385 Sterling Creek Dr · Richmond Hill, GA 31324

$280,000

4 bd · 2.0 ba · 1,293 sqft · SingleFamily public records · 16 Days on market

Built 1994 9,148 sqft lot Est $294k · at est.

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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 +13.6/30.0
• ARV discount +9.6/15.0
• Schools +4.5/10.0
• DSCR +4.1/10.0
• Livability +3.5/5.0
• 1% rule +3.1/10.0
• Rent growth +3.0/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Charming full brick 4bdrm/2ba situated on . 21 of an acre. Spacious living room opening to kitchen and eat in area. Laminate wood flooring through living and hall. Kitchen features tiled floors, pantry and breakfast bar. 4th bedroom or second living room/craft room/exercise room off of living room. Roof 2years new. Fenced back yard. No HOA! No required flood! Walk to High School. Go Wildcats! Bring your boats, work trucks and rv's. Home has brand new termite bond. USDA eligible.

Key facts

• Converted garage
• Sterling creek park
• 9,148 sq ft lot

Tags

• STERLING CREEK PARK
• CONVERTED GARAGE
• FULLY FENCED BACKYARD

Property features AI

Finance

• Other: Zoned for single-family residential (CITY zoning)
• HOA & community: Neighborhood features: park, street lights, curbs; Subdivision: Sterling Creek

Exterior

• Utilities: Public water; Public sewer; Underground utilities
• Home design: Single-family residence; Single-story
• Construction: Brick construction; Slab foundation; Asphalt roof; Built on a 0.21-acre lot
• Exterior features: Fire pit; Fenced yard; Asphalt road access

Interior

• Kitchen: Dishwasher; Disposal; Microwave; Range hood; Self-cleaning oven
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating (electric); Heat pump cooling; Has heating and cooling
• Interior features: Pantry; Fireplace (outdoor fire pit noted under exterior)
• Laundry & utility: Washer hookup; Laundry located in kitchen; Electric water heater

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $280k.

Deal economics

• At list price, monthly cash flow is $18 ($210/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 $228k (18.7% below list).
• Recommended offer: $228k (18.7% below list) — sets the bar for 1% rule.
• Cap rate 6.4% vs local median 4.2% in Richmond Hill — 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 (#122 in GA) — a middle-class / working-renter tenant base. Strengths: housing A+, crime A, employment B; Watch: amenities F, commute F, health & safety F.
• Bryan County (rural): math 49% / reading 53% proficiency, ranked #14 of 174 in GA (top 8%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Zoned schools: Richmond Hill Primary School (799 students, 37% FRL); Richmond Hill Middle School (math 49% / reading 61%, grade B-, #51 of 470 statewide, top 11%, 1,894 students, 25% FRL); Richmond Hill High School (math 32% / reading 58%, grade D-, #46 of 424 statewide, top 11%, 2,454 students, 23% FRL) — zoned schools at 28% FRL track the district average.
• Market conditions: Rents rising (+2.2%/yr); 483 active listings in the ZIP; 24 comparable units currently listed for rent nearby; rentals at typical pace (median 26d on market — plan ~3-4 weeks tenant-placement turnaround); 42% of comp listings sitting > 30 days — soft ceiling on asking rent; high-income renter base; 510 units permitted in Bryan County in 2024 (68 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.
• Bryan County population projected at +64% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.

Negotiation context

• It's been on market 16 days — a 2% lower offer ($276k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 7y ago; this cycle's ask has dropped $15k (5%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $152k; list at $280k implies a 84% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 7→19/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $227,773 (18.7% below list)

Questions for the listing agent

1. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
2. Schools are B-rated — typically a magnet for longer-tenancy family renters. What's the average tenant stay here, and is there a school-zone premium baked into asking?
3. 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?
4. 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.
5. 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.
6. 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: 0.81% ✗
• Cap rate: 6.37%
• Cash-on-cash: 0.27%
• DSCR: 1.01
• GRM: 10.2

