802 G St · Brunswick, GA 31520

$129,000

2 bd · 2.0 ba · 1,641 sqft · SingleFamily public records · 11 Days on market

Built 1900 3,920 sqft lot $79/sqft · 31% below area Est $186k · 31% under

---

Why this score? — see what drove the B- 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 +26.8/30.0
• ARV discount +15.0/15.0
• DSCR +9.2/10.0
• 1% rule +6.3/10.0
• 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 home deserves to be brought back to it's glory days! Yes, it is a full reno but there is alot of potential and much to love. On the first level there's a living room with a fireplace & small sunroom, spacious dining room, a parlor room that could be changed to a downstairs bedroom, full bathroom & kitchen. Upstairs are two large bedrooms, a large full bath and an additional room that looks over the backyard and has the laundry connections but could be converted to a third bedroom. The seller has had the electrical updated throughout the entire home. Great location; caddy to the county courthouse, walking distance to the marina and Downtown and right around the corner from the La Playa Food Park soon to open! Please see agent remarks.

Key facts

• Laundry connections
• Small sunroom
• Spacious dining room

Tags

• LIVING ROOM WITH FIREPLACE
• SMALL SUNROOM
• SPACIOUS DINING ROOM
• FULL BATHROOM
• LARGE FULL BATH
• LAUNDRY CONNECTIONS

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath single-family listed at $129k.

Deal economics

• At list price, monthly cash flow is $285 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $129k).
• Cap rate 9.6% 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; 2 comparable units currently listed for rent nearby; lower-income renter base — watch delinquency; 734 units permitted in Glynn County in 2024 (136 in 5+ unit buildings).
• This rent runs 44% of the median local income ($40k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $892 of loan paydown is wiped out by about $4k 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 $36k cash investment doubles in ~9 years — after that, you're playing with house money.

Negotiation context

• Only 11 days on market — expect competitive offers; lowballing is unlikely to land.
• 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.
• Current owner paid $66k; list at $129k implies a 95% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: flood insurance adds $66/mo; built in 1900 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: severe flood risk; severe wind risk, 99% chance of damaging wind over 30y; major wildfire risk; extreme-heat days projected 7→20/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $129,000

Questions for the listing agent

1. Built in 1900 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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?
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: 1.13% ✓
• Cap rate: 9.56%
• Cash-on-cash: 11.67%
• DSCR: 1.52
• GRM: 7.4

CMA / ARV

• ARV (median comp): $186,002
• List price: $129,000
• Delta: -30.65%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
802 G St	0.00mi	2/2.0	1,641 (0%)	0mo	$85,000	$52	100
801 Prince St	0.75mi	2/2.0	1,661 (+1%)	1mo	$235,000	$141	62
1515 Lee St	0.40mi	3/2.0 (+1)	1,582 (-4%)	13mo	$265,000	$168	60
2029 Reynolds St	0.40mi	3/2.0 (+1)	1,497 (-9%)	6mo	$305,000	$204	57
1206 Magnolia Ave	0.62mi	3/2.0 (+1)	1,630 (-1%)	12mo	$270,000	$166	55
2106 Gloucester St	0.67mi	3/2.0 (+1)	1,496 (-9%)	6mo	$370,000	$247	44
2314 Wolfe St	0.65mi	3/2.0 (+1)	1,470 (-10%)	6mo	$110,000	$75	43
1315 Lee St	0.49mi	3/2.0 (+1)	1,446 (-12%)	13mo	$475,000	$328	41
1700 Walnut Ave	0.69mi	3/1.0 (+1)	1,510 (-8%)	6mo	$322,000	$213	40
1101 Pine Ave	0.68mi	3/2.5 (+1)	1,848 (+13%)	1mo	$95,000	$51	39
1008 Carpenter St	0.65mi	2/1.0	1,476 (-10%)	16mo	$200,000	$136	36
710 George St	0.59mi	3/3.5 (+1)	1,863 (+14%)	17mo	$624,900	$335	25

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: 0.3%
• Equity multiple: 1.01×
• Total profit: $358
• Equity at exit: $19,234

10-year hold

• IRR: 11.9%
• Equity multiple: 2.03×
• Total profit: $37,028
• Equity at exit: $11,154

Cash invested: $36,120 (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: 7.4×

Monthly cashflow live

• Estimated rent: $1,457 medium
• Mortgage (P&I): −$676
• Tax from tax record: −$70 /mo · $835/yr
• Insurance: −$54
• Flood insurance flood zone: −$66 /mo · $798/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$306
• Net cashflow: $285

