207 Southern Charm Way · Guyton, GA 31312

$260,000

3 bd · 2.0 ba · 1,736 sqft · Manufactured public records · 84 Days on market

Built 2002 0.98 ac lot $150/sqft · 8% above area Est $240k · 8% over

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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 +17.3/30.0
• DSCR +5.4/10.0
• Schools +4.3/10.0
• 1% rule +3.9/10.0
• ARV discount +3.8/15.0
• 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

No HOA + nearly an acre?! Yes please!!!! This 3-bedroom, 2-bathroom home sits on . 98-acre corner lot and features LVP flooring throughout, a functional layout, and plenty of space to enjoy. Primary bathroom has separate shower, double vanity and a garden tub to relax in, can't forget about the large Walk-in closet. You'll have plenty of space in the open layout of the kitchen and living room that offers plenty of room to stay home and be cozy or entertain. Relax on the spacious front porch or unwind on the massive screened in back porch- also perfect for entertaining. The fenced backyard adds even more privacy to this peaceful setting; all while being conveniently located. Did I mention NO HOA! You don't want to miss this one!

Key facts

• Double vanity
• Nearly an acre
• Separate shower

Tags

• NEARLY AN ACRE
• CORNER LOT
• LVP FLOORING
• SEPARATE SHOWER
• DOUBLE VANITY
• GARDEN TUB

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $260k.

Deal economics

• At list price, monthly cash flow is $189 ($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 $232k (10.7% below list).
• Recommended offer: $232k (10.7% below list) — sets the bar for 1% rule.
• Cap rate 7.2% 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; 1 comparable units currently listed for rent nearby; 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 $8k 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 84 days — a 6% lower offer ($244k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 9y 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

• Climate carrying-cost: severe wind risk, 96% chance of damaging wind over 30y; major wildfire risk; extreme-heat days projected 7→18/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $232,063 (10.7% below list)

Questions for the listing agent

1. It's been on market 84 days. Have you received any prior offers? Is the seller open to a 11% concession, seller financing, or rate buy-down credit?
2. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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.
6. 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.
7. 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: 7.17%
• Cash-on-cash: 3.12%
• DSCR: 1.14
• GRM: 9.3

CMA / ARV

• ARV (median comp): $240,000
• List price: $260,000
• Delta: 8.33%
• Verdict: FAIR
• Comps: 5 within 2.0 mi

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
326 Formosa Dr	0.08mi	4/2.0 (+1)	1,960 (+13%)	18mo	$285,000	$145	54
4246 Ext Courthouse Rd	0.56mi	3/2.0	1,920 (+11%)	15mo	$288,000	$150	44

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: -11.4%
• Equity multiple: 0.59×
• Total profit: $-30,127
• Equity at exit: $38,767

10-year hold

• IRR: -2.2%
• Equity multiple: 0.85×
• Total profit: $-10,940
• Equity at exit: $22,480

Cash invested: $72,800 (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: 9.3×

Monthly cashflow live

• Estimated rent: $2,321 medium
• Mortgage (P&I): −$1,363
• Tax from tax record: −$172 /mo · $2,065/yr
• Insurance: −$108
• HOA: −$0
• Vacancy / Maint / Mgmt: −$487
• Net cashflow: $189

Break-even live

Break-even rent $2,081

Max offer price $260,000

Occupancy floor 87%

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: $65,000
• Closing costs: $7,800
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2518 Courthouse Rd Guyton, GA	3.0	2.0	2112	$2,250	$1.07	23d	1	0.35mi

Listing history 26 events

1. 2026-06-18
   days on market $260,000 Active 84 DOM
2. 2026-06-17
   days on market $260,000 Active 83 DOM
3. 2026-06-16
   days on market $260,000 Active 82 DOM
4. 2026-06-15
   days on market $260,000 Active 81 DOM
5. 2026-06-14
   days on market $260,000 Active 79 DOM
6. 2026-06-13
   days on market $260,000 Active 78 DOM
7. 2026-06-10
   days on market $260,000 Active 76 DOM
8. 2026-06-09
   days on market $260,000 Active 75 DOM
9. 2026-06-08
   days on market $260,000 Active 74 DOM
10. 2026-06-07
    days on market $260,000 Active 73 DOM
11. 2026-06-05
    days on market $260,000 Active 70 DOM
12. 2026-06-03
    days on market $260,000 Active 69 DOM
13. 2026-06-02
    days on market $260,000 Active 68 DOM
14. 2026-06-01
    days on market $260,000 Active 67 DOM
15. 2026-05-31
    days on market $260,000 Active 66 DOM
16. 2026-05-30
    days on market $260,000 Active 65 DOM
17. 2026-03-09
    listed $260,000 Active 738-char remark

    Show marketing remark (738 chars)

    No HOA + nearly an acre?! Yes please!!!! This 3-bedroom, 2-bathroom home sits on . 98-acre corner lot and features LVP flooring throughout, a functional layout, and plenty of space to enjoy. Primary bathroom has separate shower, double vanity and a garden tub to relax in, can't forget about the large Walk-in closet. You'll have plenty of space in the open layout of the kitchen and living room that offers plenty of room to stay home and be cozy or entertain. Relax on the spacious front porch or unwind on the massive screened in back porch- also perfect for entertaining. The fenced backyard adds even more privacy to this peaceful setting; all while being conveniently located. Did I mention NO HOA! You don't want to miss this one!

18. 2023-09-06
    soldstatus $237,500
19. 2023-08-30
    soldstatus $237,500
20. 2023-07-26
    listed $234,500
21. 2023-07-26
    listed $234,500
22. 2017-08-07
    soldstatus $99,900
23. 2017-06-30
    soldstatus $99,900
24. 2017-06-30
    soldstatus $99,900
25. 2017-04-26
    listed $99,900
26. 2017-04-25
    listed $99,900

ⓘ 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: $2,065 · $172/mo
• Projected year-2 tax: $2,392 · $199/mo
• Expected delta: +$327/yr (+$27/mo · 15.8%)

ⓘ 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 6/10 Major
• 🌡 Heat 9/10 Extreme 7 d/yr ≥110°F today · 18 d/yr by 30 yrs out
• 💨 Wind 8/10 Severe 96% 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: $27,848
• − Mortgage interest: −$14,564
• − Property taxes: −$2,065
• − Insurance: −$1,300
• − Repairs & maintenance: −$2,228
• − Management: −$2,228
• − Depreciation: −$7,564
• Taxable loss: −$2,101
• Est. tax savings @ 24.0%: +$504
• After-tax cash flow: $2,777/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

+160.3% since first listed

10 events — show timeline

• 2026-03-09 Listed $260,000 Hive MLS
• 2023-09-06 Sold (Public Records) $237,500 Public Records
• 2023-08-30 Sold (MLS) $237,500 Hive MLS
• 2023-07-26 Listed $234,500 Hive MLS
• 2023-07-26 Listed $234,500 Hive MLS
• 2017-08-07 Sold (Public Records) $99,900 Public Records
• 2017-06-30 Sold (MLS) $99,900 GAMLS
• 2017-06-30 Sold (MLS) $99,900 Hive MLS
• 2017-04-26 Listed $99,900 GAMLS
• 2017-04-25 Listed $99,900 Hive MLS

Property tax history

+6.4%/yr

Latest (2025): $2,065 · +8.3% YoY. Source: county tax records.