1020 Stonewall St · Brunswick, GA 31520

$99,000

3 bd · 1.0 ba · 1,018 sqft · SingleFamily public records · 65 Days on market

Built 1915 4,356 sqft lot $97/sqft · 39% below area Est $162k · 39% under

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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
• ARV discount +15.0/15.0
• DSCR +10.0/10.0
• 1% rule +9.6/10.0
• 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

Charming historic home located at 1020 Stonewall Street in the heart of Brunswick. Built in 1915, this 3-bedroom, 1-bath residence offers approximately 1,018 square feet of living space and sits on a manageable city lot, making it an excellent opportunity for investors or homeowners looking to add their personal touch. Full of character, this single-story home features classic construction and a functional layout with multiple living spaces. With no HOA and a convenient in-town location, you’re just minutes from downtown Brunswick, schools, shopping, and coastal amenities. Whether you’re seeking a rental property, renovation project, or affordable primary residence, this property offers strong potential in a growing coastal community. (seller is a licensed agent)

Key facts

• In-town location
• No hoa
• Historic home

Tags

• HISTORIC HOME
• IN-TOWN LOCATION
• MULTIPLE LIVING SPACES
• NO HOA

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $99k.

Deal economics

• At list price, monthly cash flow is $482 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $99k).
• Recommended offer: $93k (6.0% below list) — sets the bar for market timing.
• Cap rate 12.9% 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; 5 comparable units currently listed for rent nearby; rentals at typical pace (median 24d on market — plan ~3-4 weeks tenant-placement turnaround); 40% 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).
• This rent runs 43% of the median local income ($40k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $684 of loan paydown is wiped out by about $3k 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 $28k cash investment doubles in ~6 years — after that, you're playing with house money.

Negotiation context

• It's been on market 65 days — a 6% lower offer ($93k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 18y 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 $45k; list at $99k implies a 120% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: flood insurance adds $66/mo; built in 1915 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: severe flood risk; severe wind risk, 99% chance of damaging wind over 30y; moderate 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 $93,060 (6.0% below list)

Questions for the listing agent

1. It's been on market 65 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Built in 1915 — 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: 1.46% ✓
• Cap rate: 12.94%
• Cash-on-cash: 23.76%
• DSCR: 2.06
• GRM: 5.7

CMA / ARV

• ARV (median comp): $162,196
• List price: $99,000
• Delta: -38.96%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1005 Johnston St	0.14mi	3/1.0	1,080 (+6%)	6mo	$90,000	$83	78
720 Lee St	0.29mi	3/1.0	1,036 (+2%)	8mo	$100,000	$97	77
917 Amherst St	0.17mi	2/2.5 (-1)	1,002 (-2%)	6mo	$217,000	$217	73
724 Lee St	0.28mi	3/1.0	1,040 (+2%)	13mo	$220,000	$212	73
1701 Niles Ave	0.68mi	3/1.0	1,000 (-2%)	6mo	$139,000	$139	60
828 Lee St	0.18mi	4/2.0 (+1)	1,123 (+10%)	7mo	$195,000	$174	60
1108 George St	0.23mi	3/1.0	1,149 (+13%)	10mo	$140,000	$122	60
1403 Lee St	0.35mi	3/1.0	1,127 (+11%)	7mo	$80,000	$71	60
1709 Amherst St	0.67mi	3/1.0	960 (-6%)	4mo	$80,000	$83	56
1320 Lee St	0.30mi	2/2.0 (-1)	1,070 (+5%)	17mo	$315,000	$294	54
621 Norwich St	0.49mi	3/2.0	1,140 (+12%)	2mo	$265,000	$232	51
207 Dartmouth St	0.67mi	3/2.0	1,116 (+10%)	13mo	$211,000	$189	38

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: 15.6%
• Equity multiple: 1.64×
• Total profit: $17,773
• Equity at exit: $14,761

10-year hold

• IRR: 25.7%
• Equity multiple: 3.46×
• Total profit: $68,290
• Equity at exit: $8,560

Cash invested: $27,720 (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: 5.7×

Monthly cashflow live

• Estimated rent: $1,446 medium
• Mortgage (P&I): −$519
• Tax from tax record: −$34 /mo · $402/yr
• Insurance: −$41
• Flood insurance flood zone: −$66 /mo · $798/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$304
• Net cashflow: $482

Break-even live

Break-even rent $836

Max offer price $99,000

Occupancy floor 62%

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: $24,750
• Closing costs: $2,970
• Reserves months: —
• Total cash needed: —

Rent comps 5 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
502 Prince St Unit A Brunswick, GA	2.0	1.0	928	$1,100	$1.19	2d	1	0.47mi
502 Prince St Apt B Brunswick, GA	2.0	1.5	928	$1,100	$1.19	16d	1	0.47mi
1105 Grant St Brunswick, GA	2.0	1.0	925	$2,600	$2.81	23d	1	0.55mi
1501 G St Brunswick, GA	3.0	2.0	1064	$1,200	$1.13	43d	1	0.66mi
2408 Gordon St Brunswick, GA	3.0	2.0	1100	$1,550	$1.41	43d	1	1.35mi

