100 Oakmont Dr · Guyton, GA 31312

$319,900

4 bd · 2.0 ba · 1,907 sqft · SingleFamily public records · 75 Days on market

Built 2021 0.25 ac lot $168/sqft · at area comps Est $331k · at est. $33/mo HOA · 1% of rent

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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 +10.5/30.0
• ARV discount +9.0/15.0
• Schools +4.3/10.0
• Livability +3.5/5.0
• DSCR +3.0/10.0
• 1% rule +2.7/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Tucked away on a quiet cul-de-sac lot and backing to woods, this well-maintained home offers privacy, functionality, and comfort. Step inside to a bright, open layout designed for everyday living and easy entertaining. The kitchen features granite countertops, stainless steel appliances, abundant cabinetry, and generous counter space, flowing seamlessly into the dining area and the sunlit living room. The spacious primary suite serves as a relaxing retreat with walk-in closet and private en-suite bath. The guest bedrooms are generously sized, offering comfortable accommodations for family or visitors. Upstairs, the versatile 4th bedroom can also function beautifully as a media room, playroom, or bonus space to fit your needs. Enjoy outdoor living year-round on the covered back porch overlooking the fenced backyard with wooded views and no rear neighbors-perfect for pets, get-togethers, or simply unwinding in privacy. A 2-car garage provides added convenience and storage. * Assumable VA loan *

Key facts

• Cul-de-sac lot
• Bright open layout
• Backs to woods

Tags

• CUL-DE-SAC LOT
• BACKS TO WOODS
• BRIGHT OPEN LAYOUT
• GRANITE COUNTERTOPS
• STAINLESS STEEL APPLIANCES
• ABUNDANT CABINETRY

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $320k.

Deal economics

• At list price, monthly cash flow is $-162 ($-2k/yr) — negative.
• To cash-flow at today's rent, offer at most $291k (8.9% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $248k (22.6% below list).
• Recommended offer: $248k (22.6% below list) — sets the bar for 1% rule.
• Cap rate 5.7% vs local median 4.5% in Guyton — meaningfully above typical; check what's discounted (condition, days-on-market, listing class) to confirm the premium yield is real.

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 $10k 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 75 days — a 6% lower offer ($301k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 5y 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 $275k; 16% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 96% chance of damaging wind over 30y; moderate 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 $247,586 (22.6% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. It's been on market 75 days. Have you received any prior offers? Is the seller open to a 23% concession, seller financing, or rate buy-down credit?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
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. 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?
7. 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.
8. 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.
9. 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: 0.77% ✗
• Cap rate: 5.69%
• Cash-on-cash: -2.17%
• DSCR: 0.90
• GRM: 10.8

CMA / ARV

• ARV (median comp): $330,676
• List price: $319,900
• Delta: -3.26%
• 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
101 Oakmont Dr	0.05mi	4/3.0	2,138 (+12%)	3mo	$344,250	$161	71
383 Archer Rd	0.30mi	3/2.5 (-1)	1,963 (+3%)	4mo	$305,000	$155	71
82 Oakmont Dr	0.15mi	4/3.0	2,138 (+12%)	3mo	$360,000	$168	66
21 Oakmont Dr	0.37mi	3/2.5 (-1)	1,760 (-8%)	3mo	$324,900	$185	60
4 Oakmont Dr	0.44mi	3/2.5 (-1)	1,760 (-8%)	1mo	$324,900	$185	59
18 Glenmore Dr	0.40mi	4/2.5	2,122 (+11%)	6mo	$335,000	$158	56
8 Oak Aly	0.25mi	3/2.5 (-1)	1,634 (-14%)	2mo	$309,900	$190	56
57 Oakmont Dr	0.21mi	4/3.0	1,624 (-15%)	9mo	$299,900	$185	54
11 Oakmont Dr	0.43mi	4/3.0	2,138 (+12%)	3mo	$344,250	$161	53
1 Destrehan Dr	0.38mi	3/2.5 (-1)	1,634 (-14%)	4mo	$309,900	$190	48
251 Old Louisville Rd	0.56mi	5/4.0 (+1)	1,853 (-3%)	10mo	$354,900	$192	48
106 Heritage Dr	0.75mi	3/2.5 (-1)	2,091 (+10%)	11mo	$438,900	$210	33

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: -19.9%
• Equity multiple: 0.31×
• Total profit: $-62,169
• Equity at exit: $47,698

10-year hold

• IRR: -12.8%
• Equity multiple: 0.25×
• Total profit: $-67,494
• Equity at exit: $27,659

Cash invested: $89,572 (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: 10.8×

Monthly cashflow live

• Estimated rent: $2,476 medium
• Mortgage (P&I): −$1,678
• Tax from tax record: −$274 /mo · $3,287/yr
• Insurance: −$133
• HOA: −$33
• Vacancy / Maint / Mgmt: −$520
• Net cashflow: $-162

Break-even live

Break-even rent $2,681

Max offer price $291,299

Occupancy floor —

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: $79,975
• Closing costs: $9,597
• Reserves months: —
• Total cash needed: —

HOA detail

• Monthly dues: $33 · $396/yr

Listing history 6 events

1. 2026-05-13
   status Pending 1007-char remark

   Show marketing remark (1007 chars)

   Tucked away on a quiet cul-de-sac lot and backing to woods, this well-maintained home offers privacy, functionality, and comfort. Step inside to a bright, open layout designed for everyday living and easy entertaining. The kitchen features granite countertops, stainless steel appliances, abundant cabinetry, and generous counter space, flowing seamlessly into the dining area and the sunlit living room. The spacious primary suite serves as a relaxing retreat with walk-in closet and private en-suite bath. The guest bedrooms are generously sized, offering comfortable accommodations for family or visitors. Upstairs, the versatile 4th bedroom can also function beautifully as a media room, playroom, or bonus space to fit your needs. Enjoy outdoor living year-round on the covered back porch overlooking the fenced backyard with wooded views and no rear neighbors-perfect for pets, get-togethers, or simply unwinding in privacy. A 2-car garage provides added convenience and storage. * Assumable VA loan *

