1308 George St · Brunswick, GA 31520

$55,000

3 bd · 2.0 ba · 1,992 sqft · SingleFamily public records · 106 Days on market

Built 1900 3,920 sqft lot $28/sqft · 83% below area ↓ 15% since listing

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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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• 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

Step back in time, where gatherings happened in the parlor and travelers stoped on their voyage. The Golden Isles is full of wonderful history, this is your chance to own a little history. Sitting on a corner lot walking distance to the lively downtown historic district where shopping, local food and great atmosphere all collide. This home is an investors dream, bring this home back to life while enjoying all the Golden Isles has to offer.

Key facts

• Corner lot
• Historic district
• 3,920 sq ft lot

Tags

• CORNER LOT
• WALKING DISTANCE TO DOWNTOWN
• HISTORIC DISTRICT

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $55k.

Deal economics

• At list price, monthly cash flow is $909 ($11k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $55k).
• Recommended offer: $50k (9.0% below list) — sets the bar for market timing.
• Cap rate 27.6% 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; lower-income renter base — watch delinquency; 734 units permitted in Glynn County in 2024 (136 in 5+ unit buildings).
• At $1,642/mo this rent would consume 49% 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 $380 of loan paydown is wiped out by about $2k 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 $15k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• It's been on market 106 days — a 9% lower offer ($50k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: flood insurance adds $66/mo; built in 1900 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major flood risk; severe wind risk, 99% chance of damaging wind over 30y; moderate 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 $50,050 (9.0% below list)

Questions for the listing agent

1. It's been on market 106 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Built in 1900 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. 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?
8. 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.
9. 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.
10. 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: 2.99% ✓
• Cap rate: 27.57%
• Cash-on-cash: 75.98%
• DSCR: 4.38
• GRM: 2.8

CMA / ARV

• ARV (median comp): $323,011
• List price: $55,000
• Delta: -82.97%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 11 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1101 Pine Ave	0.18mi	3/2.5	1,848 (-7%)	1mo	$95,000	$51	77
1014 Union St	0.26mi	3/2.5	2,040 (+2%)	13mo	$545,000	$267	71
43 Arbor Pt	0.41mi	4/2.0 (+1)	1,978 (-1%)	10mo	$515,500	$261	66
512 Newcastle St	0.59mi	3/2.0	1,974 (-1%)	9mo	$180,000	$91	64
1101 Pine Ave	0.18mi	3/2.0	1,848 (-7%)	22mo	$58,000	$31	61
1002 Dartmouth St	0.42mi	4/2.0 (+1)	1,982 (-0%)	18mo	$225,000	$114	60
710 George St	0.24mi	3/3.5	1,863 (-6%)	17mo	$624,900	$335	58
711 Prince St	0.30mi	3/2.0	2,132 (+7%)	20mo	$455,000	$213	58
2015 Ash Ave	0.36mi	3/2.0	2,176 (+9%)	18mo	$385,000	$177	53
1401 Palmetto Ave	0.48mi	3/2.0	1,810 (-9%)	17mo	$390,000	$215	48
1211 Palmetto Ave	0.38mi	3/2.0	2,214 (+11%)	22mo	$465,000	$210	45

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: 72.8%
• Equity multiple: 4.41×
• Total profit: $52,492
• Equity at exit: $8,201

10-year hold

• IRR: 77.2%
• Equity multiple: 9.79×
• Total profit: $135,362
• Equity at exit: $4,755

Cash invested: $15,400 (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: 2.8×

Monthly cashflow live

• Estimated rent: $1,642 medium
• Mortgage (P&I): −$288
• Tax from tax record: −$11 /mo · $128/yr
• Insurance: −$23
• Flood insurance flood zone: −$66 /mo · $798/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$345
• Net cashflow: $909

Break-even live

Break-even rent $492

Max offer price $55,000

Occupancy floor 40%

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: $13,750
• Closing costs: $1,650
• Reserves months: —
• Total cash needed: —

Listing history 21 events

1. 2026-06-19
   days on market $55,000 Active 106 DOM
2. 2026-06-18
   days on market $55,000 Active 105 DOM
3. 2026-06-17
   days on market $55,000 Active 104 DOM
4. 2026-06-16
   days on market $55,000 Active 103 DOM
5. 2026-06-15
   days on market $55,000 Active 102 DOM
6. 2026-06-14
   days on market $55,000 Active 100 DOM
7. 2026-06-13
   days on market $55,000 Active 99 DOM
8. 2026-06-10
   days on market $55,000 Active 97 DOM
9. 2026-06-09
   days on market $55,000 Active 96 DOM
10. 2026-06-08
    days on market $55,000 Active 95 DOM
11. 2026-06-07
    days on market $55,000 Active 94 DOM
12. 2026-06-05
    days on market $55,000 Active 91 DOM
13. 2026-06-03
    days on market $55,000 Active 90 DOM
14. 2026-06-02
    days on market $55,000 Active 89 DOM
15. 2026-06-01
    days on market $55,000 Active 88 DOM
16. 2026-05-31
    days on market $55,000 Active 87 DOM
17. 2026-05-30
    days on market $55,000 Active 86 DOM
18. 2026-04-23
    price $55,000 443-char remark

    Show marketing remark (443 chars)

    Step back in time, where gatherings happened in the parlor and travelers stoped on their voyage. The Golden Isles is full of wonderful history, this is your chance to own a little history. Sitting on a corner lot walking distance to the lively downtown historic district where shopping, local food and great atmosphere all collide. This home is an investors dream, bring this home back to life while enjoying all the Golden Isles has to offer.

19. 2026-03-05
    listed $58,500 Active 443-char remark

    Show marketing remark (443 chars)

    Step back in time, where gatherings happened in the parlor and travelers stoped on their voyage. The Golden Isles is full of wonderful history, this is your chance to own a little history. Sitting on a corner lot walking distance to the lively downtown historic district where shopping, local food and great atmosphere all collide. This home is an investors dream, bring this home back to life while enjoying all the Golden Isles has to offer.

20. 2026-02-07
    price $60,000
21. 2025-12-29
    price $65,000

ⓘ 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: $128 · $11/mo
• Projected year-2 tax: $506 · $42/mo
• Expected delta: +$378/yr (+$32/mo · 296.4%)

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

Climate risk First Street

• 🌊 Flood 7/10 Severe FEMA zone X (shaded) · 74% chance over 30 yrs
• 🔥 Wildfire 5/10 Major
• 🌡 Heat 10/10 Extreme 7 d/yr ≥107°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 6 unhealthy d/yr today · 6 by 30 yrs out

Taxation est. · year 1

• Rental income: $19,701
• − Mortgage interest: −$3,081
• − Property taxes: −$128
• − Insurance: −$1,072
• − Repairs & maintenance: −$1,576
• − Management: −$1,576
• − Depreciation: −$1,600
• Taxable income: $10,668
• Est. tax owed @ 24.0%: −$2,560
• After-tax cash flow: $8,343/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

-15.4% since first listed

4 events — show timeline

• 2026-04-23 Price Changed $55,000 GIAR
• 2026-03-05 Listed $58,500 GIAR
• 2026-02-07 Price Changed $60,000 GIAR
• 2025-12-29 Price Changed $65,000 GIAR

Property tax history

-10.6%/yr

Latest (2025): $128 · -17.4% YoY. Source: county tax records.