2625 Starling St · Brunswick, GA 31520

$199,000

3 bd · 1.0 ba · 1,144 sqft · SingleFamily public records · 47 Days on market

Built 1958 9,583 sqft lot $174/sqft · at area comps Est $205k · at est.

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Why this score? — see what drove the C- 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 +20.4/30.0
• ARV discount +8.8/15.0
• DSCR +6.5/10.0
• 1% rule +4.5/10.0
• 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

This three bedroom, one bathroom home is 1,144 sqft. built in 1958 with all the charm of the era in addition to the updates made by the seller. Nice long driveway for guest parking and carport to cover your personal vehicles. Settled on a nice sized lot of 0.22 acres and located in an x-flood zone. Great home to make your own or to buy as an investment opportunity in a prime and upcoming location near Southeast Georgia Regional Hospital, College of Coastal Georgia and barrier islands and beaches.

Key facts

• New heat pump
• Metal roof
• Carport

Tags

• METAL ROOF
• TILE FLOORING
• TILE BATHROOM
• NEW HEAT PUMP
• FULLY FENCED YARD
• CARPORT

Property features AI

Finance

• Financial info: Lease considered

Exterior

• Parking: Paved parking
• Utilities: Public water
• Home design: Single-story; Residential single zoning; Entry on slab foundation
• Construction: Block construction; Metal roof; Slab foundation; Built with view
• Exterior features: Fenced yard; Public water

Interior

• Kitchen: Range; Refrigerator
• Flooring: Carpet; Tile
• Bathrooms: 1 full bathroom
• Heating & cooling: Electric heating; Electric cooling
• Interior features: Has a view

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $199k.

Deal economics

• At list price, monthly cash flow is $260 ($3k/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 $190k (4.6% below list).
• Recommended offer: $190k (4.6% below list) — sets the bar for 1% rule.
• Cap rate 7.9% vs local median 3.5% 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; 10 comparable units currently listed for rent nearby; rentals lingering (median 45d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 70% 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 $1,899/mo this rent would consume 57% 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 $6k 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.

Negotiation context

• It's been on market 47 days — a 3% lower offer ($193k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 7y 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 $110k; list at $199k implies a 81% 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: major flood risk; severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 7→20/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $189,896 (4.6% below list)

Questions for the listing agent

1. It's been on market 47 days. Have you received any prior offers? Is the seller open to a 5% concession, seller financing, or rate buy-down credit?
2. Built in 1958 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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?
6. 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.
7. 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.
8. 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: 0.95% ✗
• Cap rate: 7.86%
• Cash-on-cash: 5.61%
• DSCR: 1.25
• GRM: 8.7

CMA / ARV

• ARV (median comp): $204,876
• List price: $199,000
• Delta: -2.87%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 10 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2706 Canary St	0.16mi	3/1.0	1,156 (+1%)	12mo	$150,000	$130	81
3015 E 3rd St	0.33mi	3/1.0	1,164 (+2%)	1mo	$219,900	$189	81
2706 Canary Dr	0.16mi	3/1.0	1,264 (+10%)	2mo	$215,000	$170	74
3237 Willow Ave	0.22mi	3/2.0	1,092 (-4%)	11mo	$212,000	$194	69
2622 Fourth St	0.14mi	3/1.5	1,176 (+3%)	22mo	$185,600	$158	69
2630 Starling St	0.04mi	3/1.5	1,220 (+7%)	22mo	$205,000	$168	67
2722 Canary Dr	0.19mi	3/1.0	1,068 (-7%)	17mo	$168,300	$158	66
2441 Blain St	0.65mi	3/1.0	1,136 (-1%)	18mo	$110,000	$97	53
2908 Maple Rd	0.41mi	3/1.0	1,242 (+9%)	20mo	$170,000	$137	50
2600 Cate St	0.64mi	3/2.0	1,020 (-11%)	6mo	$153,750	$151	43

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: -5.5%
• Equity multiple: 0.79×
• Total profit: $-11,665
• Equity at exit: $29,672

10-year hold

• IRR: 6.3%
• Equity multiple: 1.51×
• Total profit: $28,339
• Equity at exit: $17,206

Cash invested: $55,720 (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: 8.7×

Monthly cashflow live

• Estimated rent: $1,899 high
• Mortgage (P&I): −$1,044
• Tax from tax record: −$113 /mo · $1,360/yr
• Insurance: −$83
• HOA: −$0
• Vacancy / Maint / Mgmt: −$399
• Net cashflow: $260

Break-even live

Break-even rent $1,569

Max offer price $199,000

Occupancy floor 81%

Sensitivity live

Price	-10% $373	-5% $317	+0% $260	+5% $204	+10% $148
Rent	-10% $110	-5% $185	+0% $260	+5% $335	+10% $410
Rate	-1.0pp $361	-0.5pp $311	base $260	+0.5pp $209	+1.0pp $156

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: $49,750
• Closing costs: $5,970
• Reserves months: —
• Total cash needed: —

