224 Bottlebrush Walk · Brunswick, GA 31525

$299,990

3 bd · 2.0 ba · 1,744 sqft · SingleFamily public records · 436 Days on market

Built 2024 Excellent condition 5,227 sqft lot 2-car garage $172/sqft · at area comps Est $301k · at est. $123/mo HOA · 7% of rent

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Why this score? — see what drove the F 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).

• ARV discount +7.7/15.0
• Cash flow +5.9/30.0
• Condition / age +4.8/5.0
• Schools +3.5/10.0
• Livability +3.0/5.0
• Rent growth +2.5/5.0
• 1% rule +0.9/10.0
• DSCR +0.3/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Move-In Ready New Construction—Your Peaceful Lakeside Retreat Awaits! Escape the hustle and bustle without sacrificing a thing. Grant's Ferry Cove is a hidden gem neighborhood beautifully situated alongside an expansive, serene freshwater lake. Designed for today's discerning homeowner, this vibrant yet incredibly peaceful community effortlessly pairs the ease of single-level living with the sophistication of modern, high-end finishes and resort-style amenities. The Perfect Balance of Serenity and Active Living At the heart of the community is a beautifully appointed clubhouse, complete with a caterer's kitchen, fitness center, TV lounge, and game room. Step outside to enjoy a sparkling pool, tennis courts, and two pickleball courts—all just steps from your front door, providing a quiet escape whenever you need it. Refined Craftsmanship & Effortless Flow Every residence showcases exceptional, modern craftsmanship: Open-concept floor plans bathed in natural light. Luxury vinyl plank (LVP) flooring, sleek quartz countertops, and stainless steel appliances. Soft-close shaker cabinetry for a seamless, upscale look. A spacious great room that flows effortlessly to a covered porch, perfect for quiet morning coffees or peaceful evening breezes. A private primary suite retreat featuring a generous walk-in closet, a spa-style bath, and a double vanity. Two additional guest bedrooms and a spacious two-car garage offer the ultimate convenience. An Unbeatable Location with Surging Investment Value Centrally located near I-95, shopping, dining, medical facilities, and premier golf courses, Grant's Ferry Cove offers quick access to the very best of the Golden Isles. A Smart Investment: The surrounding area is experiencing exciting growth, including the new Buc-ee's, thriving FLETC operations, and expansions near the Brunswick Airport. These massive local developments mean property values and demand in this specific pocket are poised to soar—making this not just a peaceful place to live, but a fantastic financial move. Plus, with Savannah and Jacksonville just an hour's drive away, you are perfectly positioned for both daily quietude and easy travel. Don't Wait—The Time to Move is Now! Why wait months to build when you can move right in? This home is 100% complete and move-in ready. Take advantage of a generous, seller-offered FLEX credit to customize your purchase to fit your exact financial needs (rate buydowns, closing costs, etc. ). Visit our beautifully furnished model today at 225 Bottlebrush Walk and experience the tranquility of Grant's Ferry Cove for yourself. Opportunities like this do not last in this fast-growing market—call today for details and claim your slice of paradise!

Key facts

• Fitness center
• Tv room
• Pool

Tags

• FRESHWATER LAKE SETTING
• CLUBHOUSE WITH KITCHEN
• FITNESS CENTER
• TV ROOM
• GAME ROOM
• POOL

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $300k. Condition is rated excellent.

Deal economics

• At list price, monthly cash flow is $-650 ($-8k/yr) — negative.
• To cash-flow at today's rent, offer at most $185k (38.3% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $178k (40.8% below list).
• Recommended offer: $178k (40.8% below list) — sets the bar for 1% rule.

