2263 Pinewood Dr · Brunswick, GA 31520

$165,000

3 bd · 1.5 ba · 1,302 sqft · SingleFamily public records · 2 Days on market

Built 1970 8,712 sqft lot $127/sqft · 7% below area Est $178k · 7% under

---

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 +25.1/30.0
• ARV discount +10.8/15.0
• DSCR +8.2/10.0
• 1% rule +5.6/10.0
• Rent growth +3.8/5.0
• Schools +3.4/10.0
• Livability +3.0/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

This classic ranch home is centrally located, close to Brunswick High school, College of Coastal Georgia, local restaurants, shopping, & Fletc. Only a 15 minute drive to our beautiful local islands. This is a wonderful starter or investment home. Currently, this home rents for $725/month. No HOA and no flood zone is a major plus!

Key facts

• New metal roof
• 8,712 sq ft lot
• Built 1970

Tags

• NEW METAL ROOF
• NEW KITCHEN CABINETRY
• NEW APPLIANCE PACKAGE
• NEW BATHROOM VANITIES

Property features AI

Exterior

• Parking: Paved driveway
• Construction: Lot approximately 0.2 acres
• Exterior features: Paved driveway

Interior

• Bathrooms: Two full bathrooms
• Heating & cooling: Central heating (electric); Central air conditioning (electric)
• Interior features: Five total rooms

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath single-family listed at $165k.

Deal economics

• At list price, monthly cash flow is $365 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $165k).
• Cap rate 8.9% vs local median 4.1% 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, schools D-, amenities 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.
• Market conditions: Rents rising fast (+5.1%/yr); 183 active listings in the ZIP; 10 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 80% of comp listings sitting > 30 days — soft ceiling on asking rent; lower-income renter base — watch delinquency; 734 units permitted in Glynn County in 2024 (136 in 5+ unit buildings).
• At $1,753/mo this rent would consume 52% 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 $1k of loan paydown is wiped out by about $5k 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 $46k cash investment doubles in ~9 years — after that, you're playing with house money.

Negotiation context

• Only 2 days on market — expect competitive offers; lowballing is unlikely to land.
• 3 sale attempts since 17y ago 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: major flood risk; severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 7→20/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $165,000

Questions for the listing agent

1. Built in 1970 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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?
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: 1.06% ✓
• Cap rate: 8.95%
• Cash-on-cash: 9.48%
• DSCR: 1.42
• GRM: 7.8

CMA / ARV

• ARV (median comp): $178,226
• List price: $165,000
• Delta: -7.42%
• 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
2263 Pinewood Dr	0.00mi	3/2.0	1,302 (0%)	0mo	$168,000	$129	98
2268 Poinsettia Cir	0.15mi	3/2.0	1,326 (+2%)	9mo	$128,750	$97	81
2111 Clairmont Ln	0.43mi	3/2.0	1,274 (-2%)	5mo	$209,000	$164	70
2248 Peachtree St	0.32mi	3/1.0	1,245 (-4%)	14mo	$139,400	$112	64
4166 Southern Rd	0.65mi	3/1.5	1,376 (+6%)	6mo	$199,900	$145	55
2235 Poinsettia Cir	0.19mi	4/1.5 (+1)	1,167 (-10%)	21mo	$143,820	$123	52
333 Stone Mill Dr	0.55mi	2/2.0 (-1)	1,353 (+4%)	15mo	$240,000	$177	48
4166 Southern Rd	0.65mi	3/1.5	1,376 (+6%)	18mo	$55,000	$40	45
204 Suburban Dr	0.54mi	2/2.0 (-1)	1,456 (+12%)	4mo	$225,000	$155	44
325 Stone Mill Dr #325	0.54mi	2/2.0 (-1)	1,469 (+13%)	11mo	$262,000	$178	38
2441 Blain St	0.65mi	3/1.0	1,136 (-13%)	18mo	$110,000	$97	31
2590 Townsend St	0.71mi	3/2.0	1,496 (+15%)	21mo	$176,500	$118	23

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: 0.1%
• Equity multiple: 1.00×
• Total profit: $205
• Equity at exit: $24,602

10-year hold

• IRR: 11.6%
• Equity multiple: 1.99×
• Total profit: $45,948
• Equity at exit: $14,266

Cash invested: $46,200 (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: 7.8×

Monthly cashflow live

• Estimated rent: $1,753 high
• Mortgage (P&I): −$865
• Tax from tax record: −$86 /mo · $1,027/yr
• Insurance: −$69
• HOA: −$0
• Vacancy / Maint / Mgmt: −$368
• Net cashflow: $365

