220 Haisley Run · Guyton, GA 31312

$264,900

4 bd · 2.5 ba · 1,751 sqft · Townhouse public records · 88 Days on market

Built 2022 Good condition 5,663 sqft lot Garage $151/sqft · at area comps Est $268k · at est. $148/mo HOA · 6% of rent ↓ 4% 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 +14.2/30.0
• ARV discount +8.1/15.0
• Schools +5.1/10.0
• 1% rule +4.8/10.0
• DSCR +4.3/10.0
• Condition / age +4.0/5.0
• Livability +3.5/5.0
• Rent growth +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Ernest Homes new construction townhomes. 4/2.5, end unit with master bedroom down. 1,694 sq. ft. of heated space with a 1 car garage. * Home is completed. Quartz kitchen counter tops with upgraded cabinets and tile backsplash. Stainless appliances. Marble counter tops in master and 2nd bath. 5.25" baseboards through out the home. * Spray foam insulation.

Key facts

• Quartz countertops
• Walk-in closet
• Upgraded cabinetry

Tags

• QUARTZ COUNTERTOPS
• STAINLESS STEEL APPLIANCES
• UPGRADED CABINETRY
• TILE BACKSPLASH
• LARGE ISLAND
• WALK-IN CLOSET

What this means for you Summary

Snapshot

• This is a 4-bed/2.5-bath townhouse listed at $265k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $42 ($503/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 $259k (2.3% below list).
• Recommended offer: $249k (6.0% below list) — sets the bar for market timing.
• Cap rate 6.5% vs local median 4.8% 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: 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: South Effingham Elementary School (math 72% / reading 63%, grade B+, #76 of 1,228 statewide, top 6%, 906 students, 26% 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 29% FRL track the district average.
• Market conditions: 629 active listings in the ZIP; 4 comparable units currently listed for rent nearby; rentals lingering (median 162d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 75% of comp listings sitting > 30 days — soft ceiling on asking rent; solid renter incomes; 836 units permitted in Effingham County in 2024 (46 in 5+ unit buildings).
• This rent runs 31% 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 $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 88 days — a 6% lower offer ($249k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 4y ago; this cycle's ask has dropped $20k (7%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 96% chance of damaging wind over 30y; extreme-heat days projected 7→17/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $249,006 (6.0% below list)

Questions for the listing agent

1. It's been on market 88 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
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. 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?
6. 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.
7. 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.
8. 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: 0.98% ✗
• Cap rate: 6.48%
• Cash-on-cash: 0.68%
• DSCR: 1.03
• GRM: 8.5

CMA / ARV

• ARV (median comp): $268,389
• List price: $264,900
• Delta: -1.30%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
238 Haisley Run	0.06mi	4/2.5	1,694 (-3%)	3mo	$269,000	$159	89
248 Haisley Run	0.08mi	4/2.5	1,694 (-3%)	15mo	$303,040	$179	78
110 Flat Creek Ln	0.55mi	3/2.0 (-1)	1,551 (-11%)	1mo	$280,000	$181	47
133 Summer Station Dr	1.30mi	4/2.0	1,901 (+9%)	6mo	$330,000	$174	44
172 Jamestown Dr	1.35mi	3/2.0 (-1)	1,691 (-3%)	16mo	$360,000	$213	39
143 Summer Station Dr	1.34mi	4/2.0	1,942 (+11%)	8mo	$350,000	$180	38
137 Summer Station Dr	1.32mi	4/2.0	1,973 (+13%)	5mo	$385,000	$195	37
129 Summer Station Dr	1.29mi	4/2.0	1,988 (+14%)	4mo	$370,000	$186	37
127 Red Maple Ln	0.85mi	4/2.5	2,017 (+15%)	6mo	$335,000	$166	35
124 Jamestown Dr	1.44mi	3/2.0 (-1)	1,512 (-14%)	3mo	$326,000	$216	33
125 Kensington Cir	1.43mi	4/2.5	2,173 (+24%)	12mo	$445,000	$205	30
206 Discovery Ln	1.36mi	3/2.0 (-1)	1,962 (+12%)	12mo	$335,000	$171	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 · 3.0% rent growth · sell at horizon

5-year hold

• IRR: -15.2%
• Equity multiple: 0.46×
• Total profit: $-40,112
• Equity at exit: $39,497

10-year hold

• IRR: -6.5%
• Equity multiple: 0.58×
• Total profit: $-30,904
• Equity at exit: $22,904

