168 N Burgess Rd · Sterling, GA 31523

$25,500

3 bd · 1.0 ba · 1,080 sqft · SingleFamily public records

Built 1961 6,708 sqft lot

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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 +15.0/30.0
• ARV discount +7.5/15.0
• 1% rule +5.0/10.0
• DSCR +5.0/10.0
• Schools +3.4/10.0
• Rent growth +2.5/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

OPPORTUNITY FOR INVESTORS OR BARGAIN HUNTERS - PROPERTY WITH GREAT POTENTIAL! 168 N Burgess Rd offers a fantastic opportunity for the right buyer! This property sits on a generous lot with excellent potential for a mobile/modular home or new build. This property is a diamond in the rough presenting a golden opportunity to build equity or a cozy dream home in beautiful Brunswick, GA! This prime location is ideal for investors, contractors or buyers with a vision. Perfect for someone ready to roll up their sleeves and create something special. Priced to sell quickly - bring your tools and imagination! Cash offers preferred. Property being sold as-is. Current Home structure is a tear down and not safe to enter.

Key facts

• 6,708 sq ft lot
• Built 1961

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $26k.

Deal economics

• At list price, monthly cash flow is $1k ($15k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $26k).
• Cap rate 66.9% vs local median 3.8% in Sterling — 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: area grade D — affects rentability + tenant quality, not the cash-flow math above.
• 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: 215 active listings in the ZIP; 734 units permitted in Glynn County in 2024 (136 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $176 of loan paydown is wiped out by about $765 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.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $7k cash investment doubles in ~1 year — after that, you're playing with house money.

Negotiation context

• Only 0 days on market — expect competitive offers; lowballing is unlikely to land.
• 8 sale attempts since 3y ago 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: severe wind risk, 99% chance of damaging wind over 30y; severe wildfire risk; extreme-heat days projected 7→19/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $25,500

Questions for the listing agent

1. Built in 1961 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
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: 7.35% ✓
• Cap rate: 66.93%
• Cash-on-cash: 216.56%
• DSCR: 10.64
• GRM: 1.1

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: —
• Equity multiple: 11.92×
• Total profit: $77,974
• Equity at exit: $3,802

10-year hold

• IRR: —
• Equity multiple: 25.33×
• Total profit: $173,729
• Equity at exit: $2,205

Cash invested: $7,140 (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 31523

• Active inventory: 215
• Price-to-rent: 1.1×

Monthly cashflow live

• Estimated rent: $1,875 medium
• Mortgage (P&I): −$134
• Tax from tax record: −$48 /mo · $581/yr
• Insurance: −$11
• HOA: −$0
• Vacancy / Maint / Mgmt: −$394
• Net cashflow: $1,289

Break-even live

Break-even rent $244

Max offer price $25,500

Occupancy floor 26%

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: $6,375
• Closing costs: $765
• Reserves months: —
• Total cash needed: —

Listing history 18 events

1. 2026-01-21
   status Under Contract 718-char remark

   Show marketing remark (718 chars)

   OPPORTUNITY FOR INVESTORS OR BARGAIN HUNTERS - PROPERTY WITH GREAT POTENTIAL! 168 N Burgess Rd offers a fantastic opportunity for the right buyer! This property sits on a generous lot with excellent potential for a mobile/modular home or new build. This property is a diamond in the rough presenting a golden opportunity to build equity or a cozy dream home in beautiful Brunswick, GA! This prime location is ideal for investors, contractors or buyers with a vision. Perfect for someone ready to roll up their sleeves and create something special. Priced to sell quickly - bring your tools and imagination! Cash offers preferred. Property being sold as-is. Current Home structure is a tear down and not safe to enter.

2. 2026-01-06
   status Back On Market 718-char remark

   Show marketing remark (718 chars)

   OPPORTUNITY FOR INVESTORS OR BARGAIN HUNTERS - PROPERTY WITH GREAT POTENTIAL! 168 N Burgess Rd offers a fantastic opportunity for the right buyer! This property sits on a generous lot with excellent potential for a mobile/modular home or new build. This property is a diamond in the rough presenting a golden opportunity to build equity or a cozy dream home in beautiful Brunswick, GA! This prime location is ideal for investors, contractors or buyers with a vision. Perfect for someone ready to roll up their sleeves and create something special. Priced to sell quickly - bring your tools and imagination! Cash offers preferred. Property being sold as-is. Current Home structure is a tear down and not safe to enter.

