Hanover Plan · Guyton, GA 31312

$408,990

5 bd · 3.5 ba · 2,818 sqft · SingleFamily · 46 Days on market

Excellent condition 2-car garage

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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 +8.0/30.0
• ARV discount +7.5/15.0
• Condition / age +5.0/5.0
• Schools +4.7/10.0
• Livability +3.5/5.0
• Rent growth +2.5/5.0
• 1% rule +2.4/10.0
• DSCR +2.0/10.0
• Appreciation +0.0/10.0

Listing remarks

Welcome to Laurel Grove in Guyton, Georgia, a beautiful new construction community featuring Hardie-Plank siding, award-winning schools, and amenity-rich living. Residents enjoy planned community features such as a swimming pool, large open-air pavilion, and sidewalk-lined streets designed for walkability and convenience. The Hanover model is a spacious two-story family home with 5 bedrooms, 2.5 bathrooms, and a two-car garage, offering approximately 2,804 square feet of living space.

Key facts

• Private office
• Swimming pool
• Hardie-plank siding

Tags

• HARDIE-PLANK SIDING
• SWIMMING POOL
• OPEN-AIR PAVILION
• SIDEWALK-LINED STREETS
• PRIVATE OFFICE
• FORMAL DINING AREA

🏗️ New construction. The $408,990 list price is a builder figure, so every metric below is computed on the value from comparable previous sales — $415,618.

What this means for you Summary

Snapshot

• This is a 5-bed/3.5-bath single-family listed at $409k. Condition is rated excellent.

Deal economics

• At list price, monthly cash flow is $-429 ($-5k/yr) — negative.
• To cash-flow at today's rent, offer at most $354k (13.6% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $309k (24.4% below list).
• Recommended offer: $309k (24.4% below list) — sets the bar for 1% rule.

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: 629 active listings in the ZIP; 4 comparable units currently listed for rent nearby; rentals lingering (median 42d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 50% of comp listings sitting > 30 days — soft ceiling on asking rent; solid renter incomes; 836 units permitted in Effingham County in 2024 (46 in 5+ unit buildings).
• This rent runs 36% 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 $3k of loan paydown is wiped out by about $12k 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 46 days — a 3% lower offer ($397k) is reasonable based on typical stale-listing flexibility.

Recommended offer $309,290 (24.4% 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. It's been on market 46 days. Have you received any prior offers? Is the seller open to a 24% concession, seller financing, or rate buy-down credit?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
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: 0.74% ✗
• Cap rate: 5.05%
• Cash-on-cash: -4.42%
• DSCR: 0.80
• GRM: 11.2

CMA / ARV

• ARV (median comp): $415,618
• List price: $408,990
• Delta: -1.59%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
173 Buckeye Rd	0.10mi	5/2.5	2,804 (-0%)	4mo	$466,440	$166	87
102 Buckeye Rd	0.00mi	5/3.0	2,511 (-11%)	0mo	$409,630	$163	80
131 Buckeye Rd	0.14mi	5/3.5	2,721 (-3%)	12mo	$430,990	$158	78
136 Buckeye Rd	0.17mi	5/3.5	2,721 (-3%)	11mo	$429,990	$158	77
163 Buckeye Rd	0.10mi	5/3.0	2,511 (-11%)	2mo	$424,250	$169	74
147 Buckeye Rd	0.20mi	5/3.0	2,721 (-3%)	12mo	$449,990	$165	73
167 Buckeye Rd	0.10mi	5/3.0	2,511 (-11%)	4mo	$430,490	$171	72
111 Sumter Dr	0.09mi	5/3.0	2,511 (-11%)	5mo	$416,390	$166	71
104 Sumter St	0.09mi	5/3.0	2,511 (-11%)	7mo	$421,390	$168	70
155 Buckeye Rd	0.10mi	5/3.0	2,511 (-11%)	11mo	$438,000	$174	66
159 Buckeye Rd	0.10mi	4/3.0 (-1)	3,128 (+11%)	5mo	$496,440	$159	66
160 Whirlwind Way	0.41mi	5/3.0	2,680 (-5%)	12mo	$345,900	$129	60

