687 Majestic Dr · Bloomingdale, GA 31312

$376,129

4 bd · 2.5 ba · 2,371 sqft · SingleFamily · 62 Days on market

Built 2026 10,799 sqft lot $159/sqft · 6% below area Est $401k · 6% under $25/mo HOA · 1% 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).

• ARV discount +10.3/15.0
• Cash flow +9.5/30.0
• Schools +4.3/10.0
• Livability +3.1/5.0
• 1% rule +3.0/10.0
• DSCR +2.7/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

The Benson plan by Horizon Home Builders in Buckingham Plantation!! South Guyton off of HWY 30 close to everything, I95, Hyundai Plant, Gulfstream, Pooler, Savannah, South Effingham School District. The Benson Plan offer 2,371 sq. ft. - 4 BR/2.5 BA open floor plan with study. Beautiful owner's suite with ensuite bathroom with private water closet, separate tiled shower with bench, double sinks with Quartz tops! Beautiful open kitchen with Quartz counters and tiled backsplash, pendant lights over kitchen island, click-lock vinyl plank on first floor in main living spaces, electric fireplace with shiplap accent in family room. Enjoy your evenings on the covered front porch or the 12 x 19 covered back porch. Estimated Completion September 2026

Key facts

• Double sinks
• Owner's suite
• Ensuite bathroom

Tags

• OWNER'S SUITE
• ENSUITE BATHROOM
• PRIVATE WATER CLOSET
• TILED SHOWER
• DOUBLE SINKS
• QUARTZ TOPS

What this means for you Summary

Snapshot

• This is a 4-bed/2.5-bath single-family listed at $376k.

Deal economics

• At list price, monthly cash flow is $-259 ($-3k/yr) — negative.
• To cash-flow at today's rent, offer at most $339k (10.0% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $299k (20.4% below list).
• Recommended offer: $299k (20.4% below list) — sets the bar for 1% rule.
• Cap rate 5.5% vs local median 4.1% in Bloomingdale — 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 61/100 on livability (#344 in GA) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing 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; 3 comparable units currently listed for rent nearby; rentals at typical pace (median 24d on market — plan ~3-4 weeks tenant-placement turnaround); solid renter incomes; 836 units permitted in Effingham County in 2024 (46 in 5+ unit buildings).
• This rent runs 35% 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 $3k of loan paydown is wiped out by about $11k 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 62 days — a 6% lower offer ($354k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 95% chance of damaging wind over 30y; major wildfire risk; extreme-heat days projected 7→17/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $299,356 (20.4% 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 62 days. Have you received any prior offers? Is the seller open to a 20% 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: 0.80% ✗
• Cap rate: 5.47%
• Cash-on-cash: -2.96%
• DSCR: 0.87
• GRM: 10.5

CMA / ARV

• ARV (median comp): $401,080
• List price: $376,129
• Delta: -6.22%
• 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
681 Majestic Dr	0.00mi	4/2.5	2,371 (0%)	3mo	$371,403	$157	98
106 Buckingham Dr	0.40mi	4/3.0	2,345 (-1%)	4mo	$415,000	$177	74
305 Windsor Rd	0.40mi	4/2.0	2,329 (-2%)	9mo	$449,900	$193	69
108 Sam's Dr	0.70mi	4/2.5	2,392 (+1%)	12mo	$369,900	$155	56
318 Saint Johns Rd	0.66mi	4/2.5	2,285 (-4%)	11mo	$405,000	$177	54
102 Little Ben Ct	0.66mi	4/3.0	2,585 (+9%)	1mo	$403,983	$156	52
108 Little Ben Ct	0.67mi	4/3.0	2,585 (+9%)	1mo	$402,678	$156	51
131 South Effingham Plantation Dr	0.50mi	3/2.0 (-1)	2,510 (+6%)	12mo	$415,000	$165	50
102 Sam's Dr	0.71mi	4/3.0	2,138 (-10%)	2mo	$379,000	$177	47
139 S Effingham Plantation Dr	0.48mi	5/3.0 (+1)	2,704 (+14%)	2mo	$584,000	$216	45
110 Sam's Dr	0.71mi	4/2.5	2,618 (+10%)	12mo	$389,900	$149	39
645 Nease Rd	0.74mi	3/2.5 (-1)	2,078 (-12%)	5mo	$369,900	$178	36

