236 Southern Charm Way · Guyton, GA 31312

$240,000

4 bd · 2.0 ba · 1,584 sqft · Manufactured public records · 29 Days on market

Built 2003 0.73 ac lot

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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 +23.4/30.0
• DSCR +7.5/10.0
• ARV discount +7.5/15.0
• 1% rule +5.3/10.0
• Schools +4.3/10.0
• Livability +3.5/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

If you've been looking for a home under 100k>>>THIS IS IT! Great FOUR bedroom home on permanent foundation (qualifies for FHA & VA loan) with living room and separate family room with french doors to backyard. Huge front deck overlooking magnolia tree and garden with storm door leading into living room. Nice new back deck overlooks big backyard and storage shed. Recently painted, carpets professionally cleaned, exterior pressure washed, new heater 2018, new HVAC system. 2015. Call today for an appointment!

Key facts

• Move-in ready
• Remodeled
• Large front porch

Tags

• REMODELED
• MOVE-IN READY
• TILED MASTER SHOWER
• WALK-IN CLOSETS
• LARGE FRONT PORCH
• BACK DECK

Property features AI

Finance

• Other: Located in the Azalea Point subdivision

Exterior

• Security: Storm door(s)
• Utilities: Shared well water; Septic tank; Cable available; Underground utilities
• Home design: Single-story; Residential mobile home
• Construction: Brick and vinyl siding exterior; Brick/mortar foundation
• Exterior features: Front porch; Porch; Deck; Privacy fencing; Fenced yard; Asphalt road access

Interior

• Kitchen: Dishwasher; Microwave; Oven; Range; Range hood; Electric water heater
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central electric air conditioning; Electric forced-air heating
• Interior features: Breakfast bar; Double vanity; Kitchen island; Vaulted ceilings; Other interior features
• Laundry & utility: Dedicated laundry room; Washer hookup

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath manufactured listed at $240k.

Deal economics

• At list price, monthly cash flow is $443 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $240k).
• Recommended offer: $236k (1.5% below list) — sets the bar for market timing.
• Cap rate 8.5% vs local median 4.5% in Guyton — 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 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.
• Effingham County (rural): math 49% / reading 48% proficiency, ranked #16 of 174 in GA (top 9%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 399 active listings in the ZIP; 1 comparable units currently listed for rent nearby; solid renter incomes; 836 units permitted in Effingham County in 2024 (46 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 $7k of value loss. Plan a longer hold.
• Effingham County population projected at +33% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.

Negotiation context

• It's been on market 29 days — a 2% lower offer ($236k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 11y 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.
• Current owner paid $120k; list at $240k implies a 100% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 97% 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 $236,400 (1.5% below list)

Questions for the listing agent

1. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
2. 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.
3. 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.
4. 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: 1.03% ✓
• Cap rate: 8.51%
• Cash-on-cash: 7.92%
• DSCR: 1.35
• GRM: 8.1

CMA / ARV

No comps found within radius.

Projected returns pro-forma

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

5-year hold

• IRR: -4.3%
• Equity multiple: 0.84×
• Total profit: $-10,705
• Equity at exit: $35,785

10-year hold

• IRR: 5.4%
• Equity multiple: 1.40×
• Total profit: $26,816
• Equity at exit: $20,751

Cash invested: $67,200 (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 31312

• Home prices YoY: -26.6%
• Active inventory: 399
• Price-to-rent: 8.1×

Monthly cashflow live

• Estimated rent: $2,469 medium
• Mortgage (P&I): −$1,259
• Tax from tax record: −$149 /mo · $1,784/yr
• Insurance: −$100
• HOA: −$0
• Vacancy / Maint / Mgmt: −$519
• Net cashflow: $443

Break-even live

Break-even rent $1,908

Max offer price $240,000

Occupancy floor 77%

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: $60,000
• Closing costs: $7,200
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2518 Courthouse Rd Guyton, GA	3.0	2.0	2112	$2,250	$1.07	23d	1	0.63mi

Listing history 26 events

1. 2026-06-18
   days on market $240,000 Active 29 DOM
2. 2026-06-17
   days on market $240,000 Active 28 DOM
3. 2026-06-16
   days on market $240,000 Active 27 DOM
4. 2026-06-15
   days on market $240,000 Active 26 DOM
5. 2026-06-14
   days on market $240,000 Active 24 DOM
6. 2026-06-13
   days on market $240,000 Active 23 DOM
7. 2026-06-10
   days on market $240,000 Active 21 DOM
8. 2026-06-09
   days on market $240,000 Active 20 DOM
9. 2026-06-08
   days on market $240,000 Active 19 DOM
10. 2026-06-07
    days on market $240,000 Active 18 DOM
11. 2026-06-05
    days on market $240,000 Active 15 DOM
12. 2026-06-03
    days on market $240,000 Active 14 DOM
13. 2026-06-02
    days on market $240,000 Active 13 DOM
14. 2026-06-01
    days on market $240,000 Active 12 DOM
15. 2026-05-31
    days on market $240,000 Active 11 DOM
16. 2026-05-30
    days on market $240,000 Active 10 DOM
17. 2026-05-20
    listed $240,000 Active
18. 2026-02-05
    soldstatus $120,300
19. 2018-06-23
    soldstatus $101,000 524-char remark

    Show marketing remark (524 chars)

    If you've been looking for a home under 100k>>>THIS IS IT! Great FOUR bedroom home on permanent foundation (qualifies for FHA & VA loan) with living room and separate family room with french doors to backyard. Huge front deck overlooking magnolia tree and garden with storm door leading into living room. Nice new back deck overlooks big backyard and storage shed. Recently painted, carpets professionally cleaned, exterior pressure washed, new heater 2018, new HVAC system. 2015. Call today for an appointment!