CMA / ARV

• ARV (on-the-fly): $293,511
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
160 Wild Honey Ct	0.15mi	3/2.0 (-1)	1,311 (+1%)	10mo	$330,000	$252	78
109 Rice Gate Dr	0.22mi	3/2.0 (-1)	1,365 (+6%)	1mo	$310,000	$227	75
900 Osprey Dr	0.38mi	3/2.0 (-1)	1,245 (-4%)	3mo	$303,000	$243	68
26 Whippoorwill Ln E	0.51mi	3/2.0 (-1)	1,323 (+2%)	2mo	$283,000	$214	66
135 Reese Dr	0.16mi	3/2.0 (-1)	1,455 (+12%)	2mo	$330,000	$227	65
207 Osprey Dr	0.57mi	3/2.0 (-1)	1,318 (+2%)	2mo	$302,000	$229	64
873 Piercefield Dr	0.51mi	4/2.0	1,422 (+10%)	0mo	$330,000	$232	59
366 Osprey Dr	0.61mi	3/2.0 (-1)	1,348 (+4%)	3mo	$299,900	$222	57
196 Bald Eagle Dr	0.74mi	3/2.0 (-1)	1,318 (+2%)	10mo	$295,000	$224	49
74 Brown Thrasher Ct	0.72mi	3/2.0 (-1)	1,257 (-3%)	9mo	$300,000	$239	49
89 Brisbon Hall Dr	0.43mi	3/2.0 (-1)	1,486 (+15%)	3mo	$330,000	$222	48
310 Osprey Dr	0.61mi	3/2.0 (-1)	1,446 (+12%)	5mo	$269,400	$186	43

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 · 2.17% rent growth · sell at horizon

5-year hold

• IRR: -16.8%
• Equity multiple: 0.41×
• Total profit: $-46,202
• Equity at exit: $41,749

10-year hold

• IRR: -10.1%
• Equity multiple: 0.40×
• Total profit: $-46,651
• Equity at exit: $24,209

Cash invested: $78,400 (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 31324

• Home prices YoY: -30.8%
• Rents YoY: 2.2%
• Active inventory: 483
• Price-to-rent: 10.2×

Monthly cashflow live

• Estimated rent: $2,278 high
• Mortgage (P&I): −$1,468
• Tax from tax record: −$197 /mo · $2,362/yr
• Insurance: −$117
• HOA: −$0
• Vacancy / Maint / Mgmt: −$478
• Net cashflow: $18

Break-even live

Break-even rent $2,256

Max offer price $280,000

Occupancy floor 94%

Sensitivity live

Price	-10% $176	-5% $97	+0% $18	+5% $-62	+10% $-141
Rent	-10% $-162	-5% $-72	+0% $18	+5% $107	+10% $197
Rate	-1.0pp $159	-0.5pp $89	base $18	+0.5pp $-55	+1.0pp $-129

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: $70,000
• Closing costs: $8,400
• Reserves months: —
• Total cash needed: —

Rent comps 24 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
348 Sterling Creek Dr Richmond Hill, GA	3.0	2.0	1247	$1,950	$1.56	46d	1	0.06mi
43 Teal Lake Dr Richmond Hill, GA	3.0	2.0	1659	$2,200	$1.33	23d	1	0.35mi
170 Teal Lake Dr Richmond Hill, GA	3.0	2.0	1222	$2,000	$1.64	46d	1	0.47mi
286 Teal Lake Dr Unit 1244796P Richmond Hill, GA	4.0	2.0	1399	$2,641	$1.89	16d	1	0.49mi
70 Vining Way Unit 2 Richmond Hill, GA	3.0	2.5	1548	$2,000	$1.29	25d	1	0.52mi
494 Osprey Dr Richmond Hill, GA	3.0	2.0	1148	$1,950	$1.70	25d	1	0.62mi
145 Conner Loop Richmond Hill, GA	3.0	2.5	1297	$1,800	$1.39	46d	1	0.64mi
505 Harris Trail Rd Richmond Hill, GA	1.0–3.0	1.0–2.0	960	$1,851	$1.93	46d	24	0.64mi
505 Harris Trail Rd Richmond Hill, GA	1.0–3.0	1.0–2.0	960	$1,851	$1.93	16d	31	0.64mi
78 Mallard Ln Richmond Hill, GA	3.0	2.0	1094	$1,850	$1.69	46d	1	0.65mi
13 Cypress Ln Richmond Hill, GA	3.0	2.5	1292	$1,925	$1.49	23d	1	0.68mi
707 Ferguson Ln Richmond Hill, GA	3.0	2.5	1507	$2,099	$1.39	46d	1	0.75mi
70 Quail Ln Richmond Hill, GA	4.0	2.5	1695	$2,650	$1.56	25d	1	0.79mi
66 Egret Cir Richmond Hill, GA	4.0	2.0	1446	$2,150	$1.49	46d	1	0.87mi
89 Blue Lake St Richmond Hill, GA	3.0	2.0	1353	$2,100	$1.55	25d	1	0.94mi
110 Cantle Dr Richmond Hill, GA	3.0	2.5	1556	$1,900	$1.22	46d	1	0.99mi
375 Cantle Dr Richmond Hill, GA	3.0	2.5	1461	$1,900	$1.30	46d	1	0.99mi
35 Sandpiper Rd Richmond Hill, GA	3.0	2.0	1296	$1,900	$1.47	25d	1	0.99mi
440 Cantle Dr Richmond Hill, GA	3.0	2.5	1516	$1,875	$1.24	23d	1	1.00mi
123 Alexander Way Richmond Hill, GA	3.0	2.0	1272	$2,000	$1.57	23d	1	1.15mi
1603 Waybridge Way Richmond Hill, GA	3.0	2.5	1461	$2,110	$1.44	23d	5	1.34mi
23 Crossing Dr Richmond Hill, GA	3.0	2.5	1753	$2,500	$1.43	25d	1	1.37mi
88 Magnolia St Richmond Hill, GA	3.0	2.0	1242	$3,500	$2.82	46d	1	1.44mi
11 Holly Hill Park Dr Unit 11 Richmond Hill, GA	3.0	2.0	1056	$1,500	$1.42	25d	1	1.47mi

