112 Lillie Way · Sterling, GA 31525

$269,900

3 bd · 2.0 ba · 1,740 sqft · SingleFamily public records · 158 Days on market

Built 1961 0.35 ac lot $155/sqft · at area comps Est $281k · at est.

---

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 +17.3/30.0
• ARV discount +9.3/15.0
• DSCR +5.4/10.0
• 1% rule +3.6/10.0
• Schools +3.4/10.0
• Rent growth +2.5/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome to this charming traditional brick ranch located in the desirable High Hill Lakes neighborhood. Situated on a spacious .35-acre lot, this home offers an affordable and value-packed opportunity. Inside, you'll find three generously sized bedrooms and two full baths, including a primary suite with a private en-suite bath. A new metal roof and HVAC system were installed in 2020, providing peace of mind for years to come. The home also features a spacious two-car garage with a new garage door opener, with the laundry conveniently located at the rear of the garage. High Hill Lakes is a walkable, bike-friendly community featuring several scenic lakes. Restaurants, schools, grocery stores, and pharmacies are just 5-8 minutes away. Enjoy easy access to the Golden Isles lifestyle with St. Simons and Jekyll Island beaches, golf courses, marinas, and historic downtown Brunswick all within a 25-30 minute drive. As an added bonus, the property is located in FEMA Zone X, so no flood insurance is required.

Key facts

• New metal roof
• Spacious lot
• Walkable community

Tags

• TRADITIONAL BRICK RANCH
• SPACIOUS LOT
• NEW METAL ROOF
• NEW HVAC SYSTEM
• WALKABLE COMMUNITY
• BIKE FRIENDLY COMMUNITY

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $270k.

Deal economics

• At list price, monthly cash flow is $200 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $233k (13.6% below list).
• Recommended offer: $233k (13.6% below list) — sets the bar for 1% rule.
• Cap rate 7.2% vs local median 3.8% in Sterling — 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: area grade D — affects rentability + tenant quality, not the cash-flow math above.
• 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.
• Zoned schools: Glyndale Elementary School (math 24% / reading 24%, grade F, #784 of 1,228 statewide, top 64%, 621 students, 79% FRL); Jane Macon Middle (math 28% / reading 45%, grade F, #167 of 470 statewide, top 38%, 780 students, 74% FRL); Brunswick High School (math 32% / reading 37%, grade F, #88 of 424 statewide, top 22%, 1,932 students, 61% FRL) — zoned schools average 71% FRL vs 55% district-wide (16 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents soft (-0.2%/yr); 354 active listings in the ZIP; 7 comparable units currently listed for rent nearby; rentals lingering (median 46d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 100% of comp listings sitting > 30 days — soft ceiling on asking rent; 734 units permitted in Glynn County in 2024 (136 in 5+ unit buildings).
• This rent runs 40% of the median local income ($69k/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 $8k 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.

Negotiation context

• It's been on market 158 days — a 12% lower offer ($238k) 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.
• Current owner paid $151k; list at $270k implies a 78% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 7→19/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $233,116 (13.6% below list)

Questions for the listing agent

1. It's been on market 158 days. Have you received any prior offers? Is the seller open to a 14% concession, seller financing, or rate buy-down credit?
2. Built in 1961 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
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: 0.86% ✗
• Cap rate: 7.18%
• Cash-on-cash: 3.17%
• DSCR: 1.14
• GRM: 9.6

CMA / ARV

• ARV (median comp): $281,295
• List price: $269,900
• Delta: -4.05%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 3 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1022 Lakes Blvd	0.19mi	4/2.0 (+1)	1,886 (+8%)	5mo	$342,990	$182	68
104 Little Lake Farms Rd	0.16mi	3/2.5	1,954 (+12%)	12mo	$413,000	$211	60
101 S Lake Dr	0.22mi	3/2.0	1,495 (-14%)	20mo	$225,000	$151	49