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: -23.8%
• Equity multiple: 0.19×
• Total profit: $-94,615
• Equity at exit: $61,970

10-year hold

• IRR: -18.7%
• Equity multiple: -0.01×
• Total profit: $-117,371
• Equity at exit: $35,935

Cash invested: $116,373 (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 →

Buyer's market Market conditions within 1.0 mi — comparable homes for sale

Active competition Active MLS

• For sale now: 22 active · 20 under contract
• Months of supply: 10.2 mo (10%/mo absorbed)
• Median asking: $433,220 ($158/sqft)
• Median days on market: 111 d
• This list price: 27% of active listings are priced below it
• ARV vs active asking: -6.8% vs current asking $/sqft

Closed sales set the value; these active listings set current market conditions and a practical price ceiling.

ZIP-level market 31312

• Home prices YoY: -26.6%
• Active inventory: 629
• Price-to-rent: 11.0×

Monthly cashflow live

• Estimated rent: $3,093 medium
• Mortgage (P&I): −$2,180
• Tax est. 1.5%: −$520 /mo · $6,234/yr
• Insurance: −$173
• HOA: −$0
• Vacancy / Maint / Mgmt: −$650
• Net cashflow: $-429

Break-even live

Break-even rent $3,636

Max offer price $353,562

Occupancy floor —

Sensitivity live

Price	-10% $-142	-5% $-285	+0% $-429	+5% $-572	+10% $-716
Rent	-10% $-673	-5% $-551	+0% $-429	+5% $-307	+10% $-185
Rate	-1.0pp $-220	-0.5pp $-323	base $-429	+0.5pp $-537	+1.0pp $-646

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: $103,905
• Closing costs: $12,469
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Rent comps 4 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
829 Nease Rd Guyton, GA	5.0	3.5	2771	$2,990	$1.08	10d	1	1.30mi
476 Roebling Rd Bloomingdale, GA	4.0	2.0	1964	$2,400	$1.22	0d	1	1.41mi
604 Majestic Dr Guyton, GA	5.0	2.5	2936	$3,000	$1.02	164d	1	1.43mi
604 Majestic Dr Guyton, GA	5.0	2.5	2936	$3,000	$1.02	41d	1	1.43mi

Property features AI

Finance

• Financial info: List price reported at $408,990

Exterior

• Parking: 2-car garage (2 total parking spaces)
• Home design: Hanover plan (new construction plan)
• Construction: New construction (listed as Plan)
• Exterior features: Address: 185 Buckeye Rd, Guyton, GA 31312

Interior

• Bedrooms: 5 bedrooms
• Bathrooms: 3 full bathrooms and 1 half bathroom (3.5 total)
• Interior features: Open living area (2818 total living area reported)

