119 Serenoa Dr · Guyton, GA 31312

$309,880

3 bd · 2.0 ba · 1,249 sqft · SingleFamily · 140 Days on market

Built 2026 Good condition 9,148 sqft lot 2-car garage $63/mo HOA · 3% of rent

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Why this score? — see what drove the F 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 +7.5/30.0
• ARV discount +7.5/15.0
• Schools +4.7/10.0
• Condition / age +4.0/5.0
• Livability +3.5/5.0
• Rent growth +2.5/5.0
• 1% rule +2.4/10.0
• DSCR +1.6/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome to Palm Ridge, a new community in charming Guyton, GA, offering a peaceful small-town setting just minutes from Pooler and Savannah. The Downing is a thoughtfully designed single-story home, that blends comfort, convenience, and modern living in one smart package. With 1,249 square feet, 3 bedrooms, 2 full bathrooms, and a 2-car garage, this D. R. Horton floor plan is perfect for those seeking stylish simplicity without sacrificing space. Step inside and discover an open-concept layout where the kitchen flows seamlessly into the spacious living area-perfect for relaxed entertaining or cozy nights in. The kitchen features a large island for casual dining, plenty of cabinetry for storage, and stainless-steel appliances that make every meal feel gourmet. Tucked in the rear of the home, the primary suite is a peaceful retreat with a large walk-in closet and a private bath complete with dual vanities and a walk-in shower. Two additional bedrooms and a second full bath are located at the front of the home, offering flexibility for guests, family, or even a home office. Home is under construction. Pictures, photographs, colors, features, & sizes are for illustration purposes only and will vary from the homes as built. The photos are not of the subject property. More information on programs and options are available for this home.

Key facts

• One story living
• Front porch
• Stainless appliances

Tags

• NEW COMMUNITY
• ONE STORY LIVING
• FRONT PORCH
• COVERED BACK PATIO
• STAINLESS APPLIANCES
• OPEN TO SPACIOUS LIVING ROOM

🏗️ New construction. The $309,880 list price is a builder figure, so every metric below is computed on the value from comparable previous sales — $316,515.

What this means for you Summary

Snapshot

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

Deal economics

• At list price, monthly cash flow is $-395 ($-5k/yr) — negative.
• To cash-flow at today's rent, offer at most $259k (16.3% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $235k (24.2% below list).
• Recommended offer: $235k (24.2% below list) — sets the bar for 1% rule.

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: 629 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 140 days — a 12% lower offer ($273k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts 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 $234,905 (24.2% 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 140 days. Have you received any prior offers? Is the seller open to a 24% 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: 0.74% ✗
• Cap rate: 4.80%
• Cash-on-cash: -5.34%
• DSCR: 0.76
• GRM: 11.2

CMA / ARV

• ARV (median comp): $316,515
• List price: $309,880
• Delta: -2.10%
• 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
100 Serenoa Dr	0.09mi	3/2.0	1,249 (0%)	11mo	$331,000	$265	87
128 Sabel Ct	0.03mi	4/2.0 (+1)	1,497 (+20%)	2mo	$325,250	$217	67
107 Serenoa Dr	0.07mi	4/2.0 (+1)	1,497 (+20%)	2mo	$335,990	$224	65
110 Sabel Ct	0.11mi	4/2.0 (+1)	1,497 (+20%)	0mo	$340,990	$228	64
122 Sabel Ct	0.11mi	4/2.0 (+1)	1,497 (+20%)	4mo	$337,990	$226	61
111 Brittany Ln	0.71mi	3/2.0	1,166 (-7%)	6mo	$249,000	$214	51
101 Brittany Ln	0.77mi	3/2.0	1,170 (-6%)	6mo	$268,000	$229	50
118 Brittany Ln	0.78mi	3/2.0	1,368 (+10%)	6mo	$282,000	$206	44
322 Hester Rd	0.84mi	3/2.0	1,159 (-7%)	12mo	$120,000	$104	43
106 Windfall Dr	0.55mi	3/2.0	1,475 (+18%)	18mo	$319,900	$217	34
128 Brittany Ln	0.80mi	3/2.0	1,400 (+12%)	18mo	$282,000	$201	30
241 Old Lake Rd	0.55mi	3/1.0	1,450 (+16%)	19mo	$205,000	$141	29

