118 Serenoa Dr · Guyton, GA 31312

$319,250

4 bd · 2.0 ba · 1,482 sqft · SingleFamily · 134 Days on market

Built 2026 Good condition 9,583 sqft lot $215/sqft · at area comps Est $322k · at est. $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).

• ARV discount +7.9/15.0
• Cash flow +7.5/30.0
• 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. This home offers everything you need with none of the extra fuss. The Helena is a beautifully designed single-story home that combines style, efficiency, and comfort in just the right proportions. With 1,482 square feet, 4 bedrooms, 2 bathrooms, and a spacious 1-car garage The Helena's open-concept layout makes everyday living and entertaining easy. The well-appointed kitchen features a large island overlooking the living and dining areas, keeping you connected to family and guests. The private primary suite, located at the back of the home, includes a roomy walk-in closet and a serene retreat-like atmosphere. Two secondary bedrooms are nestled toward the front, offering flexibility for guests, kids, or your favorite hobbies. With a covered front entry, modern exterior design, and smart use of every square foot, the Helena is the perfect place to start your next chapter whether you're buying your first home or simplifying your lifestyle. 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

• Large island
• Corner lot
• Open-concept layout

Tags

• CORNER LOT
• ADDITIONAL GREEN SPACE
• OPEN-CONCEPT LAYOUT
• WELL-APPOINTED KITCHEN
• LARGE ISLAND
• PRIVATE PRIMARY SUITE

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $319k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $-404 ($-5k/yr) — negative.
• To cash-flow at today's rent, offer at most $261k (18.3% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $236k (26.0% below list).
• Recommended offer: $236k (26.0% 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: 463 active listings in the ZIP; 1 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 $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 134 days — a 12% lower offer ($281k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $21k (6%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Recommended offer $236,091 (26.0% 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 134 days. Have you received any prior offers? Is the seller open to a 26% 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: 4.77%
• Cash-on-cash: -5.43%
• DSCR: 0.76
• GRM: 11.3

CMA / ARV

• ARV (median comp): $322,342
• List price: $319,250
• Delta: -0.96%
• 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
122 Sabel Ct	0.08mi	4/2.0	1,497 (+1%)	1mo	$337,990	$226	94
149 Whirlwind Way	0.47mi	3/2.0 (-1)	1,527 (+3%)	5mo	$299,900	$196	64
164 Whirlwind Way	0.47mi	3/2.0 (-1)	1,524 (+3%)	12mo	$320,000	$210	58
106 Windfall Dr	0.51mi	3/2.0 (-1)	1,475 (-0%)	16mo	$319,900	$217	58
162 Whirlwind Way	0.48mi	3/2.0 (-1)	1,570 (+6%)	14mo	$290,000	$185	51
241 Old Lake Rd	0.52mi	3/1.0 (-1)	1,450 (-2%)	16mo	$205,000	$141	50
114 Windstream St	0.55mi	3/2.0 (-1)	1,612 (+9%)	7mo	$289,900	$180	49
143 Whirlwind Way	0.52mi	4/2.0	1,679 (+13%)	5mo	$302,900	$180	49
132 Whirlwind Way	0.65mi	3/2.0 (-1)	1,612 (+9%)	4mo	$289,900	$180	46
156 Whirlwind Way	0.51mi	3/2.0 (-1)	1,670 (+13%)	5mo	$307,500	$184	46
100 Grove Dr	0.61mi	3/2.0 (-1)	1,618 (+9%)	18mo	$350,990	$217	36
112 Buckeye Rd	0.71mi	3/2.0 (-1)	1,618 (+9%)	15mo	$354,990	$219	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: -25.5%
• Equity multiple: 0.13×
• Total profit: $-77,398
• Equity at exit: $47,601

10-year hold

• IRR: -21.8%
• Equity multiple: -0.12×
• Total profit: $-100,240
• Equity at exit: $27,603

Cash invested: $89,390 (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: 22 active · 14 under contract
• Months of supply: 10.2 mo (10%/mo absorbed)
• Median asking: $330,490 ($221/sqft)
• Median days on market: 93 d
• This list price: 36% of active listings are priced below it
• ARV vs active asking: -1.6% 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: 463
• Price-to-rent: 11.3×

Monthly cashflow live

• Estimated rent: $2,361 medium
• Mortgage (P&I): −$1,674
• Tax est. 1.5%: −$399 /mo · $4,789/yr
• Insurance: −$133
• HOA: −$63
• Vacancy / Maint / Mgmt: −$496
• Net cashflow: $-404

Break-even live

Break-even rent $2,872

Max offer price $260,769

Occupancy floor —

Sensitivity live

Price	-10% $-184	-5% $-294	+0% $-404	+5% $-514	+10% $-625
Rent	-10% $-591	-5% $-497	+0% $-404	+5% $-311	+10% $-218
Rate	-1.0pp $-243	-0.5pp $-323	base $-404	+0.5pp $-487	+1.0pp $-571

