1203 M St · Brunswick, GA 31520

$62,500

3 bd · 2.0 ba · 1,144 sqft · SingleFamily public records · 17 Days on market

Built 1900 5,227 sqft lot $55/sqft · 36% below area Est $98k · 36% under

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Why this score? — see what drove the B+ 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 +30.0/30.0
• ARV discount +15.0/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Rent growth +3.8/5.0
• Schools +3.4/10.0
• Livability +3.0/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Great investment property. This home has been rented out for the last 15 years, same tenant for the last 7 years. Tenant has never been late; tenant pays for water/sewer and electricity. Rent is $995 a month. House is located . 9 miles from Downtown Brunswick area, which offers a wide variety of shops and restaurants. Currently under lease with tenant in place. Owner is a licensed realtor in the state of Georgia.

Key facts

• New plumbing
• New panel box
• 5,227 sq ft lot

Tags

• NEW PLUMBING
• UPDATED ELECTRICAL WORK
• NEW PANEL BOX

Property features AI

Finance

• HOA & community: Sidewalks in the community

Exterior

• Utilities: Public water
• Home design: Single-family property
• Construction: Metal roof
• Exterior features: Front porch; Screened porch; Full block fencing; Asphalt road access; Property has a view

Interior

• Flooring: Tile
• Bathrooms: 2 full bathrooms
• Heating & cooling: Heating included; Cooling included
• Interior features: Tile flooring

🏷️ Possibly a rental listed for sale. The $62,500 price doesn't fit this home's estimated sale value (~$97,590) and the remarks read like a rental — treat the cards below with caution.

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $62k.

Deal economics

• At list price, monthly cash flow is $954 ($11k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $62k).
• Recommended offer: $62k (1.5% below list) — sets the bar for market timing.
• Cap rate 24.6% vs local median 4.1% in Brunswick — 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 59/100 on livability (#401 in GA) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, housing B+; Watch: crime D, schools D-, amenities F.
• 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: Rents rising fast (+5.1%/yr); 183 active listings in the ZIP; 11 comparable units currently listed for rent nearby; rentals lingering (median 45d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 73% of comp listings sitting > 30 days — soft ceiling on asking rent; lower-income renter base — watch delinquency; 734 units permitted in Glynn County in 2024 (136 in 5+ unit buildings).
• At $1,672/mo this rent would consume 50% of the median local household income ($40k/yr) (locally 1406% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $432 of loan paydown is wiped out by about $2k 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 + 5.1% rent growth), your $18k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• It's been on market 17 days — a 2% lower offer ($62k) is reasonable based on typical stale-listing flexibility.
• 7 sale attempts since 5y 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

• Watch-outs: built in 1900 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major flood risk; severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 7→20/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $61,562 (1.5% below list)

Questions for the listing agent

1. Built in 1900 — 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. Schools are D-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
4. Crime grade is D in this area — have there been break-ins, vandalism, or insurance claims at this property in the last 3 years? What carrier currently insures it and at what premium?
5. 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.
6. 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.
7. 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: 2.67% ✓
• Cap rate: 24.61%
• Cash-on-cash: 65.41%
• DSCR: 3.91
• GRM: 3.1

CMA / ARV

• ARV (median comp): $97,590
• List price: $62,500
• Delta: -35.96%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1203 M St	0.00mi	3/2.0	1,144 (0%)	0mo	$55,000	$48	100
2308 Albany St	0.05mi	2/1.0 (-1)	1,140 (-0%)	7mo	$95,000	$83	82
2611 Albany St	0.32mi	3/2.0	1,142 (-0%)	7mo	$110,000	$96	79
2501 Wolfe St	0.19mi	3/2.0	1,184 (+4%)	14mo	$100,000	$84	74
2219 Reynolds St	0.27mi	4/1.0 (+1)	1,104 (-4%)	8mo	$72,500	$66	66
2229 Reynolds St	0.26mi	2/1.0 (-1)	1,053 (-8%)	5mo	$135,000	$128	62
2606 Johnston St	0.48mi	2/1.0 (-1)	1,148 (+0%)	15mo	$159,000	$139	56
2626 Gordon St	0.47mi	3/1.0	1,276 (+12%)	0mo	$32,000	$25	54
2407 Bartow St	0.41mi	3/1.0	1,000 (-13%)	9mo	$130,000	$130	48
2928 Reynolds St	0.69mi	3/1.0	1,038 (-9%)	15mo	$120,000	$116	36
1925 Goodyear Ave	0.70mi	3/1.0	1,280 (+12%)	13mo	$165,000	$129	32
2210 J	0.63mi	2/1.0 (-1)	972 (-15%)	6mo	$33,000	$34	31

