3101 W Park Ave · Brunswick, GA 31520

$175,000

3 bd · 2.0 ba · 1,572 sqft · SingleFamily public records · 2 Days on market

Built 1958 0.37 ac lot Est $226k · 23% 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 +25.3/30.0
• ARV discount +15.0/15.0
• DSCR +8.3/10.0
• 1% rule +5.4/10.0
• 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

Only one owner. Well maintained with an new roof. Great location, close to hospital, shopping and schools.

Key facts

• Prime location
• Corner lot
• Outdoor living

Tags

• CORNER LOT
• PRIVATE BACKYARD RETREAT
• OUTDOOR LIVING
• PRIME LOCATION

Property features AI

Finance

• Other: Property currently used as residential; Single lot, single building

Exterior

• Parking: Attached covered parking; 2-space carport
• Utilities: Public water
• Home design: Single-story; Block construction; Metal roof; Slab foundation
• Construction: Block construction; Metal roof; Slab foundation; Built as a single-story building
• Exterior features: Partial fencing; Terrace; Asphalt road access

Interior

• Kitchen: Cooktop; Dishwasher; Microwave; Refrigerator
• Bedrooms: 3 bedrooms on the main level
• Flooring: Vinyl
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central electric heating; Electric cooling
• Interior features: Vinyl flooring; Storage

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $175k.

Deal economics

• At list price, monthly cash flow is $398 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $175k).
• Cap rate 9.0% 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; 9 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 67% 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 $1,824/mo this rent would consume 55% 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 $1k of loan paydown is wiped out by about $5k 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 $49k cash investment doubles in ~9 years — after that, you're playing with house money.

Negotiation context

• Only 2 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 sale attempts since 21y 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 $105k; list at $175k implies a 67% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1958 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: moderate 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 $175,000

Questions for the listing agent

1. Built in 1958 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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?
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: 1.04% ✓
• Cap rate: 9.03%
• Cash-on-cash: 9.76%
• DSCR: 1.43
• GRM: 8.0

CMA / ARV

• ARV (on-the-fly): $226,368
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
3306 Kelwin Ave	0.19mi	3/2.0	1,504 (-4%)	1mo	$179,900	$120	83
3308 Kelwin Ave	0.20mi	3/2.0	1,642 (+4%)	9mo	$175,000	$107	76
3215 Wesley Ave	0.09mi	3/1.5	1,428 (-9%)	6mo	$205,000	$144	73
2637 Oriole St	0.47mi	3/2.0	1,602 (+2%)	2mo	$165,000	$103	73
3016 Albany St	0.51mi	3/2.0	1,558 (-1%)	8mo	$110,000	$71	68
2112 Egret St	0.04mi	3/2.0	1,337 (-15%)	11mo	$185,500	$139	64
2623 Johnston St	0.53mi	3/2.0	1,652 (+5%)	7mo	$119,900	$73	61
2640 Canary Dr	0.49mi	4/2.0 (+1)	1,450 (-8%)	2mo	$250,000	$172	58
3505 Johnston St	0.39mi	3/2.0	1,353 (-14%)	10mo	$229,663	$170	50
2820 Wildwood Dr	0.57mi	3/2.0	1,795 (+14%)	1mo	$272,000	$152	49
3231 Dogwood Ave	0.72mi	3/2.0	1,460 (-7%)	8mo	$249,900	$171	48
3248 Wisteria Ave	0.72mi	3/1.0	1,432 (-9%)	3mo	$257,000	$179	45

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: 0.4%
• Equity multiple: 1.02×
• Total profit: $842
• Equity at exit: $26,093

10-year hold

• IRR: 11.9%
• Equity multiple: 2.02×
• Total profit: $49,788
• Equity at exit: $15,131

Cash invested: $49,000 (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: 8.0×

Monthly cashflow live

• Estimated rent: $1,824 high
• Mortgage (P&I): −$918
• Tax from tax record: −$52 /mo · $618/yr
• Insurance: −$73
• HOA: −$0
• Vacancy / Maint / Mgmt: −$383
• Net cashflow: $398

Break-even live

Break-even rent $1,319

Max offer price $175,000

Occupancy floor 73%

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: $43,750
• Closing costs: $5,250
• Reserves months: —
• Total cash needed: —

Rent comps 9 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3220 Altama Ave Brunswick, GA	3.0	2.0	1300	$1,650	$1.27	44d	1	0.15mi
2640 Canary Dr Brunswick, GA	4.0	2.0	1450	$2,200	$1.52	44d	1	0.48mi
2408 Gordon St Brunswick, GA	3.0	2.0	1100	$1,550	$1.41	44d	1	0.75mi
2928 Reynolds St Brunswick, GA	4.0	1.0	1398	$1,800	$1.29	44d	1	0.82mi
900 Pointe Grand Way Brunswick, GA	2.0	2.0	1170	$1,520	$1.30	2d	10	1.06mi
2226 Formosa Cir Brunswick, GA	4.0	2.0	1600	$1,750	$1.09	44d	1	1.20mi
1105 Fountain Lake Dr Brunswick, GA	2.0–3.0	2.0–2.5	1157	$1,575	$1.36	2d	6	1.39mi
1501 G St Brunswick, GA	3.0	2.0	1064	$1,200	$1.13	44d	1	1.45mi
3200 Cypress Mill Rd Brunswick, GA	2.0–3.0	2.0	1168	$1,485	$1.27	7d	13	1.47mi

Listing history 4 events

1. 2026-05-26
   listed $175,000 Active
2. 2005-05-02
   soldstatus $105,000 106-char remark

   Show marketing remark (106 chars)

   Only one owner. Well maintained with an new roof. Great location, close to hospital, shopping and schools.

3. 2005-04-29
   soldstatus $105,000
4. 2005-01-24
   listed $105,000 106-char remark

   Show marketing remark (106 chars)

   Only one owner. Well maintained with an new roof. Great location, close to hospital, shopping and schools.

ⓘ 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: $618 · $52/mo
• Projected year-2 tax: $1,610 · $134/mo
• Expected delta: +$992/yr (+$83/mo · 160.4%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 5/10 Major FEMA zone X (unshaded) · 24% chance over 30 yrs
• 🔥 Wildfire 5/10 Major
• 🌡 Heat 10/10 Extreme 7 d/yr ≥108°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 5 unhealthy d/yr today · 5 by 30 yrs out

Taxation est. · year 1

• Rental income: $21,883
• − Mortgage interest: −$9,803
• − Property taxes: −$618
• − Insurance: −$875
• − Repairs & maintenance: −$1,751
• − Management: −$1,751
• − Depreciation: −$5,091
• Taxable income: $1,995
• Est. tax owed @ 24.0%: −$479
• After-tax cash flow: $4,303/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

+66.7% since first listed

4 events — show timeline

• 2026-05-26 Listed $175,000 GIAR
• 2005-05-02 Sold (MLS) $105,000 GIAR
• 2005-04-29 Sold (Public Records) $105,000 Public Records
• 2005-01-24 Listed $105,000 GIAR

Property tax history

-5.8%/yr

Latest (2025): $618 · +1.1% YoY. Source: county tax records.