310 Buck Trc · Country Club Estates, GA 31524

$249,000

3 bd · 2.0 ba · 1,642 sqft · SingleFamily public records · 25 Days on market

Built 1984 0.42 ac lot Est $269k · 8% under

---

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 +11.5/30.0
• ARV discount +10.9/15.0
• Appreciation +5.0/10.0
• DSCR +3.4/10.0
• Schools +3.4/10.0
• Livability +3.3/5.0
• 1% rule +2.5/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

This charming ranch-style home is tucked away on a quiet cul-de-sac, offering a peaceful setting and comfortable living. The home features 4 bedrooms and a functional floor plan designed for everyday living. A wood-burning fireplace serves as the focal point of the living room . The 4th bedroom is a converted garage, offering flexible space that currently is used as a bedroom, but could also works as a recreation room, home office, or hobby room etc. This versatile area features durable epoxy floors and its own mini-split A/C unit for added comfort and efficiency. With its ranch-style layout, quiet location, and flexible living spaces, this home offers a wonderful opportunity for comfortable living with room to fit a variety of needs. UTLITIES: GA Power, Septic Tank, Natural Gas (Water heater & heat).

Key facts

• Mini split a c unit
• Converted garage
• Epoxy floors

Tags

• WOOD BURNING FIREPLACE
• CONVERTED GARAGE
• EPOXY FLOORS
• MINI SPLIT A C UNIT
• QUIET CUL DE SAC

Property features AI

Finance

• HOA & community: No HOA

Exterior

• Parking: Open parking; Parking pad
• Utilities: Public water; Septic tank; Electricity available; High-speed internet available
• Home design: Single-family house; Residential property; Resale; Facing entry at one level
• Construction: Built in 1984; Vinyl siding; Slab foundation; Other roof type
• Exterior features: Patio; Located on a cul-de-sac

Interior

• Kitchen: Pantry; Dishwasher; Refrigerator
• Bedrooms: 4 bedrooms on the main level
• Flooring: Laminate
• Bathrooms: 2 full bathrooms (main level)
• Heating & cooling: Central heating; Central air; Ceiling fans
• Interior features: One-level living; Great room; Gas-log fireplace; Pantry
• Laundry & utility: Common area laundry; Electric water heater

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $249k.

Deal economics

• At list price, monthly cash flow is $-80 ($-964/yr) — negative.
• To cash-flow at today's rent, offer at most $235k (5.7% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $187k (24.9% below list).
• Recommended offer: $187k (24.9% below list) — sets the bar for 1% rule.
• Cap rate 5.9% vs local median 3.5% in Country Club Estates — 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 66/100 on livability (#179 in GA) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+; Watch: employment 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: Greer Elementary School (math 50% / reading 47%, grade D, #284 of 1,228 statewide, top 23%, 625 students, 50% 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) — zoned schools at 59% FRL track the district average.
• Market conditions: 1 active listings in the ZIP; 2 comparable units currently listed for rent nearby; 734 units permitted in Glynn County in 2024 (136 in 5+ unit buildings).

Forward outlook

• In year one you build about $9k of equity ($2k loan paydown + $7k appreciation (3.0% local appreciation)).
• Glynn County population projected at +13% by 2050 — modest demand growth; plan on rents tracking national, not racing it.
• At projected returns (3.0% appreciation + 3.0% rent growth), your $70k cash investment doubles in ~7 years — after that, you're playing with house money.
• By year 4, paydown + projected appreciation supports a ~$31k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 25 days — a 2% lower offer ($245k) 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: major flood risk; severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 7→20/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $187,051 (24.9% 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. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. Schools are F-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
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: 0.75% ✗
• Cap rate: 5.91%
• Cash-on-cash: -1.38%
• DSCR: 0.94
• GRM: 11.1

CMA / ARV

• ARV (on-the-fly): $269,288
• Comps found: 7

Show comp detail 7 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
306 Buck Trce	0.03mi	3/2.0	1,642 (0%)	17mo	$252,500	$154	84
137 Deborah Ln	0.19mi	3/2.0	1,596 (-3%)	17mo	$188,000	$118	72
106 Honeybee Ln	0.49mi	3/2.0	1,767 (+8%)	10mo	$333,400	$189	56
104 Deerfield Dr	0.26mi	4/2.0 (+1)	1,492 (-9%)	19mo	$245,000	$164	52
87 Thornhill Dr	0.55mi	3/2.0	1,771 (+8%)	12mo	$360,000	$203	51
103 Pheasant Dr	0.38mi	4/2.0 (+1)	1,868 (+14%)	14mo	$301,000	$161	42
104 Honeybee Ln	0.52mi	3/2.0	1,404 (-14%)	22mo	$290,000	$207	33

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: 6.2%
• Equity multiple: 1.36×
• Total profit: $24,807
• Equity at exit: $111,961

