116 Summer Wind Pl · Brooklet, GA 30415

$250,000

3 bd · 2.0 ba · 2,113 sqft · Other public records · 144 Days on market

Built 2005 1.84 ac lot $118/sqft · 20% below area Est $312k · 20% under

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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 +15.0/15.0
• Cash flow +9.7/30.0
• Livability +3.3/5.0
• DSCR +2.7/10.0
• Schools +2.7/10.0
• 1% rule +2.6/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Investor or renovation opportunity!! Ready for a new owner who sees the potential and isn’t afraid of a little TLC. NOT for a FIRST TIME HOMEBUYER. This spacious 3-bedroom, single-level property offering 2,113 square feet of living space on a generous 1.84-acre lot, The inviting living room features a gas fireplace, while the kitchen offers ample cabinetry and a pantry for storage and everyday functionality. The primary bedroom includes a tray ceiling and a private bath, with two additional bedrooms providing flexibility for guests, office space, or hobbies. The garage has been converted into additional finished living space, adding versatility to the layout. Outside, enjoy a large, flat backyard with a fenced area and an inground pool—perfect for entertaining, relaxing, or future enhancements. With solid bones, plenty of space inside and out, and endless possibilities to make it your own, this home is full of opportunity. Sold as is.

Key facts

• Fenced area
• Ample cabinetry
• Flat backyard

Tags

• GAS FIREPLACE
• AMPLE CABINETRY
• PANTRY FOR STORAGE
• CONVERTED GARAGE
• FLAT BACKYARD
• FENCED AREA

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath other listed at $250k.

Deal economics

• At list price, monthly cash flow is $-166 ($-2k/yr) — negative.
• To cash-flow at today's rent, offer at most $221k (11.8% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $191k (23.7% below list).
• Recommended offer: $191k (23.7% below list) — sets the bar for 1% rule.
• Cap rate 5.5% vs local median 3.1% in Brooklet — 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 66/100 on livability (#202 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.
• 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.
• Zoned schools: Brooklet Elementary School (math 62% / reading 50%, grade C+, #165 of 1,228 statewide, top 14%, 811 students, 35% FRL); Southeast Bulloch Middle School (math 40% / reading 40%, grade F, #144 of 470 statewide, top 31%, 827 students, 43% FRL); Southeast Bulloch High School (math 32% / reading 32%, grade F, #110 of 424 statewide, top 28%, 1,156 students, 40% FRL) — zoned schools average 39% FRL vs 55% district-wide (16 pts lower); this property's tenant base skews higher-income than the district average.
• Market conditions: 70 active listings in the ZIP; solid renter incomes; 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 $8k 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 144 days — a 12% lower offer ($220k) is reasonable based on typical stale-listing flexibility.
• 10 sale attempts since 12y ago; this cycle's ask has dropped $25k (9%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 80% 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 $190,865 (23.7% 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 144 days. Have you received any prior offers? Is the seller open to a 24% concession, seller financing, or rate buy-down credit?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. 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.
7. 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.
8. 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: 0.76% ✗
• Cap rate: 5.49%
• Cash-on-cash: -2.85%
• DSCR: 0.87
• GRM: 10.9

CMA / ARV

• ARV (median comp): $311,957
• List price: $250,000
• Delta: -19.86%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Projected returns pro-forma

-3.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: -21.1%
• Equity multiple: 0.27×
• Total profit: $-51,108
• Equity at exit: $37,276

10-year hold

• IRR: -14.5%
• Equity multiple: 0.17×
• Total profit: $-58,162
• Equity at exit: $21,615

Cash invested: $70,000 (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 30415

• Home prices YoY: -7.3%
• Active inventory: 70
• Price-to-rent: 10.9×

Monthly cashflow live

• Estimated rent: $1,909 medium
• Mortgage (P&I): −$1,311
• Tax from tax record: −$259 /mo · $3,108/yr
• Insurance: −$104
• HOA: −$0
• Vacancy / Maint / Mgmt: −$401
• Net cashflow: $-166

Break-even live

Break-even rent $2,119

Max offer price $220,617

Occupancy floor —

Sensitivity live

Price	-10% $-25	-5% $-96	+0% $-166	+5% $-237	+10% $-308
Rent	-10% $-317	-5% $-242	+0% $-166	+5% $-91	+10% $-16
Rate	-1.0pp $-40	-0.5pp $-103	base $-166	+0.5pp $-231	+1.0pp $-297

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: $62,500
• Closing costs: $7,500
• Reserves months: —
• Total cash needed: —

