276 Caribbean Village Dr · Port Wentworth, GA 31312

$336,000

4 bd · 2.5 ba · 2,161 sqft · SingleFamily public records · 63 Days on market

Built 2022 Good condition 8,712 sqft lot $155/sqft · at area comps Est $349k · at est. $58/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 +9.2/15.0
• Schools +4.3/10.0
• Condition / age +4.0/5.0
• 1% rule +3.4/10.0
• Livability +3.4/5.0
• DSCR +3.1/10.0
• Rent growth +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

**Relocation** The seller is offering $5,000 in closing costs for the buyer. This beautifully appointed 4-bedroom, 2.5-bath residence is nestled in a desirable community within the highly sought-after South Effingham School District. This home offers a blend of comfort, convenience, and community amenities. Spacious Bedrooms: Four generously sized bedrooms located upstairs provide ample space for rest and relaxation. Modern Bathrooms: Enjoy two full baths upstairs, featuring contemporary fixtures and finishes, plus a convenient half bath on the main level for guests. A versatile flex space upstairs can be used as a home office, playroom, or additional living area to suit your lifestyle. The upstairs laundry room makes chores a breeze, keeping everything close at hand. A spacious garage offers plenty of room for vehicles and additional storage. Dive into summer fun at the community pool, perfect for cooling off on hot days. Stay active with access to a well-equipped fitness center. Enjoy friendly matches or practice your serve at the community tennis courts. This home is not just a place to live; it's a lifestyle.

Key facts

• Fitness center
• Community pool
• Flex space

Tags

• FLEX SPACE
• UPSTAIRS LAUNDRY ROOM
• COMMUNITY POOL
• FITNESS CENTER
• PLAYGROUND
• COMMUNITY TENNIS COURTS

What this means for you Summary

Snapshot

• This is a 4-bed/2.5-bath single-family listed at $336k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $-155 ($-2k/yr) — negative.
• To cash-flow at today's rent, offer at most $309k (8.1% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $281k (16.5% below list).
• Recommended offer: $281k (16.5% below list) — sets the bar for 1% rule.
• Cap rate 5.7% 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; 8 comparable units currently listed for rent nearby; rentals leasing fast (median 14d on market — plan ~1-2 weeks tenant-placement turnaround); solid renter incomes; 836 units permitted in Effingham County in 2024 (46 in 5+ unit buildings).
• This rent runs 33% 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 $2k of loan paydown is wiped out by about $10k 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 63 days — a 6% lower offer ($316k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 4y 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.

Recommended offer $280,722 (16.5% 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 63 days. Have you received any prior offers? Is the seller open to a 16% 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. 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?
7. 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?
8. 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.
9. 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.
10. 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: 5.74%
• Cash-on-cash: -1.97%
• DSCR: 0.91
• GRM: 10.0

CMA / ARV

• ARV (median comp): $349,062
• List price: $336,000
• Delta: -3.74%
• 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
265 Caribbean Village Dr	0.05mi	4/2.5	2,193 (+2%)	4mo	$339,900	$155	92
124 Tobago Cir	0.28mi	4/2.5	2,193 (+2%)	11mo	$349,900	$160	75
202 Caribbean Village Dr	0.39mi	4/2.5	2,235 (+3%)	9mo	$335,000	$150	69
106 Aruba Rd	0.07mi	4/2.5	2,427 (+12%)	10mo	$360,000	$148	68
144 Tobago Cir	0.21mi	5/3.0 (+1)	2,362 (+9%)	6mo	$369,400	$156	63
125 Butternut Ct	0.56mi	4/2.5	2,235 (+3%)	9mo	$339,000	$152	61
202 Bellflower Cir	0.58mi	4/2.5	2,265 (+5%)	13mo	$283,500	$125	54
108 Butternut Blvd	0.45mi	5/3.0 (+1)	2,421 (+12%)	3mo	$300,000	$124	49
214 Bellflower Cir	0.60mi	4/2.5	2,340 (+8%)	17mo	$345,000	$147	45
103 Tupelo Trl	0.71mi	4/2.5	2,338 (+8%)	13mo	$321,000	$137	43
104 Tupelo Trl	0.67mi	4/2.5	2,382 (+10%)	12mo	$299,000	$126	42
107 Butternut Blvd	0.48mi	5/3.0 (+1)	2,440 (+13%)	12mo	$370,000	$152	39