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 · 0.0% rent growth · sell at horizon

5-year hold

• IRR: -14.4%
• Equity multiple: 0.50×
• Total profit: $-37,950
• Equity at exit: $40,243

10-year hold

• IRR: -10.8%
• Equity multiple: 0.42×
• Total profit: $-43,486
• Equity at exit: $23,336

Cash invested: $75,572 (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 31525

• Rents YoY: -0.2%
• Active inventory: 354
• Price-to-rent: 9.6×

Monthly cashflow live

• Estimated rent: $2,331 high
• Mortgage (P&I): −$1,415
• Tax from tax record: −$114 /mo · $1,369/yr
• Insurance: −$112
• HOA: −$0
• Vacancy / Maint / Mgmt: −$490
• Net cashflow: $200

Break-even live

Break-even rent $2,078

Max offer price $269,900

Occupancy floor 86%

Sensitivity live

Price	-10% $352	-5% $276	+0% $200	+5% $123	+10% $47
Rent	-10% $16	-5% $108	+0% $200	+5% $292	+10% $384
Rate	-1.0pp $336	-0.5pp $268	base $200	+0.5pp $130	+1.0pp $59

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: $67,475
• Closing costs: $8,097
• Reserves months: —
• Total cash needed: —

Rent comps 7 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
203 N Lake Dr Brunswick, GA	3.0	3.0	2056	$2,200	$1.07	46d	1	0.16mi
1022 Lakes BLVD Brunswick, GA	4.0	2.0	1886	$3,800	$2.01	46d	1	0.19mi
185 Drew Cir Brunswick, GA	3.0	2.0	1300	$1,450	$1.12	46d	1	0.33mi
168 Drew Cir Brunswick, GA	3.0	2.0	1190	$1,595	$1.34	46d	1	0.33mi
104 Eagles Pointe Dr Brunswick, GA	1.0–4.0	1.0–3.0	1141	$1,473	$1.29	46d	4	0.72mi
1100 River Ford RD Brunswick, GA	2.0–3.0	2.0–2.5	1219	$2,720	$2.23	46d	9	1.24mi
1000 Vintage Brunswick Cir Brunswick, GA	1.0–2.0	1.0–2.0	941	$1,855	$1.97	46d	24	1.33mi

Listing history 26 events

1. 2026-06-22
   days on market $269,900 Active 158 DOM
2. 2026-06-21
   days on market $269,900 Active 157 DOM
3. 2026-06-19
   days on market $269,900 Active 155 DOM
4. 2026-06-18
   days on market $269,900 Active 154 DOM
5. 2026-06-17
   days on market $269,900 Active 153 DOM
6. 2026-06-16
   days on market $269,900 Active 152 DOM
7. 2026-06-15
   days on market $269,900 Active 151 DOM
8. 2026-06-14
   days on market $269,900 Active 149 DOM
9. 2026-06-13
   days on market $269,900 Active 148 DOM
10. 2026-06-10
    days on market $269,900 Active 146 DOM
11. 2026-06-09
    days on market $269,900 Active 145 DOM
12. 2026-06-08
    days on market $269,900 Active 144 DOM
13. 2026-06-07
    days on market $269,900 Active 143 DOM
14. 2026-06-05
    days on market $269,900 Active 140 DOM
15. 2026-06-03
    days on market $269,900 Active 139 DOM
16. 2026-06-02
    days on market $269,900 Active 138 DOM
17. 2026-06-01
    days on market $269,900 Active 137 DOM
18. 2026-05-31
    days on market $269,900 Active 136 DOM
19. 2026-05-30
    days on market $269,900 Active 135 DOM
20. 2026-04-09
    price $269,900 1014-char remark

    Show marketing remark (1033 chars)

