244 Haisley Run · Guyton, GA 31312

$262,900

3 bd · 2.5 ba · 1,506 sqft · Townhouse · 240 Days on market

Built 2025 Excellent condition 4,356 sqft lot $175/sqft · at area comps Est $271k · at est. $147/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 +13.5/30.0
• ARV discount +8.9/15.0
• Schools +5.1/10.0
• Condition / age +4.8/5.0
• 1% rule +4.5/10.0
• DSCR +4.1/10.0
• Livability +3.5/5.0
• Rent growth +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Ernest Homes new construction townhomes. A three bedroom with two and a half baths. All bedrooms upstairs. 1,506 sq. ft. of heated space with a 1 car garage. * Townhome is completed. Quartz kitchen counter tops with upgraded cabinets and tile backsplash. Stainless appliances. Marble counter tops in the owner's bathroom and 2nd bath. 5.25" baseboards throughout the home. * Spray foam insulation. * Amenities are shared with Belmont Glen * Buyer will be responsible for a $264 per quarter townhome fee to cover lawn maintenance.

Key facts

• Stainless appliances
• Marble counter tops
• Tile backsplash

Tags

• NEW CONSTRUCTION TOWNHOMES
• QUARTZ KITCHEN COUNTER TOPS
• UPGRADED CABINETS
• TILE BACKSPLASH
• STAINLESS APPLIANCES
• MARBLE COUNTER TOPS

What this means for you Summary

Snapshot

• This is a 3-bed/2.5-bath townhouse listed at $263k. Condition is rated excellent.

Deal economics

• At list price, monthly cash flow is $10 ($125/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 $250k (4.9% below list).
• Recommended offer: $231k (12.0% below list) — sets the bar for market timing.
• Cap rate 6.3% vs local median 4.5% 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: 463 active listings in the ZIP; 2 comparable units currently listed for rent nearby; solid renter incomes; 836 units permitted in Effingham County in 2024 (46 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.
• 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 240 days — a 12% lower offer ($231k) is reasonable based on typical stale-listing flexibility.

Recommended offer $231,352 (12.0% below list)

Questions for the listing agent

1. It's been on market 240 days. Have you received any prior offers? Is the seller open to a 12% 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: 0.95% ✗
• Cap rate: 6.34%
• Cash-on-cash: 0.17%
• DSCR: 1.01
• GRM: 8.8

CMA / ARV

• ARV (median comp): $271,076
• List price: $262,900
• Delta: -3.02%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 5 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
231 Haisley Run	0.05mi	3/2.5	1,506 (0%)	22mo	$287,500	$191	79
238 Haisley Run	0.02mi	4/2.5 (+1)	1,694 (+12%)	0mo	$269,000	$159	73
248 Haisley Run	0.01mi	4/2.5 (+1)	1,694 (+12%)	12mo	$303,040	$179	64
247 Haisley Run	0.04mi	4/2.5 (+1)	1,694 (+12%)	14mo	$308,040	$182	61
237 Haisley Run	0.04mi	4/2.5 (+1)	1,694 (+12%)	15mo	$303,000	$179	60

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: -16.0%
• Equity multiple: 0.43×
• Total profit: $-41,810
• Equity at exit: $39,199

10-year hold

• IRR: -7.5%
• Equity multiple: 0.52×
• Total profit: $-35,034
• Equity at exit: $22,731

Cash invested: $73,612 (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: 11 active · 1 under contract
• Months of supply: 66.0 mo (2%/mo absorbed)
• Median asking: $261,900 ($173/sqft)
• Median days on market: 240 d
• This list price: 55% of active listings are priced below it
• ARV vs active asking: +3.9% 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: 463
• Price-to-rent: 8.8×

Monthly cashflow live

• Estimated rent: $2,499 medium
• Mortgage (P&I): −$1,379
• Tax est. 1.5%: −$329 /mo · $3,944/yr
• Insurance: −$110
• HOA: −$147
• Vacancy / Maint / Mgmt: −$525
• Net cashflow: $10

Break-even live

Break-even rent $2,486

Max offer price $262,900

Occupancy floor 95%

Sensitivity live

Price	-10% $192	-5% $101	+0% $10	+5% $-80	+10% $-171
Rent	-10% $-187	-5% $-88	+0% $10	+5% $109	+10% $208
Rate	-1.0pp $143	-0.5pp $77	base $10	+0.5pp $-58	+1.0pp $-127

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: $65,725
• Closing costs: $7,887
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
208 Alyssa Ave Guyton, GA	3.0	2.0	1434	$2,300	$1.60	72d	1	0.13mi
1978 Goshen Rd Rincon, GA	4.0	2.0	1272	$2,295	$1.80	72d	1	1.50mi