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: -25.4%
• Equity multiple: 0.14×
• Total profit: $-76,348
• Equity at exit: $47,193

10-year hold

• IRR: -21.5%
• Equity multiple: -0.11×
• Total profit: $-98,544
• Equity at exit: $27,366

Cash invested: $88,624 (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: 16 active · 6 under contract
• Months of supply: 16.0 mo (6%/mo absorbed)
• Median asking: $313,935 ($251/sqft)
• Median days on market: 169 d
• This list price: 31% of active listings are priced below it
• ARV vs active asking: +1.1% 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: 629
• Price-to-rent: 11.0×

Monthly cashflow live

• Estimated rent: $2,349 medium
• Mortgage (P&I): −$1,660
• Tax est. 1.5%: −$396 /mo · $4,748/yr
• Insurance: −$132
• HOA: −$63
• Vacancy / Maint / Mgmt: −$493
• Net cashflow: $-395

Break-even live

Break-even rent $2,849

Max offer price $259,414

Occupancy floor —

Sensitivity live

Price	-10% $-176	-5% $-285	+0% $-395	+5% $-504	+10% $-613
Rent	-10% $-580	-5% $-487	+0% $-395	+5% $-302	+10% $-209
Rate	-1.0pp $-235	-0.5pp $-314	base $-395	+0.5pp $-477	+1.0pp $-560

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: $79,129
• Closing costs: $9,495
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
118 Whirlwind Way Guyton, GA	3.0	2.0	1475	$2,000	$1.36	10d	1	0.73mi
105 Burrows WAY Guyton, GA	3.0	2.5	1353	$1,999	$1.48	164d	37	1.43mi

Property features AI

Finance

• HOA & community: Homeowners association with an annual fee of $750Community amenities: playground, parkSubdivision: Palm Ridge

Exterior

• Parking: Attached 2-car garage
• Utilities: Public waterPublic sewerUnderground utilitiesElectric service
• Home design: Single-family residence, new constructionOne storyBuilt by DR Horton (model: Downing)
• Construction: Vinyl sidingSlab foundationOther roof typeUnder construction
• Exterior features: Covered patioPatioFront porchCorner lotHas a view

Interior

• Kitchen: DishwasherDisposalMicrowaveOvenRangeRefrigerator
• Bedrooms: 3 bedrooms on the main level
• Bathrooms: 2 full bathrooms (both on the main level)
• Heating & cooling: Central heating (electric)Central air conditioning (electric)
• Interior features: Breakfast barKitchen islandPantry
• Laundry & utility: Washer hookupOther laundry featuresElectric water heater

