131 Cypress Pointe Dr · Richmond Hill, GA 31324

$245,000

3 bd · 2.5 ba · 1,292 sqft · SingleFamily public records · 67 Days on market

Built 2006 1,742 sqft lot $190/sqft · at area comps Est $235k · at est. $76/mo HOA · 4% 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 +13.5/30.0
• ARV discount +5.5/15.0
• Schools +4.5/10.0
• DSCR +4.1/10.0
• 1% rule +3.7/10.0
• Livability +3.5/5.0
• Rent growth +3.0/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

This 3-bedroom, 2.5-bath townhome is a great opportunity for any buyer looking for a convenient Richmond Hill location. The main level features LVP flooring throughout the foyer, breakfast area, and living room, along with a master suite complete with a walk-in closet and private en-suite bath. Step through the French doors to a quiet, privacy-fenced backyard. Upstairs, you'll find two generously sized secondary bedrooms with a shared bath between them, plus walk-in attic access for additional storage. Additional highlights include a 1-car garage and a new roof replaced in 2023. Located just off Hwy 17 with quick access to I-95, you're minutes from Richmond Hill schools, shopping, Fort Stewart, and an easy commute to Savannah. A solid home in a convenient location.

Key facts

• Master suite
• Walk-in closet
• Walk-in attic access

Tags

• LVP FLOORING
• MASTER SUITE
• WALK-IN CLOSET
• PRIVACY-FENCED BACKYARD
• WALK-IN ATTIC ACCESS
• QUICK ACCESS TO I-95

What this means for you Summary

Snapshot

• This is a 3-bed/2.5-bath single-family listed at $245k.

Deal economics

• At list price, monthly cash flow is $8 ($102/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 $213k (13.1% below list).
• Recommended offer: $213k (13.1% below list) — sets the bar for 1% rule.
• Cap rate 6.3% vs local median 4.1% in Richmond Hill — 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 (#122 in GA) — a middle-class / working-renter tenant base. Strengths: housing A+, crime A, employment B; Watch: amenities F, commute F, health & safety F.
• Bryan County (rural): math 49% / reading 53% proficiency, ranked #14 of 174 in GA (top 8%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Zoned schools: Richmond Hill Primary School (799 students, 37% FRL); Richmond Hill Middle School (math 49% / reading 61%, grade B-, #51 of 470 statewide, top 11%, 1,894 students, 25% FRL); Richmond Hill High School (math 32% / reading 58%, grade D-, #46 of 424 statewide, top 11%, 2,454 students, 23% FRL) — zoned schools at 28% FRL track the district average.
• Market conditions: Rents rising (+2.2%/yr); 483 active listings in the ZIP; 27 comparable units currently listed for rent nearby; rentals at typical pace (median 25d on market — plan ~3-4 weeks tenant-placement turnaround); 48% of comp listings sitting > 30 days — soft ceiling on asking rent; high-income renter base; 510 units permitted in Bryan County in 2024 (68 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.
• Bryan County population projected at +64% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.

Negotiation context

• It's been on market 67 days — a 6% lower offer ($230k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 8y 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 $208k; 18% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 7→19/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $213,007 (13.1% below list)

Questions for the listing agent

1. It's been on market 67 days. Have you received any prior offers? Is the seller open to a 13% concession, seller financing, or rate buy-down credit?
2. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. Schools are B-rated — typically a magnet for longer-tenancy family renters. What's the average tenant stay here, and is there a school-zone premium baked into asking?
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: 0.87% ✗
• Cap rate: 6.33%
• Cash-on-cash: 0.15%
• DSCR: 1.01
• GRM: 9.6

CMA / ARV

• ARV (median comp): $234,812
• List price: $245,000
• Delta: 4.34%
• 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
109 Rice Gate Dr	0.42mi	3/2.0	1,365 (+6%)	1mo	$310,000	$227	69
61 Rice Gate Dr	0.40mi	3/2.0	1,258 (-3%)	12mo	$300,000	$238	65
3 Rice Gate Dr	0.40mi	3/2.0	1,251 (-3%)	13mo	$302,900	$242	64
323 Sterling Creek Dr	0.57mi	3/2.0	1,289 (-0%)	16mo	$328,000	$254	58
212 Rice Gate Dr	0.51mi	3/2.0	1,376 (+6%)	14mo	$292,500	$213	51
114 Cottage Ct	0.75mi	3/2.0	1,300 (+1%)	16mo	$333,000	$256	48
108 Cut Off Dr	0.70mi	3/2.0	1,306 (+1%)	22mo	$320,000	$245	45
135 Reese Dr	0.65mi	3/2.0	1,455 (+13%)	2mo	$330,000	$227	45
141 Lewis Dr	0.72mi	3/2.0	1,235 (-4%)	16mo	$328,000	$266	44
474 Rice Gate Dr	0.74mi	3/2.0	1,235 (-4%)	14mo	$295,000	$239	44
52 Cutoff Way	0.53mi	3/2.0	1,407 (+9%)	19mo	$304,900	$217	43
6 Rice Gate Dr	0.43mi	3/2.0	1,425 (+10%)	23mo	$320,000	$225	42