20. 2018-06-22
    soldstatus $101,100
21. 2018-06-21
    soldstatus $101,000 527-char remark

    Show marketing remark (527 chars)

    If you've been looking for a home under 100k>>>THIS IS IT! Great FOUR bedroom home on permanent foundation (qualifies for FHA & VA loan) with living room and separate family room with french doors to backyard. Huge front deck overlooking magnolia tree and garden with storm door leading into living room. Nice new back deck overlooks big backyard and storage shed. Recently painted, carpets professionally cleaned, exterior pressure washed, new heater 2018, new HVAC system. 2015. Call today for an appointment!

22. 2018-04-29
    listed $99,900 524-char remark

    Show marketing remark (527 chars)

    If you've been looking for a home under 100k>>>THIS IS IT! Great FOUR bedroom home on permanent foundation (qualifies for FHA & VA loan) with living room and separate family room with french doors to backyard. Huge front deck overlooking magnolia tree and garden with storm door leading into living room. Nice new back deck overlooks big backyard and storage shed. Recently painted, carpets professionally cleaned, exterior pressure washed, new heater 2018, new HVAC system. 2015. Call today for an appointment!

23. 2018-04-29
    listed $99,900 527-char remark

    Show marketing remark (527 chars)

    If you've been looking for a home under 100k>>>THIS IS IT! Great FOUR bedroom home on permanent foundation (qualifies for FHA & VA loan) with living room and separate family room with french doors to backyard. Huge front deck overlooking magnolia tree and garden with storm door leading into living room. Nice new back deck overlooks big backyard and storage shed. Recently painted, carpets professionally cleaned, exterior pressure washed, new heater 2018, new HVAC system. 2015. Call today for an appointment!

24. 2015-06-22
    soldstatus $51,600
25. 2015-05-23
    listed $50,000
26. 2003-03-27
    soldstatus $93,000

ⓘ 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: $1,784 · $149/mo
• Projected year-2 tax: $2,208 · $184/mo
• Expected delta: +$424/yr (+$35/mo · 23.7%)

ⓘ 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 6/10 Major
• 🌡 Heat 9/10 Extreme 7 d/yr ≥110°F today · 18 d/yr by 30 yrs out
• 💨 Wind 8/10 Severe 97% 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: $29,631
• − Mortgage interest: −$13,444
• − Property taxes: −$1,784
• − Insurance: −$1,200
• − Repairs & maintenance: −$2,370
• − Management: −$2,370
• − Depreciation: −$6,982
• Taxable income: $1,480
• Est. tax owed @ 24.0%: −$355
• After-tax cash flow: $4,966/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: Effingham County
• NCES district ID: 1301980
• Math proficiency: 49% ▼ -6.00%
• Reading proficiency: 48% ▼ -5.00%
• Median HH income: $60,503
• Composite: 42.56/100
• National rank: #3195
• State rank: #16 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

• County: Effingham County · 68,439 people
• City population: 25,991
• Metro: Savannah, GA
• Population (ZIP): 25,991
• Household income: $101,750
• Rent vs Own: 12.2% rent · 87.8% own
• Severe rent burden: 97.0

Population outlook (Effingham County) Hauer SSP2

• Today (2025): 67,399 people
• By 2030: 72,297 · +7.3%
• By 2040: 81,602 · +21.1%
• By 2050: 89,494 · +32.8%
• By 2075: 105,976 · +57.2%
• By 2100: 111,943 · +66.1%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (75%)
• Race & ethnicity: White 75% Black 11% Two or more races 9% Hispanic / Latino 7%
• Hispanic origin (detail): Mexican 3% Puerto Rican 2% Cuban 1%
• Common ancestry: Slovak 2% Italian 2% Lithuanian 1%
• Foreign-born: 3% · Canada
• Languages at home: 96% English-only · Spanish 2%

Political lean MEDSL · Effingham

• 2024 margin: Solid R (+49.1) · D 25.2% · R 74.3%
• 2008→2024 swing: +1.6pp toward D · 2008: -50.7pp · 2024: -49.1pp
• All cycles: 2024: R+49.1 2020: R+49.5 2016: R+55.6 2012: R+51.2 2008: R+50.7

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -74.77%
• Current HPI: 205.9899
• Rent YoY: —
• Metro: Savannah, 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

+158.1% since first listed

10 events — show timeline

• 2026-05-20 Listed $240,000 Hive MLS
• 2026-02-05 Sold (Public Records) $120,300 Public Records
• 2018-06-23 Sold (MLS) $101,000 GAMLS
• 2018-06-22 Sold (Public Records) $101,100 Public Records
• 2018-06-21 Sold (MLS) $101,000 Hive MLS
• 2018-04-29 Listed $99,900 Hive MLS
• 2018-04-29 Listed $99,900 GAMLS
• 2015-06-22 Sold (Public Records) $51,600 Public Records
• 2015-05-23 Listed $50,000 Hive MLS
• 2003-03-27 Sold (Public Records) $93,000 Public Records

Property tax history

+6.9%/yr

Latest (2025): $1,784 · +8.4% YoY. Source: county tax records.