Listing history 50 events

1. 2026-11-08
   days on market $408,990 Active 46 DOM
2. 2026-11-07
   days on market $408,990 Active 45 DOM
3. 2026-11-06
   days on market $408,990 Active 44 DOM
4. 2026-11-05
   days on market $408,990 Active 43 DOM
5. 2026-11-04
   days on market $408,990 Active 42 DOM
6. 2026-11-02
   days on market $408,990 Active 40 DOM
7. 2026-11-01
   days on market $408,990 Active 39 DOM
8. 2026-10-31
   days on market $408,990 Active 38 DOM
9. 2026-10-30
   days on market $408,990 Active 37 DOM
10. 2026-10-29
    days on market $408,990 Active 36 DOM
11. 2026-10-28
    days on market $408,990 Active 35 DOM
12. 2026-10-27
    days on market $408,990 Active 34 DOM
13. 2026-10-26
    days on market $408,990 Active 33 DOM
14. 2026-10-26
    days on market $408,990 Active 32 DOM
15. 2026-10-24
    days on market $408,990 Active 31 DOM
16. 2026-10-23
    days on market $408,990 Active 30 DOM
17. 2026-10-22
    days on market $408,990 Active 29 DOM
18. 2026-10-21
    days on market $408,990 Active 28 DOM
19. 2026-10-20
    days on market $408,990 Active 27 DOM
20. 2026-10-19
    days on market $408,990 Active 26 DOM
21. 2026-10-18
    days on market $408,990 Active 25 DOM
22. 2026-10-17
    days on market $408,990 Active 24 DOM
23. 2026-10-16
    days on market $408,990 Active 23 DOM
24. 2026-10-15
    days on market $408,990 Active 22 DOM
25. 2026-10-14
    days on market $408,990 Active 21 DOM
26. 2026-10-13
    days on market $408,990 Active 20 DOM
27. 2026-10-12
    days on market $408,990 Active 19 DOM
28. 2026-10-11
    days on market $408,990 Active 18 DOM
29. 2026-10-10
    days on market $408,990 Active 17 DOM
30. 2026-10-09
    days on market $408,990 Active 16 DOM
31. 2026-10-08
    days on market $408,990 Active 15 DOM
32. 2026-10-07
    days on market $408,990 Active 14 DOM
33. 2026-10-06
    days on market $408,990 Active 13 DOM
34. 2026-10-05
    days on market $408,990 Active 12 DOM
35. 2026-10-04
    days on market $408,990 Active 11 DOM
36. 2026-10-03
    days on market $408,990 Active 10 DOM
37. 2026-10-02
    days on market $408,990 Active 9 DOM
38. 2026-10-01
    days on market $408,990 Active 8 DOM
39. 2026-09-30
    days on market $408,990 Active 7 DOM
40. 2026-09-29
    days on market $408,990 Active 6 DOM
41. 2026-09-28
    days on market $408,990 Active 5 DOM
42. 2026-09-27
    days on market $408,990 Active 4 DOM
43. 2026-09-26
    days on market $408,990 Active 3 DOM
44. 2026-09-25
    days on market $408,990 Active 2 DOM
45. 2026-09-23
    days on marketlisting id $408,990 Active 1 DOM
46. 2026-09-22
    days on market $408,990 Active 157 DOM
47. 2026-09-21
    days on market $408,990 Active 156 DOM
48. 2026-09-20
    pricedays on market $408,990 Active 155 DOM
49. 2026-09-18
    days on market $433,990 Active 153 DOM
50. 2026-09-17
    days on market $433,990 Active 152 DOM

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Taxation est. · year 1

• Rental income: $37,115
• − Mortgage interest: −$23,281
• − Property taxes: −$6,234
• − Insurance: −$2,078
• − Repairs & maintenance: −$2,969
• − Management: −$2,969
• − Depreciation: −$12,091
• Taxable loss: −$12,508
• Est. tax savings @ 24.0%: +$3,002
• After-tax cash flow: $-2,144/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.

Condition & rehab AI · 1 photo

Excellent 100/100 None rehab

This new construction home in Laurel Grove, Guyton, GA, is in excellent condition with no visible repairs or maintenance needed. It offers a spacious layout, modern finishes, and a well-maintained exterior, making it an ideal investment for both resale and rental markets.

Value-add opportunities

• Both Landscaping improvements — Enhances curb appeal and adds value ↑
• Both Interior paint touch-ups — Maintains a fresh and inviting interior ↑
• Resale Kitchen appliance upgrades — Modernizes the kitchen and appeals to buyers ↑
• Resale Bathroom updates — Enhances the bathrooms and adds value ↑

F Composite school gradezoned avg 47/100

Zoned Schools

Elementary Marlow Elementary School C+ GA #159/1,228 Nat'l #9,263/41,679 Middle South Effingham Middle School B- GA #52/470 Nat'l #2,564/14,009 High South Effingham High School F GA #135/424 Nat'l #10,947/17,239

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

C Composite livability gradescore 69/100

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 · 67,399 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: 9% of renters

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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%

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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%
• Languages at home: 96% English-only · Spanish 2%

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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

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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

Property features AI

Finance

• Financial info: List price reported at $408,990

Exterior

• Parking: 2-car garage (2 total parking spaces)
• Home design: Hanover plan (new construction plan)
• Construction: New construction (listed as Plan)
• Exterior features: Address: 185 Buckeye Rd, Guyton, GA 31312

Interior

• Bedrooms: 5 bedrooms
• Bathrooms: 3 full bathrooms and 1 half bathroom (3.5 total)
• Interior features: Open living area (2818 total living area reported)