HOA detail $63/mo · $756/yr

• Likely covers: pool

Listing history 50 events

1. 2026-11-08
   days on market $309,880 Active 140 DOM
2. 2026-11-07
   days on market $309,880 Active 139 DOM
3. 2026-11-06
   days on market $309,880 Active 138 DOM
4. 2026-11-05
   days on market $309,880 Active 137 DOM
5. 2026-11-04
   days on market $309,880 Active 136 DOM
6. 2026-11-02
   days on market $309,880 Active 134 DOM
7. 2026-11-01
   days on market $309,880 Active 133 DOM
8. 2026-10-31
   days on market $309,880 Active 132 DOM
9. 2026-10-30
   days on market $309,880 Active 131 DOM
10. 2026-10-29
    days on market $309,880 Active 130 DOM
11. 2026-10-28
    days on market $309,880 Active 129 DOM
12. 2026-10-27
    days on market $309,880 Active 128 DOM
13. 2026-10-26
    days on market $309,880 Active 127 DOM
14. 2026-10-26
    days on market $309,880 Active 126 DOM
15. 2026-10-24
    days on market $309,880 Active 125 DOM
16. 2026-10-23
    days on market $309,880 Active 124 DOM
17. 2026-10-22
    days on market $309,880 Active 123 DOM
18. 2026-10-21
    days on market $309,880 Active 122 DOM
19. 2026-10-20
    days on market $309,880 Active 121 DOM
20. 2026-10-19
    days on market $309,880 Active 120 DOM
21. 2026-10-18
    days on market $309,880 Active 119 DOM
22. 2026-10-17
    days on market $309,880 Active 118 DOM
23. 2026-10-16
    days on market $309,880 Active 117 DOM
24. 2026-10-15
    days on market $309,880 Active 116 DOM
25. 2026-10-14
    days on market $309,880 Active 115 DOM
26. 2026-10-13
    days on market $309,880 Active 114 DOM
27. 2026-10-12
    days on market $309,880 Active 113 DOM
28. 2026-10-11
    days on market $309,880 Active 112 DOM
29. 2026-10-10
    days on market $309,880 Active 111 DOM
30. 2026-10-09
    days on market $309,880 Active 110 DOM
31. 2026-10-08
    days on market $309,880 Active 109 DOM
32. 2026-10-07
    days on market $309,880 Active 108 DOM
33. 2026-10-06
    days on market $309,880 Active 107 DOM
34. 2026-10-05
    price $309,880 Active 106 DOM
35. 2026-10-05
    days on market $309,250 Active 106 DOM
36. 2026-10-04
    days on market $309,250 Active 105 DOM
37. 2026-10-03
    days on market $309,250 Active 104 DOM
38. 2026-10-02
    days on market $309,250 Active 103 DOM
39. 2026-10-01
    days on market $309,250 Active 102 DOM
40. 2026-09-30
    days on market $309,250 Active 101 DOM
41. 2026-09-29
    days on market $309,250 Active 100 DOM
42. 2026-09-28
    status $309,250 Active 99 DOM
43. 2026-08-01
    status $309,250 Pending 99 DOM
44. 2026-07-31
    days on market $309,250 Active 99 DOM
45. 2026-07-30
    days on market $309,250 Active 98 DOM
46. 2026-07-29
    pricedays on market $309,250 Active 97 DOM
47. 2026-07-27
    days on market $314,250 Active 95 DOM
48. 2026-07-25
    days on market $314,250 Active 93 DOM
49. 2026-07-23
    days on market $314,250 Active 91 DOM
50. 2026-07-22
    days on market $314,250 Active 90 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: $28,189
• − Mortgage interest: −$17,730
• − Property taxes: −$4,748
• − Insurance: −$1,583
• − Repairs & maintenance: −$2,255
• − Management: −$2,255
• − HOA: −$756
• − Depreciation: −$9,208
• Taxable loss: −$10,345
• Est. tax savings @ 24.0%: +$2,483
• After-tax cash flow: $-2,252/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 single-family home in Palm Ridge, Guyton, GA, is in good condition with a modern kitchen and bathrooms, hardwood flooring, and a well-maintained exterior. It offers a good investment opportunity with potential for minor updates to enhance its curb appeal and value.

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 more potential buyers/tenants. ↑
• Both Smart home technology installation — Smart home features can increase the home's appeal and value, especially in the current market. ↑

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%
• 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 $750Community amenities: playground, parkSubdivision: Palm Ridge

Exterior

• Parking: Attached 2-car garage
• Utilities: Public waterPublic sewerUnderground utilitiesElectric service
• Home design: Single-family residence, new constructionOne storyBuilt by DR Horton (model: Downing)
• Construction: Vinyl sidingSlab foundationOther roof typeUnder construction
• Exterior features: Covered patioPatioFront porchCorner lotHas a view

Interior

• Kitchen: DishwasherDisposalMicrowaveOvenRangeRefrigerator
• Bedrooms: 3 bedrooms on the main level
• Bathrooms: 2 full bathrooms (both on the main level)
• Heating & cooling: Central heating (electric)Central air conditioning (electric)
• Interior features: Breakfast barKitchen islandPantry
• Laundry & utility: Washer hookupOther laundry featuresElectric water heater

Price history

+0.0% since first listed

2 events — show timeline

• 2026-04-22 Listed $324,990 Zillow
• 2026-04-22 Listed $324,990 Hive MLS