3107 Prim Pl · Brunswick, GA 31520

$209,900

3 bd · 2.0 ba · 1,289 sqft · SingleFamily public records · 113 Days on market

Built 1942 7,492 sqft lot $163/sqft · 90% 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 +18.0/30.0
• ARV discount +7.5/15.0
• DSCR +5.6/10.0
• Rent growth +3.8/5.0
• 1% rule +3.6/10.0
• Schools +3.4/10.0
• Livability +3.0/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome home to this beautifully renovated 4-bedroom, 2-bath tabby home-completely remodeled from the studs up and truly move-in ready! Whether you're looking for a primary residence, part-time getaway, or a great investment property, this home offers low-maintenance living in a convenient location. Just minutes from the hospital, shopping, college, parks, and more, you'll love the accessibility while still enjoying the charm of a solid, updated home. Major improvements include brand new windows, updated electrical and plumbing, and a new HVAC system, plus a fairly new roof (approx 2024) for added peace of mind. Inside, enjoy a fresh, modern feel with new cabinetry, countertops, lighting, and flooring throughout. No carpet makes upkeep simple, and the home is not located in a flood zone and comes with an FENCED IN backyard -another huge bonus! All that's left to do is move your stuff in and start enjoying your new space. Don't miss the chance to tour this renovated gem!

Key facts

• 7,492 sq ft lot
• Built 1942
• Listed 113 days

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $210k.

Deal economics

• At list price, monthly cash flow is $181 ($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 $181k (13.6% below list).
• Recommended offer: $181k (13.6% below list) — sets the bar for 1% rule.
• Cap rate 7.3% 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; 7 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 $1,814/mo this rent would consume 54% 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 113 days — a 9% lower offer ($191k) 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.
• Current owner paid $60k; list at $210k implies a 250% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1942 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major flood risk; severe wind risk, 99% chance of damaging wind over 30y; moderate wildfire risk; extreme-heat days projected 7→21/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $181,416 (13.6% below list)

Questions for the listing agent

1. It's been on market 113 days. Have you received any prior offers? Is the seller open to a 14% concession, seller financing, or rate buy-down credit?
2. Built in 1942 — 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: 0.86% ✗
• Cap rate: 7.33%
• Cash-on-cash: 3.69%
• DSCR: 1.16
• GRM: 9.6

CMA / ARV

• ARV (median comp): $110,484
• List price: $209,900
• Delta: 89.98%
• Verdict: OVERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
3404 Lee St	0.51mi	3/2.0	1,328 (+3%)	4mo	$75,000	$56	68
2626 Gordon St	0.64mi	3/1.0	1,276 (-1%)	1mo	$32,000	$25	64
3105 Norwich St	0.05mi	2/1.0 (-1)	1,132 (-12%)	15mo	$155,000	$137	56
3505 Johnston St	0.62mi	3/2.0	1,353 (+5%)	10mo	$229,663	$170	54
2112 Egret St	0.67mi	3/2.0	1,337 (+4%)	11mo	$185,500	$139	54
2611 Albany St	0.49mi	3/2.0	1,142 (-11%)	7mo	$110,000	$96	52
3610 Burroughs Ave	0.57mi	2/1.0 (-1)	1,251 (-3%)	12mo	$85,000	$68	49
2501 Wolfe St	0.61mi	3/2.0	1,184 (-8%)	14mo	$100,000	$84	47
3781 Branham Ave	0.72mi	3/2.0	1,350 (+5%)	22mo	$224,900	$167	40
3215 Wesley Ave	0.74mi	3/1.5	1,428 (+11%)	6mo	$205,000	$144	40
2627 Cleburne St	0.73mi	3/1.5	1,452 (+13%)	11mo	$169,000	$116	34
2606 Johnston St	0.70mi	2/1.0 (-1)	1,148 (-11%)	15mo	$159,000	$139	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: -8.5%
• Equity multiple: 0.68×
• Total profit: $-18,725
• Equity at exit: $31,297

10-year hold

• IRR: 3.2%
• Equity multiple: 1.25×
• Total profit: $14,723
• Equity at exit: $18,148

Cash invested: $58,772 (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: 9.6×

Monthly cashflow live

• Estimated rent: $1,814 high
• Mortgage (P&I): −$1,101
• Tax from tax record: −$64 /mo · $772/yr
• Insurance: −$87
• HOA: −$0
• Vacancy / Maint / Mgmt: −$381
• Net cashflow: $181

Break-even live

Break-even rent $1,585

Max offer price $209,900

Occupancy floor 85%

Sensitivity live

Price	-10% $299	-5% $240	+0% $181	+5% $121	+10% $62
Rent	-10% $37	-5% $109	+0% $181	+5% $252	+10% $324
Rate	-1.0pp $286	-0.5pp $234	base $181	+0.5pp $126	+1.0pp $71

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: $52,475
• Closing costs: $6,297
• Reserves months: —
• Total cash needed: —

Rent comps 7 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2928 Reynolds St Brunswick, GA	4.0	1.0	1398	$1,800	$1.29	45d	1	0.14mi
3518 Hardee Ave Brunswick, GA	3.0	1.0	948	$1,550	$1.64	45d	1	0.45mi
3602 Norwich St Brunswick, GA	3.0	1.0	1012	$1,550	$1.53	45d	1	0.50mi
3220 Altama Ave Brunswick, GA	3.0	2.0	1300	$1,650	$1.27	45d	1	0.73mi
2408 Gordon St Brunswick, GA	3.0	2.0	1100	$1,550	$1.41	45d	1	0.78mi
2640 Canary Dr Brunswick, GA	4.0	2.0	1450	$2,200	$1.52	45d	1	1.18mi
1501 G St Brunswick, GA	3.0	2.0	1064	$1,200	$1.13	45d	1	1.35mi