Rent comps 10 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2640 Canary Dr Brunswick, GA	4.0	2.0	1450	$2,200	$1.52	45d	1	0.08mi
3220 Altama Ave Brunswick, GA	3.0	2.0	1300	$1,650	$1.27	45d	1	0.42mi
900 Pointe Grand Way Brunswick, GA	2.0	2.0	1170	$1,520	$1.30	3d	10	0.67mi
1105 Fountain Lake Dr Brunswick, GA	2.0–3.0	2.0–2.5	1157	$1,575	$1.36	3d	6	0.99mi
3742 Ogg Ave Brunswick, GA	2.0	1.0	797	$1,250	$1.57	45d	1	1.01mi
2408 Gordon St Brunswick, GA	3.0	2.0	1100	$1,550	$1.41	45d	1	1.03mi
3602 Norwich St Brunswick, GA	3.0	1.0	1012	$1,550	$1.53	45d	1	1.09mi
3200 Cypress Mill Rd Brunswick, GA	2.0–3.0	2.0	1168	$1,485	$1.27	9d	13	1.10mi
3518 Hardee Ave Brunswick, GA	3.0	1.0	948	$1,550	$1.64	45d	1	1.13mi
2928 Reynolds St Brunswick, GA	4.0	1.0	1398	$1,800	$1.29	45d	1	1.24mi

Listing history 23 events

1. 2026-06-21
   days on market $199,000 Active 47 DOM
2. 2026-06-19
   days on market $199,000 Active 45 DOM
3. 2026-06-18
   days on market $199,000 Active 44 DOM
4. 2026-06-17
   days on market $199,000 Active 43 DOM
5. 2026-06-16
   days on market $199,000 Active 42 DOM
6. 2026-06-15
   days on market $199,000 Active 41 DOM
7. 2026-06-14
   days on market $199,000 Active 39 DOM
8. 2026-06-13
   days on market $199,000 Active 38 DOM
9. 2026-06-10
   days on market $199,000 Active 36 DOM
10. 2026-06-09
    days on market $199,000 Active 35 DOM
11. 2026-06-08
    days on market $199,000 Active 34 DOM
12. 2026-06-07
    days on market $199,000 Active 33 DOM
13. 2026-06-05
    days on market $199,000 Active 30 DOM
14. 2026-06-03
    days on market $199,000 Active 29 DOM
15. 2026-06-02
    days on market $199,000 Active 28 DOM
16. 2026-06-01
    days on market $199,000 Active 27 DOM
17. 2026-05-31
    days on market $199,000 Active 26 DOM
18. 2026-05-30
    days on market $199,000 Active 25 DOM
19. 2026-05-05
    listed $199,000 Active 1128-char remark
20. 2019-09-17
    soldstatus $110,000 501-char remark

    Show marketing remark (501 chars)

    This three bedroom, one bathroom home is 1,144 sqft. built in 1958 with all the charm of the era in addition to the updates made by the seller. Nice long driveway for guest parking and carport to cover your personal vehicles. Settled on a nice sized lot of 0.22 acres and located in an x-flood zone. Great home to make your own or to buy as an investment opportunity in a prime and upcoming location near Southeast Georgia Regional Hospital, College of Coastal Georgia and barrier islands and beaches.

21. 2019-01-09
    listed $119,000 501-char remark

    Show marketing remark (501 chars)

    This three bedroom, one bathroom home is 1,144 sqft. built in 1958 with all the charm of the era in addition to the updates made by the seller. Nice long driveway for guest parking and carport to cover your personal vehicles. Settled on a nice sized lot of 0.22 acres and located in an x-flood zone. Great home to make your own or to buy as an investment opportunity in a prime and upcoming location near Southeast Georgia Regional Hospital, College of Coastal Georgia and barrier islands and beaches.

22. 2007-02-06
    soldstatus $106,000
23. 2000-02-01
    soldstatus $43,500

ⓘ 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: $1,360 · $113/mo
• Projected year-2 tax: $1,831 · $153/mo
• Expected delta: +$470/yr (+$39/mo · 34.6%)

ⓘ 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) · 73% chance over 30 yrs
• 🔥 Wildfire 4/10 Moderate
• 🌡 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: $22,788
• − Mortgage interest: −$11,147
• − Property taxes: −$1,360
• − Insurance: −$995
• − Repairs & maintenance: −$1,823
• − Management: −$1,823
• − Depreciation: −$5,789
• Taxable loss: −$150
• Est. tax savings @ 24.0%: +$36
• After-tax cash flow: $3,160/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

• 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

+357.5% since first listed

5 events — show timeline

• 2026-05-05 Listed $199,000 GIAR
• 2019-09-17 Sold (MLS) $110,000 GIAR
• 2019-01-09 Listed $119,000 GIAR
• 2007-02-06 Sold (Public Records) $106,000 Public Records
• 2000-02-01 Sold (Public Records) $43,500 Public Records

Property tax history

+4.7%/yr

Latest (2025): $1,360 · +2.2% YoY. Source: county tax records.