117 Juniper Dr · Guyton, GA 31312

$384,880

5 bd · 3.0 ba · 2,016 sqft · SingleFamily · 155 Days on market

Built 2026 Good condition 6,534 sqft lot 2-car garage $71/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 +10.8/30.0
• ARV discount +7.5/15.0
• Schools +4.7/10.0
• Condition / age +4.0/5.0
• Livability +3.5/5.0
• 1% rule +3.4/10.0
• DSCR +3.1/10.0
• Rent growth +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome to the Lakeside floor plan in Laurel Grove by D. R. Horton-a beautifully designed 5-bedroom, 3-bath home with 2,016 square feet of modern living space. This move-in-ready home offers a bright, open-concept layout perfect for both everyday living and entertaining. The spacious kitchen features modern appliances, abundant cabinet space, and a large island that overlooks the living and dining areas, creating a seamless flow throughout the main level. A main-floor bedroom and full bathroom provide the ideal setup for guests, multi-generational living, or a private home office. Upstairs, you'll find additional generously sized bedrooms along with a spacious primary suite complete with a walk-in closet and en-suite bath. Located in the desirable Laurel Grove community, this home offers convenient access to shopping, dining, and everyday essentials, making it an excellent choice for comfort and convenience. Don't miss your opportunity to own this spacious and functional home in Laurel Grove-schedule your tour today!

Key facts

• 6,534 sq ft lot
• 2 garage spots
• Built 2026

🏗️ New construction. The $384,880 list price is a builder figure, so every metric below is computed on the value from comparable previous sales — $391,580.

What this means for you Summary

Snapshot

• This is a 5-bed/3.0-bath single-family listed at $385k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $-179 ($-2k/yr) — negative.
• To cash-flow at today's rent, offer at most $366k (5.0% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $329k (14.5% below list).
• Recommended offer: $329k (14.5% below list) — sets the bar for 1% rule.
• Cap rate 5.7% vs local median 4.7% in Guyton — meaningfully above typical; check what's discounted (condition, days-on-market, listing class) to confirm the premium yield is real.

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: Marlow Elementary School (math 63% / reading 50%, grade C+, #159 of 1,228 statewide, top 13%, 775 students, 31% 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 31% FRL track the district average.
• Market conditions: 549 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).
• This rent runs 39% of the median local income ($102k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $3k of loan paydown is wiped out by about $12k 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 155 days — a 12% lower offer ($339k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $28k (7%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Recommended offer $328,929 (14.5% 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 155 days. Have you received any prior offers? Is the seller open to a 15% concession, seller financing, or rate buy-down credit?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. 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.
8. 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.
9. 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: 0.84% ✗
• Cap rate: 5.75%
• Cash-on-cash: -1.95%
• DSCR: 0.91
• GRM: 9.9

CMA / ARV

• ARV (median comp): $391,580
• List price: $384,880
• Delta: -1.71%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
157 Buckeye Rd	0.07mi	5/3.0	2,016 (0%)	7mo	$420,490	$209	91
101 Sumter St	0.04mi	4/2.5 (-1)	2,203 (+9%)	2mo	$389,250	$177	74
119 Grove Dr	0.10mi	4/2.5 (-1)	2,203 (+9%)	2mo	$410,165	$186	71
157 Old Lake Rd	0.26mi	4/2.0 (-1)	2,004 (-1%)	9mo	$459,900	$229	70
121 Juniper Dr	0.00mi	4/2.0 (-1)	1,774 (-12%)	3mo	$392,440	$221	68
114 Juniper Dr	0.05mi	4/2.0 (-1)	1,774 (-12%)	1mo	$374,250	$211	68
104 Buckeye Rd	0.08mi	4/2.0 (-1)	1,774 (-12%)	0mo	$364,000	$205	67
107 Sumter St	0.06mi	4/2.0 (-1)	1,774 (-12%)	3mo	$390,640	$220	66
142 Buckeye Rd	0.11mi	4/2.0 (-1)	1,774 (-12%)	6mo	$375,000	$211	61
140 Whirlwind Way	0.49mi	4/2.0 (-1)	1,734 (-14%)	8mo	$302,900	$175	38
125 Sabel Ct	0.73mi	4/2.0 (-1)	1,774 (-12%)	1mo	$350,250	$197	36
119 Sabel Ct	0.72mi	4/2.0 (-1)	1,774 (-12%)	4mo	$358,990	$202	34