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: $-64,220
• Equity at exit: $50,099

10-year hold

• IRR: -12.2%
• Equity multiple: 0.27×
• Total profit: $-68,304
• Equity at exit: $29,051

Cash invested: $94,080 (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: 10.0×

Monthly cashflow live

• Estimated rent: $2,807 high
• Mortgage (P&I): −$1,762
• Tax from tax record: −$412 /mo · $4,948/yr
• Insurance: −$140
• HOA: −$58
• Vacancy / Maint / Mgmt: −$590
• Net cashflow: $-155

Break-even live

Break-even rent $3,003

Max offer price $308,688

Occupancy floor —

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: $84,000
• Closing costs: $10,080
• Reserves months: —
• Total cash needed: —

Rent comps 8 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
105 Creekside Blvd Guyton, GA	3.0–4.0	2.0–2.5	1698	$2,955	$1.74	13d	15	0.92mi
257 Brookline Dr Savannah, GA	5.0	3.0	2956	$2,500	$0.85	13d	1	1.19mi
30 Ashmont St Savannah, GA	4.0	2.5	2005	$2,800	$1.40	13d	1	1.22mi
33 Ashmont St Savannah, GA	4.0	2.5	2004	$2,450	$1.22	21d	1	1.23mi
109 Fenway St Savannah, GA	4.0	2.0	2005	$2,450	$1.22	21d	1	1.25mi
116 Peabody St Savannah, GA	4.0	2.5	2005	$2,500	$1.25	13d	1	1.26mi
134 Brookline Dr Savannah, GA	4.0	2.5	2466	$2,600	$1.05	13d	1	1.34mi
135 Sams Dr Guyton, GA	5.0	3.0	2738	$2,800	$1.02	21d	1	1.40mi

HOA detail

• Monthly dues: $58 · $696/yr
• Likely covers: poolgym

Listing history 23 events

1. 2026-06-18
   days on market $336,000 Active 63 DOM
2. 2026-06-17
   days on market $336,000 Active 62 DOM
3. 2026-06-16
   days on market $336,000 Active 61 DOM
4. 2026-06-15
   days on market $336,000 Active 60 DOM
5. 2026-06-14
   days on market $336,000 Active 58 DOM
6. 2026-06-13
   days on market $336,000 Active 57 DOM
7. 2026-06-10
   days on market $336,000 Active 55 DOM
8. 2026-06-09
   days on market $336,000 Active 54 DOM
9. 2026-06-08
   days on market $336,000 Active 53 DOM
10. 2026-06-07
    days on market $336,000 Active 52 DOM
11. 2026-06-05
    days on market $336,000 Active 49 DOM
12. 2026-06-03
    days on market $336,000 Active 48 DOM
13. 2026-06-02
    days on market $336,000 Active 47 DOM
14. 2026-06-01
    days on market $336,000 Active 46 DOM
15. 2026-05-31
    days on market $336,000 Active 45 DOM
16. 2026-05-30
    days on market $336,000 Active 44 DOM
17. 2026-04-16
    listed $336,000 New 1132-char remark

    Show marketing remark (1137 chars)

    * * Relocation * * The seller is offering $5,000 in closing costs to the buyer. This beautifully appointed 4-bedroom, 2.5-bath residence is nestled in a desirable community within the highly sought-after South Effingham School District. This home offers a blend of comfort, convenience, and community amenities. Spacious Bedrooms: Four generously sized bedrooms located upstairs provide ample space for rest and relaxation. Modern Bathrooms: Enjoy two full baths upstairs, featuring contemporary fixtures and finishes, plus a convenient half bath on the main level for guests. A versatile flex space upstairs can be used as a home office, playroom, or additional living area to suit your lifestyle. The upstairs laundry room makes chores a breeze, keeping everything close at hand. A spacious garage offers plenty of room for vehicles and additional storage. Dive into summer fun at the community pool, perfect for cooling off on hot days. Stay active with access to a well-equipped fitness center. Enjoy friendly matches or practice your serve at the community tennis courts. This home is not just a place to live; it's a lifestyle.

