117 Serenoa Dr · Guyton, GA 31312

$324,250

4 bd · 2.0 ba · 1,497 sqft · SingleFamily · 99 Days on market

Built 2026 Good condition 9,148 sqft lot $217/sqft · 7% below area Est $347k · 7% under $63/mo HOA · 3% 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 +10.4/15.0
• Cash flow +7.3/30.0
• Condition / age +4.0/5.0
• Schools +3.7/10.0
• Livability +3.5/5.0
• Rent growth +2.5/5.0
• 1% rule +2.3/10.0
• DSCR +1.4/10.0
• 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 Freeport, a beautifully designed single-story. With four bedrooms and two bathrooms, this home perfectly balances functional living with modern style. The heart of the home is the open-concept kitchen, featuring a kitchen island, and stainless-steel appliances. It flows seamlessly into the dining area and family room, creating a warm, inviting space for entertaining friends, enjoying family meals, or simply relaxing at the end of the day. Tucked privately at the back of the home, the primary suite offers a serene retreat with a generous walk-in closet and a full bathroom complete with a walk-in shower. Three additional bedrooms share a full hall bathroom, offering comfortable space for family, guests, or a home office. Practical details like the laundry room conveniently located near the foyer and two-car garage make everyday living easy, while the thoughtful layout ensures a smooth flow throughout the home. Palm Ridge provides a welcoming setting for families, blending quiet neighborhood charm with easy access to local amenities, schools, and community spaces. Home is under construction. Pictures, photographs, colors, features, and sizes are for illustration purposes only and may vary from the homes as built. More information on programs and options are available for this???????????????????????????????????????? home.

Key facts

• 9,148 sq ft lot
• 2 garage spots
• Built 2026

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $324k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $-437 ($-5k/yr) — negative.
• To cash-flow at today's rent, offer at most $261k (19.5% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $236k (27.1% below list).
• Recommended offer: $236k (27.1% 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: Sand Hill Elementary School (math 46% / reading 40%, grade F, #370 of 1,228 statewide, top 30%, 891 students, 46% FRL); Effingham County Middle School (math 38% / reading 40%, grade F, #155 of 470 statewide, top 33%, 1,064 students, 52% FRL); Effingham County High School (math 28% / reading 27%, grade F, #158 of 424 statewide, top 37%, 2,108 students, 37% FRL).
• Zoned-school proficiency averages 36% at this address vs 48% district-wide (-12 pts) — the specific schools serving this property underperform the Effingham County average; the district grade overstates school quality for this exact location.
• Market conditions: 463 active listings in the ZIP; 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 99 days — a 9% lower offer ($295k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts; this cycle's ask has dropped $18k (5%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 96% chance of damaging wind over 30y; moderate wildfire risk; extreme-heat days projected 7→18/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $236,298 (27.1% 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 99 days. Have you received any prior offers? Is the seller open to a 27% 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: 0.73% ✗
• Cap rate: 4.68%
• Cash-on-cash: -5.78%
• DSCR: 0.74
• GRM: 11.4

CMA / ARV

• ARV (median comp): $346,898
• List price: $324,250
• Delta: -6.53%
• 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
200 Cyane Ln	1.08mi	3/2.0 (-1)	1,544 (+3%)	0mo	$340,000	$220	54
304 Ashley Ln	0.87mi	3/2.0 (-1)	1,471 (-2%)	7mo	$282,000	$192	51
219 Cyane Ln	0.90mi	3/2.0 (-1)	1,417 (-5%)	3mo	$308,000	$217	49
226 Cyane Ln	0.88mi	3/2.0 (-1)	1,463 (-2%)	11mo	$310,000	$212	47
103 Benicia Ln	1.11mi	3/2.0 (-1)	1,590 (+6%)	4mo	$320,000	$201	47
100 N Kingsley Dr	0.66mi	3/2.0 (-1)	1,609 (+8%)	7mo	$350,000	$218	46
301 Saranac Way	1.05mi	3/2.0 (-1)	1,446 (-3%)	10mo	$310,000	$214	46
205 Wild Rose Dr	0.89mi	4/2.0	1,782 (+19%)	1mo	$299,000	$168	39
112 Kingsley Dr N	0.52mi	3/2.0 (-1)	1,744 (+16%)	10mo	$365,000	$209	37
115 Ashley Dr	0.78mi	3/2.0 (-1)	1,320 (-12%)	8mo	$315,000	$239	34
213 Victoria Cir	0.93mi	3/2.0 (-1)	1,232 (-18%)	10mo	$265,000	$215	27
223 Victoria Cir	0.95mi	3/2.0 (-1)	1,257 (-16%)	10mo	$284,000	$226	26

