676 Belfast Loop Lot 190 · Guyton, GA 31308

$304,900

3 bd · 2.0 ba · 1,430 sqft · SingleFamily · 21 Days on market

Built 2026 Excellent condition 0.52 ac lot $213/sqft · 7% below area Est $329k · 7% under $15/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 +10.8/15.0
• Cash flow +10.0/30.0
• Condition / age +5.0/5.0
• Livability +3.5/5.0
• 1% rule +3.0/10.0
• DSCR +2.8/10.0
• Schools +2.7/10.0
• Rent growth +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

THE WAIT IS OVER, PHASE 6 RIVER BLUFF NOW OPEN! Fabulous & affordable design in top selling RIVER BLUFF! *WELCOME PKG INCLUDED! CHOOSE UP TO $5,000 TOWARDS CLOSING COSTS, DESIGN UPGRADES OR RATE BUY DOWN!* Located on large homesite, by trusted local builder S.D. Sauers Construction! Located in Southeast Bulloch & Ellabell's affordable living community. Minutes to Pooler, Effingham & Bryan County in the highly rated SEB schools! Home includes low maintenance vinyl siding, SPRAY FOAM INSULATED ROOF DECK, brick skirt, architectural shingles, Low E vinyl windows, energy effic. systems, custom cabinetry, stainless appl pkg., spa-like baths, on half acre or larger homesite. Sod, seed & landscaping/irrigation pkg included! LOT 190 open concept, 3 bedrooms, 2 baths, LVP flooring throughout common areas, oversized great room w/ 10ft ceiling, kitchen w/ custom cabinetry & gorgeous bright dining, primary suite boasts large closet & spacious private bath, generous guest rooms, relaxing back porch, lovely curb appeal. Qualifies USDA 100% Financing to qualified Buyers! Choose all interior and exterior colors now! Completion July 2026

Key facts

• Brick skirt
• Low e vinyl windows
• Large homesite

Tags

• LARGE HOMESITE
• SPRAY FOAM INSULATED ROOF DECK
• LOW MAINTENANCE VINYL SIDING
• BRICK SKIRT
• ARCHITECTURAL SHINGLES
• LOW E VINYL WINDOWS

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $305k. Condition is rated excellent.

Deal economics

• At list price, monthly cash flow is $-187 ($-2k/yr) — negative.
• To cash-flow at today's rent, offer at most $278k (8.9% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $245k (19.6% below list).
• Recommended offer: $245k (19.6% below list) — sets the bar for 1% rule.
• Cap rate 5.6% vs local median 4.6% in Guyton — meaningfully above typical; check what's discounted (condition, days-on-market, listing class) to confirm the premium yield is real.

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: schools C-, amenities F, commute F.
• Bulloch County (rural): math 32% / reading 33% proficiency, ranked #85 of 174 in GA (top 49%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 79 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 668 units permitted in Bulloch County in 2024 (6 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.
• Bulloch County population projected at +18% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.

Negotiation context

• It's been on market 21 days — a 2% lower offer ($300k) 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.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; major 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 $245,000 (19.6% 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. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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.
6. 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.
7. 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: 5.56%
• Cash-on-cash: -2.62%
• DSCR: 0.88
• GRM: 10.4

CMA / ARV

• ARV (median comp): $328,934
• List price: $304,900
• Delta: -7.31%
• 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
643 Belfast Loop	0.00mi	3/2.0	1,430 (0%)	5mo	$299,200	$209	96
637 Belfast Loop	0.08mi	3/2.0	1,430 (0%)	0mo	$297,400	$208	96
633 Belfast Loop	0.06mi	3/2.0	1,500 (+5%)	3mo	$307,800	$205	86
154 River Bluff Way	0.26mi	3/2.0	1,430 (0%)	4mo	$294,900	$206	84
160 River Bluff Way	0.26mi	3/2.0	1,500 (+5%)	3mo	$298,900	$199	78
160 River Bluff Way #179	0.26mi	3/2.0	1,500 (+5%)	3mo	$298,900	$199	78
152 River Bluff Way	0.20mi	3/2.0	1,504 (+5%)	7mo	$299,900	$199	76
156 River Bluff Way #177	0.26mi	3/2.0	1,500 (+5%)	6mo	$298,900	$199	75
156 River Bluff Way	0.26mi	3/2.0	1,500 (+5%)	6mo	$298,900	$199	75
164 River Bluff Way	0.26mi	3/2.0	1,530 (+7%)	2mo	$309,000	$202	74
158 River Bluff Way	0.26mi	3/2.0	1,530 (+7%)	6mo	$309,000	$202	72
158 River Bluff Way #178	0.26mi	3/2.0	1,530 (+7%)	6mo	$309,000	$202	71