18. 2026-04-16
    listed $336,000 Active 1137-char remark

    Show marketing remark (1137 chars)

    * * Relocation * * The seller is offering $5,000 in closing costs to the buyer. This beautifully appointed 4-bedroom, 2.5-bath residence is nestled in a desirable community within the highly sought-after South Effingham School District. This home offers a blend of comfort, convenience, and community amenities. Spacious Bedrooms: Four generously sized bedrooms located upstairs provide ample space for rest and relaxation. Modern Bathrooms: Enjoy two full baths upstairs, featuring contemporary fixtures and finishes, plus a convenient half bath on the main level for guests. A versatile flex space upstairs can be used as a home office, playroom, or additional living area to suit your lifestyle. The upstairs laundry room makes chores a breeze, keeping everything close at hand. A spacious garage offers plenty of room for vehicles and additional storage. Dive into summer fun at the community pool, perfect for cooling off on hot days. Stay active with access to a well-equipped fitness center. Enjoy friendly matches or practice your serve at the community tennis courts. This home is not just a place to live; it's a lifestyle.

19. 2026-03-04
    historical
20. 2025-07-28
    listed $348,900 Active
21. 2022-08-30
    soldstatus $335,000
22. 2022-04-20
    listed $334,990
23. 2022-04-20
    listed $334,990

ⓘ 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: $4,948 · $412/mo
• Projected year-2 tax: $4,948 · $412/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Taxation est. · year 1

• Rental income: $33,687
• − Mortgage interest: −$18,821
• − Property taxes: −$4,948
• − Insurance: −$1,680
• − Repairs & maintenance: −$2,695
• − Management: −$2,695
• − HOA: −$696
• − Depreciation: −$9,775
• Taxable loss: −$7,622
• Est. tax savings @ 24.0%: +$1,829
• After-tax cash flow: $-26/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 Cosmetic rehab

This home is in good condition with a good condition score of 80. It has a cosmetic rehab level and is move-in ready with minimal repairs needed. The highest-ROI updates to increase its value include painting, landscaping, upgrading appliances, and adding smart home features.

Value-add opportunities

• Both Painting the exterior and interior walls — Fresh paint can enhance curb appeal and interior aesthetics.
• Both Landscaping improvements — Enhanced landscaping can improve curb appeal and attract potential buyers/tenants.
• Resale Upgrading the kitchen appliances — Modern appliances can attract more buyers and increase the home's value.
• Both Adding smart home features — Smart home features can increase the home's appeal and value, both for resale and rental.

Renovation cost estimate screening

Value-add ROI direction

• Both Painting the exterior and interior walls — Fresh paint can enhance curb appeal and interior aesthetics. ↑
• Both Landscaping improvements — Enhanced landscaping can improve curb appeal and attract potential buyers/tenants. ↑
• Resale Upgrading the kitchen appliances — Modern appliances can attract more buyers and increase the home's value. ↑
• Both Adding smart home features — Smart home features can increase the home's appeal and value, both for resale and rental. ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

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

+0.3% since first listed

7 events — show timeline

• 2026-04-16 Listed $336,000 Hive MLS
• 2026-04-16 Listed $336,000 GAMLS
• 2026-03-04 Listing Removed — Hive MLS
• 2025-07-28 Listed $348,900 Hive MLS
• 2022-08-30 Sold (MLS) $335,000 Hive MLS
• 2022-04-20 Listed $334,990 Hive MLS
• 2022-04-20 Listed $334,990 Hive MLS

Property tax history

+179.5%/yr

Latest (2025): $4,948 · +5.3% YoY. Source: county tax records.