    Welcome to this charming traditional brick ranch located in the desirable High Hill Lakes neighborhood. Situated on a spacious . 35-acre lot, this home offers an affordable and value-packed opportunity. Inside, you’ll find three generously sized bedrooms and two full baths, including a primary suite with a private en-suite bath. A new metal roof and HVAC system were installed in 2020, providing peace of mind for years to come. The home also features a spacious two-car garage with a new garage door opener, with the laundry conveniently located at the rear of the garage. High Hill Lakes is a walkable, bike-friendly community featuring several scenic lakes. Restaurants, schools, grocery stores, and pharmacies are just 5–8 minutes away. Enjoy easy access to the Golden Isles lifestyle with St. Simons and Jekyll Island beaches, golf courses, marinas, and historic downtown Brunswick all within a 25–30 minute drive. As an added bonus, the property is located in FEMA Zone X, so no flood insurance is required.

21. 2026-04-09
    price $269,900 1033-char remark

    Show marketing remark (1033 chars)

    Welcome to this charming traditional brick ranch located in the desirable High Hill Lakes neighborhood. Situated on a spacious . 35-acre lot, this home offers an affordable and value-packed opportunity. Inside, you’ll find three generously sized bedrooms and two full baths, including a primary suite with a private en-suite bath. A new metal roof and HVAC system were installed in 2020, providing peace of mind for years to come. The home also features a spacious two-car garage with a new garage door opener, with the laundry conveniently located at the rear of the garage. High Hill Lakes is a walkable, bike-friendly community featuring several scenic lakes. Restaurants, schools, grocery stores, and pharmacies are just 5–8 minutes away. Enjoy easy access to the Golden Isles lifestyle with St. Simons and Jekyll Island beaches, golf courses, marinas, and historic downtown Brunswick all within a 25–30 minute drive. As an added bonus, the property is located in FEMA Zone X, so no flood insurance is required.

22. 2026-02-23
    price $274,900 1014-char remark

    Show marketing remark (1033 chars)

    Welcome to this charming traditional brick ranch located in the desirable High Hill Lakes neighborhood. Situated on a spacious . 35-acre lot, this home offers an affordable and value-packed opportunity. Inside, you’ll find three generously sized bedrooms and two full baths, including a primary suite with a private en-suite bath. A new metal roof and HVAC system were installed in 2020, providing peace of mind for years to come. The home also features a spacious two-car garage with a new garage door opener, with the laundry conveniently located at the rear of the garage. High Hill Lakes is a walkable, bike-friendly community featuring several scenic lakes. Restaurants, schools, grocery stores, and pharmacies are just 5–8 minutes away. Enjoy easy access to the Golden Isles lifestyle with St. Simons and Jekyll Island beaches, golf courses, marinas, and historic downtown Brunswick all within a 25–30 minute drive. As an added bonus, the property is located in FEMA Zone X, so no flood insurance is required.

23. 2026-02-23
    price $274,900 1033-char remark

    Show marketing remark (1033 chars)

    Welcome to this charming traditional brick ranch located in the desirable High Hill Lakes neighborhood. Situated on a spacious . 35-acre lot, this home offers an affordable and value-packed opportunity. Inside, you’ll find three generously sized bedrooms and two full baths, including a primary suite with a private en-suite bath. A new metal roof and HVAC system were installed in 2020, providing peace of mind for years to come. The home also features a spacious two-car garage with a new garage door opener, with the laundry conveniently located at the rear of the garage. High Hill Lakes is a walkable, bike-friendly community featuring several scenic lakes. Restaurants, schools, grocery stores, and pharmacies are just 5–8 minutes away. Enjoy easy access to the Golden Isles lifestyle with St. Simons and Jekyll Island beaches, golf courses, marinas, and historic downtown Brunswick all within a 25–30 minute drive. As an added bonus, the property is located in FEMA Zone X, so no flood insurance is required.

