Break-even live

Break-even rent $1,310

Max offer price $171,000

Occupancy floor 84%

Sensitivity live

Price	-10% $268	-5% $220	+0% $171	+5% $123	+10% $74
Rent	-10% $51	-5% $111	+0% $171	+5% $231	+10% $292
Rate	-1.0pp $257	-0.5pp $215	base $171	+0.5pp $127	+1.0pp $82

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: $42,750
• Closing costs: $5,130
• Reserves months: —
• Total cash needed: —

Rent comps 5 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3518 Hardee Ave Brunswick, GA	3.0	1.0	948	$1,550	$1.64	45d	1	0.09mi
3602 Norwich St Brunswick, GA	3.0	1.0	1012	$1,550	$1.53	45d	1	0.16mi
3742 Ogg Ave Brunswick, GA	2.0	1.0	797	$1,250	$1.57	45d	1	0.33mi
2328 Union St Brunswick, GA	1.0	1.0	600	$1,125	$1.88	45d	1	1.03mi
2408 Gordon St Brunswick, GA	3.0	2.0	1100	$1,550	$1.41	45d	1	1.10mi

Listing history 44 events

1. 2026-06-21
   days on market $171,000 Active 93 DOM
2. 2026-06-19
   days on market $171,000 Active 91 DOM
3. 2026-06-18
   days on market $171,000 Active 90 DOM
4. 2026-06-17
   days on market $171,000 Active 89 DOM
5. 2026-06-16
   days on market $171,000 Active 88 DOM
6. 2026-06-15
   days on market $171,000 Active 87 DOM
7. 2026-06-14
   days on market $171,000 Active 85 DOM
8. 2026-06-13
   days on market $171,000 Active 84 DOM
9. 2026-06-10
   days on market $171,000 Active 82 DOM
10. 2026-06-09
    days on market $171,000 Active 81 DOM
11. 2026-06-08
    days on market $171,000 Active 80 DOM
12. 2026-06-07
    days on market $171,000 Active 79 DOM
13. 2026-06-05
    days on market $171,000 Active 76 DOM
14. 2026-06-03
    days on market $171,000 Active 75 DOM
15. 2026-06-02
    days on market $171,000 Active 74 DOM
16. 2026-06-01
    days on market $171,000 Active 73 DOM
17. 2026-05-31
    days on market $171,000 Active 72 DOM
18. 2026-05-30
    days on market $171,000 Active 71 DOM
19. 2026-04-14
    price $171,000 1699-char remark

    Show marketing remark (1699 chars)

    MAJOR PRICE IMPROVEMENT! GREAT INVESTMENT PROPERTY!! This comfortable cottage home is nested on a generous corner lot, with a magnificent oak tree and updated landscaping in the front of the home. This recently remodeled two-bedroom, one-bathroom cottage is a true gem. Once inside you will be pleased to find a home that is truly MOVE IN ready. Every detail has been meticulously addressed, making this property a refuge of comfort and convenience. This 2 bedroom, 1 bath, split floor plan home offers a spacious living room and kitchen featuring new cabinets, sink and countertops, complimented by newer appliances. A laundry closet in the kitchen aides in convenient daily living. The home has undergone a recent renovation which involved rewiring, ensuring safety and reliability; a new roof which was reinforced with extra timbers; and a newer HVAC and water heater ensures that you’ll enjoy year-round comfort and energy efficiency. For those who appreciate the outdoors, a covered carport provides shelter for your vehicle, a shed offers extra storage space, perfect for gardening equipment or recreational gear. , and recently added steppingstones and gravel enhance the usability of the space behind the home. Located in an X zone, meaning no flood insurance is required. The home is convenient to downtown Brunswick so you can enjoy many great restaurants, shops and activities, and it is just a short walk to the Brunswick Landing Marina, as well as a quick 15-minute drive to our beautiful beaches! The home is currently tenant occupied and under a lease paying $1150/month through October, 2026.Don’t miss the chance to make this beautifully remodeled cottage your new home.

