1311 G St · Brunswick, GA 31520

$499,900

8 bd · 10.0 ba · — sqft · MultiFamily · 54 Days on market

Built 2023 Good condition 2,178 sqft lot

---

Why this score? — see what drove the C 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 +22.4/30.0
• ARV discount +7.5/15.0
• DSCR +7.2/10.0
• 1% rule +5.9/10.0
• Condition / age +4.0/5.0
• Rent growth +3.8/5.0
• Schools +3.4/10.0
• Livability +3.0/5.0
• Appreciation +0.0/10.0

Multi-family units

County records classify this as Multi-Family (2-4 Unit). Listing-text estimate: 4 units. confirmed

Listing remarks MLS

Downtown Brunswick investment opportunity! This 4-unit apartment complex is located in the heart of the historic district and has been renovated from top to bottom within the last 3 years. Updates include all-new electrical, plumbing, flooring, appliances, and more. Tenants will love the walkable location near restaurants, schools, shopping, and downtown attractions. A great opportunity for investors looking for a renovated multi-family property in one of Brunswick’s most charming and convenient areas. All units are occupied. Each unit features 2 bedrooms and 2.5 bathrooms. Each unit rents for $1250 per month.

Key facts

• Near schools
• Renovated
• Near restaurants

Tags

• INVESTMENT OPPORTUNITY
• HISTORIC DISTRICT
• RENOVATED
• WALKABLE LOCATION
• NEAR RESTAURANTS
• NEAR SCHOOLS

Property features AI

Finance

• Other: Parcel number: 0102340; Public records list lot size about 0.05 acres (2,178 sq ft); Listing broker: Rawls Realty Inc.; Listing agent: Karen Polite; Photos available (8); On market date: 2026-04-24
• Financial info: Gross income reported: $60,000; Listing accepted financing: Cash, Conventional, FHA, VA, and 1031 exchange; Special conditions: Sold as-is; historic; investor-owned; rental
• HOA & community: No homeowners association; Association fees not applicable

Exterior

• Parking: Off-street parking for 2 vehicles
• Utilities: Public water; Public sewer; Electricity with individual meters
• Home design: Residential income property; Multi-family quadruplex; Two-story structure; Entry on G Street (directions: Martin Luther King Jr. South to G Street, make a right and the unit is on the right); Located in Town Commons subdivision
• Construction: Built in 2023; Block and vinyl siding construction; Slab foundation
• Exterior features: Sidewalks; Street lights; Near shopping

Interior

• Heating & cooling: Central heating (electric, heat pump); Central air conditioning (electric)
• Interior features: Two levels; No basement; Updated/remodeled condition; No fireplaces

What this means for you Summary

Snapshot

• This is a 4 × 2.0-bed/2.5-bath units multifamily listed at $500k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $837 ($10k/yr) — positive. Per door: $209/mo.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($5k rent vs $500k).
• Recommended offer: $485k (3.0% below list) — sets the bar for market timing.
• Cap rate 8.3% vs local median 3.5% in Brunswick — 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 59/100 on livability (#401 in GA) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, housing B+; Watch: crime D, amenities F, commute F.
• 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: Burroughs-Molette Elementary School (math 21% / reading 14%, grade F, #931 of 1,228 statewide, top 76%, 593 students, 96% FRL); Risley Middle School (math 29% / reading 44%, grade F, #167 of 470 statewide, top 38%, 635 students, 61% FRL) — zoned schools average 79% FRL vs 55% district-wide (23 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Zoned-school proficiency averages 27% at this address vs 40% district-wide (-12 pts) — the specific schools serving this property underperform the Glynn County average; the district grade overstates school quality for this exact location.
• Market conditions: Rents rising fast (+5.1%/yr); 183 active listings in the ZIP; lower-income renter base — watch delinquency; 734 units permitted in Glynn County in 2024 (136 in 5+ unit buildings).
• At $5,432/mo this rent would consume 163% of the median local household income ($40k/yr) (locally 1406% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $3k of loan paydown is wiped out by about $15k 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.
• At projected returns (-3.0% appreciation + 5.1% rent growth), your $140k cash investment doubles in ~10 years — after that, you're playing with house money.