Listing history 44 events

1. 2026-06-21
   days on market $250,000 Active 144 DOM
2. 2026-06-19
   days on market $250,000 Active 142 DOM
3. 2026-06-18
   days on market $250,000 Active 141 DOM
4. 2026-06-17
   days on market $250,000 Active 140 DOM
5. 2026-06-16
   days on market $250,000 Active 139 DOM
6. 2026-06-15
   price $250,000 Active 138 DOM
7. 2026-06-15
   days on market $258,000 Active 138 DOM
8. 2026-06-14
   days on market $258,000 Active 136 DOM
9. 2026-06-13
   days on market $258,000 Active 135 DOM
10. 2026-06-10
    days on market $258,000 Active 133 DOM
11. 2026-06-09
    days on market $258,000 Active 132 DOM
12. 2026-06-08
    days on market $258,000 Active 131 DOM
13. 2026-06-07
    days on market $258,000 Active 130 DOM
14. 2026-06-05
    days on market $258,000 Active 127 DOM
15. 2026-06-03
    days on market $258,000 Active 126 DOM
16. 2026-06-03
    days on market $258,000 Active 125 DOM
17. 2026-06-01
    days on market $258,000 Active 124 DOM
18. 2026-05-31
    days on market $258,000 Active 123 DOM
19. 2026-05-30
    days on market $258,000 Active 122 DOM
20. 2026-04-23
    status Active 960-char remark

    Show marketing remark (915 chars)

    Opportunity awaits! Welcome home to this spacious 3-bedroom, single-level property offering 2,113 square feet of living space on a generous 1.84-acre lot, ready for a new owner who sees the potential and isn't afraid of a little TLC. The inviting living room features a gas fireplace, while the kitchen offers ample cabinetry and a pantry for storage and everyday functionality. The primary bedroom includes a tray ceiling and a private bath, with two additional bedrooms providing flexibility for guests, office space, or hobbies. The garage has been converted into additional finished living space, adding versatility to the layout. Outside, enjoy a large, flat backyard with a fenced area and an inground pool-perfect for entertaining, relaxing, or future enhancements. With solid bones, plenty of space inside and out, and endless possibilities to make it your own, this home is full of opportunity. Sold as is.

21. 2026-04-23
    status Back On Market 915-char remark

    Show marketing remark (915 chars)

    Opportunity awaits! Welcome home to this spacious 3-bedroom, single-level property offering 2,113 square feet of living space on a generous 1.84-acre lot, ready for a new owner who sees the potential and isn't afraid of a little TLC. The inviting living room features a gas fireplace, while the kitchen offers ample cabinetry and a pantry for storage and everyday functionality. The primary bedroom includes a tray ceiling and a private bath, with two additional bedrooms providing flexibility for guests, office space, or hobbies. The garage has been converted into additional finished living space, adding versatility to the layout. Outside, enjoy a large, flat backyard with a fenced area and an inground pool-perfect for entertaining, relaxing, or future enhancements. With solid bones, plenty of space inside and out, and endless possibilities to make it your own, this home is full of opportunity. Sold as is.

22. 2026-04-13
    historical Active Under Contract 960-char remark

    Show marketing remark (915 chars)

    Opportunity awaits! Welcome home to this spacious 3-bedroom, single-level property offering 2,113 square feet of living space on a generous 1.84-acre lot, ready for a new owner who sees the potential and isn't afraid of a little TLC. The inviting living room features a gas fireplace, while the kitchen offers ample cabinetry and a pantry for storage and everyday functionality. The primary bedroom includes a tray ceiling and a private bath, with two additional bedrooms providing flexibility for guests, office space, or hobbies. The garage has been converted into additional finished living space, adding versatility to the layout. Outside, enjoy a large, flat backyard with a fenced area and an inground pool-perfect for entertaining, relaxing, or future enhancements. With solid bones, plenty of space inside and out, and endless possibilities to make it your own, this home is full of opportunity. Sold as is.

23. 2026-04-13
    status Under Contract 915-char remark

    Show marketing remark (915 chars)

    Opportunity awaits! Welcome home to this spacious 3-bedroom, single-level property offering 2,113 square feet of living space on a generous 1.84-acre lot, ready for a new owner who sees the potential and isn't afraid of a little TLC. The inviting living room features a gas fireplace, while the kitchen offers ample cabinetry and a pantry for storage and everyday functionality. The primary bedroom includes a tray ceiling and a private bath, with two additional bedrooms providing flexibility for guests, office space, or hobbies. The garage has been converted into additional finished living space, adding versatility to the layout. Outside, enjoy a large, flat backyard with a fenced area and an inground pool-perfect for entertaining, relaxing, or future enhancements. With solid bones, plenty of space inside and out, and endless possibilities to make it your own, this home is full of opportunity. Sold as is.

