111 Miller Chapel Blvd · Guyton, GA 31312

$374,990

4 bd · 2.5 ba · 2,210 sqft · SingleFamily · 101 Days on market

Built 2026 Excellent condition 7,841 sqft lot Garage $64/mo HOA · 2% of rent ↓ 9% 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 +7.9/30.0
• ARV discount +7.5/15.0
• Schools +5.1/10.0
• Condition / age +5.0/5.0
• Livability +3.5/5.0
• 1% rule +2.6/10.0
• Rent growth +2.5/5.0
• DSCR +1.9/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Meet the Montclair at Brunson Station Single Family Homes, a new single-family community with a pool, sports courts, and dog park, minutes from major employers and airport access. This Montclair spans two floors with roughly 2,200 square feet, four bedrooms, two full baths, a powder room, and a one-car garage. On the main level, a flex room sits just off the entry before the floor opens into the kitchen, dining area, and family room. White perimeter cabinetry pairs with a stone gray island topped in Bianco Carrara quartz, and GE stainless appliances complete the cooking wall. Rustic rye chestnut laminate runs through the kitchen, dining, and family room, carrying a warm tone from the foyer to the back of the house. Upstairs, the primary suite includes a walk-in closet and an ensuite bath with a built-in shower seat, while three additional bedrooms and a full hall bath with dual vanity round out the upper floor. Your new home features: Secondary bath with dual vanity upstairs. Primary shower with a built-in seat. Patio off the main living area. Garage door opener with remote included. Oxford Blue siding with Colonial White trim and a Web Gray front door. Schedule a tour of the Montclair and see everything this home has to offer.

Key facts

• 7,841 sq ft lot
• 2 garage spots
• Community pool

🏗️ New construction. The $374,990 list price is a builder figure, so every metric below is computed on the value from comparable previous sales — $401,559.

What this means for you Summary

Snapshot

• This is a 4-bed/2.5-bath single-family listed at $375k. Condition is rated excellent.

Deal economics

• At list price, monthly cash flow is $-436 ($-5k/yr) — negative.
• To cash-flow at today's rent, offer at most $338k (9.7% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $304k (18.9% below list).
• Recommended offer: $304k (18.9% below list) — sets the bar for 1% rule.

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: Marlow Elementary School (math 63% / reading 50%, grade C+, #159 of 1,228 statewide, top 13%, 775 students, 31% 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 31% FRL track the district average.
• Market conditions: 463 active listings in the ZIP; 2 comparable units currently listed for rent nearby; solid renter incomes; 836 units permitted in Effingham County in 2024 (46 in 5+ unit buildings).
• This rent runs 36% of the median local income ($102k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $3k of loan paydown is wiped out by about $12k 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 101 days — a 9% lower offer ($341k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts 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

• 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 $304,212 (18.9% 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 101 days. Have you received any prior offers? Is the seller open to a 19% 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. 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. 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: 0.76% ✗
• Cap rate: 4.99%
• Cash-on-cash: -4.65%
• DSCR: 0.79
• GRM: 11.0

CMA / ARV

• ARV (median comp): $401,559
• List price: $374,990
• Delta: -6.62%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 9 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
265 Caribbean Village Dr	0.70mi	4/2.5	2,193 (-1%)	6mo	$339,900	$155	61
121 Olde Manor Ln	0.60mi	3/3.0 (-1)	2,262 (+2%)	4mo	$436,000	$193	58
406 Banberry Ct	0.73mi	4/2.0	2,054 (-7%)	1mo	$350,000	$170	51
115 Hawthorne Rd	0.13mi	4/2.0	1,892 (-14%)	20mo	$384,000	$203	51
106 Aruba Rd	0.67mi	4/2.5	2,427 (+10%)	11mo	$360,000	$148	43
137 Scholar Rd	0.66mi	4/2.0	1,979 (-10%)	9mo	$361,000	$182	42
152 Scholar Rd	0.61mi	3/2.0 (-1)	1,983 (-10%)	8mo	$297,000	$150	41
152 Tobago Cir	0.72mi	4/2.5	2,340 (+6%)	22mo	$340,000	$145	38
119 Wheelstone Way	0.65mi	4/2.5	2,490 (+13%)	24mo	$463,500	$186	29

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: -24.2%
• Equity multiple: 0.18×
• Total profit: $-92,741
• Equity at exit: $59,874

10-year hold

• IRR: -19.3%
• Equity multiple: -0.03×
• Total profit: $-116,153
• Equity at exit: $34,719

Cash invested: $112,436 (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 →

Buyer's market Market conditions within 1.0 mi — comparable homes for sale

Active competition Active MLS

• For sale now: 23 active · 9 under contract
• Months of supply: 12.5 mo (8%/mo absorbed)
• Median asking: $374,990 ($171/sqft)
• Median days on market: 58 d
• This list price: 35% of active listings are priced below it
• ARV vs active asking: +6.0% vs current asking $/sqft

Closed sales set the value; these active listings set current market conditions and a practical price ceiling.