20. 2026-03-20
    listed $179,500 Active 1699-char remark

    Show marketing remark (1699 chars)

    MAJOR PRICE IMPROVEMENT! GREAT INVESTMENT PROPERTY!! This comfortable cottage home is nested on a generous corner lot, with a magnificent oak tree and updated landscaping in the front of the home. This recently remodeled two-bedroom, one-bathroom cottage is a true gem. Once inside you will be pleased to find a home that is truly MOVE IN ready. Every detail has been meticulously addressed, making this property a refuge of comfort and convenience. This 2 bedroom, 1 bath, split floor plan home offers a spacious living room and kitchen featuring new cabinets, sink and countertops, complimented by newer appliances. A laundry closet in the kitchen aides in convenient daily living. The home has undergone a recent renovation which involved rewiring, ensuring safety and reliability; a new roof which was reinforced with extra timbers; and a newer HVAC and water heater ensures that you’ll enjoy year-round comfort and energy efficiency. For those who appreciate the outdoors, a covered carport provides shelter for your vehicle, a shed offers extra storage space, perfect for gardening equipment or recreational gear. , and recently added steppingstones and gravel enhance the usability of the space behind the home. Located in an X zone, meaning no flood insurance is required. The home is convenient to downtown Brunswick so you can enjoy many great restaurants, shops and activities, and it is just a short walk to the Brunswick Landing Marina, as well as a quick 15-minute drive to our beautiful beaches! The home is currently tenant occupied and under a lease paying $1150/month through October, 2026.Don’t miss the chance to make this beautifully remodeled cottage your new home.

21. 2025-05-27
    historical
22. 2025-05-23
    historical
23. 2025-05-16
    price $171,000
24. 2025-05-16
    price $171,000
25. 2025-02-10
    price $177,900
26. 2025-02-10
    price $177,900
27. 2025-01-08
    price $179,900
28. 2025-01-06
    price $179,900
29. 2024-12-02
    price $184,900
30. 2024-12-02
    price $184,900
31. 2024-11-12
    listed $189,900 New
32. 2024-11-12
    listed $189,900 Active
33. 2024-02-02
    soldstatus $171,000
34. 2024-02-01
    soldstatus $171,000 Closed
35. 2024-02-01
    soldstatus $171,000 Sold
36. 2024-01-10
    status Under Contract
37. 2024-01-10
    status Pending
38. 2023-10-22
    listed $169,000 Active
39. 2023-10-22
    listed $169,000 New
40. 2022-07-27
    soldstatus $108,000
41. 2022-07-27
    soldstatus $108,000
42. 2022-04-21
    listed $139,900
43. 2018-02-16
    soldstatus $9,000
44. 2015-01-01
    listed $10,000

ⓘ 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: $798 · $67/mo
• Projected year-2 tax: $1,573 · $131/mo
• Expected delta: +$775/yr (+$65/mo · 97.1%)

ⓘ 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) · 22% chance over 30 yrs
• 🔥 Wildfire 5/10 Major
• 🌡 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: $18,315
• − Mortgage interest: −$9,579
• − Property taxes: −$798
• − Insurance: −$855
• − Repairs & maintenance: −$1,465
• − Management: −$1,465
• − Depreciation: −$4,975
• Taxable loss: −$822
• Est. tax savings @ 24.0%: +$197
• After-tax cash flow: $2,252/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

+1610.0% since first listed

26 events — show timeline

• 2026-04-14 Price Changed $171,000 GIAR
• 2026-03-20 Listed $179,500 GIAR
• 2025-05-27 Listing Removed — GAMLS
• 2025-05-23 Listing Removed — GIAR
• 2025-05-16 Price Changed $171,000 GAMLS
• 2025-05-16 Price Changed $171,000 GIAR
• 2025-02-10 Price Changed $177,900 GAMLS
• 2025-02-10 Price Changed $177,900 GIAR
• 2025-01-08 Price Changed $179,900 GAMLS
• 2025-01-06 Price Changed $179,900 GIAR
• 2024-12-02 Price Changed $184,900 GAMLS
• 2024-12-02 Price Changed $184,900 GIAR
• 2024-11-12 Listed $189,900 GIAR
• 2024-11-12 Listed $189,900 GAMLS
• 2024-02-02 Sold (Public Records) $171,000 Public Records
• 2024-02-01 Sold (MLS) $171,000 GAMLS
• 2024-02-01 Sold (MLS) $171,000 GIAR
• 2024-01-10 Pending — GAMLS
• 2024-01-10 Pending — GIAR
• 2023-10-22 Listed $169,000 GAMLS
• 2023-10-22 Listed $169,000 GIAR
• 2022-07-27 Sold (Public Records) $108,000 Public Records
• 2022-07-27 Sold (MLS) $108,000 GIAR
• 2022-04-21 Listed $139,900 GIAR
• 2018-02-16 Sold (MLS) $9,000 GIAR
• 2015-01-01 Listed $10,000 GIAR

Property tax history

+6.8%/yr

Latest (2025): $798 · +61.6% YoY. Source: county tax records.