24. 2026-01-15
    listed $279,900 Active 1033-char remark

    Show marketing remark (1033 chars)

    Welcome to this charming traditional brick ranch located in the desirable High Hill Lakes neighborhood. Situated on a spacious . 35-acre lot, this home offers an affordable and value-packed opportunity. Inside, you’ll find three generously sized bedrooms and two full baths, including a primary suite with a private en-suite bath. A new metal roof and HVAC system were installed in 2020, providing peace of mind for years to come. The home also features a spacious two-car garage with a new garage door opener, with the laundry conveniently located at the rear of the garage. High Hill Lakes is a walkable, bike-friendly community featuring several scenic lakes. Restaurants, schools, grocery stores, and pharmacies are just 5–8 minutes away. Enjoy easy access to the Golden Isles lifestyle with St. Simons and Jekyll Island beaches, golf courses, marinas, and historic downtown Brunswick all within a 25–30 minute drive. As an added bonus, the property is located in FEMA Zone X, so no flood insurance is required.

25. 2026-01-07
    listed $279,900 New 1014-char remark

    Show marketing remark (1014 chars)

    Welcome to this charming traditional brick ranch located in the desirable High Hill Lakes neighborhood. Situated on a spacious .35-acre lot, this home offers an affordable and value-packed opportunity. Inside, you'll find three generously sized bedrooms and two full baths, including a primary suite with a private en-suite bath. A new metal roof and HVAC system were installed in 2020, providing peace of mind for years to come. The home also features a spacious two-car garage with a new garage door opener, with the laundry conveniently located at the rear of the garage. High Hill Lakes is a walkable, bike-friendly community featuring several scenic lakes. Restaurants, schools, grocery stores, and pharmacies are just 5-8 minutes away. Enjoy easy access to the Golden Isles lifestyle with St. Simons and Jekyll Island beaches, golf courses, marinas, and historic downtown Brunswick all within a 25-30 minute drive. As an added bonus, the property is located in FEMA Zone X, so no flood insurance is required.

26. 2006-09-06
    soldstatus $151,400

ⓘ 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: $1,369 · $114/mo
• Projected year-2 tax: $2,483 · $207/mo
• Expected delta: +$1,114/yr (+$93/mo · 81.4%)

ⓘ 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 4/10 Moderate
• 🌡 Heat 10/10 Extreme 7 d/yr ≥109°F today · 19 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: $27,974
• − Mortgage interest: −$15,119
• − Property taxes: −$1,369
• − Insurance: −$1,350
• − Repairs & maintenance: −$2,238
• − Management: −$2,238
• − Depreciation: −$7,852
• Taxable loss: −$2,191
• Est. tax savings @ 24.0%: +$526
• After-tax cash flow: $2,922/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 — Sterling

No livability data for this city. (Only ~50 U.S. cities are tracked.)

Census & demographics

• County: Glynn County · 69,019 people
• Metro: Brunswick, GA
• Population (ZIP): 28,926
• Household income: $69,493
• Rent vs Own: 40.8% rent · 59.2% own
• Severe rent burden: 924.0

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 0.56)
• Race & ethnicity: White 61% Black 23% Hispanic / Latino 9% Two or more races 7%
• Hispanic origin (detail): Mexican 4%
• Common ancestry: Italian 3% Slovak 1% Lithuanian 1%
• Foreign-born: 6% · Canada
• Languages at home: 92% English-only · Spanish 7%

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: ▼ -133.03%
• Current HPI: 162.2528
• Rent YoY: ▼ -0.16%
• 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

+78.3% since first listed

7 events — show timeline

• 2026-04-09 Price Changed $269,900 GAMLS
• 2026-04-09 Price Changed $269,900 GIAR
• 2026-02-23 Price Changed $274,900 GAMLS
• 2026-02-23 Price Changed $274,900 GIAR
• 2026-01-15 Listed $279,900 GIAR
• 2026-01-07 Listed $279,900 GAMLS
• 2006-09-06 Sold (Public Records) $151,400 Public Records

Property tax history

+1.7%/yr

Latest (2025): $1,369 · +0.0% YoY. Source: county tax records.