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: -26.2%
• Equity multiple: 0.12×
• Total profit: $-80,305
• Equity at exit: $48,347

10-year hold

• IRR: -23.0%
• Equity multiple: -0.16×
• Total profit: $-105,470
• Equity at exit: $28,035

Cash invested: $90,790 (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: 6 active · 4 under contract
• Months of supply: 12.0 mo (8%/mo absorbed)
• Median asking: $332,400 ($206/sqft)
• Median days on market: 48 d
• This list price: 33% of active listings are priced below it
• ARV vs active asking: +12.4% above 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: 11.4×

Monthly cashflow live

• Estimated rent: $2,363 medium
• Mortgage (P&I): −$1,700
• Tax est. 1.5%: −$405 /mo · $4,864/yr
• Insurance: −$135
• HOA: −$63
• Vacancy / Maint / Mgmt: −$496
• Net cashflow: $-437

Break-even live

Break-even rent $2,916

Max offer price $261,006

Occupancy floor —

Sensitivity live

Price	-10% $-213	-5% $-325	+0% $-437	+5% $-549	+10% $-661
Rent	-10% $-624	-5% $-530	+0% $-437	+5% $-344	+10% $-250
Rate	-1.0pp $-274	-0.5pp $-355	base $-437	+0.5pp $-521	+1.0pp $-607

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: $81,062
• Closing costs: $9,728
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