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 · 2.17% rent growth · sell at horizon

5-year hold

• IRR: -17.0%
• Equity multiple: 0.40×
• Total profit: $-40,904
• Equity at exit: $36,530

10-year hold

• IRR: -10.4%
• Equity multiple: 0.39×
• Total profit: $-41,958
• Equity at exit: $21,183

Cash invested: $68,600 (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 31324

• Home prices YoY: -30.8%
• Rents YoY: 2.2%
• Active inventory: 483
• Price-to-rent: 9.6×

Monthly cashflow live

• Estimated rent: $2,130 high
• Mortgage (P&I): −$1,285
• Tax from tax record: −$211 /mo · $2,537/yr
• Insurance: −$102
• HOA: −$76
• Vacancy / Maint / Mgmt: −$447
• Net cashflow: $8

Break-even live

Break-even rent $2,119

Max offer price $245,000

Occupancy floor 95%

Sensitivity live

Price	-10% $147	-5% $78	+0% $8	+5% $-61	+10% $-130
Rent	-10% $-160	-5% $-76	+0% $8	+5% $93	+10% $177
Rate	-1.0pp $132	-0.5pp $71	base $8	+0.5pp $-55	+1.0pp $-120

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: $61,250
• Closing costs: $7,350
• Reserves months: —
• Total cash needed: —

Rent comps 27 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
13 Cypress Ln Richmond Hill, GA	3.0	2.5	1292	$1,925	$1.49	22d	1	0.05mi
707 Ferguson Ln Richmond Hill, GA	3.0	2.5	1507	$2,099	$1.39	45d	1	0.18mi
440 Cantle Dr Richmond Hill, GA	3.0	2.5	1516	$1,875	$1.24	22d	1	0.42mi
375 Cantle Dr Richmond Hill, GA	3.0	2.5	1461	$1,900	$1.30	45d	1	0.42mi
110 Cantle Dr Richmond Hill, GA	3.0	2.5	1556	$1,900	$1.22	45d	1	0.46mi
145 Conner Loop Richmond Hill, GA	3.0	2.5	1297	$1,800	$1.39	45d	1	0.56mi
348 Sterling Creek Dr Richmond Hill, GA	3.0	2.0	1247	$1,950	$1.56	45d	1	0.60mi
70 Vining Way Unit 2 Richmond Hill, GA	3.0	2.5	1548	$2,000	$1.29	25d	1	0.63mi
43 Teal Lake Dr Richmond Hill, GA	3.0	2.0	1659	$2,200	$1.33	22d	1	0.98mi
11 Holly Hill Park Dr Unit 11 Richmond Hill, GA	3.0	2.0	1056	$1,500	$1.42	25d	1	0.99mi
23 Holly Hill Park Dr Unit 23 Richmond Hill, GA	3.0	2.0	1500	$89,000	$59.33	45d	1	1.05mi
151 Ainsdale Dr #38 , GA	3.0	2.5	1532	$1,900	$1.24	45d	1	1.07mi
194 Ainsdale Dr Richmond Hill, GA	3.0	2.5	1560	$1,900	$1.22	22d	1	1.09mi
116 Ainsdale Dr Richmond Hill, GA	3.0	2.5	1806	$2,300	$1.27	45d	1	1.10mi
170 Teal Lake Dr Richmond Hill, GA	3.0	2.0	1222	$2,000	$1.64	45d	1	1.11mi
286 Teal Lake Dr Unit 1244796P Richmond Hill, GA	4.0	2.0	1399	$2,641	$1.89	15d	1	1.13mi
505 Harris Trail Rd Richmond Hill, GA	1.0–3.0	1.0–2.0	960	$1,851	$1.93	15d	31	1.18mi
505 Harris Trail Rd Richmond Hill, GA	1.0–3.0	1.0–2.0	960	$1,851	$1.93	45d	24	1.18mi
1821 Buckeye Dr Richmond Hill, GA	2.0	2.0	1260	$1,722	$1.37	45d	1	1.19mi
1821 Buckeye Dr Richmond Hill, GA	2.0	2.0	1260	$1,722	$1.37	15d	1	1.19mi
78 Mallard Ln Richmond Hill, GA	3.0	2.0	1094	$1,850	$1.69	45d	1	1.25mi
494 Osprey Dr Richmond Hill, GA	3.0	2.0	1148	$1,950	$1.70	25d	1	1.27mi
89 Blue Lake St Richmond Hill, GA	3.0	2.0	1353	$2,100	$1.55	25d	1	1.28mi
123 Alexander Way Richmond Hill, GA	3.0	2.0	1272	$2,000	$1.57	22d	1	1.32mi
1603 Waybridge Way Richmond Hill, GA	3.0	2.5	1461	$2,110	$1.44	22d	5	1.35mi
70 Quail Ln Richmond Hill, GA	4.0	2.5	1695	$2,650	$1.56	25d	1	1.38mi
88 Magnolia St Richmond Hill, GA	3.0	2.0	1242	$3,500	$2.82	45d	1	1.46mi