Listing history 12 events

1. 2026-06-03
   status $209,900 Under Contract 113 DOM
2. 2026-06-02
   days on market $209,900 Active 113 DOM
3. 2026-06-01
   days on market $209,900 Active 112 DOM
4. 2026-05-31
   days on market $209,900 Active 111 DOM
5. 2026-05-30
   days on market $209,900 Active 110 DOM
6. 2026-03-14
   price $209,900 984-char remark

   Show marketing remark (1013 chars)

   Welcome home to this beautifully renovated 4-bedroom, 2-bath tabby home—completely remodeled from the studs up and truly move-in ready! Whether you’re looking for a primary residence, part-time getaway, or a great investment property, this home offers low-maintenance living in a convenient location. Just minutes from the hospital, shopping, college, parks, and more, you’ll love the accessibility while still enjoying the charm of a solid, updated home. Major improvements include brand new windows, updated electrical and plumbing, and a new HVAC system, plus a fairly new roof (approx 2024) for added peace of mind. Inside, enjoy a fresh, modern feel with new cabinetry, countertops, lighting, and flooring throughout. No carpet makes upkeep simple, and the home is not located in a flood zone AND offers a fenced in backyard—another huge bonus!All that’s left to do is move your stuff in and start enjoying your new space. Don’t miss the chance to tour this renovated gem!

7. 2026-03-14
   price $209,900 1013-char remark

   Show marketing remark (1013 chars)

   Welcome home to this beautifully renovated 4-bedroom, 2-bath tabby home—completely remodeled from the studs up and truly move-in ready! Whether you’re looking for a primary residence, part-time getaway, or a great investment property, this home offers low-maintenance living in a convenient location. Just minutes from the hospital, shopping, college, parks, and more, you’ll love the accessibility while still enjoying the charm of a solid, updated home. Major improvements include brand new windows, updated electrical and plumbing, and a new HVAC system, plus a fairly new roof (approx 2024) for added peace of mind. Inside, enjoy a fresh, modern feel with new cabinetry, countertops, lighting, and flooring throughout. No carpet makes upkeep simple, and the home is not located in a flood zone AND offers a fenced in backyard—another huge bonus!All that’s left to do is move your stuff in and start enjoying your new space. Don’t miss the chance to tour this renovated gem!

8. 2026-02-05
   listed $208,000 Active 1013-char remark

   Show marketing remark (1013 chars)

   Welcome home to this beautifully renovated 4-bedroom, 2-bath tabby home—completely remodeled from the studs up and truly move-in ready! Whether you’re looking for a primary residence, part-time getaway, or a great investment property, this home offers low-maintenance living in a convenient location. Just minutes from the hospital, shopping, college, parks, and more, you’ll love the accessibility while still enjoying the charm of a solid, updated home. Major improvements include brand new windows, updated electrical and plumbing, and a new HVAC system, plus a fairly new roof (approx 2024) for added peace of mind. Inside, enjoy a fresh, modern feel with new cabinetry, countertops, lighting, and flooring throughout. No carpet makes upkeep simple, and the home is not located in a flood zone AND offers a fenced in backyard—another huge bonus!All that’s left to do is move your stuff in and start enjoying your new space. Don’t miss the chance to tour this renovated gem!

9. 2026-02-04
   listed $208,000 New 984-char remark

   Show marketing remark (984 chars)

   Welcome home to this beautifully renovated 4-bedroom, 2-bath tabby home-completely remodeled from the studs up and truly move-in ready! Whether you're looking for a primary residence, part-time getaway, or a great investment property, this home offers low-maintenance living in a convenient location. Just minutes from the hospital, shopping, college, parks, and more, you'll love the accessibility while still enjoying the charm of a solid, updated home. Major improvements include brand new windows, updated electrical and plumbing, and a new HVAC system, plus a fairly new roof (approx 2024) for added peace of mind. Inside, enjoy a fresh, modern feel with new cabinetry, countertops, lighting, and flooring throughout. No carpet makes upkeep simple, and the home is not located in a flood zone and comes with an FENCED IN backyard -another huge bonus! All that's left to do is move your stuff in and start enjoying your new space. Don't miss the chance to tour this renovated gem!

10. 2025-11-03
    price $224,900
11. 2024-10-08
    soldstatus $60,000
12. 2021-12-30
    soldstatus $3,500,000

ⓘ 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: $772 · $64/mo
• Projected year-2 tax: $1,931 · $161/mo
• Expected delta: +$1,159/yr (+$97/mo · 150.2%)

ⓘ 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 (shaded) · 73% chance over 30 yrs
• 🔥 Wildfire 5/10 Major
• 🌡 Heat 10/10 Extreme 7 d/yr ≥108°F today · 21 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: $21,770
• − Mortgage interest: −$11,758
• − Property taxes: −$772
• − Insurance: −$1,050
• − Repairs & maintenance: −$1,742
• − Management: −$1,742
• − Depreciation: −$6,106
• Taxable loss: −$1,398
• Est. tax savings @ 24.0%: +$336
• After-tax cash flow: $2,504/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

-94.0% since first listed

7 events — show timeline

• 2026-03-14 Price Changed $209,900 GAMLS
• 2026-03-14 Price Changed $209,900 GIAR
• 2026-02-05 Listed $208,000 GIAR
• 2026-02-04 Listed $208,000 GAMLS
• 2025-11-03 Price Changed $224,900 GIAR
• 2024-10-08 Sold (Public Records) $60,000 Public Records
• 2021-12-30 Sold (Public Records) $3,500,000 Public Records

Property tax history

+0.7%/yr

Latest (2025): $772 · +31.1% YoY. Source: county tax records.