Cash invested: $74,172 (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: 12 active · 1 under contract
• Months of supply: 72.0 mo (1%/mo absorbed)
• Median asking: $239,900 ($159/sqft)
• Median days on market: 332 d
• This list price: 83% of active listings are priced below it
• ARV vs active asking: -3.8% 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: 629
• Price-to-rent: 8.5×

Monthly cashflow live

• Estimated rent: $2,588 medium
• Mortgage (P&I): −$1,389
• Tax from tax record: −$355 /mo · $4,259/yr
• Insurance: −$110
• HOA: −$148
• Vacancy / Maint / Mgmt: −$543
• Net cashflow: $42

Break-even live

Break-even rent $2,535

Max offer price $264,900

Occupancy floor 93%

Sensitivity live

Price	-10% $192	-5% $117	+0% $42	+5% $-33	+10% $-108
Rent	-10% $-163	-5% $-60	+0% $42	+5% $144	+10% $246
Rate	-1.0pp $175	-0.5pp $109	base $42	+0.5pp $-27	+1.0pp $-97

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: $66,225
• Closing costs: $7,947
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Rent comps 4 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
208 Alyssa Ave Guyton, GA	3.0	2.0	1434	$2,300	$1.60	164d	1	0.06mi
153 Red Maple Ln Guyton, GA	4.0	2.5	2468	$2,750	$1.11	162d	1	0.94mi
1978 Goshen Rd Rincon, GA	4.0	2.0	1272	$2,195	$1.73	51d	1	1.45mi
1978 Goshen Rd Rincon, GA	4.0	2.0	1319	$2,195	$1.66	2d	1	1.45mi

Property features AI

Finance

• Other: Resale propertyListing offered As IsAccepts Cash, Conventional, FHA and VA financingHome warranty included
• HOA & community: Homeowners association with an $800 annual feeAssociation fee covers facilities and grounds maintenanceCommunity amenities: clubhouse, fitness center, park, playground, pool, sidewalks, street lights, tennis courts

Exterior

• Parking: Attached garageGarage with door openerGuest parking2 parking spaces
• Utilities: Public waterPublic sewerElectricity availableWater availableInsulation (energy efficient)ENERGY STAR Certified Homes
• Home design: Residential townhouseHouse structureBuilt in 2022
• Construction: Tile roofSlab foundationBrick, vinyl siding and wood siding
• Exterior features: Level lot

Interior

• Kitchen: DishwasherMicrowaveElectric water heater
• Bedrooms: 4 bedrooms (1 bedroom on the main level)
• Flooring: CarpetLaminate
• Bathrooms: 2 full bathrooms1 half bathroomMain level half bath
• Heating & cooling: Electric heatingElectric coolingCeiling fans
• Interior features: Double vanityWalk-in closetsTwo levels
• Laundry & utility: Laundry on upper level