2. 2026-04-28
   price $319,900 1007-char remark

   Show marketing remark (1007 chars)

   Tucked away on a quiet cul-de-sac lot and backing to woods, this well-maintained home offers privacy, functionality, and comfort. Step inside to a bright, open layout designed for everyday living and easy entertaining. The kitchen features granite countertops, stainless steel appliances, abundant cabinetry, and generous counter space, flowing seamlessly into the dining area and the sunlit living room. The spacious primary suite serves as a relaxing retreat with walk-in closet and private en-suite bath. The guest bedrooms are generously sized, offering comfortable accommodations for family or visitors. Upstairs, the versatile 4th bedroom can also function beautifully as a media room, playroom, or bonus space to fit your needs. Enjoy outdoor living year-round on the covered back porch overlooking the fenced backyard with wooded views and no rear neighbors-perfect for pets, get-togethers, or simply unwinding in privacy. A 2-car garage provides added convenience and storage. * Assumable VA loan *

3. 2026-04-07
   price $329,900 1007-char remark

   Show marketing remark (1007 chars)

   Tucked away on a quiet cul-de-sac lot and backing to woods, this well-maintained home offers privacy, functionality, and comfort. Step inside to a bright, open layout designed for everyday living and easy entertaining. The kitchen features granite countertops, stainless steel appliances, abundant cabinetry, and generous counter space, flowing seamlessly into the dining area and the sunlit living room. The spacious primary suite serves as a relaxing retreat with walk-in closet and private en-suite bath. The guest bedrooms are generously sized, offering comfortable accommodations for family or visitors. Upstairs, the versatile 4th bedroom can also function beautifully as a media room, playroom, or bonus space to fit your needs. Enjoy outdoor living year-round on the covered back porch overlooking the fenced backyard with wooded views and no rear neighbors-perfect for pets, get-togethers, or simply unwinding in privacy. A 2-car garage provides added convenience and storage. * Assumable VA loan *

4. 2026-02-26
   listed $335,000 Active 1007-char remark

   Show marketing remark (1007 chars)

   Tucked away on a quiet cul-de-sac lot and backing to woods, this well-maintained home offers privacy, functionality, and comfort. Step inside to a bright, open layout designed for everyday living and easy entertaining. The kitchen features granite countertops, stainless steel appliances, abundant cabinetry, and generous counter space, flowing seamlessly into the dining area and the sunlit living room. The spacious primary suite serves as a relaxing retreat with walk-in closet and private en-suite bath. The guest bedrooms are generously sized, offering comfortable accommodations for family or visitors. Upstairs, the versatile 4th bedroom can also function beautifully as a media room, playroom, or bonus space to fit your needs. Enjoy outdoor living year-round on the covered back porch overlooking the fenced backyard with wooded views and no rear neighbors-perfect for pets, get-togethers, or simply unwinding in privacy. A 2-car garage provides added convenience and storage. * Assumable VA loan *

5. 2021-12-22
   soldstatus $275,000 622-char remark

   Show marketing remark (622 chars)

   Brand New Construction ready to close before December 31! Nestled in a Cul-de-sac with a wooded back yard. This home is complete with a formal dining room and open galley kitchen. The living room features a large corner fireplace and exits onto a unique corner covered patio. 3 of the bedrooms are on the main floor including the large master. The masters suite features tall ceilings sand a great view of the wooded lot. The master bathroom has a large soaking tub and separate shower. Top it off with granite double vanities and a large walk in closet. Up the hidden stairs you will find an additional bedroom/bonus area

6. 2021-10-31
   listed $269,700 622-char remark

   Show marketing remark (622 chars)

   Brand New Construction ready to close before December 31! Nestled in a Cul-de-sac with a wooded back yard. This home is complete with a formal dining room and open galley kitchen. The living room features a large corner fireplace and exits onto a unique corner covered patio. 3 of the bedrooms are on the main floor including the large master. The masters suite features tall ceilings sand a great view of the wooded lot. The master bathroom has a large soaking tub and separate shower. Top it off with granite double vanities and a large walk in closet. Up the hidden stairs you will find an additional bedroom/bonus area

ⓘ 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: $3,287 · $274/mo
• Projected year-2 tax: $3,287 · $274/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ 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 5/10 Major
• 🌡 Heat 8/10 Severe 7 d/yr ≥109°F today · 18 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: $29,710
• − Mortgage interest: −$17,919
• − Property taxes: −$3,287
• − Insurance: −$1,600
• − Repairs & maintenance: −$2,377
• − Management: −$2,377
• − HOA: −$396
• − Depreciation: −$9,306
• Taxable loss: −$7,552
• Est. tax savings @ 24.0%: +$1,812
• After-tax cash flow: $-130/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

• Census place: Guyton, GA
• 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

+18.6% since first listed

6 events — show timeline

• 2026-05-13 Pending — Hive MLS
• 2026-04-28 Price Changed $319,900 Hive MLS
• 2026-04-07 Price Changed $329,900 Hive MLS
• 2026-02-26 Listed $335,000 Hive MLS
• 2021-12-22 Sold (MLS) $275,000 Hive MLS
• 2021-10-31 Listed $269,700 Hive MLS

Property tax history

+55.8%/yr

Latest (2025): $3,287 · +6.3% YoY. Source: county tax records.