Negotiation context

• It's been on market 54 days — a 3% lower offer ($485k) 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.

Recommended offer $484,903 (3.0% below list)

Questions for the listing agent

1. It's been on market 54 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Can we see the unit-by-unit rent roll, current vacancy, and any below-market leases? What's the average tenancy length?
3. What capital expenditures (roof, boiler, parking lot, exteriors) have been made in the last 5 years, and what's planned in the next 2?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. Schools are D-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
6. Crime grade is D in this area — have there been break-ins, vandalism, or insurance claims at this property in the last 3 years? What carrier currently insures it and at what premium?
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 apartment / multifamily construction is in the pipeline within 1–3 miles? Heavy new supply (>2% of stock underway) typically softens rents 12–24 months out; light construction supports rent growth.

Investment metrics

• 1% rule: 1.09% ✓
• Cap rate: 8.30%
• Cash-on-cash: 7.17%
• DSCR: 1.32
• GRM: 7.7

CMA / ARV

• ARV (median comp): $245,785
• List price: $499,900
• Delta: 103.39%
• Verdict: OVERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1620/1622 Martin Luther King Jr Blvd #5	0.09mi	8/4.0	2,756	18mo	$260,000	$94	48
2208- 2214 K St	0.59mi	8/4.0	2,450	19mo	$287,500	$117	24

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 · 5.08% rent growth · sell at horizon

5-year hold

• IRR: -3.0%
• Equity multiple: 0.89×
• Total profit: $-16,037
• Equity at exit: $74,537

10-year hold

• IRR: 8.9%
• Equity multiple: 1.75×
• Total profit: $104,664
• Equity at exit: $43,222

Cash invested: $139,972 (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 31520

• Rents YoY: 5.1%
• Active inventory: 183
• Price-to-rent: 30.7×

Monthly cashflow live

• Estimated rent: $5,432 high
• Mortgage (P&I): −$2,622
• Tax est. 1.5%: −$625 /mo · $7,498/yr
• Insurance: −$208
• HOA: −$0
• Vacancy / Maint / Mgmt: −$1,141
• Net cashflow: $837

Break-even live

Break-even rent $4,373

Max offer price $499,900

Occupancy floor 80%

Sensitivity live

Price	-10% $1,182	-5% $1,009	+0% $837	+5% $664	+10% $491
Rent	-10% $407	-5% $622	+0% $837	+5% $1,051	+10% $1,266
Rate	-1.0pp $1,088	-0.5pp $964	base $837	+0.5pp $707	+1.0pp $575

4-unit breakdown (identical units grouped — click to expand)

Units	Beds	Baths	Est. rent
▸ 4× units	2.0	2.5	$5,432
Total (4 units)			$5,432

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: $124,975
• Closing costs: $14,997
• Reserves months: —
• Total cash needed: —

Listing history 20 events

1. 2026-06-21
   days on market $499,900 Active 54 DOM
2. 2026-06-19
   days on market $499,900 Active 52 DOM
3. 2026-06-18
   days on market $499,900 Active 51 DOM
4. 2026-06-17
   days on market $499,900 Active 50 DOM
5. 2026-06-16
   days on market $499,900 Active 49 DOM
6. 2026-06-15
   days on market $499,900 Active 48 DOM
7. 2026-06-14
   days on market $499,900 Active 46 DOM
8. 2026-06-13
   days on market $499,900 Active 45 DOM
9. 2026-06-10
   days on market $499,900 Active 43 DOM
10. 2026-06-09
    days on market $499,900 Active 42 DOM
11. 2026-06-08
    days on market $499,900 Active 41 DOM
12. 2026-06-07
    days on market $499,900 Active 40 DOM
13. 2026-06-05
    days on market $499,900 Active 37 DOM
14. 2026-06-03
    days on market $499,900 Active 36 DOM
15. 2026-06-02
    days on market $499,900 Active 35 DOM
16. 2026-06-01
    days on market $499,900 Active 34 DOM
17. 2026-05-31
    days on market $499,900 Active 33 DOM
18. 2026-05-30
    days on market $499,900 Active 32 DOM
19. 2026-04-24
    listed $499,900 New 623-char remark

