122 Brunson Cir · Guyton, GA 31312

$264,990

3 bd · 2.5 ba · 1,470 sqft · Townhouse · 87 Days on market

Built 2026 Excellent condition 2,178 sqft lot 1-car garage $154/mo HOA · 7% of rent

---

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 +9.3/30.0
• ARV discount +7.5/15.0
• Schools +5.1/10.0
• Condition / age +5.0/5.0
• 1% rule +3.5/10.0
• Livability +3.5/5.0
• DSCR +2.6/10.0
• Rent growth +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Meet the Amara at Brunson Station Townhomes, a new townhome community with resort-style pool, sports courts, and easy commuter access to top employers. This move-in ready Amara brings 1,450 square feet across two levels, with three bedrooms, two full baths, a powder room, and a one-car front-load garage. Vinyl plank flooring in a warm beige tone runs through the main level, where the kitchen, dining area, and living room open into one another. Frost white quartz countertops and white laminate cabinetry keep the kitchen bright, while stainless GE appliances handle the everyday. Upstairs, the primary suite sits at one end of the hall, separated from the two secondary bedrooms by the laundry area and a shared full bath. After a long run or a night out, the primary suite offers a quiet place to decompress while the rest of the home stays active. Standout features: GE stacked washer and dryer are included. A GE side-by-side refrigerator comes with the home. LED lighting brightens the kitchen. A garage door opener with remote is included. See what sets this home apart. Schedule a private showing and imagine life here.

Key facts

• Quartz countertops
• End-unit townhome
• Ensuite bathroom

Tags

• END-UNIT TOWNHOME
• OPEN CONCEPT LAYOUT
• QUARTZ COUNTERTOPS
• LUXURY VINYL PLANK FLOORING
• PRIVATE PRIMARY SUITE
• ENSUITE BATHROOM

🏗️ New construction. The $264,990 list price is a builder figure, so every metric below is computed on the value from comparable previous sales — $274,990.

What this means for you Summary

Snapshot

• This is a 3-bed/2.5-bath townhouse listed at $265k. Condition is rated excellent.

Deal economics

• At list price, monthly cash flow is $-268 ($-3k/yr) — negative.
• To cash-flow at today's rent, offer at most $236k (10.9% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $235k (11.5% below list).
• Recommended offer: $235k (11.5% below list) — sets the bar for 1% rule.

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: amenities F, commute F, health & safety 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.
• Zoned schools: South Effingham Elementary School (math 72% / reading 63%, grade B+, #76 of 1,228 statewide, top 6%, 906 students, 26% FRL); South Effingham Middle School (math 51% / reading 58%, grade B-, #52 of 470 statewide, top 11%, 1,097 students, 32% FRL); South Effingham High School (math 33% / reading 27%, grade F, #135 of 424 statewide, top 32%, 1,888 students, 30% FRL) — zoned schools at 29% FRL track the district average.
• Market conditions: 549 active listings in the ZIP; 5 comparable units currently listed for rent nearby; rentals leasing fast (median 6d on market — plan ~1-2 weeks tenant-placement turnaround); 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 $8k 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 87 days — a 6% lower offer ($249k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts 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

• Watch-outs: flood insurance adds $66/mo.
• Climate carrying-cost: severe flood risk; severe wind risk, 97% chance of damaging wind over 30y; extreme-heat days projected 7→17/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $234,515 (11.5% 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 87 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
3. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
4. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
5. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
6. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
7. 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?
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: 0.85% ✗
• Cap rate: 5.41%
• Cash-on-cash: -3.14%
• DSCR: 0.86
• GRM: 9.8