10-year hold

• IRR: 9.1%
• Equity multiple: 2.37×
• Total profit: $95,423
• Equity at exit: $172,546

Cash invested: $69,720 (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 31524

• Active inventory: 1
• Price-to-rent: 11.1×

Monthly cashflow live

• Estimated rent: $1,871 medium
• Mortgage (P&I): −$1,306
• Tax from tax record: −$149 /mo · $1,782/yr
• Insurance: −$104
• HOA: −$0
• Vacancy / Maint / Mgmt: −$393
• Net cashflow: $-80

Break-even live

Break-even rent $1,972

Max offer price $234,808

Occupancy floor 99%

Sensitivity live

Price	-10% $61	-5% $-10	+0% $-80	+5% $-151	+10% $-221
Rent	-10% $-228	-5% $-154	+0% $-80	+5% $-6	+10% $67
Rate	-1.0pp $45	-0.5pp $-17	base $-80	+0.5pp $-145	+1.0pp $-210

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: $62,250
• Closing costs: $7,470
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
119 Sherwood Forest Cir Brunswick, GA	3.0	2.5	1800	$2,010	$1.12	45d	1	1.05mi
171 Drayton Cir Brunswick, GA	3.0	2.5	1800	$1,700	$0.94	45d	1	1.29mi

Listing history 20 events

1. 2026-06-22
   days on market $249,000 Active 25 DOM
2. 2026-06-21
   days on market $249,000 Active 24 DOM
3. 2026-06-19
   days on market $249,000 Active 22 DOM
4. 2026-06-18
   days on market $249,000 Active 21 DOM
5. 2026-06-17
   days on market $249,000 Active 20 DOM
6. 2026-06-16
   days on market $249,000 Active 19 DOM
7. 2026-06-15
   days on market $249,000 Active 18 DOM
8. 2026-06-14
   days on market $249,000 Active 16 DOM
9. 2026-06-13
   statusdays on market $249,000 Active 15 DOM
10. 2026-06-10
    days on market $249,000 New 13 DOM
11. 2026-06-09
    days on market $249,000 New 12 DOM
12. 2026-06-08
    days on market $249,000 New 11 DOM
13. 2026-06-07
    days on market $249,000 New 10 DOM
14. 2026-06-05
    days on market $249,000 New 7 DOM
15. 2026-06-03
    days on market $249,000 New 6 DOM
16. 2026-06-02
    days on market $249,000 New 5 DOM
17. 2026-06-01
    days on market $249,000 New 4 DOM
18. 2026-05-31
    days on market $249,000 New 3 DOM
19. 2026-05-30
    days on market $249,000 New 2 DOM
20. 2026-05-22
    listed $249,000 Active

    Show marketing remark (819 chars)

    This charming ranch-style home is tucked away on a quiet cul-de-sac, offering a peaceful setting and comfortable living. The home features 4 bedrooms and a functional floor plan designed for everyday living. A wood-burning fireplace serves as the focal point of the living room . The 4th bedroom is a converted garage, offering flexible space that currently is used as a bedroom, but could also works as a recreation room, home office, or hobby room etc. This versatile area features durable epoxy floors and its own mini-split A/C unit for added comfort and efficiency. With its ranch-style layout, quiet location, and flexible living spaces, this home offers a wonderful opportunity for comfortable living with room to fit a variety of needs. UTLITIES: GA Power, Septic Tank, Natural Gas (Water heater & heat).

ⓘ 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: $1,782 · $149/mo
• Projected year-2 tax: $2,291 · $191/mo
• Expected delta: +$509/yr (+$42/mo · 28.5%)

ⓘ 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 (unshaded) · 59% chance over 30 yrs
• 🔥 Wildfire 4/10 Moderate
• 🌡 Heat 10/10 Extreme 7 d/yr ≥108°F today · 20 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: $22,446
• − Mortgage interest: −$13,948
• − Property taxes: −$1,782
• − Insurance: −$1,245
• − Repairs & maintenance: −$1,796
• − Management: −$1,796
• − Depreciation: −$7,244
• Taxable loss: −$5,364
• Est. tax savings @ 24.0%: +$1,287
• After-tax cash flow: $323/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 — Country Club Estates

• Score: 66/100
• State rank: #179
• US rank: #11222

Category grades

Amenities F Commute F Cost of living A+ Crime C Employment D Housing A+ Health & safety D- User ratings A+

Schools grade is shown separately in the Schools card above.

Census & demographics

No demographic data for this ZIP.

Market trends

• HPI YoY: —
• Current HPI: —
• Rent YoY: —
• Metro: —
• 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

+0.0% since first listed

2 events — show timeline

• 2026-05-22 Listed $249,000 GIAR
• 2026-05-16 Listed $249,000 GAMLS

Property tax history

+6.2%/yr

Latest (2025): $1,782 · +0.0% YoY. Source: county tax records.