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 · 5.08% rent growth · sell at horizon

5-year hold

• IRR: 66.8%
• Equity multiple: 4.10×
• Total profit: $54,179
• Equity at exit: $9,319

10-year hold

• IRR: 71.7%
• Equity multiple: 9.04×
• Total profit: $140,635
• Equity at exit: $5,404

Cash invested: $17,500 (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 31520

• Rents YoY: 5.1%
• Active inventory: 183
• Price-to-rent: 3.1×

Monthly cashflow live

• Estimated rent: $1,672 high
• Mortgage (P&I): −$328
• Tax from tax record: −$13 /mo · $155/yr
• Insurance: −$26
• HOA: −$0
• Vacancy / Maint / Mgmt: −$351
• Net cashflow: $954

Break-even live

Break-even rent $464

Max offer price $62,500

Occupancy floor 38%

Sensitivity live

Price	-10% $989	-5% $972	+0% $954	+5% $936	+10% $918
Rent	-10% $822	-5% $888	+0% $954	+5% $1,020	+10% $1,086
Rate	-1.0pp $985	-0.5pp $970	base $954	+0.5pp $938	+1.0pp $921

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: $15,625
• Closing costs: $1,875
• Reserves months: —
• Total cash needed: —

Rent comps 11 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2408 Gordon St Brunswick, GA	3.0	2.0	1100	$1,550	$1.41	44d	1	0.34mi
1501 G St Brunswick, GA	3.0	2.0	1064	$1,200	$1.13	44d	1	0.58mi
2928 Reynolds St Brunswick, GA	4.0	1.0	1398	$1,800	$1.29	44d	1	0.70mi
3220 Altama Ave Brunswick, GA	3.0	2.0	1300	$1,650	$1.27	44d	1	1.13mi
1105 Grant St Brunswick, GA	2.0	1.0	925	$2,600	$2.81	24d	1	1.18mi
3518 Hardee Ave Brunswick, GA	3.0	1.0	948	$1,550	$1.64	44d	1	1.22mi
3602 Norwich St Brunswick, GA	3.0	1.0	1012	$1,550	$1.53	44d	1	1.27mi
502 Prince St Apt B Brunswick, GA	2.0	1.5	928	$1,100	$1.19	17d	1	1.39mi
502 Prince St Unit A Brunswick, GA	2.0	1.0	928	$1,100	$1.19	3d	1	1.39mi
3742 Ogg Ave Brunswick, GA	2.0	1.0	797	$1,250	$1.57	44d	1	1.39mi
2640 Canary Dr Brunswick, GA	4.0	2.0	1450	$2,200	$1.52	44d	1	1.42mi

Listing history 19 events

1. 2026-05-05
   listed $62,500 Active 518-char remark
2. 2026-03-27
   price $62,500
3. 2026-02-19
   price $68,500
4. 2026-02-05
   price $72,500
5. 2025-01-13
   soldstatus $89,700
6. 2025-01-10
   soldstatus $87,500 Closed

   Show marketing remark (416 chars)

   Great investment property. This home has been rented out for the last 15 years, same tenant for the last 7 years. Tenant has never been late; tenant pays for water/sewer and electricity. Rent is $995 a month. House is located . 9 miles from Downtown Brunswick area, which offers a wide variety of shops and restaurants. Currently under lease with tenant in place. Owner is a licensed realtor in the state of Georgia.

7. 2024-12-31
   soldstatus $87,500 Sold
8. 2024-12-28
   status Pending

   Show marketing remark (416 chars)

   Great investment property. This home has been rented out for the last 15 years, same tenant for the last 7 years. Tenant has never been late; tenant pays for water/sewer and electricity. Rent is $995 a month. House is located . 9 miles from Downtown Brunswick area, which offers a wide variety of shops and restaurants. Currently under lease with tenant in place. Owner is a licensed realtor in the state of Georgia.

9. 2024-10-29
   listed $89,700 Active

   Show marketing remark (416 chars)

   Great investment property. This home has been rented out for the last 15 years, same tenant for the last 7 years. Tenant has never been late; tenant pays for water/sewer and electricity. Rent is $995 a month. House is located . 9 miles from Downtown Brunswick area, which offers a wide variety of shops and restaurants. Currently under lease with tenant in place. Owner is a licensed realtor in the state of Georgia.

