1201 I St · Brunswick, GA 31520

$80,000

3 bd · 1.0 ba · 1,050 sqft · SingleFamily public records · 104 Days on market

Built 1948 3,049 sqft lot $76/sqft · at area comps Est $77k · at est.

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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 +5.9/15.0
• 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

GREAT INVESTOR OPPORTUNITY! This 3 bedroom, 1 bath home sits on a corner lot and features a carport. The HVAC was replaced approximately 2 years ago. Conveniently located just minutes from historic downtown Brunswick and about 15 minutes from the beaches. Ideal for renovation or rental opportunity!

Key facts

• Hvac replaced
• Minutes from beaches
• Carport

Tags

• CORNER LOT
• CARPORT
• HVAC REPLACED
• HISTORIC DOWNTOWN BRUNSWICK
• MINUTES FROM BEACHES

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $80k.

Deal economics

• At list price, monthly cash flow is $654 ($8k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $80k).
• Recommended offer: $73k (9.0% below list) — sets the bar for market timing.
• Cap rate 17.1% 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; 7 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 57% of comp listings sitting > 30 days — soft ceiling on asking rent; lower-income renter base — watch delinquency; 734 units permitted in Glynn County in 2024 (136 in 5+ unit buildings).
• At $1,550/mo this rent would consume 46% 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 $553 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 $22k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• It's been on market 104 days — a 9% lower offer ($73k) is reasonable based on typical stale-listing flexibility.
• 8 sale attempts since 19y 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 $60k; 32% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: flood insurance adds $66/mo; built in 1948 — 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 $72,800 (9.0% below list)

Questions for the listing agent

1. It's been on market 104 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 1948 — 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: 1.94% ✓
• Cap rate: 17.11%
• Cash-on-cash: 38.62%
• DSCR: 2.72
• GRM: 4.3

CMA / ARV

• ARV (median comp): $77,285
• List price: $80,000
• Delta: 3.51%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1709 Amherst St	0.19mi	3/1.0	960 (-9%)	4mo	$80,000	$83	74
2229 Reynolds St	0.44mi	2/1.0 (-1)	1,053 (+0%)	5mo	$135,000	$128	70
1203 M St	0.38mi	3/2.0	1,144 (+9%)	0mo	$55,000	$48	63
1701 Niles Ave	0.53mi	3/1.0	1,000 (-5%)	6mo	$139,000	$139	62
2219 Reynolds St	0.43mi	4/1.0 (+1)	1,104 (+5%)	8mo	$72,500	$66	60
1403 Lee St	0.53mi	3/1.0	1,127 (+7%)	7mo	$80,000	$71	57
2308 Albany St	0.40mi	2/1.0 (-1)	1,140 (+9%)	7mo	$95,000	$83	56
2407 Bartow St	0.63mi	3/1.0	1,000 (-5%)	9mo	$130,000	$130	55
2210 J	0.56mi	2/1.0 (-1)	972 (-7%)	6mo	$33,000	$34	51
1926 Wilson Ave	0.72mi	3/1.0	960 (-9%)	3mo	$120,000	$125	50
2119 Reynolds St	0.35mi	2/1.0 (-1)	918 (-13%)	12mo	$105,000	$114	48
2611 Albany St	0.70mi	3/2.0	1,142 (+9%)	7mo	$110,000	$96	43

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: 33.0%
• Equity multiple: 2.43×
• Total profit: $32,060
• Equity at exit: $11,928

10-year hold

• IRR: 41.1%
• Equity multiple: 5.28×
• Total profit: $95,903
• Equity at exit: $6,917

Cash invested: $22,400 (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: 4.3×

Monthly cashflow live

• Estimated rent: $1,550 high
• Mortgage (P&I): −$420
• Tax from tax record: −$51 /mo · $613/yr
• Insurance: −$33
• Flood insurance flood zone: −$66 /mo · $798/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$326
• Net cashflow: $654

Break-even live

Break-even rent $722

Max offer price $80,000

Occupancy floor 53%

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: $20,000
• Closing costs: $2,400
• Reserves months: —
• Total cash needed: —

Rent comps 7 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1501 G St Brunswick, GA	3.0	2.0	1064	$1,200	$1.13	43d	1	0.24mi
2408 Gordon St Brunswick, GA	3.0	2.0	1100	$1,550	$1.41	43d	1	0.58mi
1105 Grant St Brunswick, GA	2.0	1.0	925	$2,600	$2.81	23d	1	0.84mi
502 Prince St Unit A Brunswick, GA	2.0	1.0	928	$1,100	$1.19	3d	1	1.03mi
502 Prince St Apt B Brunswick, GA	2.0	1.5	928	$1,100	$1.19	16d	1	1.03mi
2928 Reynolds St Brunswick, GA	4.0	1.0	1398	$1,800	$1.29	43d	1	1.06mi
3220 Altama Ave Brunswick, GA	3.0	2.0	1300	$1,650	$1.27	43d	1	1.46mi