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: Golden Isles Elementary School (math 44% / reading 30%, grade F, #485 of 1,228 statewide, top 41%, 598 students, 73% FRL); Needwood Middle School (math 24% / reading 44%, grade F, #201 of 470 statewide, top 44%, 748 students, 66% FRL); Brunswick High School (math 32% / reading 37%, grade F, #88 of 424 statewide, top 22%, 1,932 students, 61% FRL).
• Market conditions: Rents soft (-0.2%/yr); 626 active listings in the ZIP; 4 comparable units currently listed for rent nearby; rentals leasing fast (median 1d on market — plan ~1-2 weeks tenant-placement turnaround); 734 units permitted in Glynn County in 2024 (136 in 5+ unit buildings).
• This rent runs 31% of the median local income ($69k/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 $2k of loan paydown is wiped out by about $9k 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 436 days — a 12% lower offer ($264k) is reasonable based on typical stale-listing flexibility.
• 3 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

• Watch-outs: flood insurance adds $66/mo.
• Climate carrying-cost: major flood risk; severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 7→18/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $177,736 (40.8% 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 436 days. Have you received any prior offers? Is the seller open to a 41% concession, seller financing, or rate buy-down credit?
3. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
4. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
5. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
6. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
7. 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?
8. 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?
9. 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?
10. 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.
11. 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.
12. 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: 0.59% ✗
• Cap rate: 3.96%
• Cash-on-cash: -8.34%
• DSCR: 0.63
• GRM: 14.1

CMA / ARV

• ARV (median comp): $301,284
• List price: $299,990
• Delta: -0.43%
• 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
108 Bottlebrush Walk	0.10mi	3/2.0	1,704 (-2%)	6mo	$299,990	$176	87
219 Bottlebrush Walk	0.04mi	3/2.0	1,704 (-2%)	10mo	$314,990	$185	86
307 Bottlebrush Walk	0.13mi	3/2.0	1,744 (0%)	10mo	$314,990	$181	85
212 Bottlebrush Walk	0.06mi	3/2.0	1,744 (0%)	16mo	$308,000	$177	84
299 Bottlebrush Walk	0.11mi	3/2.0	1,704 (-2%)	9mo	$314,990	$185	84
301 Bottlebrush Walk	0.12mi	3/2.0	1,635 (-6%)	2mo	$279,000	$171	82
305 Bottlebrush Walk	0.13mi	3/2.0	1,704 (-2%)	10mo	$314,990	$185	82
210 Bottlebrush Walk	0.07mi	3/2.0	1,697 (-3%)	14mo	$299,990	$177	80
208 Bottlebrush Walk	0.08mi	3/2.0	1,696 (-3%)	20mo	$299,990	$177	76

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 · 0.0% rent growth · sell at horizon

5-year hold

• IRR: -36.1%
• Equity multiple: -0.13×
• Total profit: $-95,210
• Equity at exit: $44,729

10-year hold

• IRR: -72.4%
• Equity multiple: -0.86×
• Total profit: $-156,291
• Equity at exit: $25,938

Cash invested: $83,997 (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: 14 active · 2 under contract
• Months of supply: 28.0 mo (4%/mo absorbed)
• Median asking: $314,990 ($185/sqft)
• Median days on market: 239 d
• This list price: lowest-priced of the active set
• ARV vs active asking: -6.5% vs current asking $/sqft

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

ZIP-level market 31525

• Rents YoY: -0.2%
• Active inventory: 626
• Price-to-rent: 14.1×

Monthly cashflow live

• Estimated rent: $1,777 medium
• Mortgage (P&I): −$1,573
• Tax from tax record: −$167 /mo · $1,999/yr
• Insurance: −$125
• Flood insurance flood zone: −$66 /mo · $798/yr
• HOA: −$123
• Vacancy / Maint / Mgmt: −$373
• Net cashflow: $-650

Break-even live

Break-even rent $2,600

Max offer price $185,148

Occupancy floor —

Sensitivity live

Price	-10% $-480	-5% $-565	+0% $-650	+5% $-735	+10% $-820
Rent	-10% $-791	-5% $-720	+0% $-650	+5% $-580	+10% $-510
Rate	-1.0pp $-499	-0.5pp $-574	base $-650	+0.5pp $-728	+1.0pp $-807

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: $74,998
• Closing costs: $9,000
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Rent comps 4 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
100 Odyssey Lk Dr Brunswick, GA	1.0–3.0	1.0–2.0	1114	$1,528	$1.37	0d	18	0.30mi
1090 Walker Point Way Brunswick, GA	2.0–4.0	2.0–3.0	1476	$1,749	$1.18	0d	3	1.07mi
237 Fox Run Dr Brunswick, GA	2.0–3.0	2.0–3.0	1243	$2,219	$1.79	0d	21	1.14mi
100 Walden Shores Dr Brunswick, GA	1.0–2.0	1.0–2.0	995	$1,422	$1.43	0d	8	1.38mi