CMA / ARV

• ARV (median comp): $274,990
• List price: $264,990
• Delta: -3.64%
• Verdict: FAIR
• Comps: 1 within 2.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
108 Brunson Cir	0.02mi	3/2.5	1,470 (0%)	3mo	$274,990	$187	96
115 Principal Way	1.09mi	3/2.0	1,518 (+3%)	4mo	$330,000	$217	54
138 Hawthorne Dr	0.38mi	3/2.0	1,833 (+25%)	6mo	$275,000	$150	50
143 Twin Oak Cir	1.43mi	3/2.0	1,593 (+8%)	2mo	$447,000	$281	48
255 Caribbean Village Dr	0.82mi	3/2.0	1,594 (+8%)	2mo	$305,000	$191	48
146 Butternut Ct	1.32mi	3/2.0	1,596 (+9%)	3mo	$304,000	$190	46
112 Cotton Bluff Ct	1.29mi	3/2.0	1,599 (+9%)	4mo	$310,000	$194	45
804 Hyacinth Cir	1.06mi	3/2.0	1,613 (+10%)	2mo	$340,000	$211	45
834 Hyacinth Cir	1.15mi	3/2.0	1,302 (-11%)	5mo	$265,000	$204	40
428 Pecan Ln	0.85mi	3/2.0	1,200 (-18%)	2mo	$178,500	$149	36
109 Barbados Cir	1.06mi	4/2.0 (+1)	1,768 (+20%)	3mo	$300,000	$170	31
105 Nevis Rd	0.98mi	4/2.0 (+1)	1,774 (+21%)	5mo	$289,000	$163	29

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: -23.3%
• Equity multiple: 0.20×
• Total profit: $-61,470
• Equity at exit: $41,002

10-year hold

• IRR: -17.7%
• Equity multiple: 0.03×
• Total profit: $-74,827
• Equity at exit: $23,776

Cash invested: $76,997 (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 →

Buyer's market Market conditions within 1.0 mi — comparable homes for sale

Active competition Active MLS

• For sale now: 12 active · 3 under contract
• Months of supply: 72.0 mo (1%/mo absorbed)
• Median asking: $254,990 ($173/sqft)
• Median days on market: 13 d
• This list price: 83% of active listings are priced below it
• ARV vs active asking: +7.8% vs current asking $/sqft

Closed sales set the value; these active listings set current market conditions and a practical price ceiling.

ZIP-level market 31312

• Home prices YoY: -26.6%
• Active inventory: 549
• Price-to-rent: 9.4×

Monthly cashflow live

• Estimated rent: $2,345 high
• Mortgage (P&I): −$1,442
• Tax est. 1.5%: −$344 /mo · $4,125/yr
• Insurance: −$115
• Flood insurance flood zone: −$66 /mo · $798/yr
• HOA: −$154
• Vacancy / Maint / Mgmt: −$492
• Net cashflow: $-268

Break-even live

Break-even rent $2,685

Max offer price $236,183

Occupancy floor —

Sensitivity live

Price	-10% $-78	-5% $-173	+0% $-268	+5% $-363	+10% $-458
Rent	-10% $-453	-5% $-361	+0% $-268	+5% $-176	+10% $-83
Rate	-1.0pp $-130	-0.5pp $-198	base $-268	+0.5pp $-339	+1.0pp $-412

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: $68,748
• Closing costs: $8,250
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Rent comps 5 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
268 Caribbean Village Dr Guyton, GA	3.0	2.0	1594	$2,275	$1.43	6d	1	0.74mi
121 Caribbean Village Dr Guyton, GA	3.0	2.0	1511	$2,250	$1.49	6d	1	0.81mi
521 Amsonia Cir Guyton, GA	3.0	2.0	1532	$2,105	$1.37	4d	1	0.97mi
105 Creekside Blvd Guyton, GA	3.0–4.0	2.0–2.5	1698	$1,999	$1.18	0d	17	1.06mi
215 Bellflower Cir Guyton, GA	4.0	2.0	1774	$2,310	$1.30	6d	1	1.24mi

Property features AI

Finance

• Other: Under construction in the Brunson Station subdivision
• HOA & community: Homeowners associationAnnual association fee of $1,844 (about $153.67/month)Community clubhouse, playground, street lights, sidewalks, pool, and tennis courts