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: -21.2%
• Equity multiple: 0.26×
• Total profit: $-77,412
• Equity at exit: $56,082

10-year hold

• IRR: -14.7%
• Equity multiple: 0.16×
• Total profit: $-88,439
• Equity at exit: $32,521

Cash invested: $105,316 (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: 10.5×

Monthly cashflow live

• Estimated rent: $2,994 medium
• Mortgage (P&I): −$1,972
• Tax est. 1.5%: −$470 /mo · $5,642/yr
• Insurance: −$157
• HOA: −$25
• Vacancy / Maint / Mgmt: −$629
• Net cashflow: $-259

Break-even live

Break-even rent $3,322

Max offer price $338,589

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: $94,032
• Closing costs: $11,284
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
604 Majestic Dr Guyton, GA	5.0	2.5	2936	$3,000	$1.02	23d	1	0.30mi
135 Sams Dr Guyton, GA	5.0	3.0	2738	$2,800	$1.02	21d	1	0.86mi
102 Old Mill Rd Guyton, GA	5.0	2.5	2950	$2,700	$0.92	23d	1	1.07mi

HOA detail

• Monthly dues: $25 · $300/yr
• Likely covers: waterelectricpool

Listing history 17 events

1. 2026-06-18
   days on market $376,129 Active 62 DOM
2. 2026-06-17
   days on market $376,129 Active 61 DOM
3. 2026-06-16
   days on market $376,129 Active 60 DOM
4. 2026-06-15
   days on market $376,129 Active 59 DOM
5. 2026-06-14
   days on market $376,129 Active 57 DOM
6. 2026-06-13
   days on market $376,129 Active 56 DOM
7. 2026-06-10
   days on market $376,129 Active 54 DOM
8. 2026-06-09
   days on market $376,129 Active 53 DOM
9. 2026-06-08
   days on market $376,129 Active 52 DOM
10. 2026-06-07
    days on market $376,129 Active 51 DOM
11. 2026-06-05
    days on market $376,129 Active 48 DOM
12. 2026-06-03
    days on market $376,129 Active 47 DOM
13. 2026-06-02
    days on market $376,129 Active 46 DOM
14. 2026-06-01
    days on market $376,129 Active 45 DOM
15. 2026-05-31
    days on market $376,129 Active 44 DOM
16. 2026-05-30
    days on market $376,129 Active 43 DOM
17. 2026-04-17
    listed $376,129 Active 750-char remark

    Show marketing remark (750 chars)

    The Benson plan by Horizon Home Builders in Buckingham Plantation!! South Guyton off of HWY 30 close to everything, I95, Hyundai Plant, Gulfstream, Pooler, Savannah, South Effingham School District. The Benson Plan offer 2,371 sq. ft. - 4 BR/2.5 BA open floor plan with study. Beautiful owner's suite with ensuite bathroom with private water closet, separate tiled shower with bench, double sinks with Quartz tops! Beautiful open kitchen with Quartz counters and tiled backsplash, pendant lights over kitchen island, click-lock vinyl plank on first floor in main living spaces, electric fireplace with shiplap accent in family room. Enjoy your evenings on the covered front porch or the 12 x 19 covered back porch. Estimated Completion September 2026

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 6/10 Major
• 🌡 Heat 8/10 Severe 7 d/yr ≥109°F today · 17 d/yr by 30 yrs out
• 💨 Wind 8/10 Severe 95% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 2 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $35,923
• − Mortgage interest: −$21,069
• − Property taxes: −$5,642
• − Insurance: −$1,881
• − Repairs & maintenance: −$2,874
• − Management: −$2,874
• − HOA: −$300
• − Depreciation: −$10,942
• Taxable loss: −$9,659
• Est. tax savings @ 24.0%: +$2,318
• After-tax cash flow: $-795/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: 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 — Bloomingdale

• Score: 61/100
• State rank: #344
• US rank: #17885

Category grades

Amenities F Commute F Cost of living A+ Crime A Employment D- 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: 8,899
• 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

1 event — show timeline

• 2026-04-17 Listed $376,129 Hive MLS