Property features AI

Finance

• Other: Directions provided to community
• HOA & community: HOA: Grants Ferry CoveHOA fee $123 monthlyCommunity amenities: barbecue, clubhouse, cable TV, fitness center, game room, management, picnic area, pool, recreation facilities, tennis courts

Exterior

• Parking: Attached 2-car garage with garage door opener
• Utilities: Circuit breaker electric servicePublic sewerElectricity availableUnderground utilitiesAsphalt road access
• Home design: New construction (2024)
• Construction: Slab foundation
• Exterior features: Street lights in communityLake in communityWindow treatments

Interior

• Kitchen: DisposalDishwasherMicrowaveRangeRefrigerator
• Bedrooms: 3 bedrooms
• Flooring: Vinyl
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating (electric heat pump)Central cooling (electric heat pump)
• Interior features: Ceiling fansCrown moldingDouble vanityRecessed lightingWalk-in closet(s)Kitchen island
• Laundry & utility: Dedicated laundry room

HOA detail $123/mo · $1,476/yr

• Likely covers: waterpoolgym

Listing history 50 events

1. 2026-11-08
   days on market $299,990 Active 436 DOM
2. 2026-11-07
   days on market $299,990 Active 435 DOM
3. 2026-11-06
   days on market $299,990 Active 434 DOM
4. 2026-11-05
   days on market $299,990 Active 433 DOM
5. 2026-11-04
   days on market $299,990 Active 432 DOM
6. 2026-11-02
   days on market $299,990 Active 430 DOM
7. 2026-11-01
   days on market $299,990 Active 429 DOM
8. 2026-10-31
   days on market $299,990 Active 428 DOM
9. 2026-10-30
   days on market $299,990 Active 427 DOM
10. 2026-10-29
    days on market $299,990 Active 426 DOM
11. 2026-10-28
    days on market $299,990 Active 425 DOM
12. 2026-10-27
    days on market $299,990 Active 424 DOM
13. 2026-10-26
    days on market $299,990 Active 423 DOM
14. 2026-10-25
    days on market $299,990 Active 422 DOM
15. 2026-10-24
    days on market $299,990 Active 421 DOM
16. 2026-10-23
    days on market $299,990 Active 420 DOM
17. 2026-10-22
    days on market $299,990 Active 419 DOM
18. 2026-10-21
    days on market $299,990 Active 418 DOM
19. 2026-10-20
    days on market $299,990 Active 417 DOM
20. 2026-10-19
    days on market $299,990 Active 416 DOM
21. 2026-10-18
    days on market $299,990 Active 415 DOM
22. 2026-10-17
    days on market $299,990 Active 414 DOM
23. 2026-10-16
    days on market $299,990 Active 413 DOM
24. 2026-10-15
    days on market $299,990 Active 412 DOM
25. 2026-10-14
    days on market $299,990 Active 411 DOM
26. 2026-10-13
    days on market $299,990 Active 410 DOM
27. 2026-10-12
    days on market $299,990 Active 409 DOM
28. 2026-10-11
    days on market $299,990 Active 408 DOM
29. 2026-10-10
    days on market $299,990 Active 407 DOM
30. 2026-10-09
    days on market $299,990 Active 406 DOM
31. 2026-10-08
    days on market $299,990 Active 405 DOM
32. 2026-10-07
    days on market $299,990 Active 404 DOM
33. 2026-10-06
    days on market $299,990 Active 403 DOM
34. 2026-10-05
    days on market $299,990 Active 402 DOM
35. 2026-10-04
    days on market $299,990 Active 401 DOM
36. 2026-10-03
    days on market $299,990 Active 400 DOM
37. 2026-10-02
    days on market $299,990 Active 399 DOM
38. 2026-10-01
    days on market $299,990 Active 398 DOM
39. 2026-09-30
    days on market $299,990 Active 397 DOM
40. 2026-09-29
    days on market $299,990 Active 396 DOM
41. 2026-09-28
    days on market $299,990 Active 395 DOM
42. 2026-09-27
    days on market $299,990 Active 394 DOM
43. 2026-09-26
    days on market $299,990 Active 393 DOM
44. 2026-09-25
    days on market $299,990 Active 392 DOM
45. 2026-09-24
    days on market $299,990 Active 391 DOM
46. 2026-09-24
    days on market $299,990 Active 390 DOM
47. 2026-09-22
    days on market $299,990 Active 389 DOM
48. 2026-09-21
    days on market $299,990 Active 388 DOM
49. 2026-09-20
    days on market $299,990 Active 387 DOM
50. 2026-09-19
    days on market $299,990 Active 386 DOM