24. 2026-04-09
    price $258,000 960-char remark

    Show marketing remark (915 chars)

    Opportunity awaits! Welcome home to this spacious 3-bedroom, single-level property offering 2,113 square feet of living space on a generous 1.84-acre lot, ready for a new owner who sees the potential and isn't afraid of a little TLC. The inviting living room features a gas fireplace, while the kitchen offers ample cabinetry and a pantry for storage and everyday functionality. The primary bedroom includes a tray ceiling and a private bath, with two additional bedrooms providing flexibility for guests, office space, or hobbies. The garage has been converted into additional finished living space, adding versatility to the layout. Outside, enjoy a large, flat backyard with a fenced area and an inground pool-perfect for entertaining, relaxing, or future enhancements. With solid bones, plenty of space inside and out, and endless possibilities to make it your own, this home is full of opportunity. Sold as is.

25. 2026-04-09
    price $258,000 915-char remark

    Show marketing remark (915 chars)

    Opportunity awaits! Welcome home to this spacious 3-bedroom, single-level property offering 2,113 square feet of living space on a generous 1.84-acre lot, ready for a new owner who sees the potential and isn't afraid of a little TLC. The inviting living room features a gas fireplace, while the kitchen offers ample cabinetry and a pantry for storage and everyday functionality. The primary bedroom includes a tray ceiling and a private bath, with two additional bedrooms providing flexibility for guests, office space, or hobbies. The garage has been converted into additional finished living space, adding versatility to the layout. Outside, enjoy a large, flat backyard with a fenced area and an inground pool-perfect for entertaining, relaxing, or future enhancements. With solid bones, plenty of space inside and out, and endless possibilities to make it your own, this home is full of opportunity. Sold as is.

26. 2026-02-27
    price $265,000 960-char remark

    Show marketing remark (915 chars)

    Opportunity awaits! Welcome home to this spacious 3-bedroom, single-level property offering 2,113 square feet of living space on a generous 1.84-acre lot, ready for a new owner who sees the potential and isn't afraid of a little TLC. The inviting living room features a gas fireplace, while the kitchen offers ample cabinetry and a pantry for storage and everyday functionality. The primary bedroom includes a tray ceiling and a private bath, with two additional bedrooms providing flexibility for guests, office space, or hobbies. The garage has been converted into additional finished living space, adding versatility to the layout. Outside, enjoy a large, flat backyard with a fenced area and an inground pool-perfect for entertaining, relaxing, or future enhancements. With solid bones, plenty of space inside and out, and endless possibilities to make it your own, this home is full of opportunity. Sold as is.

27. 2026-02-27
    price $265,000 915-char remark

    Show marketing remark (915 chars)

    Opportunity awaits! Welcome home to this spacious 3-bedroom, single-level property offering 2,113 square feet of living space on a generous 1.84-acre lot, ready for a new owner who sees the potential and isn't afraid of a little TLC. The inviting living room features a gas fireplace, while the kitchen offers ample cabinetry and a pantry for storage and everyday functionality. The primary bedroom includes a tray ceiling and a private bath, with two additional bedrooms providing flexibility for guests, office space, or hobbies. The garage has been converted into additional finished living space, adding versatility to the layout. Outside, enjoy a large, flat backyard with a fenced area and an inground pool-perfect for entertaining, relaxing, or future enhancements. With solid bones, plenty of space inside and out, and endless possibilities to make it your own, this home is full of opportunity. Sold as is.

28. 2026-01-28
    listed $275,000 New 915-char remark

    Show marketing remark (960 chars)

    Investor or renovation opportunity!! Ready for a new owner who sees the potential and isn’t afraid of a little TLC. NOT for a FIRST TIME HOMEBUYER. This spacious 3-bedroom, single-level property offering 2,113 square feet of living space on a generous 1.84-acre lot, The inviting living room features a gas fireplace, while the kitchen offers ample cabinetry and a pantry for storage and everyday functionality. The primary bedroom includes a tray ceiling and a private bath, with two additional bedrooms providing flexibility for guests, office space, or hobbies. The garage has been converted into additional finished living space, adding versatility to the layout. Outside, enjoy a large, flat backyard with a fenced area and an inground pool—perfect for entertaining, relaxing, or future enhancements. With solid bones, plenty of space inside and out, and endless possibilities to make it your own, this home is full of opportunity. Sold as is.

