Martin Plan · Guyton, GA 31312

$372,990

4 bd · 3.0 ba · 1,941 sqft · SingleFamily · 46 Days on market

Excellent condition Garage

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Why this score? — see what drove the F 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).

• ARV discount +7.5/15.0
• Cash flow +5.7/30.0
• Condition / age +5.0/5.0
• Schools +4.7/10.0
• Livability +3.5/5.0
• Rent growth +2.5/5.0
• 1% rule +1.2/10.0
• DSCR +0.1/10.0
• Appreciation +0.0/10.0

Listing remarks

New Hardie-Plank siding home in the amenity-rich community of Laurel Grove in Guyton, Georgia, located in an area with award-winning schools. The community offers planned amenities including a swimming pool, large open-air pavilion, and sidewalk-lined streets designed for easy access and walkability. The Martin plan offers spacious one-story living with a functional open-concept floor plan. This 4-bedroom, 3-bath home with a 3-car garage features approximately 1,940 sq ft of thoughtfully designed space.

Key facts

• Swimming pool
• One-story living
• Hardie-plank siding

Tags

• HARDIE-PLANK SIDING
• AMENITY-RICH COMMUNITY
• SWIMMING POOL
• OPEN-AIR PAVILION
• SIDEWALK-LINED STREETS
• ONE-STORY LIVING

🏗️ New construction. The $372,990 list price is a builder figure, so every metric below is computed on the value from comparable previous sales — $390,326.

What this means for you Summary

Snapshot

• This is a 4-bed/3.0-bath single-family listed at $373k. Condition is rated excellent.

Deal economics

• At list price, monthly cash flow is $-790 ($-9k/yr) — negative.
• To cash-flow at today's rent, offer at most $276k (26.0% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $241k (35.3% below list).
• Recommended offer: $241k (35.3% 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: Marlow Elementary School (math 63% / reading 50%, grade C+, #159 of 1,228 statewide, top 13%, 775 students, 31% 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 31% FRL track the district average.
• Market conditions: 629 active listings in the ZIP; 5 comparable units currently listed for rent nearby; rentals leasing fast (median 11d on market — plan ~1-2 weeks tenant-placement turnaround); 40% of comp listings sitting > 30 days — soft ceiling on asking rent; 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 $3k of loan paydown is wiped out by about $12k 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 46 days — a 3% lower offer ($362k) is reasonable based on typical stale-listing flexibility.

Recommended offer $241,439 (35.3% 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 46 days. Have you received any prior offers? Is the seller open to a 35% concession, seller financing, or rate buy-down credit?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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.
6. 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.
7. 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: 0.62% ✗
• Cap rate: 3.86%
• Cash-on-cash: -8.68%
• DSCR: 0.61
• GRM: 13.5

CMA / ARV

• ARV (median comp): $390,326
• List price: $372,990
• Delta: -4.44%
• 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
104 Buckeye Rd	0.01mi	4/2.0	1,774 (-9%)	2mo	$364,000	$205	80
121 Juniper Dr	0.09mi	4/2.0	1,774 (-9%)	4mo	$392,440	$221	74
114 Juniper Dr	0.12mi	4/2.0	1,774 (-9%)	3mo	$374,250	$211	74
107 Sumter St	0.09mi	4/2.0	1,774 (-9%)	4mo	$390,640	$220	74
101 Sumter St	0.08mi	4/2.5	2,203 (+14%)	3mo	$389,250	$177	69
100 Juniper Dr	0.12mi	4/2.5	2,203 (+14%)	1mo	$399,000	$181	69
119 Grove Dr	0.11mi	4/2.5	2,203 (+14%)	4mo	$410,165	$186	67
142 Buckeye Rd	0.20mi	4/2.0	1,774 (-9%)	7mo	$375,000	$211	66
132 Sabel Ct	0.64mi	4/2.0	1,774 (-9%)	1mo	$366,990	$207	51
100 Whirlwind Way	0.58mi	3/2.5 (-1)	2,099 (+8%)	4mo	$300,000	$143	49
125 Sabel Ct	0.64mi	4/2.0	1,774 (-9%)	3mo	$350,250	$197	49
119 Sabel Ct	0.63mi	4/2.0	1,774 (-9%)	6mo	$358,990	$202	48