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: -19.5%
• Equity multiple: 0.32×
• Total profit: $-74,734
• Equity at exit: $58,386

10-year hold

• IRR: -12.2%
• Equity multiple: 0.28×
• Total profit: $-79,344
• Equity at exit: $33,857

Cash invested: $109,642 (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: 26 active · 25 under contract
• Months of supply: 9.8 mo (10%/mo absorbed)
• Median asking: $387,245 ($183/sqft)
• Median days on market: 72 d
• This list price: 46% of active listings are priced below it
• ARV vs active asking: +6.4% 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: 549
• Price-to-rent: 9.8×

Monthly cashflow live

• Estimated rent: $3,289 medium
• Mortgage (P&I): −$2,053
• Tax est. 1.5%: −$489 /mo · $5,874/yr
• Insurance: −$163
• HOA: −$71
• Vacancy / Maint / Mgmt: −$691
• Net cashflow: $-179

Break-even live

Break-even rent $3,515

Max offer price $365,739

Occupancy floor —

Sensitivity live

Price	-10% $92	-5% $-43	+0% $-179	+5% $-314	+10% $-449
Rent	-10% $-438	-5% $-309	+0% $-179	+5% $-49	+10% $81
Rate	-1.0pp $19	-0.5pp $-79	base $-179	+0.5pp $-280	+1.0pp $-383

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: $97,895
• Closing costs: $11,747
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
829 Nease Rd Guyton, GA	5.0	3.5	2771	$2,990	$1.08	6d	1	1.33mi
604 Majestic Dr Guyton, GA	5.0	2.5	2936	$3,000	$1.02	119d	1	1.42mi

Property features AI

Finance

• HOA & community: Homeowners association with an annual fee of $850

Exterior

• Parking: Attached 2-car garage
• Utilities: Public waterPublic sewerUnderground utilities
• Home design: Single-family residenceNew constructionSingle-story
• Construction: Concrete construction
• Exterior features: Park nearby (community feature)Underground utilities

Interior

• Bathrooms: 2 full bathrooms and 1 half bathroom
• Heating & cooling: Central electric heatingCentral electric cooling
• Interior features: Electric water heater
• Laundry & utility: Washer hookup on upper levelAdditional unspecified laundry connection