ZIP-level market 31312

• Home prices YoY: -26.6%
• Active inventory: 463
• Price-to-rent: 10.3×

Monthly cashflow live

• Estimated rent: $3,042 medium
• Mortgage (P&I): −$2,106
• Tax est. 1.5%: −$502 /mo · $6,023/yr
• Insurance: −$167
• HOA: −$64
• Vacancy / Maint / Mgmt: −$639
• Net cashflow: $-436

Break-even live

Break-even rent $3,594

Max offer price $338,497

Occupancy floor —

Sensitivity live

Price	-10% $-158	-5% $-297	+0% $-436	+5% $-575	+10% $-713
Rent	-10% $-676	-5% $-556	+0% $-436	+5% $-316	+10% $-195
Rate	-1.0pp $-234	-0.5pp $-334	base $-436	+0.5pp $-540	+1.0pp $-646

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: $100,390
• Closing costs: $12,047
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
105 Creekside Blvd Guyton, GA	3.0–4.0	2.0–2.5	1698	$2,955	$1.74	63d	15	1.11mi
135 Sams Dr Guyton, GA	5.0	3.0	2738	$2,800	$1.02	70d	1	1.23mi

Property features AI

Finance

• Other: Subdivision: Brunson Station
• HOA & community: Homeowners association with annual fee (approximately $770/year)

Exterior

• Parking: Attached garage2 garage spacesUnderground parkingOff-street parkingStorage
• Utilities: Public waterPublic sewerUnderground utilities
• Home design: Single-family residenceNew construction2 storiesBuilt by Stanley Martin Homes (Montclair model)
• Construction: Frame construction with vinyl and wood sidingAsphalt roofSlab foundationHome warranty included
• Exterior features: PatioCommunity poolTennis courtsInterior lotPaved road accessHas view

Interior

• Kitchen: MicrowaveOvenRangeSelf-cleaning oven
• Bathrooms: 2 full bathrooms1 half bathroom
• Heating & cooling: Central air conditioning (electric)Electric forced-air heating
• Interior features: Double vanityEntrance foyerHigh ceilingsKitchen islandPantry
• Laundry & utility: Laundry room on upper levelElectric water heater