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: -31.6%
• Equity multiple: -0.04×
• Total profit: $-113,534
• Equity at exit: $58,199

10-year hold

• IRR: -35.6%
• Equity multiple: -0.50×
• Total profit: $-163,512
• Equity at exit: $33,748

Cash invested: $109,291 (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: 41 active · 33 under contract
• Months of supply: 12.9 mo (8%/mo absorbed)
• Median asking: $361,990 ($194/sqft)
• Median days on market: 118 d
• This list price: 61% of active listings are priced below it
• ARV vs active asking: +3.4% 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: 629
• Price-to-rent: 12.9×

Monthly cashflow live

• Estimated rent: $2,414 high
• Mortgage (P&I): −$2,047
• Tax est. 1.5%: −$488 /mo · $5,855/yr
• Insurance: −$163
• HOA: −$0
• Vacancy / Maint / Mgmt: −$507
• Net cashflow: $-790

Break-even live

Break-even rent $3,414

Max offer price $275,999

Occupancy floor —

Sensitivity live

Price	-10% $-520	-5% $-655	+0% $-790	+5% $-925	+10% $-1,060
Rent	-10% $-981	-5% $-885	+0% $-790	+5% $-695	+10% $-599
Rate	-1.0pp $-594	-0.5pp $-691	base $-790	+0.5pp $-891	+1.0pp $-994

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: $97,581
• Closing costs: $11,710
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Rent comps 5 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
118 Whirlwind Way Guyton, GA	3.0	2.0	1475	$2,000	$1.36	10d	1	0.59mi
105 Burrows WAY Guyton, GA	3.0	2.5	1353	$1,999	$1.48	164d	37	0.97mi
134 Mustang Dr Guyton, GA	3.0	2.0	1248	$1,850	$1.48	10d	1	1.26mi
104 Clydesdale Ct Guyton, GA	3.0	2.0	1469	$2,150	$1.46	154d	1	1.38mi
476 Roebling Rd Bloomingdale, GA	4.0	2.0	1964	$2,400	$1.22	0d	1	1.41mi

Property features AI

Finance

• Financial info: List price $372,990

Exterior

• Parking: 3 garage/parking spaces
• Home design: Single-family plan home (Martin plan)
• Construction: Living area approximately 1,941
• Exterior features: Property located at 185 Buckeye Rd, Guyton GA 31312

Interior

• Bedrooms: 4 bedrooms
• Bathrooms: 3 full bathrooms
• Interior features: Plan home (Martin plan)Active listing status

