2626 Gordon St · Brunswick, GA 31520

$42,500

2 bd · 1.0 ba · 1,276 sqft · SingleFamily public records · 73 Days on market

Built 1955 3,484 sqft lot ↓ 52% since listing

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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
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• 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

INVESTOR SPECIAL! Here is a great renovation project! This home offers 3-4 bedroom 2 bath potential. Interior and exterior renovations are needed. The home features approx. 1276 sq ft. Bring your creative minds and your best offer! The property is being sold as-is, the seller has never occupied the home, so no seller disclosure is offered. Proof of funds are required with all offers.

Key facts

• 3,484 sq ft lot
• Built 1955
• Listed 73 days

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $42k.

Deal economics

• At list price, monthly cash flow is $946 ($11k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $42k).
• Recommended offer: $40k (6.0% below list) — sets the bar for market timing.
• Cap rate 33.0% vs local median 3.8% 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; 6 comparable units currently listed for rent nearby; rentals lingering (median 45d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 83% 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).
• At $1,556/mo this rent would consume 47% of the median local household income ($40k/yr) (locally 1406% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $294 of loan paydown is wiped out by about $1k 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 $12k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• It's been on market 73 days — a 6% lower offer ($40k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 2y 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.

Risks & watch-outs

• Watch-outs: built in 1955 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major flood risk; severe wind risk, 99% chance of damaging wind over 30y; moderate wildfire risk; extreme-heat days projected 7→21/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $39,950 (6.0% below list)

Questions for the listing agent

1. It's been on market 73 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 1955 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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 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?
6. 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?
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: 3.66% ✓
• Cap rate: 32.99%
• Cash-on-cash: 95.36%
• DSCR: 5.24
• GRM: 2.3

CMA / ARV

• ARV (on-the-fly): $146,740
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2626 Gordon St	0.00mi	3/1.0 (+1)	1,276 (0%)	0mo	$32,000	$25	95
2606 Johnston St	0.07mi	2/1.0	1,148 (-10%)	15mo	$159,000	$139	68
2308 Albany St	0.42mi	2/1.0	1,140 (-11%)	7mo	$95,000	$83	57
2627 Cleburne St	0.13mi	3/1.5 (+1)	1,452 (+14%)	11mo	$169,000	$116	55
2611 Albany St	0.30mi	3/2.0 (+1)	1,142 (-10%)	7mo	$110,000	$96	54
2302 Bartow St	0.36mi	3/1.5 (+1)	1,430 (+12%)	5mo	$165,000	$115	52
1203 M St	0.47mi	3/2.0 (+1)	1,144 (-10%)	0mo	$55,000	$48	51
2112 Egret St	0.50mi	3/2.0 (+1)	1,337 (+5%)	11mo	$185,500	$139	50
1009 K St	0.65mi	3/2.0 (+1)	1,340 (+5%)	3mo	$196,000	$146	50
2501 Wolfe St	0.37mi	3/2.0 (+1)	1,184 (-7%)	14mo	$100,000	$84	50
3404 Lee St	0.72mi	3/2.0 (+1)	1,328 (+4%)	4mo	$75,000	$56	47
3215 Wesley Ave	0.63mi	3/1.5 (+1)	1,428 (+12%)	6mo	$205,000	$144	39

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: 98.6%
• Equity multiple: 5.76×
• Total profit: $56,686
• Equity at exit: $6,337

10-year hold

• IRR: —
• Equity multiple: 12.87×
• Total profit: $141,223
• Equity at exit: $3,675

Cash invested: $11,900 (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: 2.3×

Monthly cashflow live

• Estimated rent: $1,556 high
• Mortgage (P&I): −$223
• Tax from tax record: −$43 /mo · $516/yr
• Insurance: −$18
• HOA: −$0
• Vacancy / Maint / Mgmt: −$327
• Net cashflow: $946

Break-even live

Break-even rent $359

Max offer price $42,500

Occupancy floor 34%

Sensitivity live

Price	-10% $970	-5% $958	+0% $946	+5% $934	+10% $922
Rent	-10% $823	-5% $884	+0% $946	+5% $1,007	+10% $1,069
Rate	-1.0pp $967	-0.5pp $957	base $946	+0.5pp $935	+1.0pp $923

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: $10,625
• Closing costs: $1,275
• Reserves months: —
• Total cash needed: —

Rent comps 6 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2408 Gordon St Brunswick, GA	3.0	2.0	1100	$1,550	$1.41	44d	1	0.21mi
3220 Altama Ave Brunswick, GA	3.0	2.0	1300	$1,650	$1.27	44d	1	0.70mi
1501 G St Brunswick, GA	3.0	2.0	1064	$1,200	$1.13	44d	1	0.91mi
3518 Hardee Ave Brunswick, GA	3.0	1.0	948	$1,550	$1.64	44d	1	0.97mi
3602 Norwich St Brunswick, GA	3.0	1.0	1012	$1,550	$1.53	44d	1	0.99mi
900 Pointe Grand Way Brunswick, GA	2.0	2.0	1170	$1,520	$1.30	3d	10	1.41mi

Listing history 7 events

1. 2025-08-29
   status Pending
2. 2025-06-17
   listed $42,500 Active
3. 2025-05-31
   historical
4. 2025-03-10
   price $45,000
5. 2025-01-24
   price $59,995
6. 2024-12-04
   price $79,995
7. 2024-11-29
   listed $89,000 Active

ⓘ 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: $516 · $43/mo
• Projected year-2 tax: $516 · $43/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 6/10 Major FEMA zone X (shaded) · 54% chance over 30 yrs
• 🔥 Wildfire 5/10 Major
• 🌡 Heat 10/10 Extreme 7 d/yr ≥108°F today · 21 d/yr by 30 yrs out
• 💨 Wind 9/10 Extreme 99% chance of damaging wind over 30 yrs
• 🫁 Air quality 4/10 Moderate 5 unhealthy d/yr today · 5 by 30 yrs out

Taxation est. · year 1

• Rental income: $18,673
• − Mortgage interest: −$2,381
• − Property taxes: −$516
• − Insurance: −$212
• − Repairs & maintenance: −$1,494
• − Management: −$1,494
• − Depreciation: −$1,236
• Taxable income: $11,339
• Est. tax owed @ 24.0%: −$2,721
• After-tax cash flow: $8,627/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
• City population: 51,239
• 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

-52.2% since first listed

7 events — show timeline

• 2025-08-29 Pending — GIAR
• 2025-06-17 Listed $42,500 GIAR
• 2025-05-31 Listing Removed — GIAR
• 2025-03-10 Price Changed $45,000 GIAR
• 2025-01-24 Price Changed $59,995 GIAR
• 2024-12-04 Price Changed $79,995 GIAR
• 2024-11-29 Listed $89,000 GIAR

Property tax history

-1.4%/yr

Latest (2025): $516 · +3.9% YoY. Source: county tax records.