Listing history 24 events

1. 2026-06-19
   days on market $99,000 Active 65 DOM
2. 2026-06-18
   days on market $99,000 Active 64 DOM
3. 2026-06-17
   days on market $99,000 Active 63 DOM
4. 2026-06-16
   days on market $99,000 Active 62 DOM
5. 2026-06-15
   days on market $99,000 Active 61 DOM
6. 2026-06-14
   days on market $99,000 Active 59 DOM
7. 2026-06-13
   days on market $99,000 Active 58 DOM
8. 2026-06-10
   days on market $99,000 Active 56 DOM
9. 2026-06-09
   days on market $99,000 Active 55 DOM
10. 2026-06-08
    days on market $99,000 Active 54 DOM
11. 2026-06-07
    days on market $99,000 Active 53 DOM
12. 2026-06-05
    days on market $99,000 Active 50 DOM
13. 2026-06-03
    days on market $99,000 Active 49 DOM
14. 2026-06-02
    days on market $99,000 Active 48 DOM
15. 2026-06-01
    days on market $99,000 Active 47 DOM
16. 2026-05-31
    days on market $99,000 Active 46 DOM
17. 2026-05-30
    days on market $99,000 Active 45 DOM
18. 2026-05-14
    price $75,000 785-char remark

    Show marketing remark (785 chars)

    Charming historic home located at 1020 Stonewall Street in the heart of Brunswick. Built in 1915, this 3-bedroom, 1-bath residence offers approximately 1,018 square feet of living space and sits on a manageable city lot, making it an excellent opportunity for investors or homeowners looking to add their personal touch. Full of character, this single-story home features classic construction and a functional layout with multiple living spaces. With no HOA and a convenient in-town location, you’re just minutes from downtown Brunswick, schools, shopping, and coastal amenities. Whether you’re seeking a rental property, renovation project, or affordable primary residence, this property offers strong potential in a growing coastal community. (seller is a licensed agent)

19. 2026-04-14
    listed $99,000 Active 785-char remark

    Show marketing remark (746 chars)

    Charming historic home located at 1020 Stonewall Street in the heart of Brunswick. Built in 1915, this 3-bedroom, 1-bath residence offers approximately 1,018 square feet of living space and sits on a manageable city lot, making it an excellent opportunity for investors or homeowners looking to add their personal touch. Full of character, this single-story home features classic construction and a functional layout with multiple living spaces. With no HOA and a convenient in-town location, you're just minutes from downtown Brunswick, schools, shopping, and coastal amenities. Whether you're seeking a rental property, renovation project, or affordable primary residence, this property offers strong potential in a growing coastal community.

20. 2026-04-14
    listed $99,000 New 746-char remark

    Show marketing remark (746 chars)

    Charming historic home located at 1020 Stonewall Street in the heart of Brunswick. Built in 1915, this 3-bedroom, 1-bath residence offers approximately 1,018 square feet of living space and sits on a manageable city lot, making it an excellent opportunity for investors or homeowners looking to add their personal touch. Full of character, this single-story home features classic construction and a functional layout with multiple living spaces. With no HOA and a convenient in-town location, you're just minutes from downtown Brunswick, schools, shopping, and coastal amenities. Whether you're seeking a rental property, renovation project, or affordable primary residence, this property offers strong potential in a growing coastal community.

21. 2022-04-04
    soldstatus $45,000
22. 2008-08-01
    soldstatus $25,000
23. 2008-02-05
    listed $28,000
24. 2004-01-29
    soldstatus $29,000

ⓘ 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: $402 · $34/mo
• Projected year-2 tax: $911 · $76/mo
• Expected delta: +$509/yr (+$42/mo · 126.5%)

ⓘ 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) · 99% chance over 30 yrs
• 🔥 Wildfire 5/10 Major
• 🌡 Heat 10/10 Extreme 7 d/yr ≥107°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 6 unhealthy d/yr today · 6 by 30 yrs out

Taxation est. · year 1

• Rental income: $17,357
• − Mortgage interest: −$5,546
• − Property taxes: −$402
• − Insurance: −$1,292
• − Repairs & maintenance: −$1,389
• − Management: −$1,389
• − Depreciation: −$2,880
• Taxable income: $4,460
• Est. tax owed @ 24.0%: −$1,070
• After-tax cash flow: $4,717/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
• 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

+158.6% since first listed

7 events — show timeline

• 2026-05-14 Price Changed $75,000 GIAR
• 2026-04-14 Listed $99,000 GAMLS
• 2026-04-14 Listed $99,000 GIAR
• 2022-04-04 Sold (Public Records) $45,000 Public Records
• 2008-08-01 Sold (MLS) $25,000 GIAR
• 2008-02-05 Listed $28,000 GIAR
• 2004-01-29 Sold (Public Records) $29,000 Public Records

Property tax history

+6.6%/yr

Latest (2025): $402 · -1.5% YoY. Source: county tax records.