105 Gleaston Way · Guyton, GA 31312

$349,900

4 bd · 2.5 ba · 2,289 sqft · SingleFamily public records · 25 Days on market

Built 2014 0.28 ac lot Est $407k · 14% under

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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).

• ARV discount +13.9/15.0
• Cash flow +13.2/30.0
• Schools +4.3/10.0
• DSCR +4.0/10.0
• 1% rule +3.5/10.0
• Livability +3.5/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome home to this stunning 4 bedroom, 2.5 bath home offering the perfect blend of comfort, space, and functionality! The spacious main-level owners suite provides a private retreat with convenience and comfort, while the additional bedrooms upstairs offer plenty of room for family, guests, or a home office setup. A convenient half bath is also located on the main floor for visitors. Upstairs, enjoy a versatile den/loft area - perfect for a second living space, playroom, media room, or office. Step outside to a fully fenced backyard ideal for entertaining, pets, or relaxing evenings outdoors. This beautiful home combines a functional floor plan with inviting living spaces you'll love coming home to every day! This gem is located in the popular South Effingham School District. Just minutes from I95 for a quick ride to Pooler, the Airport, Gulfstream and The Port.

Key facts

• 0.28 acre lot
• Garage
• Built 2014

Tags

• MAIN-LEVEL OWNERS SUITE
• VERSATILE DEN LOFT AREA
• FULLY FENCED BACKYARD

Property features AI

Finance

• Other: R-1 zoning; Located in the Laurel Mill subdivision

Exterior

• Parking: Attached garage with garage door opener
• Utilities: Public water; Public sewer
• Home design: Single-family residence; Single-story
• Construction: Vinyl siding
• Exterior features: Privacy wood fencing; Asphalt road access

Interior

• Kitchen: Dishwasher
• Bedrooms: One main-level bedroom
• Bathrooms: Two full bathrooms; One half bathroom; Two main-level bathrooms
• Heating & cooling: Central electric heating; Central electric cooling
• Interior features: Double vanity; Kitchen island; Pantry; No basement
• Laundry & utility: Laundry room with washer hookup; Electric water heater

What this means for you Summary

Snapshot

• This is a 4-bed/2.5-bath single-family listed at $350k.

Deal economics

• At list price, monthly cash flow is $-5 ($-60/yr) — negative.
• To cash-flow at today's rent, offer at most $349k (0.3% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $296k (15.3% below list).
• Recommended offer: $296k (15.3% below list) — sets the bar for 1% rule.
• Cap rate 6.3% vs local median 4.6% in Guyton — 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 (#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: 400 active listings in the ZIP; 2 comparable units currently listed for rent nearby; solid renter incomes; 836 units permitted in Effingham County in 2024 (46 in 5+ unit buildings).
• This rent runs 35% of the median local income ($102k/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 $2k of loan paydown is wiped out by about $10k 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 25 days — a 2% lower offer ($345k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 19y 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 $180k; list at $350k implies a 94% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 97% chance of damaging wind over 30y; extreme-heat days projected 7→18/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $296,244 (15.3% 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. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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.
5. 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.
6. 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: 0.85% ✗
• Cap rate: 6.28%
• Cash-on-cash: -0.06%
• DSCR: 1.00
• GRM: 9.8

CMA / ARV

• ARV (on-the-fly): $407,442
• Comps found: 7

Show comp detail 7 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
111 Gleaston Way	0.06mi	4/3.5	2,020 (-12%)	2mo	$295,000	$146	72
639 Nease Rd	0.54mi	4/3.0	2,173 (-5%)	6mo	$320,501	$147	59
447 Nease Rd	0.09mi	4/3.5	2,619 (+14%)	11mo	$445,000	$170	58
104 Laurel Ln	0.08mi	4/2.0	2,020 (-12%)	21mo	$379,900	$188	57
117 Myrtlewood Dr	0.67mi	4/2.5	2,200 (-4%)	12mo	$440,000	$200	53
645 Nease Rd	0.56mi	3/2.5 (-1)	2,078 (-9%)	5mo	$369,900	$178	50
221 Zittrouer Rd	0.73mi	3/2.5 (-1)	2,262 (-1%)	12mo	$575,000	$254	49

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: -16.4%
• Equity multiple: 0.42×
• Total profit: $-57,018
• Equity at exit: $52,171

10-year hold

• IRR: -8.1%
• Equity multiple: 0.49×
• Total profit: $-50,061
• Equity at exit: $30,253

Cash invested: $97,972 (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 31312

• Home prices YoY: -26.6%
• Active inventory: 400
• Price-to-rent: 9.8×

Monthly cashflow live

• Estimated rent: $2,962 medium
• Mortgage (P&I): −$1,835
• Tax from tax record: −$365 /mo · $4,376/yr
• Insurance: −$146
• HOA: −$0
• Vacancy / Maint / Mgmt: −$622
• Net cashflow: $-5