Listing history 50 events

1. 2026-09-24
   days on market $384,880 Active 155 DOM
2. 2026-09-23
   days on market $384,880 Active 154 DOM
3. 2026-09-22
   days on market $384,880 Active 153 DOM
4. 2026-09-21
   days on market $384,880 Active 152 DOM
5. 2026-09-20
   days on market $384,880 Active 151 DOM
6. 2026-09-18
   days on market $384,880 Active 149 DOM
7. 2026-09-17
   days on market $384,880 Active 148 DOM
8. 2026-09-16
   days on market $384,880 Active 147 DOM
9. 2026-09-15
   days on market $384,880 Active 146 DOM
10. 2026-09-14
    days on market $384,880 Active 145 DOM
11. 2026-09-14
    price $384,880 Active 144 DOM
12. 2026-09-13
    days on market $399,990 Active 144 DOM
13. 2026-09-12
    days on market $399,990 Active 143 DOM
14. 2026-09-11
    remarks 693-char remark
15. 2026-09-11
    days on market $399,990 Active 142 DOM
16. 2026-09-05
    days on market $399,990 Active 136 DOM
17. 2026-09-04
    days on market $399,990 Active 135 DOM
18. 2026-09-03
    days on market $399,990 Active 134 DOM
19. 2026-08-31
    days on market $399,990 Active 131 DOM
20. 2026-08-30
    days on market $399,990 Active 130 DOM
21. 2026-08-29
    days on market $399,990 Active 129 DOM
22. 2026-08-28
    days on market $399,990 Active 128 DOM
23. 2026-08-27
    days on market $399,990 Active 127 DOM
24. 2026-08-26
    days on market $399,990 Active 126 DOM
25. 2026-08-25
    price $399,990 Active 125 DOM
26. 2026-08-25
    days on market $399,250 Active 125 DOM
27. 2026-08-24
    days on market $399,250 Active 124 DOM
28. 2026-08-23
    days on market $399,250 Active 123 DOM
29. 2026-08-22
    days on market $399,250 Active 122 DOM
30. 2026-08-21
    days on market $399,250 Active 121 DOM
31. 2026-08-20
    days on market $399,250 Active 120 DOM
32. 2026-08-19
    days on market $399,250 Active 119 DOM
33. 2026-08-18
    days on market $399,250 Active 118 DOM
34. 2026-08-17
    days on market $399,250 Active 117 DOM
35. 2026-08-16
    days on market $399,250 Active 116 DOM
36. 2026-08-15
    days on market $399,250 Active 115 DOM
37. 2026-08-14
    days on market $399,250 Active 114 DOM
38. 2026-08-13
    days on market $399,250 Active 113 DOM
39. 2026-08-12
    days on market $399,250 Active 112 DOM
40. 2026-08-12
    price $399,250 Active 111 DOM
41. 2026-08-11
    days on market $406,250 Active 111 DOM
42. 2026-08-10
    days on market $406,250 Active 110 DOM
43. 2026-08-09
    days on market $406,250 Active 109 DOM
44. 2026-08-08
    days on market $406,250 Active 108 DOM
45. 2026-08-07
    days on market $406,250 Active 107 DOM
46. 2026-08-06
    days on market $406,250 Active 106 DOM
47. 2026-08-05
    days on market $406,250 Active 105 DOM
48. 2026-08-04
    days on market $406,250 Active 104 DOM
49. 2026-08-03
    days on market $406,250 Active 103 DOM
50. 2026-07-31
    days on market $406,250 Active 100 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: $39,471
• − Mortgage interest: −$21,935
• − Property taxes: −$5,874
• − Insurance: −$1,958
• − Repairs & maintenance: −$3,158
• − Management: −$3,158
• − HOA: −$852
• − Depreciation: −$11,391
• Taxable loss: −$8,854
• Est. tax savings @ 24.0%: +$2,125
• After-tax cash flow: $-18/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 · 12 photos

Good 80/100 None rehab

This home is in excellent condition with a good condition score of 80. It is move-in ready with minimal repairs and maintenance needed. The highest-ROI updates would be painting the exterior, landscaping, and updating the kitchen and bathrooms.

Value-add opportunities

• Both Painting exterior — Enhances curb appeal and value ↑
• Both Landscaping — Improves curb appeal and rental value ↑
• Both New flooring in bathrooms — Enhances aesthetics and value ↑
• Both New kitchen appliances — Modernizes the space and adds value ↑

F Composite school gradezoned avg 47/100

Zoned Schools

Elementary Marlow Elementary School C+ GA #159/1,228 Nat'l #9,263/41,679 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

Property features AI

Finance

• HOA & community: Homeowners association with an annual fee of $850

Exterior

• Parking: Attached 2-car garage
• Utilities: Public waterPublic sewerUnderground utilities
• Home design: Single-family residenceNew constructionSingle-story
• Construction: Concrete construction
• Exterior features: Park nearby (community feature)Underground utilities

Interior

• Bathrooms: 2 full bathrooms and 1 half bathroom
• Heating & cooling: Central electric heatingCentral electric cooling
• Interior features: Electric water heater
• Laundry & utility: Washer hookup on upper levelAdditional unspecified laundry connection

Price history

+0.0% since first listed

2 events — show timeline

• 2026-04-22 Listed $413,315 Hive MLS
• 2026-04-10 Listed $413,315 Zillow