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: -20.6%
• Equity multiple: 0.28×
• Total profit: $-61,245
• Equity at exit: $45,462

10-year hold

• IRR: -13.8%
• Equity multiple: 0.20×
• Total profit: $-68,446
• Equity at exit: $26,362

Cash invested: $85,372 (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 31308

• Home prices YoY: -4.1%
• Active inventory: 79
• Price-to-rent: 10.4×

Monthly cashflow live

• Estimated rent: $2,450 medium
• Mortgage (P&I): −$1,599
• Tax est. 1.5%: −$381 /mo · $4,574/yr
• Insurance: −$127
• HOA: −$15
• Vacancy / Maint / Mgmt: −$514
• Net cashflow: $-187

Break-even live

Break-even rent $2,686

Max offer price $277,899

Occupancy floor —

Sensitivity live

Price	-10% $24	-5% $-81	+0% $-187	+5% $-292	+10% $-397
Rent	-10% $-380	-5% $-283	+0% $-187	+5% $-90	+10% $7
Rate	-1.0pp $-33	-0.5pp $-109	base $-187	+0.5pp $-266	+1.0pp $-346

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: $76,225
• Closing costs: $9,147
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
345 Tallulah Bnd Ellabell, GA	4.0	2.0	1848	$2,450	$1.33	15d	1	0.22mi

HOA detail

• Monthly dues: $15 · $180/yr
• Likely covers: landscapingpool

Listing history 4 events

1. 2026-05-07
   status Under Contract 1161-char remark

   Show marketing remark (1161 chars)

   THE WAIT IS OVER, PHASE 6 RIVER BLUFF NOW OPEN! Fabulous & affordable design in top selling RIVER BLUFF! *WELCOME PKG INCLUDED! CHOOSE UP TO $5,000 TOWARDS CLOSING COSTS, DESIGN UPGRADES OR RATE BUY DOWN!* Located on large homesite, by trusted local builder S.D. Sauers Construction! Located in Southeast Bulloch & Ellabell's affordable living community. Minutes to Pooler, Effingham & Bryan County in the highly rated SEB schools! Home includes low maintenance vinyl siding, SPRAY FOAM INSULATED ROOF DECK, brick skirt, architectural shingles, Low E vinyl windows, energy effic. systems, custom cabinetry, stainless appl pkg., spa-like baths, on half acre or larger homesite. Sod, seed & landscaping/irrigation pkg included! LOT 190 open concept, 3 bedrooms, 2 baths, LVP flooring throughout common areas, oversized great room w/ 10ft ceiling, kitchen w/ custom cabinetry & gorgeous bright dining, primary suite boasts large closet & spacious private bath, generous guest rooms, relaxing back porch, lovely curb appeal. Qualifies USDA 100% Financing to qualified Buyers! Choose all interior and exterior colors now! Completion July 2026

2. 2026-04-16
   listed $304,900 New 1161-char remark

   Show marketing remark (1161 chars)

