2410 Lee St · Brunswick, GA 31520

$225,000

3 bd · 2.0 ba · 1,931 sqft · SingleFamily public records · 104 Days on market

Built 2001 7,405 sqft lot $117/sqft · 101% above area ↓ 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 +12.5/30.0
• ARV discount +7.5/15.0
• Rent growth +3.8/5.0
• DSCR +3.7/10.0
• 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

Please check out this original owner, family home. This home is move in ready and is in very good condition. Once you walk into the inviting living room you will feel right at home for entertaining. There's also a family room, separate dining room as well as a kitchen with an Island. This home has the right amount of space to satisfy the perfect family. There's a laundry room with a washer and dryer hookup. As you walk down the hall way on the left there's an office / computer room as well as two guest bedrooms and across on the right is an oversized guest bathroom with an enormous whirlpool tub. You can enjoy a spa moment right at home. There's also a walk in shower as well. The master bedroom is down the hall on the right that has a bathroom with a walk in shower. As you walk out the kitchen into the back yard, there's enough room to enjoy family time and outdoor activities outside. The property is fenced in and has a storage unit for extra storage. Take advantage of no HOA. This property is close to downtown, shops and restaurants. Please schedule to tour this home and make an offer before it's gone.

Key facts

• Separate dining room
• Laundry room
• Guest bedrooms

Tags

• SEPARATE DINING ROOM
• KITCHEN WITH AN ISLAND
• LAUNDRY ROOM
• OFFICE ROOM
• GUEST BEDROOMS
• OVERSIZED GUEST BATHROOM

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $225k.

Deal economics

• At list price, monthly cash flow is $-31 ($-373/yr) — negative.
• To cash-flow at today's rent, offer at most $221k (2.0% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $193k (14.3% below list).
• Recommended offer: $193k (14.3% below list) — sets the bar for 1% rule.
• Cap rate 6.1% vs local median 4.1% 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, schools D-, amenities 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.
• Market conditions: Rents rising fast (+5.1%/yr); 183 active listings in the ZIP; 3 comparable units currently listed for rent nearby; rentals lingering (median 44d 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 $1,929/mo this rent would consume 58% 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 $2k of loan paydown is wiped out by about $7k 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 104 days — a 9% lower offer ($205k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $15k (6%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• 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 $192,895 (14.3% 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 104 days. Have you received any prior offers? Is the seller open to a 14% concession, seller financing, or rate buy-down credit?
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: 6.13%
• Cash-on-cash: -0.59%
• DSCR: 0.97
• GRM: 9.7

CMA / ARV

• ARV (median comp): $111,763
• List price: $225,000
• Delta: 101.32%
• Verdict: OVERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 8 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1306 O St	0.20mi	3/1.5	1,984 (+3%)	15mo	$90,000	$45	72
2005 R St	0.35mi	4/2.0 (+1)	2,058 (+7%)	4mo	$129,900	$63	64
2623 Johnston St	0.25mi	3/2.0	1,652 (-14%)	7mo	$119,900	$73	58
2302 I St	0.60mi	4/2.0 (+1)	1,826 (-5%)	14mo	$232,499	$127	46
2000 Union St	0.60mi	4/2.0 (+1)	2,097 (+9%)	12mo	$65,000	$31	42
502 P St	0.56mi	3/2.0	1,678 (-13%)	15mo	$239,000	$142	39
2329 Union St	0.48mi	3/1.0	1,708 (-12%)	22mo	$69,000	$40	36
2919 Union St	0.70mi	4/2.0 (+1)	2,170 (+12%)	12mo	$275,000	$127	32

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: -15.0%
• Equity multiple: 0.46×
• Total profit: $-34,288
• Equity at exit: $33,548

10-year hold

• IRR: -3.2%
• Equity multiple: 0.77×
• Total profit: $-14,642
• Equity at exit: $19,454

Cash invested: $63,000 (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: 9.7×

Monthly cashflow live

• Estimated rent: $1,929 medium
• Mortgage (P&I): −$1,180
• Tax est. 1.5%: −$281 /mo · $3,375/yr
• Insurance: −$94
• HOA: −$0
• Vacancy / Maint / Mgmt: −$405
• Net cashflow: $-31

Break-even live

Break-even rent $1,968

Max offer price $220,506

Occupancy floor 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: $56,250
• Closing costs: $6,750
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2928 Reynolds St Brunswick, GA	4.0	1.0	1398	$1,800	$1.29	44d	1	0.75mi
3220 Altama Ave Brunswick, GA	3.0	2.0	1300	$1,650	$1.27	44d	1	0.90mi
2640 Canary Dr Brunswick, GA	4.0	2.0	1450	$2,200	$1.52	44d	1	1.13mi