HOA detail $63/mo · $756/yr

• Likely covers: pool

Listing history 50 events

1. 2026-08-08
   days on market $324,250 Active 99 DOM
2. 2026-08-07
   days on market $324,250 Active 98 DOM
3. 2026-08-06
   days on market $324,250 Active 97 DOM
4. 2026-08-05
   days on market $324,250 Active 96 DOM
5. 2026-08-04
   days on market $324,250 Active 95 DOM
6. 2026-08-03
   days on market $324,250 Active 94 DOM
7. 2026-07-31
   days on market $324,250 Active 91 DOM
8. 2026-07-30
   days on market $324,250 Active 90 DOM
9. 2026-07-29
   days on market $324,250 Active 89 DOM
10. 2026-07-27
    days on market $324,250 Active 87 DOM
11. 2026-07-25
    days on market $324,250 Active 85 DOM
12. 2026-07-23
    days on market $324,250 Active 83 DOM
13. 2026-07-22
    days on market $324,250 Active 82 DOM
14. 2026-07-21
    days on market $324,250 Active 81 DOM
15. 2026-07-18
    days on market $324,250 Active 78 DOM
16. 2026-07-16
    days on market $324,250 Active 76 DOM
17. 2026-07-16
    days on market $324,250 Active 75 DOM
18. 2026-07-14
    days on market $324,250 Active 74 DOM
19. 2026-07-13
    days on market $324,250 Active 73 DOM
20. 2026-07-12
    days on market $324,250 Active 72 DOM
21. 2026-07-11
    days on market $324,250 Active 71 DOM
22. 2026-07-10
    days on market $324,250 Active 70 DOM
23. 2026-07-09
    days on market $324,250 Active 69 DOM
24. 2026-07-08
    days on market $324,250 Active 68 DOM
25. 2026-07-07
    days on market $324,250 Active 67 DOM
26. 2026-07-07
    price $324,250 Active 66 DOM
27. 2026-07-06
    days on market $341,990 Active 66 DOM
28. 2026-07-05
    days on market $341,990 Active 65 DOM
29. 2026-07-04
    days on market $341,990 Active 64 DOM
30. 2026-07-03
    days on market $341,990 Active 63 DOM
31. 2026-07-02
    days on market $341,990 Active 62 DOM
32. 2026-07-01
    days on market $341,990 Active 61 DOM
33. 2026-06-30
    days on market $341,990 Active 60 DOM
34. 2026-06-29
    days on market $341,990 Active 59 DOM
35. 2026-06-28
    days on market $341,990 Active 58 DOM
36. 2026-06-28
    days on market $341,990 Active 57 DOM
37. 2026-06-27
    days on market $341,990 Active 56 DOM
38. 2026-06-25
    days on market $341,990 Active 54 DOM
39. 2026-06-23
    days on market $341,990 Active 52 DOM
40. 2026-06-21
    pricestatusdays on market $341,990 Active 51 DOM
41. 2026-06-13
    statusdays on market $328,990 Pending 49 DOM
42. 2026-06-10
    days on market $328,990 Active 48 DOM
43. 2026-06-09
    days on market $328,990 Active 47 DOM
44. 2026-06-08
    days on market $328,990 Active 46 DOM
45. 2026-06-07
    days on market $328,990 Active 45 DOM
46. 2026-06-05
    days on market $328,990 Active 42 DOM
47. 2026-06-03
    days on market $328,990 Active 41 DOM
48. 2026-06-02
    days on market $328,990 Active 40 DOM
49. 2026-06-01
    days on market $328,990 Active 39 DOM
50. 2026-05-31
    days on market $328,990 Active 38 DOM

ⓘ 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 5/10 Major
• 🌡 Heat 8/10 Severe 7 d/yr ≥110°F today · 18 d/yr by 30 yrs out
• 💨 Wind 8/10 Severe 96% 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: $28,356
• − Mortgage interest: −$18,163
• − Property taxes: −$4,864
• − Insurance: −$1,621
• − Repairs & maintenance: −$2,268
• − Management: −$2,268
• − HOA: −$756
• − Depreciation: −$9,433
• Taxable loss: −$11,018
• Est. tax savings @ 24.0%: +$2,644
• After-tax cash flow: $-2,600/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 · 6 photos

Good 80/100 None rehab

This single-story home in Palm Ridge, Guyton, GA, is in good condition with a well-maintained exterior and interior. It offers a spacious open-concept kitchen and two bathrooms, making it a great option for families. Potential buyers will appreciate the modern appliances and fresh paint, while renters will value the comfortable living spaces and well-maintained property.

Value-add opportunities

• Both Painting exterior and interior walls — Fresh paint can enhance curb appeal and interior aesthetics. ↑
• Both Landscaping improvements — Enhanced landscaping can increase curb appeal and property value. ↑
• Resale Kitchen appliances maintenance — Modern appliances are a selling point for potential buyers. ↑
• Resale Bathroom updates — Modern bathrooms are desirable and can attract more buyers. ↑
• Both Flooring replacement — Replacing worn-out flooring can improve the overall look and feel of the home. ↑

F Composite school gradezoned avg 36/100

Zoned Schools

Elementary Sand Hill Elementary School F GA #370/1,228 Nat'l #17,525/41,679 Middle Effingham County Middle School F GA #155/470 Nat'l #6,362/14,009 High Effingham County High School F GA #158/424 Nat'l #11,797/17,239

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

+4.0% since first listed

4 events — show timeline

• 2026-04-23 Relisted — Hive MLS
• 2026-04-10 Listed $341,990 Zillow
• 2026-01-19 Pending — GAMLS
• 2026-01-16 Listed $328,990 GAMLS