   THE WAIT IS OVER, PHASE 6 RIVER BLUFF NOW OPEN! Fabulous & affordable design in top selling RIVER BLUFF! *WELCOME PKG INCLUDED! CHOOSE UP TO $5,000 TOWARDS CLOSING COSTS, DESIGN UPGRADES OR RATE BUY DOWN!* Located on large homesite, by trusted local builder S.D. Sauers Construction! Located in Southeast Bulloch & Ellabell's affordable living community. Minutes to Pooler, Effingham & Bryan County in the highly rated SEB schools! Home includes low maintenance vinyl siding, SPRAY FOAM INSULATED ROOF DECK, brick skirt, architectural shingles, Low E vinyl windows, energy effic. systems, custom cabinetry, stainless appl pkg., spa-like baths, on half acre or larger homesite. Sod, seed & landscaping/irrigation pkg included! LOT 190 open concept, 3 bedrooms, 2 baths, LVP flooring throughout common areas, oversized great room w/ 10ft ceiling, kitchen w/ custom cabinetry & gorgeous bright dining, primary suite boasts large closet & spacious private bath, generous guest rooms, relaxing back porch, lovely curb appeal. Qualifies USDA 100% Financing to qualified Buyers! Choose all interior and exterior colors now! Completion July 2026

3. 2026-04-15
   historical
4. 2026-02-15
   listed $304,900 New

ⓘ 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 ≥110°F today · 18 d/yr by 30 yrs out
• 💨 Wind 8/10 Severe 99% 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: $29,400
• − Mortgage interest: −$17,079
• − Property taxes: −$4,574
• − Insurance: −$1,524
• − Repairs & maintenance: −$2,352
• − Management: −$2,352
• − HOA: −$180
• − Depreciation: −$8,870
• Taxable loss: −$7,531
• Est. tax savings @ 24.0%: +$1,807
• After-tax cash flow: $-432/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 · 4 photos

Excellent 100/100 None rehab

This home is in excellent condition with no visible repairs or maintenance needed. It offers a great value with potential for minor updates to enhance curb appeal and modernize the home.

Value-add opportunities

• Both Painting exterior and interior — Enhances curb appeal and interior aesthetics
• Both Landscaping improvements — Enhances curb appeal and adds value
• Both Add a smart home system — Improves energy efficiency and adds modern amenities

Renovation cost estimate screening

Value-add ROI direction

• Both Painting exterior and interior — Enhances curb appeal and interior aesthetics ↑
• Both Landscaping improvements — Enhances curb appeal and adds value ↑
• Both Add a smart home system — Improves energy efficiency and adds modern amenities ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

Schools (NCES district)

• District: Bulloch County
• NCES district ID: 1300630
• Math proficiency: 32% ▼ -11.00%
• Reading proficiency: 33% ▼ -8.00%
• Median HH income: $36,335
• Composite: 26.97/100
• National rank: #7074
• State rank: #85 of 174 in GA

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

• City population: 25,991
• Population (ZIP): 8,814

Population outlook (Bulloch County) Hauer SSP2

• Today (2025): 79,935 people
• By 2030: 83,796 · +4.8%
• By 2040: 89,717 · +12.2%
• By 2050: 94,558 · +18.3%
• By 2075: 104,376 · +30.6%
• By 2100: 112,857 · +41.2%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (71%)
• Race & ethnicity: White 71% Black 17% Two or more races 10% Hispanic / Latino 6% Asian 2%
• Hispanic origin (detail): Mexican 1%
• Common ancestry: Hispanic 2% Italian 2% Scotch-Irish 1%
• Foreign-born: 5% · Canada
• Languages at home: 93% English-only · Spanish 2% French/Haitian/Cajun 2% Tagalog/Filipino 1%

Political lean MEDSL · Bulloch

• 2024 margin: Strong R (+29.0) · D 35.3% · R 64.3%
• 2008→2024 swing: -9.8pp toward R · 2008: -19.2pp · 2024: -29.0pp
• All cycles: 2024: R+29.0 2020: R+23.7 2016: R+23.4 2012: R+19.1 2008: R+19.2

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -10.60%
• Current HPI: 249.2442
• Rent YoY: —
• Metro: —
• 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

+0.0% since first listed

4 events — show timeline

• 2026-05-07 Pending — GAMLS
• 2026-04-16 Listed $304,900 GAMLS
• 2026-04-15 Listing Removed — GAMLS
• 2026-02-15 Listed $304,900 GAMLS