Listing history 50 events

1. 2026-11-08
   days on market $372,990 Active 46 DOM
2. 2026-11-07
   days on market $372,990 Active 45 DOM
3. 2026-11-06
   days on market $372,990 Active 44 DOM
4. 2026-11-05
   days on market $372,990 Active 43 DOM
5. 2026-11-04
   days on market $372,990 Active 42 DOM
6. 2026-11-02
   days on market $372,990 Active 40 DOM
7. 2026-11-01
   days on market $372,990 Active 39 DOM
8. 2026-10-31
   days on market $372,990 Active 38 DOM
9. 2026-10-30
   days on market $372,990 Active 37 DOM
10. 2026-10-29
    days on market $372,990 Active 36 DOM
11. 2026-10-28
    days on market $372,990 Active 35 DOM
12. 2026-10-27
    days on market $372,990 Active 34 DOM
13. 2026-10-26
    days on market $372,990 Active 33 DOM
14. 2026-10-26
    days on market $372,990 Active 32 DOM
15. 2026-10-24
    days on market $372,990 Active 31 DOM
16. 2026-10-23
    days on market $372,990 Active 30 DOM
17. 2026-10-22
    days on market $372,990 Active 29 DOM
18. 2026-10-21
    days on market $372,990 Active 28 DOM
19. 2026-10-20
    days on market $372,990 Active 27 DOM
20. 2026-10-19
    days on market $372,990 Active 26 DOM
21. 2026-10-18
    days on market $372,990 Active 25 DOM
22. 2026-10-17
    days on market $372,990 Active 24 DOM
23. 2026-10-16
    days on market $372,990 Active 23 DOM
24. 2026-10-15
    days on market $372,990 Active 22 DOM
25. 2026-10-14
    days on market $372,990 Active 21 DOM
26. 2026-10-13
    days on market $372,990 Active 20 DOM
27. 2026-10-12
    days on market $372,990 Active 19 DOM
28. 2026-10-11
    days on market $372,990 Active 18 DOM
29. 2026-10-10
    days on market $372,990 Active 17 DOM
30. 2026-10-09
    days on market $372,990 Active 16 DOM
31. 2026-10-08
    days on market $372,990 Active 15 DOM
32. 2026-10-07
    days on market $372,990 Active 14 DOM
33. 2026-10-06
    days on market $372,990 Active 13 DOM
34. 2026-10-05
    days on market $372,990 Active 12 DOM
35. 2026-10-04
    days on market $372,990 Active 11 DOM
36. 2026-10-03
    days on market $372,990 Active 10 DOM
37. 2026-10-02
    days on market $372,990 Active 9 DOM
38. 2026-10-01
    days on market $372,990 Active 8 DOM
39. 2026-09-30
    days on market $372,990 Active 7 DOM
40. 2026-09-29
    days on market $372,990 Active 6 DOM
41. 2026-09-28
    days on market $372,990 Active 5 DOM
42. 2026-09-27
    days on market $372,990 Active 4 DOM
43. 2026-09-26
    days on market $372,990 Active 3 DOM
44. 2026-09-25
    days on market $372,990 Active 2 DOM
45. 2026-09-23
    days on marketlisting id $372,990 Active 1 DOM
46. 2026-09-22
    days on market $372,990 Active 157 DOM
47. 2026-09-21
    days on market $372,990 Active 156 DOM
48. 2026-09-20
    pricedays on market $372,990 Active 155 DOM
49. 2026-09-18
    days on market $397,990 Active 153 DOM
50. 2026-09-17
    days on market $397,990 Active 152 DOM

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

Taxation est. · year 1

• Rental income: $28,973
• − Mortgage interest: −$21,864
• − Property taxes: −$5,855
• − Insurance: −$1,952
• − Repairs & maintenance: −$2,318
• − Management: −$2,318
• − Depreciation: −$11,355
• Taxable loss: −$16,689
• Est. tax savings @ 24.0%: +$4,005
• After-tax cash flow: $-5,476/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 Martin Plan home in Laurel Grove, Guyton, GA, is in excellent condition with no visible repairs or maintenance needed. It offers a spacious, open-concept floor plan and is move-in ready.

Value-add opportunities

• Both Landscaping improvements — Enhances curb appeal and adds value ↑
• Both Interior paint touch-ups — Maintains a fresh and inviting interior ↑
• Resale Kitchen backsplash — Improves aesthetics and functionality ↑
• Resale Bathroom updates — Enhances the overall appeal and functionality ↑

F Composite school gradezoned avg 47/100

Zoned Schools

Elementary Marlow Elementary School C+ GA #159/1,228 Nat'l #9,263/41,679 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

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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%

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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%
• Languages at home: 96% English-only · Spanish 2%

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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

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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

• Financial info: List price $372,990

Exterior

• Parking: 3 garage/parking spaces
• Home design: Single-family plan home (Martin plan)
• Construction: Living area approximately 1,941
• Exterior features: Property located at 185 Buckeye Rd, Guyton GA 31312

Interior

• Bedrooms: 4 bedrooms
• Bathrooms: 3 full bathrooms
• Interior features: Plan home (Martin plan)Active listing status