2300-2304 Gordon St · Brunswick, GA 31520

$61,000

2 bd · 1.0 ba · 776 sqft · SingleFamily public records · 89 Days on market

Built 1950 10,018 sqft lot Est $41k · 48% over

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

Listing remarks MLS

INVESTOR SPECIAL! 2 UNITS FOR THE PRICE OF 1! This listing will not last long! 1 unit is a stand alone 2 bed 1 bath home and the other unit is a duplex unit, potential 1 bed/1bath. All showings must be scheduled through Showing Time. Property being sold AS-IS, NO DISCLOSURES. All offers are due by Sunday March 20, 2022 @ 3pm.

Key facts

• 0.23 acre lot
• Built 1950
• Listed 89 days

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $61k.

Deal economics

• At list price, monthly cash flow is $766 ($9k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $61k).
• Recommended offer: $57k (6.0% below list) — sets the bar for market timing.
• Cap rate 22.7% vs local median 4.1% 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, schools D-, amenities 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.
• Market conditions: Rents rising fast (+5.1%/yr); 183 active listings in the ZIP; 7 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 86% 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 $1,538/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 $422 of loan paydown is wiped out by about $2k 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.
• At projected returns (-3.0% appreciation + 5.1% rent growth), your $17k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• It's been on market 89 days — a 6% lower offer ($57k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 4y ago; this cycle's ask has dropped $28k (31%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $32k; list at $61k implies a 91% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: flood insurance adds $66/mo; built in 1950 — expect roof / HVAC / electrical / plumbing capex.
• 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 $57,340 (6.0% below list)

Questions for the listing agent

1. It's been on market 89 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Built in 1950 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. 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?
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: 2.52% ✓
• Cap rate: 22.68%
• Cash-on-cash: 58.51%
• DSCR: 3.60
• GRM: 3.3

CMA / ARV

• ARV (on-the-fly): $41,128
• Comps found: 5

Show comp detail 5 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1929 Lee St	0.32mi	2/1.0	822 (+6%)	17mo	$30,000	$36	62
1923 Lee St	0.33mi	2/1.0	850 (+10%)	17mo	$7,000	$8	55
503 K St	0.62mi	2/1.0	840 (+8%)	17mo	$80,000	$95	43
1711 Amherst St	0.60mi	2/1.0	864 (+11%)	15mo	$45,500	$53	41
2817 Ellis St	0.71mi	2/1.0	891 (+15%)	10mo	$60,000	$67	33

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: 54.4%
• Equity multiple: 3.47×
• Total profit: $42,251
• Equity at exit: $9,095

10-year hold

• IRR: 60.3%
• Equity multiple: 7.67×
• Total profit: $113,871
• Equity at exit: $5,274

Cash invested: $17,080 (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: 3.3×

Monthly cashflow live

• Estimated rent: $1,538 high
• Mortgage (P&I): −$320
• Tax from tax record: −$37 /mo · $440/yr
• Insurance: −$25
• Flood insurance flood zone: −$66 /mo · $798/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$323
• Net cashflow: $766

Break-even live

Break-even rent $568

Max offer price $61,000

Occupancy floor 45%

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: $15,250
• Closing costs: $1,830
• Reserves months: —
• Total cash needed: —

Rent comps 7 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2408 Gordon St Brunswick, GA	3.0	2.0	1100	$1,550	$1.41	43d	1	0.09mi
2328 Union St Brunswick, GA	1.0	1.0	600	$1,125	$1.88	43d	1	0.51mi
1501 G St Brunswick, GA	3.0	2.0	1064	$1,200	$1.13	43d	1	0.62mi
3518 Hardee Ave Brunswick, GA	3.0	1.0	948	$1,550	$1.64	43d	1	1.26mi
3602 Norwich St Brunswick, GA	3.0	1.0	1012	$1,550	$1.53	43d	1	1.28mi
1105 Grant St Brunswick, GA	2.0	1.0	925	$2,600	$2.81	23d	1	1.35mi
3742 Ogg Ave Brunswick, GA	2.0	1.0	797	$1,250	$1.57	43d	1	1.37mi

Listing history 6 events

1. 2026-03-16
   status Pending
2. 2026-02-16
   price $61,000
3. 2026-02-04
   price $79,000
4. 2025-12-17
   listed $89,000 Active
5. 2022-04-04
   soldstatus $31,900 328-char remark

   Show marketing remark (328 chars)

   INVESTOR SPECIAL! 2 UNITS FOR THE PRICE OF 1! This listing will not last long! 1 unit is a stand alone 2 bed 1 bath home and the other unit is a duplex unit, potential 1 bed/1bath. All showings must be scheduled through Showing Time. Property being sold AS-IS, NO DISCLOSURES. All offers are due by Sunday March 20, 2022 @ 3pm.

6. 2022-03-17
   listed $27,000 328-char remark

   Show marketing remark (328 chars)

   INVESTOR SPECIAL! 2 UNITS FOR THE PRICE OF 1! This listing will not last long! 1 unit is a stand alone 2 bed 1 bath home and the other unit is a duplex unit, potential 1 bed/1bath. All showings must be scheduled through Showing Time. Property being sold AS-IS, NO DISCLOSURES. All offers are due by Sunday March 20, 2022 @ 3pm.

ⓘ 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: $440 · $37/mo
• Projected year-2 tax: $561 · $47/mo
• Expected delta: +$121/yr (+$10/mo · 27.5%)

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

Climate risk First Street

• 🌊 Flood 7/10 Severe FEMA zone X (shaded) · 77% 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: $18,453
• − Mortgage interest: −$3,417
• − Property taxes: −$440
• − Insurance: −$1,102
• − Repairs & maintenance: −$1,476
• − Management: −$1,476
• − Depreciation: −$1,775
• Taxable income: $8,766
• Est. tax owed @ 24.0%: −$2,104
• After-tax cash flow: $7,093/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

+125.9% since first listed

6 events — show timeline

• 2026-03-16 Pending — GIAR
• 2026-02-16 Price Changed $61,000 GIAR
• 2026-02-04 Price Changed $79,000 GIAR
• 2025-12-17 Listed $89,000 GIAR
• 2022-04-04 Sold (MLS) $31,900 GIAR
• 2022-03-17 Listed $27,000 GIAR

Property tax history

-2.7%/yr

Latest (2025): $440 · +9.9% YoY. Source: county tax records.