    Show marketing remark (623 chars)

    Downtown Brunswick investment opportunity! This 4-unit apartment complex is located in the heart of the historic district and has been renovated from top to bottom within the last 3 years. Updates include all-new electrical, plumbing, flooring, appliances, and more. Tenants will love the walkable location near restaurants, schools, shopping, and downtown attractions. A great opportunity for investors looking for a renovated multi-family property in one of Brunswick’s most charming and convenient areas. All units are occupied. Each unit features 2 bedrooms and 2.5 bathrooms. Each unit rents for $1250 per month.

20. 2026-04-24
    listed $499,900 Active 623-char remark

    Show marketing remark (623 chars)

    Downtown Brunswick investment opportunity! This 4-unit apartment complex is located in the heart of the historic district and has been renovated from top to bottom within the last 3 years. Updates include all-new electrical, plumbing, flooring, appliances, and more. Tenants will love the walkable location near restaurants, schools, shopping, and downtown attractions. A great opportunity for investors looking for a renovated multi-family property in one of Brunswick’s most charming and convenient areas. All units are occupied. Each unit features 2 bedrooms and 2.5 bathrooms. Each unit rents for $1250 per month.

ⓘ 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: $65,184
• − Mortgage interest: −$28,002
• − Property taxes: −$7,498
• − Insurance: −$2,500
• − Repairs & maintenance: −$5,215
• − Management: −$5,215
• − Depreciation: −$14,543
• Taxable income: $2,212
• Est. tax owed @ 24.0%: −$531
• After-tax cash flow: $9,508/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 · 8 photos

Good 80/100 Cosmetic rehab

This 4-unit apartment complex in Brunswick's historic district is in good condition with recent renovations. It offers a great investment opportunity with a walkable location and occupied units.

Value-add opportunities

• Both Painting exterior and interior walls — Fresh paint enhances curb appeal and interior aesthetics.
• Both Landscaping improvements — Well-maintained landscaping increases curb appeal and property value.
• Rental HVAC maintenance — A clean and efficient HVAC system ensures tenant comfort and reduces utility costs.

Renovation cost estimate screening

Value-add ROI direction

• Both Painting exterior and interior walls — Fresh paint enhances curb appeal and interior aesthetics. ↑
• Both Landscaping improvements — Well-maintained landscaping increases curb appeal and property value. ↑
• Rental HVAC maintenance — A clean and efficient HVAC system ensures tenant comfort and reduces utility costs. ↑

ⓘ 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: 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 — Brunswick

• Score: 59/100
• State rank: #401
• US rank: #19832

Category grades

Amenities F Commute F Cost of living A+ Crime D Employment F Housing B+ Health & safety D- User ratings C

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Brunswick, GA
• County: Glynn County · 69,019 people
• City population: 51,239
• Metro: Brunswick, GA
• Population (ZIP): 22,313
• Household income: $40,071
• Rent vs Own: 54.5% rent · 45.5% own
• Severe rent burden: 1406.0

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 0.63)
• Race & ethnicity: Black 50% White 33% Hispanic / Latino 11% Two or more races 9% Asian 1%
• Hispanic origin (detail): Mexican 7%
• Common ancestry: Italian 2% Slovak 1% Serbian 1%
• Foreign-born: 8% · Canada, South Korea
• Languages at home: 87% English-only · Spanish 10% French/Haitian/Cajun 1% Korean 1%

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: ▼ -274.83%
• Current HPI: 180.4581
• Rent YoY: ▲ 5.08%
• 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

+0.0% since first listed

2 events — show timeline

• 2026-04-24 Listed $499,900 GIAR
• 2026-04-24 Listed $499,900 GAMLS