110 Flat Creek Ln · Port Wentworth, GA 31312

$309,999

3 bd · 2.0 ba · 1,551 sqft · SingleFamily public records · 22 Days on market

Built 2009 6,970 sqft lot Est $326k · at est. $60/mo HOA · 2% of rent

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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 +9.7/15.0
• Schools +4.3/10.0
• DSCR +3.7/10.0
• Livability +3.4/5.0
• 1% rule +3.1/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Adorable 3 bedroom, 2 bath single-story, brick-front home located in the ever-popular Belmont Glen community! Step inside to find beautiful laminate wood flooring and a wide-open great room with soaring ceilings. This home features both a formal dining room AND eat-in kitchen with tons of natural lighting. The master suite features a trey ceiling, large walk-in closet, and ensuite with double vanities, separate shower, and jacuzzi soaking tub. Brand new carpet throughout! Huge fenced-in backyard, perfect for entertaining and enjoying the outdoors. Community amenities include pool, club house, tennis courts, fitness center, playgrounds, and stocked fishing ponds. Convenient location with easy access to Savannah, Pooler, the airport, Gulfstream and more! Award winning South Effingham School District!

Key facts

• Natural light
• Roof replaced
• Open-concept layout

Tags

• ROOF REPLACED
• FULLY FENCED BACKYARD
• RESORT-STYLE AMENITIES
• OPEN-CONCEPT LAYOUT
• NATURAL LIGHT

Property features AI

Finance

• Other: PD zoning
• HOA & community: Homeowners association with quarterly fee; Quarterly HOA fee ($179); Community clubhouse, pool, fitness center, playground, tennis courts, sidewalks, and street lights

Exterior

• Parking: Attached garage
• Utilities: Public water; Public sewer; Underground utilities
• Home design: Single-family residence; One-story
• Construction: Brick construction
• Exterior features: Wood fencing / fenced yard; Cul-de-sac lot

Interior

• Bathrooms: 2 full bathrooms
• Heating & cooling: Central electric heating; Central electric cooling
• Interior features: Electric water heater
• Laundry & utility: Dedicated laundry room

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $310k.

Deal economics

• At list price, monthly cash flow is $-44 ($-526/yr) — negative.
• To cash-flow at today's rent, offer at most $302k (2.5% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $250k (19.4% below list).
• Recommended offer: $250k (19.4% below list) — sets the bar for 1% rule.
• Cap rate 6.1% vs local median 4.1% in Port Wentworth — 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 67/100 on livability (#173 in GA) — a middle-class / working-renter tenant base. Strengths: housing A+, cost of living A, crime A-; Watch: schools F, amenities F, commute 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.
• Market conditions: 399 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 $9k 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 22 days — a 2% lower offer ($305k) is reasonable based on typical stale-listing flexibility.
• 8 sale attempts since 18y 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.
• Current owner paid $235k; 32% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 97% chance of damaging wind over 30y; moderate wildfire risk; extreme-heat days projected 7→17/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $249,833 (19.4% 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. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
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: 0.81% ✗
• Cap rate: 6.12%
• Cash-on-cash: -0.61%
• DSCR: 0.97
• GRM: 10.3

CMA / ARV

• ARV (on-the-fly): $325,710
• Comps found: 2

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
205 Haisley Run	0.51mi	3/2.0	1,544 (-0%)	19mo	$325,000	$210	60
120 Red Maple Ln	0.39mi	3/2.0	1,682 (+8%)	19mo	$330,000	$196	52

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: -17.3%
• Equity multiple: 0.39×
• Total profit: $-53,064
• Equity at exit: $46,222

10-year hold

• IRR: -9.3%
• Equity multiple: 0.42×
• Total profit: $-49,960
• Equity at exit: $26,803

Cash invested: $86,800 (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 31312

• Home prices YoY: -26.6%
• Active inventory: 399
• Price-to-rent: 10.3×

Monthly cashflow live

• Estimated rent: $2,498 medium
• Mortgage (P&I): −$1,626
• Tax from tax record: −$203 /mo · $2,432/yr
• Insurance: −$129
• HOA: −$60
• Vacancy / Maint / Mgmt: −$525
• Net cashflow: $-44

Break-even live

Break-even rent $2,554

Max offer price $302,256

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: $77,500
• Closing costs: $9,300
• 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	23d	1	0.55mi
1978 Goshen Rd Rincon, GA	4.0	2.0	1272	$2,295	$1.80	23d	1	0.87mi

HOA detail

• Monthly dues: $60 · $720/yr
• Likely covers: landscapingpoolgym

Listing history 33 events

1. 2026-06-18
   days on market $309,999 Active 22 DOM
2. 2026-06-17
   days on market $309,999 Active 21 DOM
3. 2026-06-16
   days on market $309,999 Active 20 DOM
4. 2026-06-15
   days on market $309,999 Active 19 DOM
5. 2026-06-14
   days on market $309,999 Active 17 DOM
6. 2026-06-13
   days on market $309,999 Active 16 DOM
7. 2026-06-10
   days on market $309,999 Active 14 DOM
8. 2026-06-09
   days on market $309,999 Active 13 DOM
9. 2026-06-08
   days on market $309,999 Active 12 DOM
10. 2026-06-07
    days on market $309,999 Active 11 DOM
11. 2026-06-05
    days on market $309,999 Active 8 DOM
12. 2026-06-03
    days on market $309,999 Active 7 DOM
13. 2026-06-02
    days on market $309,999 Active 6 DOM
14. 2026-06-01
    days on market $309,999 Active 5 DOM
15. 2026-05-31
    days on market $309,999 Active 4 DOM
16. 2026-05-30
    days on market $309,999 Active 3 DOM
17. 2026-05-27
    listed $309,999 Active
18. 2021-09-16
    soldstatus $235,000
19. 2021-09-15
    soldstatus $235,000 809-char remark