3. 2025-09-11
   status Under Contract 718-char remark

   Show marketing remark (718 chars)

   OPPORTUNITY FOR INVESTORS OR BARGAIN HUNTERS - PROPERTY WITH GREAT POTENTIAL! 168 N Burgess Rd offers a fantastic opportunity for the right buyer! This property sits on a generous lot with excellent potential for a mobile/modular home or new build. This property is a diamond in the rough presenting a golden opportunity to build equity or a cozy dream home in beautiful Brunswick, GA! This prime location is ideal for investors, contractors or buyers with a vision. Perfect for someone ready to roll up their sleeves and create something special. Priced to sell quickly - bring your tools and imagination! Cash offers preferred. Property being sold as-is. Current Home structure is a tear down and not safe to enter.

4. 2025-09-10
   historical
5. 2025-08-25
   listed $25,500
6. 2025-08-24
   listed $25,500 New 718-char remark

   Show marketing remark (718 chars)

   OPPORTUNITY FOR INVESTORS OR BARGAIN HUNTERS - PROPERTY WITH GREAT POTENTIAL! 168 N Burgess Rd offers a fantastic opportunity for the right buyer! This property sits on a generous lot with excellent potential for a mobile/modular home or new build. This property is a diamond in the rough presenting a golden opportunity to build equity or a cozy dream home in beautiful Brunswick, GA! This prime location is ideal for investors, contractors or buyers with a vision. Perfect for someone ready to roll up their sleeves and create something special. Priced to sell quickly - bring your tools and imagination! Cash offers preferred. Property being sold as-is. Current Home structure is a tear down and not safe to enter.

7. 2025-05-31
   historical
8. 2025-05-31
   historical
9. 2025-05-31
   historical
10. 2024-11-23
    listed $45,000
11. 2024-11-23
    listed $45,000
12. 2024-11-23
    listed $45,000 New
13. 2024-10-31
    historical
14. 2024-10-31
    historical
15. 2024-07-13
    price $65,000
16. 2023-10-16
    price $75,000
17. 2023-10-16
    listed $65,000
18. 2023-10-16
    listed $100,000 New

ⓘ 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: $581 · $48/mo
• Projected year-2 tax: $581 · $48/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 2/10 Low FEMA zone X (shaded) · 5% chance over 30 yrs
• 🔥 Wildfire 8/10 Severe
• 🌡 Heat 9/10 Extreme 7 d/yr ≥109°F today · 19 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: $22,501
• − Mortgage interest: −$1,428
• − Property taxes: −$581
• − Insurance: −$128
• − Repairs & maintenance: −$1,800
• − Management: −$1,800
• − Depreciation: −$742
• Taxable income: $16,022
• Est. tax owed @ 24.0%: −$3,845
• After-tax cash flow: $11,617/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 — Sterling

No livability data for this city. (Only ~50 U.S. cities are tracked.)

Census & demographics

• Population (ZIP): 14,921

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: Predominantly White (71%)
• Race & ethnicity: White 71% Black 17% Hispanic / Latino 5% Two or more races 5% Asian 3%
• Hispanic origin (detail): Mexican 3%
• Common ancestry: Slovak 5% Serbian 2% Romanian 2%
• Foreign-born: 6% · Canada, Vietnam
• Languages at home: 93% English-only · Spanish 4% Vietnamese 2%

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: ▼ -102.30%
• Current HPI: 174.4323
• 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

-60.8% since first listed

18 events — show timeline

• 2026-01-21 Pending — GAMLS
• 2026-01-06 Relisted — GAMLS
• 2025-09-11 Pending — GAMLS
• 2025-09-10 Listing Removed — Hive MLS
• 2025-08-25 Listed $25,500 Hive MLS
• 2025-08-24 Listed $25,500 GAMLS
• 2025-05-31 Listing Removed — GAMLS
• 2025-05-31 Listing Removed — Hive MLS
• 2025-05-31 Listing Removed — Hive MLS
• 2024-11-23 Listed $45,000 GAMLS
• 2024-11-23 Listed $45,000 Hive MLS
• 2024-11-23 Listed $45,000 Hive MLS
• 2024-10-31 Listing Removed — GAMLS
• 2024-10-31 Listing Removed — Hive MLS
• 2024-07-13 Price Changed $65,000 GAMLS
• 2023-10-16 Price Changed $75,000 GAMLS
• 2023-10-16 Listed $100,000 GAMLS
• 2023-10-16 Listed $65,000 Hive MLS

Property tax history

+4.1%/yr

Latest (2025): $581 · +16.4% YoY. Source: county tax records.