ⓘ 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: $1,999 · $167/mo
• Projected year-2 tax: $2,760 · $230/mo
• Expected delta: +$761/yr (+$63/mo · 38.1%)

ⓘ 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 (unshaded) · 99% chance over 30 yrs
• 🔥 Wildfire 4/10 Moderate
• 🌡 Heat 10/10 Extreme 7 d/yr ≥109°F today · 18 d/yr by 30 yrs out
• 💨 Wind 9/10 Extreme 99% chance of damaging wind over 30 yrs
• 🫁 Air quality 3/10 Moderate 4 unhealthy d/yr today · 4 by 30 yrs out

Taxation est. · year 1

• Rental income: $21,328
• − Mortgage interest: −$16,804
• − Property taxes: −$1,999
• − Insurance: −$2,297
• − Repairs & maintenance: −$1,706
• − Management: −$1,706
• − HOA: −$1,476
• − Depreciation: −$8,727
• Taxable loss: −$13,388
• Est. tax savings @ 24.0%: +$3,213
• After-tax cash flow: $-4,588/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 · 12 photos

Excellent 95/100 None rehab

Move-in ready new construction home with modern finishes and resort-style amenities. Ideal for both resale and rental.

Value-add opportunities

• Both landscaping — enhances curb appeal and adds value ↑
• Rental pool maintenance — amenity for potential tenants ↑

F Composite school gradezoned avg 35/100

Zoned Schools

Elementary Golden Isles Elementary School F GA #485/1,228 Nat'l #21,438/41,679 Middle Needwood Middle School F GA #201/470 Nat'l #7,813/14,009 High Brunswick High School F GA #88/424 Nat'l #9,639/17,239

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

D Composite livability gradescore 59/100

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

• County: Glynn County · 91,404 people
• City population: 51,239
• Metro: Brunswick, GA
• Population (ZIP): 28,926
• Household income: $69,493
• Rent vs Own: 40.8% rent · 59.2% own
• Severe rent burden: 11% of renters

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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%

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Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.56)
• Race & ethnicity: White 61% Black 23% Hispanic / Latino 9% Two or more races 7%
• Hispanic origin (detail): Mexican 4%
• Languages at home: 92% English-only · Spanish 7%

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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: ▼ -133.03%
• Current HPI: 162.2528
• Rent YoY: ▼ -0.16%
• Metro: Brunswick, 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: Directions provided to community
• HOA & community: HOA: Grants Ferry CoveHOA fee $123 monthlyCommunity amenities: barbecue, clubhouse, cable TV, fitness center, game room, management, picnic area, pool, recreation facilities, tennis courts

Exterior

• Parking: Attached 2-car garage with garage door opener
• Utilities: Circuit breaker electric servicePublic sewerElectricity availableUnderground utilitiesAsphalt road access
• Home design: New construction (2024)
• Construction: Slab foundation
• Exterior features: Street lights in communityLake in communityWindow treatments

Interior

• Kitchen: DisposalDishwasherMicrowaveRangeRefrigerator
• Bedrooms: 3 bedrooms
• Flooring: Vinyl
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating (electric heat pump)Central cooling (electric heat pump)
• Interior features: Ceiling fansCrown moldingDouble vanityRecessed lightingWalk-in closet(s)Kitchen island
• Laundry & utility: Dedicated laundry room

Price history

+0.0% since first listed

4 events — show timeline

• 2025-08-29 Listed $299,990 Greater Lansing AoR
• 2025-08-29 Listed $299,990 GIAR
• 2025-07-25 Sold (MLS) $299,990 GIAR
• 2025-04-13 Listed $299,990 GIAR

Property tax history

+97.2%/yr

Latest (2025): $1,999 · +698.4% YoY. Source: county tax records.