10. 2024-10-29
    listed $89,700 New

    Show marketing remark (416 chars)

    Great investment property. This home has been rented out for the last 15 years, same tenant for the last 7 years. Tenant has never been late; tenant pays for water/sewer and electricity. Rent is $995 a month. House is located . 9 miles from Downtown Brunswick area, which offers a wide variety of shops and restaurants. Currently under lease with tenant in place. Owner is a licensed realtor in the state of Georgia.

11. 2024-09-30
    historical
12. 2024-06-01
    listed $89,700 New
13. 2024-02-07
    price $89,700
14. 2023-12-28
    listed $94,500 Active
15. 2022-09-30
    historical
16. 2022-07-07
    listed $89,000
17. 2022-03-02
    historical
18. 2021-11-05
    listed $65,000
19. 2006-07-20
    soldstatus $25,000

ⓘ 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: $155 · $13/mo
• Projected year-2 tax: $575 · $48/mo
• Expected delta: +$420/yr (+$35/mo · 270.9%)

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

Climate risk First Street

• 🌊 Flood 6/10 Major FEMA zone X (shaded) · 59% chance over 30 yrs
• 🔥 Wildfire 4/10 Moderate
• 🌡 Heat 10/10 Extreme 7 d/yr ≥108°F today · 20 d/yr by 30 yrs out
• 💨 Wind 9/10 Extreme 99% chance of damaging wind over 30 yrs
• 🫁 Air quality 4/10 Moderate 5 unhealthy d/yr today · 5 by 30 yrs out

Taxation est. · year 1

• Rental income: $20,059
• − Mortgage interest: −$3,501
• − Property taxes: −$155
• − Insurance: −$312
• − Repairs & maintenance: −$1,605
• − Management: −$1,605
• − Depreciation: −$1,818
• Taxable income: $11,063
• Est. tax owed @ 24.0%: −$2,655
• After-tax cash flow: $8,791/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 — Brunswick

• Score: 59/100
• State rank: #401
• US rank: #19832

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Brunswick, GA
• County: Glynn County · 69,019 people
• City population: 51,239
• Metro: Brunswick, GA
• Population (ZIP): 22,313
• Household income: $40,071
• Rent vs Own: 54.5% rent · 45.5% own
• Severe rent burden: 1406.0

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: Diverse neighborhood (Simpson 0.63)
• Race & ethnicity: Black 50% White 33% Hispanic / Latino 11% Two or more races 9% Asian 1%
• Hispanic origin (detail): Mexican 7%
• Common ancestry: Italian 2% Slovak 1% Serbian 1%
• Foreign-born: 8% · Canada, South Korea
• Languages at home: 87% English-only · Spanish 10% French/Haitian/Cajun 1% Korean 1%

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: ▼ -274.83%
• Current HPI: 180.4581
• Rent YoY: ▲ 5.08%
• Metro: Brunswick, 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

+120.0% since first listed

21 events — show timeline

• 2026-06-05 Sold (MLS) $55,000 GIAR
• 2026-05-22 Pending — GIAR
• 2026-05-05 Listed $62,500 GIAR
• 2026-03-27 Price Changed $62,500 GIAR
• 2026-02-19 Price Changed $68,500 GIAR
• 2026-02-05 Price Changed $72,500 GIAR
• 2025-01-13 Sold (Public Records) $89,700 Public Records
• 2025-01-10 Sold (MLS) $87,500 GIAR
• 2024-12-31 Sold (MLS) $87,500 GAMLS
• 2024-12-28 Pending — GIAR
• 2024-10-29 Listed $89,700 GAMLS
• 2024-10-29 Listed $89,700 GIAR
• 2024-09-30 Listing Removed — GIAR
• 2024-06-01 Listed $89,700 GAMLS
• 2024-02-07 Price Changed $89,700 GIAR
• 2023-12-28 Listed $94,500 GIAR
• 2022-09-30 Listing Removed — GIAR
• 2022-07-07 Listed $89,000 GIAR
• 2022-03-02 Listing Removed — GIAR
• 2021-11-05 Listed $65,000 GIAR
• 2006-07-20 Sold (Public Records) $25,000 Public Records

Property tax history

-8.2%/yr

Latest (2025): $155 · +19.3% YoY. Source: county tax records.