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: $79,812
• Closing costs: $9,578
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
105 Burrows WAY Guyton, GA	3.0	2.5	1353	$1,999	$1.48	72d	37	1.41mi

HOA detail $63/mo · $756/yr

• Likely covers: pool

Listing history 50 events

1. 2026-08-08
   days on market $319,250 Active 134 DOM
2. 2026-08-07
   days on market $319,250 Active 133 DOM
3. 2026-08-06
   days on market $319,250 Active 132 DOM
4. 2026-08-05
   days on market $319,250 Active 131 DOM
5. 2026-08-04
   days on market $319,250 Active 130 DOM
6. 2026-08-03
   days on market $319,250 Active 129 DOM
7. 2026-07-31
   days on market $319,250 Active 126 DOM
8. 2026-07-30
   days on market $319,250 Active 125 DOM
9. 2026-07-29
   days on market $319,250 Active 124 DOM
10. 2026-07-27
    days on market $319,250 Active 122 DOM
11. 2026-07-25
    days on market $319,250 Active 120 DOM
12. 2026-07-23
    days on market $319,250 Active 118 DOM
13. 2026-07-22
    days on market $319,250 Active 117 DOM
14. 2026-07-21
    days on market $319,250 Active 116 DOM
15. 2026-07-18
    days on market $319,250 Active 113 DOM
16. 2026-07-16
    days on market $319,250 Active 111 DOM
17. 2026-07-16
    days on market $319,250 Active 110 DOM
18. 2026-07-14
    days on market $319,250 Active 109 DOM
19. 2026-07-13
    days on market $319,250 Active 108 DOM
20. 2026-07-12
    days on market $319,250 Active 107 DOM
21. 2026-07-11
    days on market $319,250 Active 106 DOM
22. 2026-07-10
    days on market $319,250 Active 105 DOM
23. 2026-07-09
    days on market $319,250 Active 104 DOM
24. 2026-07-08
    days on market $319,250 Active 103 DOM
25. 2026-07-07
    days on market $319,250 Active 102 DOM
26. 2026-07-06
    days on market $319,250 Active 101 DOM
27. 2026-07-05
    days on market $319,250 Active 100 DOM
28. 2026-07-04
    days on market $319,250 Active 99 DOM
29. 2026-07-03
    days on market $319,250 Active 98 DOM
30. 2026-07-02
    days on market $319,250 Active 97 DOM
31. 2026-07-01
    days on market $319,250 Active 96 DOM
32. 2026-06-30
    days on market $319,250 Active 95 DOM
33. 2026-06-29
    days on market $319,250 Active 94 DOM
34. 2026-06-28
    days on market $319,250 Active 93 DOM
35. 2026-06-28
    days on market $319,250 Active 92 DOM
36. 2026-06-27
    days on market $319,250 Active 91 DOM
37. 2026-06-25
    days on market $319,250 Active 89 DOM
38. 2026-06-23
    days on market $319,250 Active 87 DOM
39. 2026-06-21
    days on market $319,250 Active 86 DOM
40. 2026-06-18
    days on market $319,250 Active 83 DOM
41. 2026-06-17
    days on market $319,250 Active 82 DOM
42. 2026-06-16
    days on market $319,250 Active 81 DOM
43. 2026-06-15
    price $319,250 Active 80 DOM
44. 2026-06-15
    days on market $339,990 Active 80 DOM
45. 2026-06-14
    days on market $339,990 Active 78 DOM
46. 2026-06-13
    days on market $339,990 Active 77 DOM
47. 2026-06-10
    days on market $339,990 Active 75 DOM
48. 2026-06-09
    days on market $339,990 Active 74 DOM
49. 2026-06-08
    days on market $339,990 Active 73 DOM
50. 2026-06-07
    days on market $339,990 Active 72 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: $28,331
• − Mortgage interest: −$17,883
• − Property taxes: −$4,789
• − Insurance: −$1,596
• − Repairs & maintenance: −$2,266
• − Management: −$2,266
• − HOA: −$756
• − Depreciation: −$9,287
• Taxable loss: −$10,513
• Est. tax savings @ 24.0%: +$2,523
• After-tax cash flow: $-2,327/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-story home in Palm Ridge, Bloomingdale, GA, is in excellent condition with modern finishes and a spacious layout. It's move-in ready and offers a peaceful small-town setting with additional green space.

Value-add opportunities

• Both landscaping — enhances curb appeal and adds value ↑
• Both smart home integration — increases home's marketability and convenience ↑
• Both smart thermostat — improves energy efficiency and comfort ↑

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

Price history

+0.0% since first listed

2 events — show timeline

• 2026-04-10 Listed $339,990 Zillow
• 2026-03-27 Listed $339,990 Hive MLS