HOA detail

• Monthly dues: $76 · $912/yr

Listing history 22 events

1. 2026-06-14
   statusdays on market $245,000 Pending 67 DOM
2. 2026-06-13
   days on market $245,000 Active Under Contract 66 DOM
3. 2026-06-10
   days on market $245,000 Active Under Contract 64 DOM
4. 2026-06-09
   days on market $245,000 Active Under Contract 63 DOM
5. 2026-06-08
   days on market $245,000 Active Under Contract 62 DOM
6. 2026-06-07
   days on market $245,000 Active Under Contract 61 DOM
7. 2026-06-05
   days on market $245,000 Active Under Contract 58 DOM
8. 2026-06-03
   days on market $245,000 Active Under Contract 57 DOM
9. 2026-06-02
   days on market $245,000 Active Under Contract 56 DOM
10. 2026-06-01
    days on market $245,000 Active Under Contract 55 DOM
11. 2026-05-31
    days on market $245,000 Active Under Contract 54 DOM
12. 2026-05-30
    days on market $245,000 Active Under Contract 53 DOM
13. 2026-05-08
    status Active 775-char remark

    Show marketing remark (775 chars)

    This 3-bedroom, 2.5-bath townhome is a great opportunity for any buyer looking for a convenient Richmond Hill location. The main level features LVP flooring throughout the foyer, breakfast area, and living room, along with a master suite complete with a walk-in closet and private en-suite bath. Step through the French doors to a quiet, privacy-fenced backyard. Upstairs, you'll find two generously sized secondary bedrooms with a shared bath between them, plus walk-in attic access for additional storage. Additional highlights include a 1-car garage and a new roof replaced in 2023. Located just off Hwy 17 with quick access to I-95, you're minutes from Richmond Hill schools, shopping, Fort Stewart, and an easy commute to Savannah. A solid home in a convenient location.

14. 2026-04-19
    historical Active Under Contract 775-char remark

    Show marketing remark (775 chars)

    This 3-bedroom, 2.5-bath townhome is a great opportunity for any buyer looking for a convenient Richmond Hill location. The main level features LVP flooring throughout the foyer, breakfast area, and living room, along with a master suite complete with a walk-in closet and private en-suite bath. Step through the French doors to a quiet, privacy-fenced backyard. Upstairs, you'll find two generously sized secondary bedrooms with a shared bath between them, plus walk-in attic access for additional storage. Additional highlights include a 1-car garage and a new roof replaced in 2023. Located just off Hwy 17 with quick access to I-95, you're minutes from Richmond Hill schools, shopping, Fort Stewart, and an easy commute to Savannah. A solid home in a convenient location.

15. 2026-04-07
    listed $245,000 Active 775-char remark

    Show marketing remark (775 chars)

    This 3-bedroom, 2.5-bath townhome is a great opportunity for any buyer looking for a convenient Richmond Hill location. The main level features LVP flooring throughout the foyer, breakfast area, and living room, along with a master suite complete with a walk-in closet and private en-suite bath. Step through the French doors to a quiet, privacy-fenced backyard. Upstairs, you'll find two generously sized secondary bedrooms with a shared bath between them, plus walk-in attic access for additional storage. Additional highlights include a 1-car garage and a new roof replaced in 2023. Located just off Hwy 17 with quick access to I-95, you're minutes from Richmond Hill schools, shopping, Fort Stewart, and an easy commute to Savannah. A solid home in a convenient location.

16. 2022-04-22
    soldstatus $207,500
17. 2022-04-15
    soldstatus $207,500 516-char remark

    Show marketing remark (516 chars)

    Welcome to Cypress Pointe! This spacious 3 Bedroom 2 and a half bath is perfect for a small family or if you are just downsizing. Laminate floors throughout the downstairs common area, carpet in all bedrooms and stairs. The master is on the main floor with a awesome walk in closet and attached bath. Upstairs the two secondary bedrooms are very spacious with a bathroom between. Beautiful French doors leading out to a quaint, privacy fenced backyard, perfect for your morning coffee. Walk in attic space is a plus.