Break-even live

Break-even rent $1,291

Max offer price $165,000

Occupancy floor 74%

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: $41,250
• Closing costs: $4,950
• Reserves months: —
• Total cash needed: —

Rent comps 10 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2226 Formosa Cir Brunswick, GA	4.0	2.0	1600	$1,750	$1.09	43d	1	0.16mi
500 Coastal Club Cir Brunswick, GA	2.0	2.0	1153	$1,314	$1.14	43d	5	0.78mi
294 Windridge Dr Brunswick, GA	3.0	2.0	1430	$1,600	$1.12	43d	1	0.83mi
500 Beverly Villas Dr Brunswick, GA	2.0	2.0	1336	$1,712	$1.28	43d	4	1.00mi
3200 Cypress Mill Rd Brunswick, GA	2.0–3.0	2.0	1168	$1,485	$1.27	7d	13	1.08mi
2640 Canary Dr Brunswick, GA	4.0	2.0	1450	$2,200	$1.52	43d	1	1.14mi
3220 Altama Ave Brunswick, GA	3.0	2.0	1300	$1,650	$1.27	43d	1	1.17mi
1105 Fountain Lake Dr Brunswick, GA	2.0–3.0	2.0–2.5	1157	$1,575	$1.36	2d	6	1.23mi
3602 Norwich St Brunswick, GA	3.0	1.0	1012	$1,550	$1.53	43d	1	1.25mi
3518 Hardee Ave Brunswick, GA	3.0	1.0	948	$1,550	$1.64	43d	1	1.32mi

Listing history 8 events

1. 2026-05-09
   status Pending 314-char remark
2. 2026-05-07
   listed $165,000 Active 314-char remark
3. 2020-07-17
   soldstatus $45,000
4. 2020-07-16
   soldstatus $45,000 336-char remark

   Show marketing remark (336 chars)

   This classic ranch home is centrally located, close to Brunswick High school, College of Coastal Georgia, local restaurants, shopping, & Fletc. Only a 15 minute drive to our beautiful local islands. This is a wonderful starter or investment home. Currently, this home rents for $725/month. No HOA and no flood zone is a major plus!

5. 2019-12-20
   listed $50,000 336-char remark

   Show marketing remark (336 chars)

   This classic ranch home is centrally located, close to Brunswick High school, College of Coastal Georgia, local restaurants, shopping, & Fletc. Only a 15 minute drive to our beautiful local islands. This is a wonderful starter or investment home. Currently, this home rents for $725/month. No HOA and no flood zone is a major plus!

6. 2010-09-12
   historical
7. 2009-10-11
   listed $111,000
8. 2006-06-15
   soldstatus $62,000

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

Tax reassessment forecast GA · Resets to sale price

• Current annual tax: $1,027 · $86/mo
• Projected year-2 tax: $1,518 · $126/mo
• Expected delta: +$491/yr (+$41/mo · 47.8%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 6/10 Major FEMA zone X (shaded) · 55% chance over 30 yrs
• 🔥 Wildfire 4/10 Moderate
• 🌡 Heat 10/10 Extreme 7 d/yr ≥108°F today · 20 d/yr by 30 yrs out
• 💨 Wind 9/10 Extreme 99% chance of damaging wind over 30 yrs
• 🫁 Air quality 4/10 Moderate 5 unhealthy d/yr today · 5 by 30 yrs out

Taxation est. · year 1

• Rental income: $21,032
• − Mortgage interest: −$9,243
• − Property taxes: −$1,027
• − Insurance: −$825
• − Repairs & maintenance: −$1,683
• − Management: −$1,683
• − Depreciation: −$4,800
• Taxable income: $1,772
• Est. tax owed @ 24.0%: −$425
• After-tax cash flow: $3,954/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: 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

+171.0% since first listed

9 events — show timeline

• 2026-06-05 Sold (MLS) $168,000 GIAR
• 2026-05-09 Pending — GIAR
• 2026-05-07 Listed $165,000 GIAR
• 2020-07-17 Sold (Public Records) $45,000 Public Records
• 2020-07-16 Sold (MLS) $45,000 GIAR
• 2019-12-20 Listed $50,000 GIAR
• 2010-09-12 Listing Removed — GIAR
• 2009-10-11 Listed $111,000 GIAR
• 2006-06-15 Sold (Public Records) $62,000 Public Records

Property tax history

-1.0%/yr

Latest (2025): $1,027 · +12.5% YoY. Source: county tax records.