Exterior

• Parking: Attached garage with garage door openerOff-street parking1-car garage
• Utilities: Public waterPublic sewerCable availableUnderground utilities
• Home design: TownhouseTwo-storyProperty is attachedOne common wallNew construction / Under constructionAccessible full bath
• Construction: Vinyl sidingAsphalt roofSlab foundationBuilt by Stanley Martin Homes (Amara model)New construction with home warranty
• Exterior features: PatioCommunity poolInterior lotAsphalt road

Interior

• Kitchen: Convection ovenSelf-cleaning ovenOvenRangeRange hoodDishwasherMicrowaveGarbage disposalRefrigeratorElectric water heater
• Bathrooms: Two full bathroomsOne half bathroomOne main-level bathroom
• Heating & cooling: Central heating (electric, heat pump)Central electric cooling
• Interior features: Double vanityEntrance foyerKitchen islandPantryRecessed lightingNo basement
• Laundry & utility: Laundry room on upper levelWasher hookup

HOA detail $154/mo · $1,848/yr

• Likely covers: pool

Listing history 50 events

1. 2026-09-24
   days on market $264,990 Active 87 DOM
2. 2026-09-23
   days on market $264,990 Active 86 DOM
3. 2026-09-22
   days on market $264,990 Active 85 DOM
4. 2026-09-21
   days on market $264,990 Active 84 DOM
5. 2026-09-20
   days on market $264,990 Active 83 DOM
6. 2026-09-18
   days on market $264,990 Active 81 DOM
7. 2026-09-17
   days on market $264,990 Active 80 DOM
8. 2026-09-16
   days on market $264,990 Active 79 DOM
9. 2026-09-15
   days on market $264,990 Active 78 DOM
10. 2026-09-14
    days on market $264,990 Active 77 DOM
11. 2026-09-13
    days on market $264,990 Active 76 DOM
12. 2026-09-12
    days on market $264,990 Active 75 DOM
13. 2026-09-11
    days on market $264,990 Active 74 DOM
14. 2026-09-05
    days on market $264,990 Active 68 DOM
15. 2026-09-04
    days on market $264,990 Active 67 DOM
16. 2026-09-03
    days on market $264,990 Active 66 DOM
17. 2026-08-31
    days on market $264,990 Active 63 DOM
18. 2026-08-30
    days on market $264,990 Active 62 DOM
19. 2026-08-29
    days on market $264,990 Active 61 DOM
20. 2026-08-28
    pricedays on market $264,990 Active 60 DOM
21. 2026-08-27
    days on market $274,990 Active 59 DOM
22. 2026-08-26
    days on market $274,990 Active 58 DOM
23. 2026-08-25
    days on market $274,990 Active 57 DOM
24. 2026-08-24
    days on market $274,990 Active 56 DOM
25. 2026-08-23
    days on market $274,990 Active 55 DOM
26. 2026-08-22
    days on market $274,990 Active 54 DOM
27. 2026-08-21
    days on market $274,990 Active 53 DOM
28. 2026-08-20
    days on market $274,990 Active 52 DOM
29. 2026-08-19
    days on market $274,990 Active 51 DOM
30. 2026-08-18
    days on market $274,990 Active 50 DOM
31. 2026-08-17
    days on market $274,990 Active 49 DOM
32. 2026-08-16
    days on market $274,990 Active 48 DOM
33. 2026-08-15
    days on market $274,990 Active 47 DOM
34. 2026-08-14
    days on market $274,990 Active 46 DOM
35. 2026-08-13
    days on market $274,990 Active 45 DOM
36. 2026-08-12
    days on market $274,990 Active 44 DOM
37. 2026-08-11
    days on market $274,990 Active 43 DOM
38. 2026-08-10
    days on market $274,990 Active 42 DOM
39. 2026-08-09
    days on market $274,990 Active 41 DOM
40. 2026-08-08
    days on market $274,990 Active 40 DOM
41. 2026-08-07
    days on market $274,990 Active 39 DOM
42. 2026-08-06
    days on market $274,990 Active 38 DOM
43. 2026-08-05
    days on market $274,990 Active 37 DOM
44. 2026-08-04
    days on market $274,990 Active 36 DOM
45. 2026-08-03
    days on market $274,990 Active 35 DOM
46. 2026-07-31
    days on market $274,990 Active 32 DOM
47. 2026-07-30
    days on market $274,990 Active 31 DOM
48. 2026-07-29
    days on market $274,990 Active 30 DOM
49. 2026-07-27
    days on market $274,990 Active 28 DOM
50. 2026-07-25
    days on market $274,990 Active 26 DOM