Listing history 12 events

1. 2026-06-21
   pricedays on market $280,000 Active 16 DOM
2. 2026-06-18
   days on market $295,000 Active 13 DOM
3. 2026-06-17
   days on market $295,000 Active 12 DOM
4. 2026-06-16
   days on market $295,000 Active 11 DOM
5. 2026-06-15
   days on market $295,000 Active 10 DOM
6. 2026-06-14
   days on market $295,000 Active 8 DOM
7. 2026-06-13
   days on market $295,000 Active 7 DOM
8. 2026-06-10
   days on market $295,000 Active 5 DOM
9. 2026-06-09
   days on market $295,000 Active 4 DOM
10. 2026-06-08
    days on market $295,000 Active 3 DOM
11. 2026-06-07
    remarks 699-char remark
12. 2026-06-07
    listed $295,000 Active 2 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: $2,362 · $197/mo
• Projected year-2 tax: $2,576 · $215/mo
• Expected delta: +$214/yr (+$18/mo · 9.0%)

ⓘ 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 3/10 Moderate
• 🌡 Heat 9/10 Extreme 7 d/yr ≥108°F today · 19 d/yr by 30 yrs out
• 💨 Wind 8/10 Severe 99% 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: $27,333
• − Mortgage interest: −$15,684
• − Property taxes: −$2,362
• − Insurance: −$1,400
• − Repairs & maintenance: −$2,187
• − Management: −$2,187
• − Depreciation: −$8,145
• Taxable loss: −$4,633
• Est. tax savings @ 24.0%: +$1,112
• After-tax cash flow: $1,322/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: Bryan County
• NCES district ID: 1300570
• Math proficiency: 49% ▼ -2.00%
• Reading proficiency: 53% ▼ -2.00%
• Median HH income: $64,465
• Composite: 44.99/100
• National rank: #2701
• State rank: #14 of 174 in GA

Livability — Richmond Hill

• Score: 69/100
• State rank: #122
• US rank: #8778

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Richmond Hill, GA
• County: Bryan County · 37,406 people
• City population: 37,406
• Metro: Savannah, GA
• Population (ZIP): 37,406
• Household income: $122,378
• Rent vs Own: 22.2% rent · 77.8% own
• Severe rent burden: 562.0

Population outlook (Bryan County) Hauer SSP2

• Today (2025): 45,980 people
• By 2030: 51,583 · +12.2%
• By 2040: 63,184 · +37.4%
• By 2050: 75,400 · +64.0%
• By 2075: 105,363 · +129.1%
• By 2100: 124,959 · +171.8%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (70%)
• Race & ethnicity: White 70% Black 12% Hispanic / Latino 9% Two or more races 8% Asian 3%
• Hispanic origin (detail): Mexican 2% Puerto Rican 5%
• Common ancestry: Lithuanian 3% Romanian 2% Slovak 2%
• Foreign-born: 6% · Canada, Jamaica
• Languages at home: 89% English-only · Spanish 7% Other Indo-European 2% German/W. Germanic 1%

Political lean MEDSL · Bryan

• 2024 margin: Solid R (+36.3) · D 31.6% · R 67.9%
• 2008→2024 swing: +6.3pp toward D · 2008: -42.6pp · 2024: -36.3pp
• All cycles: 2024: R+36.3 2020: R+35.2 2016: R+43.2 2012: R+43.6 2008: R+42.6

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -95.54%
• Current HPI: 215.1789
• Rent YoY: ▲ 2.17%
• 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

+90.4% since first listed

5 events — show timeline

• 2026-06-04 Listed $295,000 Hive MLS
• 2020-01-17 Sold (Public Records) $152,500 Public Records
• 2020-01-08 Sold (MLS) $152,500 Hive MLS
• 2019-09-05 Listed $154,900 Hive MLS
• 2019-09-05 Listed $154,900 Hive MLS

Property tax history

+17.8%/yr

Latest (2025): $2,362 · -2.5% YoY. Source: county tax records.