Break-even live

Break-even rent $2,969

Max offer price $349,015

Occupancy floor 95%

Sensitivity live

Price	-10% $193	-5% $94	+0% $-5	+5% $-104	+10% $-203
Rent	-10% $-239	-5% $-122	+0% $-5	+5% $112	+10% $229
Rate	-1.0pp $171	-0.5pp $84	base $-5	+0.5pp $-96	+1.0pp $-188

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: $87,475
• Closing costs: $10,497
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
102 Old Mill Rd Guyton, GA	5.0	2.5	2950	$2,700	$0.92	25d	1	0.09mi
604 Majestic Dr Guyton, GA	5.0	2.5	2936	$3,000	$1.02	25d	1	1.37mi

Listing history 23 events

1. 2026-06-21
   days on market $349,900 Active 25 DOM
2. 2026-06-18
   days on market $349,900 Active 22 DOM
3. 2026-06-17
   days on market $349,900 Active 21 DOM
4. 2026-06-16
   days on market $349,900 Active 20 DOM
5. 2026-06-15
   days on market $349,900 Active 19 DOM
6. 2026-06-14
   days on market $349,900 Active 17 DOM
7. 2026-06-13
   days on market $349,900 Active 16 DOM
8. 2026-06-10
   days on market $349,900 Active 14 DOM
9. 2026-06-09
   days on market $349,900 Active 13 DOM
10. 2026-06-08
    days on market $349,900 Active 12 DOM
11. 2026-06-07
    days on market $349,900 Active 11 DOM
12. 2026-06-05
    days on market $349,900 Active 8 DOM
13. 2026-06-03
    days on market $349,900 Active 7 DOM
14. 2026-06-02
    days on market $349,900 Active 6 DOM
15. 2026-06-01
    days on market $349,900 Active 5 DOM
16. 2026-05-31
    days on market $349,900 Active 4 DOM
17. 2026-05-30
    days on market $349,900 Active 3 DOM
18. 2026-05-27
    listed $349,900 Active

    Show marketing remark (881 chars)

    Welcome home to this stunning 4 bedroom, 2.5 bath home offering the perfect blend of comfort, space, and functionality! The spacious main-level owners suite provides a private retreat with convenience and comfort, while the additional bedrooms upstairs offer plenty of room for family, guests, or a home office setup. A convenient half bath is also located on the main floor for visitors. Upstairs, enjoy a versatile den/loft area - perfect for a second living space, playroom, media room, or office. Step outside to a fully fenced backyard ideal for entertaining, pets, or relaxing evenings outdoors. This beautiful home combines a functional floor plan with inviting living spaces you'll love coming home to every day! This gem is located in the popular South Effingham School District. Just minutes from I95 for a quick ride to Pooler, the Airport, Gulfstream and The Port.

19. 2026-05-27
    listed $349,900 New 881-char remark

    Show marketing remark (881 chars)

    Welcome home to this stunning 4 bedroom, 2.5 bath home offering the perfect blend of comfort, space, and functionality! The spacious main-level owners suite provides a private retreat with convenience and comfort, while the additional bedrooms upstairs offer plenty of room for family, guests, or a home office setup. A convenient half bath is also located on the main floor for visitors. Upstairs, enjoy a versatile den/loft area - perfect for a second living space, playroom, media room, or office. Step outside to a fully fenced backyard ideal for entertaining, pets, or relaxing evenings outdoors. This beautiful home combines a functional floor plan with inviting living spaces you'll love coming home to every day! This gem is located in the popular South Effingham School District. Just minutes from I95 for a quick ride to Pooler, the Airport, Gulfstream and The Port.

20. 2025-12-03
    price $180,135
21. 2015-09-25
    soldstatus $180,135
22. 2014-05-13
    listed $180,135
23. 2007-03-13
    listed $249,900

ⓘ 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: $4,376 · $365/mo
• Projected year-2 tax: $4,376 · $365/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 4/10 Moderate
• 🌡 Heat 9/10 Extreme 7 d/yr ≥109°F today · 18 d/yr by 30 yrs out
• 💨 Wind 8/10 Severe 97% 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: $35,549
• − Mortgage interest: −$19,600
• − Property taxes: −$4,376
• − Insurance: −$1,750
• − Repairs & maintenance: −$2,844
• − Management: −$2,844
• − Depreciation: −$10,179
• Taxable loss: −$6,042
• Est. tax savings @ 24.0%: +$1,450
• After-tax cash flow: $1,390/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: 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

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 · 68,439 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: 97.0

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%

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%
• Common ancestry: Slovak 2% Italian 2% Lithuanian 1%
• Foreign-born: 3% · Canada
• Languages at home: 96% English-only · Spanish 2%

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

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

+40.0% since first listed

6 events — show timeline

• 2026-05-27 Listed $349,900 Hive MLS
• 2026-05-27 Listed $349,900 GAMLS
• 2025-12-03 Price Changed $180,135 Hive MLS
• 2015-09-25 Sold (MLS) $180,135 Hive MLS
• 2014-05-13 Listed $180,135 Hive MLS
• 2007-03-13 Listed $249,900 Hive MLS

Property tax history

+40.1%/yr

Latest (2025): $4,376 · +2.8% YoY. Source: county tax records.