Listing history 22 events

1. 2026-06-19
   statusdays on market $225,000 Active 104 DOM
2. 2026-06-18
   days on market $225,000 Price Change 103 DOM
3. 2026-06-17
   days on market $225,000 Price Change 102 DOM
4. 2026-06-17
   pricestatus $225,000 Price Change 101 DOM
5. 2026-06-16
   days on market $230,000 Active 101 DOM
6. 2026-06-15
   days on market $230,000 Active 100 DOM
7. 2026-06-14
   days on market $230,000 Active 98 DOM
8. 2026-06-13
   days on market $230,000 Active 97 DOM
9. 2026-06-10
   days on market $230,000 Active 95 DOM
10. 2026-06-09
    days on market $230,000 Active 94 DOM
11. 2026-06-08
    days on market $230,000 Active 93 DOM
12. 2026-06-07
    days on market $230,000 Active 92 DOM
13. 2026-06-05
    days on market $230,000 Active 89 DOM
14. 2026-06-03
    days on market $230,000 Active 88 DOM
15. 2026-06-02
    days on market $230,000 Active 87 DOM
16. 2026-06-01
    days on market $230,000 Active 86 DOM
17. 2026-05-31
    days on market $230,000 Active 85 DOM
18. 2026-05-30
    days on market $230,000 Active 84 DOM
19. 2026-04-13
    price $230,000 1132-char remark

    Show marketing remark (1120 chars)

    Please check out this original owner, family home. This home is move in ready and is in very good condition. Once you walk into the inviting living room you will feel right at home for entertaining. There's also a family room, separate dining room as well as a kitchen with an Island. This home has the right amount of space to satisfy the perfect family. There's a laundry room with a washer and dryer hookup. As you walk down the hall way on the left there's an office / computer room as well as two guest bedrooms and across on the right is an oversized guest bathroom with an enormous whirlpool tub. You can enjoy a spa moment right at home. There's also a walk in shower as well. The master bedroom is down the hall on the right that has a bathroom with a walk in shower. As you walk out the kitchen into the back yard, there's enough room to enjoy family time and outdoor activities outside. The property is fenced in and has a storage unit for extra storage. Take advantage of no HOA. This property is close to downtown, shops and restaurants. Please schedule to tour this home and make an offer before it's gone.

20. 2026-04-13
    price $230,000 1120-char remark

    Show marketing remark (1120 chars)

    Please check out this original owner, family home. This home is move in ready and is in very good condition. Once you walk into the inviting living room you will feel right at home for entertaining. There's also a family room, separate dining room as well as a kitchen with an Island. This home has the right amount of space to satisfy the perfect family. There's a laundry room with a washer and dryer hookup. As you walk down the hall way on the left there's an office / computer room as well as two guest bedrooms and across on the right is an oversized guest bathroom with an enormous whirlpool tub. You can enjoy a spa moment right at home. There's also a walk in shower as well. The master bedroom is down the hall on the right that has a bathroom with a walk in shower. As you walk out the kitchen into the back yard, there's enough room to enjoy family time and outdoor activities outside. The property is fenced in and has a storage unit for extra storage. Take advantage of no HOA. This property is close to downtown, shops and restaurants. Please schedule to tour this home and make an offer before it's gone.

21. 2026-03-04
    listed $240,000 New 1132-char remark

    Show marketing remark (1120 chars)

    Please check out this original owner, family home. This home is move in ready and is in very good condition. Once you walk into the inviting living room you will feel right at home for entertaining. There's also a family room, separate dining room as well as a kitchen with an Island. This home has the right amount of space to satisfy the perfect family. There's a laundry room with a washer and dryer hookup. As you walk down the hall way on the left there's an office / computer room as well as two guest bedrooms and across on the right is an oversized guest bathroom with an enormous whirlpool tub. You can enjoy a spa moment right at home. There's also a walk in shower as well. The master bedroom is down the hall on the right that has a bathroom with a walk in shower. As you walk out the kitchen into the back yard, there's enough room to enjoy family time and outdoor activities outside. The property is fenced in and has a storage unit for extra storage. Take advantage of no HOA. This property is close to downtown, shops and restaurants. Please schedule to tour this home and make an offer before it's gone.

22. 2026-03-04
    listed $240,000 Active 1120-char remark

    Show marketing remark (1120 chars)

    Please check out this original owner, family home. This home is move in ready and is in very good condition. Once you walk into the inviting living room you will feel right at home for entertaining. There's also a family room, separate dining room as well as a kitchen with an Island. This home has the right amount of space to satisfy the perfect family. There's a laundry room with a washer and dryer hookup. As you walk down the hall way on the left there's an office / computer room as well as two guest bedrooms and across on the right is an oversized guest bathroom with an enormous whirlpool tub. You can enjoy a spa moment right at home. There's also a walk in shower as well. The master bedroom is down the hall on the right that has a bathroom with a walk in shower. As you walk out the kitchen into the back yard, there's enough room to enjoy family time and outdoor activities outside. The property is fenced in and has a storage unit for extra storage. Take advantage of no HOA. This property is close to downtown, shops and restaurants. Please schedule to tour this home and make an offer before it's gone.

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Climate risk First Street

• 🌊 Flood 6/10 Major FEMA zone X (shaded) · 57% 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: $23,147
• − Mortgage interest: −$12,603
• − Property taxes: −$3,375
• − Insurance: −$1,125
• − Repairs & maintenance: −$1,852
• − Management: −$1,852
• − Depreciation: −$6,545
• Taxable loss: −$4,205
• Est. tax savings @ 24.0%: +$1,009
• After-tax cash flow: $637/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

-4.2% since first listed

4 events — show timeline

• 2026-04-13 Price Changed $230,000 GAMLS
• 2026-04-13 Price Changed $230,000 GIAR
• 2026-03-04 Listed $240,000 GIAR
• 2026-03-04 Listed $240,000 GAMLS

Property tax history

-17.4%/yr

Latest (2025): $90 · +5.1% YoY. Source: county tax records.