Break-even live

Break-even rent $1,097

Max offer price $129,000

Occupancy floor 75%

Sensitivity live

Price	-10% $358	-5% $321	+0% $285	+5% $248	+10% $212
Rent	-10% $170	-5% $227	+0% $285	+5% $342	+10% $400
Rate	-1.0pp $350	-0.5pp $318	base $285	+0.5pp $251	+1.0pp $217

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: $32,250
• Closing costs: $3,870
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1501 G St Brunswick, GA	3.0	2.0	1064	$1,200	$1.13	44d	1	0.29mi
2408 Gordon St Brunswick, GA	3.0	2.0	1100	$1,550	$1.41	44d	1	0.86mi

Listing history 5 events

1. 2026-05-10
   status Pending 760-char remark

   Show marketing remark (760 chars)

   This home deserves to be brought back to it's glory days! Yes, it is a full reno but there is alot of potential and much to love. On the first level there's a living room with a fireplace & small sunroom, spacious dining room, a parlor room that could be changed to a downstairs bedroom, full bathroom & kitchen. Upstairs are two large bedrooms, a large full bath and an additional room that looks over the backyard and has the laundry connections but could be converted to a third bedroom. The seller has had the electrical updated throughout the entire home. Great location; caddy to the county courthouse, walking distance to the marina and Downtown and right around the corner from the La Playa Food Park soon to open! Please see agent remarks.

2. 2026-05-07
   status Active 760-char remark

   Show marketing remark (760 chars)

   This home deserves to be brought back to it's glory days! Yes, it is a full reno but there is alot of potential and much to love. On the first level there's a living room with a fireplace & small sunroom, spacious dining room, a parlor room that could be changed to a downstairs bedroom, full bathroom & kitchen. Upstairs are two large bedrooms, a large full bath and an additional room that looks over the backyard and has the laundry connections but could be converted to a third bedroom. The seller has had the electrical updated throughout the entire home. Great location; caddy to the county courthouse, walking distance to the marina and Downtown and right around the corner from the La Playa Food Park soon to open! Please see agent remarks.

3. 2026-04-26
   status Pending 760-char remark

   Show marketing remark (760 chars)

   This home deserves to be brought back to it's glory days! Yes, it is a full reno but there is alot of potential and much to love. On the first level there's a living room with a fireplace & small sunroom, spacious dining room, a parlor room that could be changed to a downstairs bedroom, full bathroom & kitchen. Upstairs are two large bedrooms, a large full bath and an additional room that looks over the backyard and has the laundry connections but could be converted to a third bedroom. The seller has had the electrical updated throughout the entire home. Great location; caddy to the county courthouse, walking distance to the marina and Downtown and right around the corner from the La Playa Food Park soon to open! Please see agent remarks.

4. 2026-04-17
   listed $129,000 Active 760-char remark

   Show marketing remark (760 chars)

   This home deserves to be brought back to it's glory days! Yes, it is a full reno but there is alot of potential and much to love. On the first level there's a living room with a fireplace & small sunroom, spacious dining room, a parlor room that could be changed to a downstairs bedroom, full bathroom & kitchen. Upstairs are two large bedrooms, a large full bath and an additional room that looks over the backyard and has the laundry connections but could be converted to a third bedroom. The seller has had the electrical updated throughout the entire home. Great location; caddy to the county courthouse, walking distance to the marina and Downtown and right around the corner from the La Playa Food Park soon to open! Please see agent remarks.

5. 2020-01-17
   soldstatus $66,100

ⓘ 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: $835 · $70/mo
• Projected year-2 tax: $1,187 · $99/mo
• Expected delta: +$352/yr (+$29/mo · 42.2%)

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

Climate risk First Street

• 🌊 Flood 8/10 Severe FEMA zone X (shaded) · 97% chance over 30 yrs
• 🔥 Wildfire 6/10 Major
• 🌡 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: $17,485
• − Mortgage interest: −$7,226
• − Property taxes: −$835
• − Insurance: −$1,442
• − Repairs & maintenance: −$1,399
• − Management: −$1,399
• − Depreciation: −$3,753
• Taxable income: $1,432
• Est. tax owed @ 24.0%: −$344
• After-tax cash flow: $3,075/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

+95.2% since first listed

5 events — show timeline

• 2026-05-10 Pending — GIAR
• 2026-05-07 Relisted — GIAR
• 2026-04-26 Pending — GIAR
• 2026-04-17 Listed $129,000 GIAR
• 2020-01-17 Sold (Public Records) $66,100 Public Records

Property tax history

+4.0%/yr

Latest (2025): $835 · +62.8% YoY. Source: county tax records.