29. 2026-01-28
    listed $275,000 Active 960-char remark

    Show marketing remark (960 chars)

    Investor or renovation opportunity!! Ready for a new owner who sees the potential and isn’t afraid of a little TLC. NOT for a FIRST TIME HOMEBUYER. This spacious 3-bedroom, single-level property offering 2,113 square feet of living space on a generous 1.84-acre lot, The inviting living room features a gas fireplace, while the kitchen offers ample cabinetry and a pantry for storage and everyday functionality. The primary bedroom includes a tray ceiling and a private bath, with two additional bedrooms providing flexibility for guests, office space, or hobbies. The garage has been converted into additional finished living space, adding versatility to the layout. Outside, enjoy a large, flat backyard with a fenced area and an inground pool—perfect for entertaining, relaxing, or future enhancements. With solid bones, plenty of space inside and out, and endless possibilities to make it your own, this home is full of opportunity. Sold as is.

30. 2021-08-23
    soldstatus $256,500
31. 2021-08-20
    soldstatus $256,500 Sold
32. 2021-08-20
    soldstatus $256,500
33. 2021-07-21
    status Under Contract
34. 2021-07-13
    price $253,000
35. 2021-07-12
    status Back on Market
36. 2021-06-03
    status Under Contract
37. 2021-06-01
    listed $249,900 New
38. 2021-06-01
    listed $253,000
39. 2021-06-01
    listed $253,000
40. 2020-07-13
    soldstatus $224,900
41. 2020-02-19
    listed $227,700
42. 2014-06-26
    soldstatus $153,000
43. 2014-06-23
    soldstatus $153,000
44. 2014-02-03
    listed $154,900

ⓘ 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: $3,108 · $259/mo
• Projected year-2 tax: $3,108 · $259/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

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

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 80% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $22,904
• − Mortgage interest: −$14,004
• − Property taxes: −$3,108
• − Insurance: −$1,250
• − Repairs & maintenance: −$1,832
• − Management: −$1,832
• − Depreciation: −$7,273
• Taxable loss: −$6,395
• Est. tax savings @ 24.0%: +$1,535
• After-tax cash flow: $-461/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: 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 — Brooklet

• Score: 66/100
• State rank: #202
• US rank: #12316

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Bulloch County · 73,507 people
• City population: 6,343
• Metro: Statesboro, GA
• Population (ZIP): 6,343
• Household income: $76,895
• Rent vs Own: 19.1% rent · 80.9% own
• Severe rent burden: 237.0

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 (85%)
• Race & ethnicity: White 85% Two or more races 7% Hispanic / Latino 7% Black 5%
• Hispanic origin (detail): Mexican 4% Puerto Rican 2%
• Common ancestry: Serbian 4% Iranian 2% Slovak 2%
• Foreign-born: 4% · Canada
• Languages at home: 93% English-only · Spanish 6%

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: ▼ -20.07%
• Current HPI: 253.7079
• Rent YoY: —
• Metro: Statesboro, 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

+66.6% since first listed

25 events — show timeline

• 2026-04-23 Relisted — Hive MLS
• 2026-04-23 Relisted — GAMLS
• 2026-04-13 Contingent — Hive MLS
• 2026-04-13 Pending — GAMLS
• 2026-04-09 Price Changed $258,000 Hive MLS
• 2026-04-09 Price Changed $258,000 GAMLS
• 2026-02-27 Price Changed $265,000 Hive MLS
• 2026-02-27 Price Changed $265,000 GAMLS
• 2026-01-28 Listed $275,000 Hive MLS
• 2026-01-28 Listed $275,000 GAMLS
• 2021-08-23 Sold (Public Records) $256,500 Public Records
• 2021-08-20 Sold (MLS) $256,500 Hive MLS
• 2021-08-20 Sold (MLS) $256,500 GAMLS
• 2021-07-21 Pending — GAMLS
• 2021-07-13 Price Changed $253,000 GAMLS
• 2021-07-12 Relisted — GAMLS
• 2021-06-03 Pending — GAMLS
• 2021-06-01 Listed $253,000 Hive MLS
• 2021-06-01 Listed $253,000 Hive MLS
• 2021-06-01 Listed $249,900 GAMLS
• 2020-07-13 Sold (MLS) $224,900 GAMLS
• 2020-02-19 Listed $227,700 GAMLS
• 2014-06-26 Sold (Public Records) $153,000 Public Records
• 2014-06-23 Sold (MLS) $153,000 Hive MLS
• 2014-02-03 Listed $154,900 Hive MLS

Property tax history

+9.1%/yr

Latest (2025): $3,108 · +18.4% YoY. Source: county tax records.