    Show marketing remark (809 chars)

    Adorable 3 bedroom, 2 bath single-story, brick-front home located in the ever-popular Belmont Glen community! Step inside to find beautiful laminate wood flooring and a wide-open great room with soaring ceilings. This home features both a formal dining room AND eat-in kitchen with tons of natural lighting. The master suite features a trey ceiling, large walk-in closet, and ensuite with double vanities, separate shower, and jacuzzi soaking tub. Brand new carpet throughout! Huge fenced-in backyard, perfect for entertaining and enjoying the outdoors. Community amenities include pool, club house, tennis courts, fitness center, playgrounds, and stocked fishing ponds. Convenient location with easy access to Savannah, Pooler, the airport, Gulfstream and more! Award winning South Effingham School District!

20. 2021-08-13
    listed $230,000 809-char remark

    Show marketing remark (809 chars)

    Adorable 3 bedroom, 2 bath single-story, brick-front home located in the ever-popular Belmont Glen community! Step inside to find beautiful laminate wood flooring and a wide-open great room with soaring ceilings. This home features both a formal dining room AND eat-in kitchen with tons of natural lighting. The master suite features a trey ceiling, large walk-in closet, and ensuite with double vanities, separate shower, and jacuzzi soaking tub. Brand new carpet throughout! Huge fenced-in backyard, perfect for entertaining and enjoying the outdoors. Community amenities include pool, club house, tennis courts, fitness center, playgrounds, and stocked fishing ponds. Convenient location with easy access to Savannah, Pooler, the airport, Gulfstream and more! Award winning South Effingham School District!

21. 2019-01-30
    historical
22. 2018-06-18
    listed $174,900
23. 2018-06-07
    soldstatus $174,900
24. 2018-05-29
    price $174,900
25. 2018-04-21
    listed $174,900
26. 2016-03-07
    historical
27. 2016-03-07
    historical
28. 2016-02-25
    listed $169,900
29. 2016-02-25
    listed $169,900
30. 2011-03-19
    historical
31. 2010-11-10
    listed $174,375
32. 2010-11-04
    historical
33. 2008-09-26
    listed $184,490

ⓘ 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: $2,432 · $203/mo
• Projected year-2 tax: $2,852 · $238/mo
• Expected delta: +$420/yr (+$35/mo · 17.3%)

ⓘ 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 5/10 Major
• 🌡 Heat 9/10 Extreme 7 d/yr ≥109°F today · 17 d/yr by 30 yrs out
• 💨 Wind 8/10 Severe 97% 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: $29,980
• − Mortgage interest: −$17,365
• − Property taxes: −$2,432
• − Insurance: −$1,550
• − Repairs & maintenance: −$2,398
• − Management: −$2,398
• − HOA: −$720
• − Depreciation: −$9,018
• Taxable loss: −$5,902
• Est. tax savings @ 24.0%: +$1,416
• After-tax cash flow: $890/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: 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

Livability — Port Wentworth

• Score: 67/100
• State rank: #173
• US rank: #10910

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Effingham County · 68,439 people
• City population: 24,893
• Metro: Savannah, GA
• Population (ZIP): 25,991
• Household income: $101,750
• Rent vs Own: 12.2% rent · 87.8% own
• Severe rent burden: 97.0

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%

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%

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

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

+68.0% since first listed

17 events — show timeline

• 2026-05-27 Listed $309,999 Hive MLS
• 2021-09-16 Sold (Public Records) $235,000 Public Records
• 2021-09-15 Sold (MLS) $235,000 Hive MLS
• 2021-08-13 Listed $230,000 Hive MLS
• 2019-01-30 Listing Removed — Hive MLS
• 2018-06-18 Listed $174,900 Hive MLS
• 2018-06-07 Sold (MLS) $174,900 Hive MLS
• 2018-05-29 Price Changed $174,900 Hive MLS
• 2018-04-21 Listed $174,900 Hive MLS
• 2016-03-07 Listing Removed — Hive MLS
• 2016-03-07 Listing Removed — Hive MLS
• 2016-02-25 Listed $169,900 Hive MLS
• 2016-02-25 Listed $169,900 Hive MLS
• 2011-03-19 Listing Removed — Hive MLS
• 2010-11-10 Listed $174,375 Hive MLS
• 2010-11-04 Listing Removed — Hive MLS
• 2008-09-26 Listed $184,490 Hive MLS

Property tax history

+1.7%/yr

Latest (2025): $2,432 · +10.7% YoY. Source: county tax records.