122 Brunson Cir

Guyton, GA 31312

$264,990D-

3 bd · 2.5 ba · 1,470 sqft · Built 2026 · Townhouse · Active · 87 DOM

Cashflow @ list (25.0% down · 7.5%)

• Estimated rent: $2,345/mo
• Mortgage (P&I): −$1,442
• Tax + insurance: −$525
• HOA: −$154
• Vac / Maint / Mgmt: −$492
• Net cashflow: $-268/mo
• Annual: $-3,218/yr
• Cap rate: 5.41%
• Cash-on-cash: -3.14%
• DSCR: 0.86
• 1% rule: 0.85%
• Cash to close: $76,997

Investor read

• This is a 3-bed/2.5-bath townhouse listed at $265k. Condition is rated excellent.
• 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).
• It's been on market 87 days — a 6% lower offer ($249k) is reasonable based on typical stale-listing flexibility.
• Recommended offer: $235k (11.5% below list) — sets the bar for 1% rule.
• 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.
• 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.
• Watch-outs: flood insurance adds $66/mo.
• 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).
• Effingham County population projected at +33% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• 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.
• 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.

Questions for listing agent

• 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?
• 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?
• What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
• What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
• Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
• Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
• 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?
• 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.