115 Indica Pl · Guyton, GA 31312

$225,000

3 bd · 2.0 ba · 1,248 sqft · Manufactured public records · 119 Days on market

Built 2001 0.78 ac lot $180/sqft · 18% above area Est $206k · 9% over

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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).

• Cash flow +20.7/30.0
• DSCR +6.6/10.0
• 1% rule +4.7/10.0
• Schools +4.3/10.0
• Livability +3.5/5.0
• ARV discount +3.4/15.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

3 Bedroom, 2 Bath Home on Spacious .78 Acre Lot. This charming 3 bedroom, 2 bathroom home offers comfort, updates, and plenty of outdoor space. Featuring a durable metal roof, cozy fireplace, and beautiful wood flooring throughout, this home is move-in ready with thoughtful upgrades. The kitchen comes fully equipped with all appliances, including a brand-new stove and upgraded dishwasher. Blinds throughout the home add a fresh, finished touch. The primary suite includes a spacious bathroom with a separate tub and shower, perfect for relaxing at the end of the day. Step outside to enjoy the privacy wood-fenced backyard, ideal for pets, entertaining, or simply enjoying the outdoors. A rear patio extends the living space outdoors, and a storage building in the backyard provides additional storage and will remain with the property. With plenty of space, updates, and a peaceful setting, this property is a perfect place to call home!

Key facts

• Metal roof
• Shed in backyard
• Cozy fireplace

Tags

• METAL ROOF
• COZY FIREPLACE
• BAMBOO FLOORING
• PRIVACY-FENCED BACKYARD
• REAR PATIO
• SHED IN BACKYARD

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $225k.

Deal economics

• At list price, monthly cash flow is $306 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $218k (3.2% below list).
• Recommended offer: $205k (9.0% below list) — sets the bar for market timing.
• Cap rate 7.9% 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; 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 119 days — a 9% lower offer ($205k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 18y 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: severe wind risk, 96% chance of damaging wind over 30y; major wildfire risk; extreme-heat days projected 7→17/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $204,750 (9.0% below list)

Questions for the listing agent

1. It's been on market 119 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
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: 0.97% ✗
• Cap rate: 7.92%
• Cash-on-cash: 5.83%
• DSCR: 1.26
• GRM: 8.6

CMA / ARV

• ARV (median comp): $206,200
• List price: $225,000
• Delta: 9.12%
• Verdict: FAIR
• Comps: 4 within 2.0 mi

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
212 Southern Charm Way	0.27mi	3/2.0	1,232 (-1%)	21mo	$203,000	$165	68

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 · 3.0% rent growth · sell at horizon

5-year hold

• IRR: -7.3%
• Equity multiple: 0.73×
• Total profit: $-17,026
• Equity at exit: $33,548

10-year hold

• IRR: 2.2%
• Equity multiple: 1.16×
• Total profit: $10,050
• Equity at exit: $19,454

Cash invested: $63,000 (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 31312

• Home prices YoY: -26.6%
• Active inventory: 399
• Price-to-rent: 8.6×

Monthly cashflow live

• Estimated rent: $2,178 medium
• Mortgage (P&I): −$1,180
• Tax from tax record: −$141 /mo · $1,695/yr
• Insurance: −$94
• HOA: −$0
• Vacancy / Maint / Mgmt: −$457
• Net cashflow: $306

Break-even live

Break-even rent $1,791

Max offer price $225,000

Occupancy floor 81%

Sensitivity live

Price	-10% $433	-5% $370	+0% $306	+5% $242	+10% $179
Rent	-10% $134	-5% $220	+0% $306	+5% $392	+10% $478
Rate	-1.0pp $419	-0.5pp $363	base $306	+0.5pp $248	+1.0pp $188

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: $56,250
• Closing costs: $6,750
• Reserves months: —
• Total cash needed: —