HOA detail $64/mo · $768/yr

• Likely covers: pool

Listing history 50 events

1. 2026-08-08
   days on market $374,990 Active 101 DOM
2. 2026-08-07
   days on market $374,990 Active 100 DOM
3. 2026-08-06
   days on market $374,990 Active 99 DOM
4. 2026-08-05
   days on market $374,990 Active 98 DOM
5. 2026-08-04
   days on market $374,990 Active 97 DOM
6. 2026-08-03
   days on market $374,990 Active 96 DOM
7. 2026-07-31
   days on market $374,990 Active 93 DOM
8. 2026-07-30
   days on market $374,990 Active 92 DOM
9. 2026-07-29
   days on market $374,990 Active 91 DOM
10. 2026-07-27
    days on market $374,990 Active 89 DOM
11. 2026-07-25
    days on market $374,990 Active 87 DOM
12. 2026-07-23
    days on market $374,990 Active 85 DOM
13. 2026-07-22
    days on market $374,990 Active 84 DOM
14. 2026-07-21
    days on market $374,990 Active 83 DOM
15. 2026-07-18
    days on market $374,990 Active 80 DOM
16. 2026-07-16
    days on market $374,990 Active 78 DOM
17. 2026-07-16
    days on market $374,990 Active 77 DOM
18. 2026-07-14
    days on market $374,990 Active 76 DOM
19. 2026-07-13
    days on market $374,990 Active 75 DOM
20. 2026-07-12
    days on market $374,990 Active 74 DOM
21. 2026-07-11
    days on market $374,990 Active 73 DOM
22. 2026-07-10
    days on market $374,990 Active 72 DOM
23. 2026-07-09
    days on market $374,990 Active 71 DOM
24. 2026-07-08
    days on market $374,990 Active 70 DOM
25. 2026-07-07
    days on market $374,990 Active 69 DOM
26. 2026-07-06
    days on market $374,990 Active 68 DOM
27. 2026-07-05
    days on market $374,990 Active 67 DOM
28. 2026-07-04
    days on market $374,990 Active 66 DOM
29. 2026-07-03
    days on market $374,990 Active 65 DOM
30. 2026-07-02
    days on market $374,990 Active 64 DOM
31. 2026-07-01
    days on market $374,990 Active 63 DOM
32. 2026-06-30
    days on market $374,990 Active 62 DOM
33. 2026-06-29
    days on market $374,990 Active 61 DOM
34. 2026-06-28
    days on market $374,990 Active 60 DOM
35. 2026-06-28
    days on market $374,990 Active 59 DOM
36. 2026-06-27
    days on market $374,990 Active 58 DOM
37. 2026-06-25
    days on market $374,990 Active 56 DOM
38. 2026-06-23
    days on market $374,990 Active 54 DOM
39. 2026-06-21
    days on market $374,990 Active 53 DOM
40. 2026-06-18
    days on market $374,990 Active 50 DOM
41. 2026-06-17
    days on market $374,990 Active 49 DOM
42. 2026-06-16
    days on market $374,990 Active 48 DOM
43. 2026-06-15
    days on market $374,990 Active 47 DOM
44. 2026-06-14
    days on market $374,990 Active 45 DOM
45. 2026-06-13
    days on market $374,990 Active 44 DOM
46. 2026-06-10
    days on market $374,990 Active 42 DOM
47. 2026-06-09
    days on market $374,990 Active 41 DOM
48. 2026-06-08
    days on market $374,990 Active 40 DOM
49. 2026-06-07
    days on market $374,990 Active 39 DOM
50. 2026-06-05
    days on market $374,990 Active 36 DOM

ⓘ 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: $36,505
• − Mortgage interest: −$22,494
• − Property taxes: −$6,023
• − Insurance: −$2,008
• − Repairs & maintenance: −$2,920
• − Management: −$2,920
• − HOA: −$768
• − Depreciation: −$11,682
• Taxable loss: −$12,310
• Est. tax savings @ 24.0%: +$2,954
• After-tax cash flow: $-2,275/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 · 1 photo

Excellent 100/100 None rehab

This newly constructed single-family home is move-in ready with excellent condition and no visible repairs or maintenance needed. It offers a modern design and ample space, making it ideal for both resale and rental markets.

Value-add opportunities

• Both Landscaping improvements — Enhances curb appeal and property value. ↑
• Both Interior paint touch-ups — Maintains a fresh and inviting interior space. ↑

D Composite school gradezoned avg 51/100

Zoned Schools

Elementary South Effingham Elementary School B+ GA #76/1,228 Nat'l #4,272/41,679 Middle South Effingham Middle School B- GA #52/470 Nat'l #2,564/14,009 High South Effingham High School F GA #135/424 Nat'l #10,947/17,239

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

C Composite livability gradescore 69/100

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 · 67,399 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: 9% of renters

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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%

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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%

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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

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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

Property features AI

Finance

• Other: Subdivision: Brunson Station
• HOA & community: Homeowners association with annual fee (approximately $770/year)

Exterior

• Parking: Attached garage2 garage spacesUnderground parkingOff-street parkingStorage
• Utilities: Public waterPublic sewerUnderground utilities
• Home design: Single-family residenceNew construction2 storiesBuilt by Stanley Martin Homes (Montclair model)
• Construction: Frame construction with vinyl and wood sidingAsphalt roofSlab foundationHome warranty included
• Exterior features: PatioCommunity poolTennis courtsInterior lotPaved road accessHas view

Interior

• Kitchen: MicrowaveOvenRangeSelf-cleaning oven
• Bathrooms: 2 full bathrooms1 half bathroom
• Heating & cooling: Central air conditioning (electric)Electric forced-air heating
• Interior features: Double vanityEntrance foyerHigh ceilingsKitchen islandPantry
• Laundry & utility: Laundry room on upper levelElectric water heater

Price history

-8.5% since first listed

3 events — show timeline

• 2026-06-11 Listed $374,990 Zillow
• 2026-05-19 Price Changed $374,990 Hive MLS
• 2026-04-29 Listed $409,990 Hive MLS