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Climate risk First Street

• 🌊 Flood 8/10 Severe FEMA zone X (unshaded) · 99% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 Heat 9/10 Extreme 7 d/yr ≥109°F today · 17 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: $28,142
• − Mortgage interest: −$15,404
• − Property taxes: −$4,125
• − Insurance: −$2,172
• − Repairs & maintenance: −$2,251
• − Management: −$2,251
• − HOA: −$1,848
• − Depreciation: −$8,000
• Taxable loss: −$7,910
• Est. tax savings @ 24.0%: +$1,898
• After-tax cash flow: $-1,320/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.

Condition & rehab AI · 3 photos

Excellent 100/100 None rehab

This move-in ready Amara townhome at Brunson Station Townhomes is in excellent condition with no visible repairs needed. It offers a great opportunity for investors looking to maximize both resale and rental value through minor updates.

Value-add opportunities

• Both Painting exterior and interior walls — Fresh paint enhances curb appeal and interior aesthetics. ↑
• Both Landscaping improvements — Enhanced landscaping can increase both resale and rental value. ↑
• Both New flooring in bathrooms — Replacing old flooring with modern materials can significantly boost appeal and value. ↑
• Both Upgrading kitchen appliances — Modernizing the kitchen with new appliances can attract more buyers and renters. ↑
• Both Adding smart home features — Smart home features can increase both resale and rental value by enhancing convenience and energy efficiency. ↑

D Composite school gradezoned avg 51/100

Zoned Schools

Elementary South Effingham Elementary School B+ GA #76/1,228 Nat'l #4,272/41,679 Middle South Effingham Middle School B- GA #52/470 Nat'l #2,564/14,009 High South Effingham High School F GA #135/424 Nat'l #10,947/17,239

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

C Composite livability gradescore 69/100

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 · 67,399 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: 9% of renters

---

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

Property features AI

Finance

• Other: Under construction in the Brunson Station subdivision
• HOA & community: Homeowners associationAnnual association fee of $1,844 (about $153.67/month)Community clubhouse, playground, street lights, sidewalks, pool, and tennis courts

Exterior

• Parking: Attached garage with garage door openerOff-street parking1-car garage
• Utilities: Public waterPublic sewerCable availableUnderground utilities
• Home design: TownhouseTwo-storyProperty is attachedOne common wallNew construction / Under constructionAccessible full bath
• Construction: Vinyl sidingAsphalt roofSlab foundationBuilt by Stanley Martin Homes (Amara model)New construction with home warranty
• Exterior features: PatioCommunity poolInterior lotAsphalt road

Interior

• Kitchen: Convection ovenSelf-cleaning ovenOvenRangeRange hoodDishwasherMicrowaveGarbage disposalRefrigeratorElectric water heater
• Bathrooms: Two full bathroomsOne half bathroomOne main-level bathroom
• Heating & cooling: Central heating (electric, heat pump)Central electric cooling
• Interior features: Double vanityEntrance foyerKitchen islandPantryRecessed lightingNo basement
• Laundry & utility: Laundry room on upper levelWasher hookup

Price history

+0.0% since first listed

2 events — show timeline

• 2026-06-19 Listed $274,990 Hive MLS
• 2026-06-18 Listed $274,990 Zillow