Listing history 23 events

1. 2026-06-18
   days on market $225,000 Active 119 DOM
2. 2026-06-17
   days on market $225,000 Active 118 DOM
3. 2026-06-16
   days on market $225,000 Active 117 DOM
4. 2026-06-15
   days on market $225,000 Active 116 DOM
5. 2026-06-14
   days on market $225,000 Active 114 DOM
6. 2026-06-13
   days on market $225,000 Active 113 DOM
7. 2026-06-10
   days on market $225,000 Active 111 DOM
8. 2026-06-09
   days on market $225,000 Active 110 DOM
9. 2026-06-08
   days on market $225,000 Active 109 DOM
10. 2026-06-07
    days on market $225,000 Active 108 DOM
11. 2026-06-05
    days on market $225,000 Active 105 DOM
12. 2026-06-03
    days on market $225,000 Active 104 DOM
13. 2026-06-02
    days on market $225,000 Active 103 DOM
14. 2026-06-01
    days on market $225,000 Active 102 DOM
15. 2026-05-31
    days on market $225,000 Active 101 DOM
16. 2026-05-30
    days on market $225,000 Active 100 DOM
17. 2026-02-19
    listed $225,000 New 941-char remark

    Show marketing remark (942 chars)

    3 Bedroom, 2 Bath Home on Spacious . 78 Acre Lot. This charming 3 bedroom, 2 bathroom home offers comfort, updates, and plenty of outdoor space. Featuring a durable metal roof, cozy fireplace, and beautiful wood flooring throughout, this home is move-in ready with thoughtful upgrades. The kitchen comes fully equipped with all appliances, including a brand-new stove and upgraded dishwasher. Blinds throughout the home add a fresh, finished touch. The primary suite includes a spacious bathroom with a separate tub and shower, perfect for relaxing at the end of the day. Step outside to enjoy the privacy wood-fenced backyard, ideal for pets, entertaining, or simply enjoying the outdoors. A rear patio extends the living space outdoors, and a storage building in the backyard provides additional storage and will remain with the property. With plenty of space, updates, and a peaceful setting, this property is a perfect place to call home!

18. 2026-02-19
    listed $225,000 Active 942-char remark

    Show marketing remark (942 chars)

    3 Bedroom, 2 Bath Home on Spacious . 78 Acre Lot. This charming 3 bedroom, 2 bathroom home offers comfort, updates, and plenty of outdoor space. Featuring a durable metal roof, cozy fireplace, and beautiful wood flooring throughout, this home is move-in ready with thoughtful upgrades. The kitchen comes fully equipped with all appliances, including a brand-new stove and upgraded dishwasher. Blinds throughout the home add a fresh, finished touch. The primary suite includes a spacious bathroom with a separate tub and shower, perfect for relaxing at the end of the day. Step outside to enjoy the privacy wood-fenced backyard, ideal for pets, entertaining, or simply enjoying the outdoors. A rear patio extends the living space outdoors, and a storage building in the backyard provides additional storage and will remain with the property. With plenty of space, updates, and a peaceful setting, this property is a perfect place to call home!

19. 2025-12-31
    historical
20. 2025-12-31
    historical
21. 2025-08-23
    listed $229,500 New
22. 2025-08-22
    listed $229,500 Active
23. 2008-07-03
    listed $64,900

ⓘ 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: $1,695 · $141/mo
• Projected year-2 tax: $2,070 · $172/mo
• Expected delta: +$375/yr (+$31/mo · 22.2%)

ⓘ 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 8/10 Severe 7 d/yr ≥110°F today · 17 d/yr by 30 yrs out
• 💨 Wind 8/10 Severe 96% 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: $26,139
• − Mortgage interest: −$12,603
• − Property taxes: −$1,695
• − Insurance: −$1,125
• − Repairs & maintenance: −$2,091
• − Management: −$2,091
• − Depreciation: −$6,545
• Taxable loss: −$11
• Est. tax savings @ 24.0%: +$3
• After-tax cash flow: $3,674/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

+246.7% since first listed

7 events — show timeline

• 2026-02-19 Listed $225,000 Hive MLS
• 2026-02-19 Listed $225,000 GAMLS
• 2025-12-31 Listing Removed — Hive MLS
• 2025-12-31 Listing Removed — GAMLS
• 2025-08-23 Listed $229,500 GAMLS
• 2025-08-22 Listed $229,500 Hive MLS
• 2008-07-03 Listed $64,900 Hive MLS

Property tax history

+10.7%/yr

Latest (2025): $1,695 · +82.2% YoY. Source: county tax records.