Listing history 34 events

1. 2026-06-19
   days on market $80,000 Active 104 DOM
2. 2026-06-18
   days on market $80,000 Active 103 DOM
3. 2026-06-17
   days on market $80,000 Active 102 DOM
4. 2026-06-16
   days on market $80,000 Active 101 DOM
5. 2026-06-15
   days on market $80,000 Active 100 DOM
6. 2026-06-14
   days on market $80,000 Active 98 DOM
7. 2026-06-13
   days on market $80,000 Active 97 DOM
8. 2026-06-10
   days on market $80,000 Active 95 DOM
9. 2026-06-09
   days on market $80,000 Active 94 DOM
10. 2026-06-08
    days on market $80,000 Active 93 DOM
11. 2026-06-07
    days on market $80,000 Active 92 DOM
12. 2026-06-05
    days on market $80,000 Active 89 DOM
13. 2026-06-03
    days on market $80,000 Active 88 DOM
14. 2026-06-02
    days on market $80,000 Active 87 DOM
15. 2026-06-01
    days on market $80,000 Active 86 DOM
16. 2026-05-31
    days on market $80,000 Active 85 DOM
17. 2026-05-30
    days on market $80,000 Active 84 DOM
18. 2026-05-14
    status Active 300-char remark

    Show marketing remark (300 chars)

    GREAT INVESTOR OPPORTUNITY! This 3 bedroom, 1 bath home sits on a corner lot and features a carport. The HVAC was replaced approximately 2 years ago. Conveniently located just minutes from historic downtown Brunswick and about 15 minutes from the beaches. Ideal for renovation or rental opportunity!

19. 2026-04-15
    status Pending 300-char remark

    Show marketing remark (300 chars)

    GREAT INVESTOR OPPORTUNITY! This 3 bedroom, 1 bath home sits on a corner lot and features a carport. The HVAC was replaced approximately 2 years ago. Conveniently located just minutes from historic downtown Brunswick and about 15 minutes from the beaches. Ideal for renovation or rental opportunity!

20. 2026-02-06
    listed $80,000 Active 300-char remark

    Show marketing remark (300 chars)

    GREAT INVESTOR OPPORTUNITY! This 3 bedroom, 1 bath home sits on a corner lot and features a carport. The HVAC was replaced approximately 2 years ago. Conveniently located just minutes from historic downtown Brunswick and about 15 minutes from the beaches. Ideal for renovation or rental opportunity!

21. 2022-10-24
    historical
22. 2022-10-20
    status Active
23. 2022-10-18
    status Pending
24. 2022-09-09
    listed $65,000 Active
25. 2022-04-27
    soldstatus $60,500
26. 2022-04-27
    soldstatus $60,500
27. 2022-02-11
    listed $68,000
28. 2018-07-23
    soldstatus $19,500
29. 2018-06-18
    listed $24,900
30. 2012-12-11
    historical
31. 2007-11-22
    historical
32. 2007-09-11
    listed $26,950
33. 2007-04-23
    listed $44,900
34. 2007-03-17
    soldstatus $21,000

ⓘ 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: $613 · $51/mo
• Projected year-2 tax: $736 · $61/mo
• Expected delta: +$123/yr (+$10/mo · 20.0%)

ⓘ 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: $18,605
• − Mortgage interest: −$4,481
• − Property taxes: −$613
• − Insurance: −$1,198
• − Repairs & maintenance: −$1,488
• − Management: −$1,488
• − Depreciation: −$2,327
• Taxable income: $7,008
• Est. tax owed @ 24.0%: −$1,682
• After-tax cash flow: $6,170/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

+281.0% since first listed

17 events — show timeline

• 2026-05-14 Relisted — GIAR
• 2026-04-15 Pending — GIAR
• 2026-02-06 Listed $80,000 GIAR
• 2022-10-24 Listing Removed — GIAR
• 2022-10-20 Relisted — GIAR
• 2022-10-18 Pending — GIAR
• 2022-09-09 Listed $65,000 GIAR
• 2022-04-27 Sold (Public Records) $60,500 Public Records
• 2022-04-27 Sold (MLS) $60,500 GIAR
• 2022-02-11 Listed $68,000 GIAR
• 2018-07-23 Sold (MLS) $19,500 GIAR
• 2018-06-18 Listed $24,900 GIAR
• 2012-12-11 Listing Removed — GIAR
• 2007-11-22 Listing Removed — GIAR
• 2007-09-11 Listed $26,950 GIAR
• 2007-04-23 Listed $44,900 GIAR
• 2007-03-17 Sold (Public Records) $21,000 Public Records

Property tax history

+2.9%/yr

Latest (2025): $613 · +39.4% YoY. Source: county tax records.