18. 2022-03-29
    listed $189,000 516-char remark

    Show marketing remark (516 chars)

    Welcome to Cypress Pointe! This spacious 3 Bedroom 2 and a half bath is perfect for a small family or if you are just downsizing. Laminate floors throughout the downstairs common area, carpet in all bedrooms and stairs. The master is on the main floor with a awesome walk in closet and attached bath. Upstairs the two secondary bedrooms are very spacious with a bathroom between. Beautiful French doors leading out to a quaint, privacy fenced backyard, perfect for your morning coffee. Walk in attic space is a plus.

19. 2022-03-29
    listed $189,000

    Show marketing remark (516 chars)

    Welcome to Cypress Pointe! This spacious 3 Bedroom 2 and a half bath is perfect for a small family or if you are just downsizing. Laminate floors throughout the downstairs common area, carpet in all bedrooms and stairs. The master is on the main floor with a awesome walk in closet and attached bath. Upstairs the two secondary bedrooms are very spacious with a bathroom between. Beautiful French doors leading out to a quaint, privacy fenced backyard, perfect for your morning coffee. Walk in attic space is a plus.

20. 2018-10-01
    soldstatus $131,100
21. 2018-09-21
    soldstatus $131,000
22. 2018-07-05
    listed $138,900

ⓘ 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: $2,537 · $211/mo
• Projected year-2 tax: $2,537 · $211/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 2/10 Low
• 🌡 Heat 9/10 Extreme 7 d/yr ≥108°F today · 19 d/yr by 30 yrs out
• 💨 Wind 8/10 Severe 99% 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: $25,561
• − Mortgage interest: −$13,724
• − Property taxes: −$2,537
• − Insurance: −$1,225
• − Repairs & maintenance: −$2,045
• − Management: −$2,045
• − HOA: −$912
• − Depreciation: −$7,127
• Taxable loss: −$4,054
• Est. tax savings @ 24.0%: +$973
• After-tax cash flow: $1,075/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: Bryan County
• NCES district ID: 1300570
• Math proficiency: 49% ▼ -2.00%
• Reading proficiency: 53% ▼ -2.00%
• Median HH income: $64,465
• Composite: 44.99/100
• National rank: #2701
• State rank: #14 of 174 in GA

Livability — Richmond Hill

• Score: 69/100
• State rank: #122
• US rank: #8778

Category grades

Amenities F Commute F Cost of living B Crime A Employment B Housing A+ Health & safety F User ratings B+

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Richmond Hill, GA
• County: Bryan County · 37,406 people
• City population: 37,406
• Metro: Savannah, GA
• Population (ZIP): 37,406
• Household income: $122,378
• Rent vs Own: 22.2% rent · 77.8% own
• Severe rent burden: 562.0

Population outlook (Bryan County) Hauer SSP2

• Today (2025): 45,980 people
• By 2030: 51,583 · +12.2%
• By 2040: 63,184 · +37.4%
• By 2050: 75,400 · +64.0%
• By 2075: 105,363 · +129.1%
• By 2100: 124,959 · +171.8%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (70%)
• Race & ethnicity: White 70% Black 12% Hispanic / Latino 9% Two or more races 8% Asian 3%
• Hispanic origin (detail): Mexican 2% Puerto Rican 5%
• Common ancestry: Lithuanian 3% Romanian 2% Slovak 2%
• Foreign-born: 6% · Canada, Jamaica
• Languages at home: 89% English-only · Spanish 7% Other Indo-European 2% German/W. Germanic 1%

Political lean MEDSL · Bryan

• 2024 margin: Solid R (+36.3) · D 31.6% · R 67.9%
• 2008→2024 swing: +6.3pp toward D · 2008: -42.6pp · 2024: -36.3pp
• All cycles: 2024: R+36.3 2020: R+35.2 2016: R+43.2 2012: R+43.6 2008: R+42.6

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -95.54%
• Current HPI: 215.1789
• Rent YoY: ▲ 2.17%
• 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

+76.4% since first listed

10 events — show timeline

• 2026-05-08 Relisted — Hive MLS
• 2026-04-19 Contingent — Hive MLS
• 2026-04-07 Listed $245,000 Hive MLS
• 2022-04-22 Sold (Public Records) $207,500 Public Records
• 2022-04-15 Sold (MLS) $207,500 Hive MLS
• 2022-03-29 Listed $189,000 Hive MLS
• 2022-03-29 Listed $189,000 Hive MLS
• 2018-10-01 Sold (Public Records) $131,100 Public Records
• 2018-09-21 Sold (MLS) $131,000 Hive MLS
• 2018-07-05 Listed $138,900 Hive MLS

Property tax history

+7.9%/yr

Latest (2025): $2,537 · +8.4% YoY. Source: county tax records.