325 Formosa Dr · Guyton, GA 31312

$259,900

3 bd · 2.0 ba · 1,568 sqft · Manufactured public records · 43 Days on market

Built 2003 1.20 ac lot $166/sqft · 26% above area Est $206k · 26% over

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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).

• Cash flow +19.5/30.0
• DSCR +6.2/10.0
• Schools +4.3/10.0
• 1% rule +3.9/10.0
• Livability +3.5/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Listing remarks

Move-In Ready 3BR/2BA on 1.20 Acres — FHA, VA & Conventional Eligible! Welcome to 325 Formosa Drive, a beautifully renovated 1,568 sq ft 3-bedroom, 2-bathroom home offering the perfect blend of country living and modern updates. This 2003-built home has been refreshed top to bottom with a NEW roof, NEW LVP flooring throughout, NEW cabinets, NEW countertops, NEW stainless-steel appliances, and TWO fully remodeled bathrooms, including a relaxing soaking tub in the primary bath. Enjoy an open-concept layout with abundant natural light, a spacious kitchen island, and a front deck perfect for grilling and hanging out with friends and family. Sitting on a private 1.20-acre lot with ma

Key facts

• New cabinets
• New lvp flooring
• New countertops

Tags

• NEW ROOF
• NEW LVP FLOORING
• NEW CABINETS
• NEW COUNTERTOPS
• NEW STAINLESS-STEEL APPLIANCES
• FULLY REMODELED BATHROOMS

Property features AI

Exterior

• Utilities: Shared well water; Septic tank sewer; Underground utilities
• Home design: Manufactured home (residential); Single-story
• Construction: Vinyl siding; Built with manufactured home construction
• Exterior features: Metal roof; Has a view; Approximately 1.2-acre lot

Interior

• Bathrooms: 2 full bathrooms
• Heating & cooling: Central electric heating; Central electric cooling
• Interior features: Electric water heater
• Laundry & utility: Dedicated laundry room

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $260k.

Deal economics

• At list price, monthly cash flow is $293 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $231k (11.2% below list).
• Recommended offer: $231k (11.2% below list) — sets the bar for 1% rule.
• Cap rate 7.6% 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: Guyton Elementary School (math 45% / reading 35%, grade F, #427 of 1,228 statewide, top 35%, 739 students, 54% FRL); Effingham County Middle School (math 38% / reading 40%, grade F, #155 of 470 statewide, top 33%, 1,064 students, 52% FRL); Effingham County High School (math 28% / reading 27%, grade F, #158 of 424 statewide, top 37%, 2,108 students, 37% FRL).
• Zoned-school proficiency averages 36% at this address vs 48% district-wide (-13 pts) — the specific schools serving this property underperform the Effingham County average; the district grade overstates school quality for this exact location.
• Market conditions: 400 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 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 $2k of loan paydown is wiped out by about $8k 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 43 days — a 3% lower offer ($252k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $124k; list at $260k implies a 109% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 95% chance of damaging wind over 30y; extreme-heat days projected 7→17/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $230,685 (11.2% below list)

Questions for the listing agent

1. It's been on market 43 days. Have you received any prior offers? Is the seller open to a 11% concession, seller financing, or rate buy-down credit?
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: 0.89% ✗
• Cap rate: 7.65%
• Cash-on-cash: 4.84%
• DSCR: 1.22
• GRM: 9.4

CMA / ARV

• ARV (median comp): $206,200
• List price: $259,900
• Delta: 26.04%
• Verdict: OVERPRICED
• Comps: 4 within 2.0 mi

Projected returns pro-forma

-3.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: -8.8%
• Equity multiple: 0.68×
• Total profit: $-23,562
• Equity at exit: $38,752

10-year hold

• IRR: 0.6%
• Equity multiple: 1.04×
• Total profit: $3,014
• Equity at exit: $22,471

Cash invested: $72,772 (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: 9.4×

Monthly cashflow live

• Estimated rent: $2,307 medium
• Mortgage (P&I): −$1,363
• Tax from tax record: −$58 /mo · $694/yr
• Insurance: −$108
• HOA: −$0
• Vacancy / Maint / Mgmt: −$484
• Net cashflow: $293

Break-even live

Break-even rent $1,936

Max offer price $259,900

Occupancy floor 82%

Sensitivity live

Price	-10% $440	-5% $367	+0% $293	+5% $220	+10% $146
Rent	-10% $111	-5% $202	+0% $293	+5% $384	+10% $476
Rate	-1.0pp $424	-0.5pp $359	base $293	+0.5pp $226	+1.0pp $157

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: $64,975
• Closing costs: $7,797
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2518 Courthouse Rd Guyton, GA	3.0	2.0	2112	$2,250	$1.07	25d	1	0.44mi

Listing history 19 events

1. 2026-06-21
   days on market $259,900 Active 43 DOM
2. 2026-06-18
   days on market $259,900 Active 40 DOM
3. 2026-06-17
   days on market $259,900 Active 39 DOM
4. 2026-06-16
   days on market $259,900 Active 38 DOM
5. 2026-06-15
   days on market $259,900 Active 37 DOM
6. 2026-06-14
   days on market $259,900 Active 35 DOM
7. 2026-06-13
   days on market $259,900 Active 34 DOM
8. 2026-06-10
   days on market $259,900 Active 32 DOM
9. 2026-06-09
   days on market $259,900 Active 31 DOM
10. 2026-06-08
    days on market $259,900 Active 30 DOM
11. 2026-06-07
    days on market $259,900 Active 29 DOM
12. 2026-06-05
    days on market $259,900 Active 26 DOM
13. 2026-06-03
    days on market $259,900 Active 25 DOM
14. 2026-06-02
    days on market $259,900 Active 24 DOM
15. 2026-06-01
    days on market $259,900 Active 23 DOM
16. 2026-05-31
    days on market $259,900 Active 22 DOM
17. 2026-05-30
    days on market $259,900 Active 21 DOM
18. 2026-05-09
    listed $259,900 Active 903-char remark
19. 2004-05-12
    soldstatus $124,500

ⓘ 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: $694 · $58/mo
• Projected year-2 tax: $2,391 · $199/mo
• Expected delta: +$1,697/yr (+$141/mo · 244.5%)

ⓘ 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 8/10 Severe 7 d/yr ≥110°F today · 17 d/yr by 30 yrs out
• 💨 Wind 8/10 Severe 95% 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: $27,682
• − Mortgage interest: −$14,558
• − Property taxes: −$694
• − Insurance: −$1,300
• − Repairs & maintenance: −$2,215
• − Management: −$2,215
• − Depreciation: −$7,561
• Taxable loss: −$860
• Est. tax savings @ 24.0%: +$206
• After-tax cash flow: $3,726/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

+108.8% since first listed

2 events — show timeline

• 2026-05-09 Listed $259,900 Hive MLS
• 2004-05-12 Sold (Public Records) $124,500 Public Records

Property tax history

-1.8%/yr

Latest (2025): $694 · +9.3% YoY. Source: county tax records.