Listing history 50 events

1. 2026-11-08
   days on market $264,900 Active 88 DOM
2. 2026-11-07
   days on market $264,900 Active 87 DOM
3. 2026-11-06
   days on market $264,900 Active 86 DOM
4. 2026-11-05
   days on market $264,900 Active 85 DOM
5. 2026-11-04
   days on market $264,900 Active 84 DOM
6. 2026-11-02
   days on market $264,900 Active 82 DOM
7. 2026-11-01
   days on market $264,900 Active 81 DOM
8. 2026-10-31
   days on market $264,900 Active 80 DOM
9. 2026-10-30
   days on market $264,900 Active 79 DOM
10. 2026-10-30
    price $264,900 Active 78 DOM
11. 2026-10-29
    days on market $269,900 Active 78 DOM
12. 2026-10-28
    days on market $269,900 Active 77 DOM
13. 2026-10-27
    days on marketlisting id $269,900 Active 76 DOM
14. 2026-10-26
    days on market $269,900 Active 75 DOM
15. 2026-10-26
    days on market $269,900 Active 74 DOM
16. 2026-10-24
    days on market $269,900 Active 73 DOM
17. 2026-10-23
    days on market $269,900 Active 72 DOM
18. 2026-10-22
    days on market $269,900 Active 71 DOM
19. 2026-10-21
    days on market $269,900 Active 70 DOM
20. 2026-10-20
    days on market $269,900 Active 69 DOM
21. 2026-10-19
    days on market $269,900 Active 68 DOM
22. 2026-10-18
    days on market $269,900 Active 67 DOM
23. 2026-10-17
    days on market $269,900 Active 66 DOM
24. 2026-10-16
    statusdays on market $269,900 Active 65 DOM
25. 2026-10-15
    days on market $269,900 Price Change 64 DOM
26. 2026-10-14
    days on market $269,900 Price Change 63 DOM
27. 2026-10-13
    pricestatus $269,900 Price Change 62 DOM
28. 2026-10-13
    days on market $274,900 Active 62 DOM
29. 2026-10-13
    listing id $274,900 Active 61 DOM
30. 2026-10-12
    days on market $274,900 Active 61 DOM
31. 2026-10-11
    days on market $274,900 Active 60 DOM
32. 2026-10-10
    days on market $274,900 Active 59 DOM
33. 2026-10-09
    days on market $274,900 Active 58 DOM
34. 2026-10-08
    days on market $274,900 Active 57 DOM
35. 2026-10-07
    days on market $274,900 Active 56 DOM
36. 2026-10-06
    days on market $274,900 Active 55 DOM
37. 2026-10-05
    days on market $274,900 Active 54 DOM
38. 2026-10-04
    days on market $274,900 Active 53 DOM
39. 2026-10-03
    days on market $274,900 Active 52 DOM
40. 2026-10-02
    days on market $274,900 Active 51 DOM
41. 2026-10-01
    days on market $274,900 Active 50 DOM
42. 2026-09-30
    days on market $274,900 Active 49 DOM
43. 2026-09-29
    days on market $274,900 Active 48 DOM
44. 2026-09-28
    days on market $274,900 Active 47 DOM
45. 2026-09-27
    days on market $274,900 Active 46 DOM
46. 2026-09-26
    days on market $274,900 Active 45 DOM
47. 2026-09-25
    days on market $274,900 Active 44 DOM
48. 2026-09-24
    days on market $274,900 Active 43 DOM
49. 2026-09-23
    days on market $274,900 Active 42 DOM
50. 2026-09-22
    days on market $274,900 Active 41 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: $4,259 · $355/mo
• Projected year-2 tax: $4,259 · $355/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ 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 4/10 Moderate
• 🌡 Heat 8/10 Severe 7 d/yr ≥109°F today · 17 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: $31,053
• − Mortgage interest: −$14,839
• − Property taxes: −$4,259
• − Insurance: −$1,324
• − Repairs & maintenance: −$2,484
• − Management: −$2,484
• − HOA: −$1,776
• − Depreciation: −$7,706
• Taxable loss: −$3,819
• Est. tax savings @ 24.0%: +$917
• After-tax cash flow: $1,419/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

Good 80/100 None rehab

This move-in-ready townhome is in good condition with modern finishes and a bright, open layout. It has a good curb appeal and is ready for a new owner.

Value-add opportunities

• Resale Paint the exterior — Fresh paint can enhance curb appeal and property value ↑
• Resale Replace the ceiling fan in the living room — A modern ceiling fan can improve the aesthetic and functionality of the living room ↑
• Rental Install a smart thermostat — Smart thermostats can help reduce energy costs and attract renters ↑

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%
• 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: Resale propertyListing offered As IsAccepts Cash, Conventional, FHA and VA financingHome warranty included
• HOA & community: Homeowners association with an $800 annual feeAssociation fee covers facilities and grounds maintenanceCommunity amenities: clubhouse, fitness center, park, playground, pool, sidewalks, street lights, tennis courts

Exterior

• Parking: Attached garageGarage with door openerGuest parking2 parking spaces
• Utilities: Public waterPublic sewerElectricity availableWater availableInsulation (energy efficient)ENERGY STAR Certified Homes
• Home design: Residential townhouseHouse structureBuilt in 2022
• Construction: Tile roofSlab foundationBrick, vinyl siding and wood siding
• Exterior features: Level lot

Interior

• Kitchen: DishwasherMicrowaveElectric water heater
• Bedrooms: 4 bedrooms (1 bedroom on the main level)
• Flooring: CarpetLaminate
• Bathrooms: 2 full bathrooms1 half bathroomMain level half bath
• Heating & cooling: Electric heatingElectric coolingCeiling fans
• Interior features: Double vanityWalk-in closetsTwo levels
• Laundry & utility: Laundry on upper level

Price history

-3.5% since first listed

6 events — show timeline

• 2026-08-11 Coming Soon $280,000 GAMLS
• 2026-07-06 Listing Removed — Hive MLS
• 2026-05-16 Price Changed $276,000 Hive MLS
• 2025-03-06 Listed $284,900 Hive MLS
• 2023-06-30 Sold (MLS) $290,000 Hive MLS
• 2022-12-21 Listed $290,259 Hive MLS

Property tax history

+30.3%/yr

Latest (2025): $4,259 · +16.0% YoY. Source: county tax records.