Listing history 50 events

1. 2026-08-08
   days on market $262,900 Active 240 DOM
2. 2026-08-07
   days on market $262,900 Active 239 DOM
3. 2026-08-06
   days on market $262,900 Active 238 DOM
4. 2026-08-05
   days on market $262,900 Active 237 DOM
5. 2026-08-04
   days on market $262,900 Active 236 DOM
6. 2026-08-03
   days on market $262,900 Active 235 DOM
7. 2026-07-31
   days on market $262,900 Active 232 DOM
8. 2026-07-30
   days on market $262,900 Active 231 DOM
9. 2026-07-29
   days on market $262,900 Active 230 DOM
10. 2026-07-27
    days on market $262,900 Active 228 DOM
11. 2026-07-25
    pricedays on market $262,900 Active 226 DOM
12. 2026-07-23
    days on market $264,900 Active 224 DOM
13. 2026-07-22
    days on market $264,900 Active 223 DOM
14. 2026-07-21
    days on market $264,900 Active 222 DOM
15. 2026-07-18
    days on market $264,900 Active 219 DOM
16. 2026-07-16
    days on market $264,900 Active 217 DOM
17. 2026-07-16
    days on market $264,900 Active 216 DOM
18. 2026-07-14
    days on market $264,900 Active 215 DOM
19. 2026-07-13
    days on market $264,900 Active 214 DOM
20. 2026-07-12
    days on market $264,900 Active 213 DOM
21. 2026-07-11
    days on market $264,900 Active 212 DOM
22. 2026-07-10
    days on market $264,900 Active 211 DOM
23. 2026-07-09
    days on market $264,900 Active 210 DOM
24. 2026-07-08
    days on market $264,900 Active 209 DOM
25. 2026-07-07
    days on market $264,900 Active 208 DOM
26. 2026-07-06
    days on market $264,900 Active 207 DOM
27. 2026-07-05
    days on market $264,900 Active 206 DOM
28. 2026-07-04
    days on market $264,900 Active 205 DOM
29. 2026-07-03
    days on market $264,900 Active 204 DOM
30. 2026-07-02
    days on market $264,900 Active 203 DOM
31. 2026-07-01
    days on market $264,900 Active 202 DOM
32. 2026-06-30
    days on market $264,900 Active 201 DOM
33. 2026-06-29
    days on market $264,900 Active 200 DOM
34. 2026-06-28
    days on market $264,900 Active 199 DOM
35. 2026-06-28
    days on market $264,900 Active 198 DOM
36. 2026-06-27
    days on market $264,900 Active 197 DOM
37. 2026-06-25
    days on market $264,900 Active 195 DOM
38. 2026-06-23
    days on market $264,900 Active 193 DOM
39. 2026-06-21
    days on market $264,900 Active 192 DOM
40. 2026-06-18
    days on market $264,900 Active 189 DOM
41. 2026-06-17
    days on market $264,900 Active 188 DOM
42. 2026-06-16
    days on market $264,900 Active 187 DOM
43. 2026-06-15
    days on market $264,900 Active 186 DOM
44. 2026-06-14
    days on market $264,900 Active 184 DOM
45. 2026-06-13
    days on market $264,900 Active 183 DOM
46. 2026-06-10
    days on market $264,900 Active 181 DOM
47. 2026-06-09
    days on market $264,900 Active 180 DOM
48. 2026-06-08
    days on market $264,900 Active 179 DOM
49. 2026-06-07
    days on market $264,900 Active 178 DOM
50. 2026-06-05
    days on market $264,900 Active 175 DOM

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

Taxation est. · year 1

• Rental income: $29,989
• − Mortgage interest: −$14,726
• − Property taxes: −$3,944
• − Insurance: −$1,314
• − Repairs & maintenance: −$2,399
• − Management: −$2,399
• − HOA: −$1,764
• − Depreciation: −$7,648
• Taxable loss: −$4,206
• Est. tax savings @ 24.0%: +$1,009
• After-tax cash flow: $1,134/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 · 6 photos

Excellent 95/100 None rehab

This move-in ready townhome is in excellent condition with no visible repairs needed. It offers a spacious layout, luxury finishes, and is located in a desirable neighborhood.

Value-add opportunities

• Both Painting exterior siding and trim — Enhances curb appeal and value ↑
• Both Landscaping front yard — Improves curb appeal and rental appeal ↑
• Both Adding a small front porch — Enhances curb appeal and rental appeal ↑

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%
• Common ancestry: Slovak 2% Italian 2% Lithuanian 1%
• Foreign-born: 3% · Canada
• 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

Price history

-3.9% since first listed

3 events — show timeline

• 2026-03-10 Price Changed $269,900 Hive MLS
• 2026-02-09 Price Changed $275,900 Hive MLS
• 2025-08-28 Listed $280,900 Hive MLS