121 Sams Dr · Guyton, GA 31312

$350,000

3 bd · 3.0 ba · 2,001 sqft · SingleFamily public records · 16 Days on market

Built 2022 6,534 sqft lot Est $354k · at est. $33/mo HOA · 1% of rent ↓ 4% since listing

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Why this score? — see what drove the F 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 +8.0/15.0
• Cash flow +7.0/30.0
• Schools +4.3/10.0
• Livability +3.5/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• 1% rule +1.6/10.0
• DSCR +1.2/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome Home to the Woodlands! The 2138 plan by Faircloth Homes offers two bedrooms downstairs and two upstairs! This home has the Primary bedroom on the first floor. Coffered ceiling in the formal dining room. LVP flooring in the hall, great room, formal dining, kitchen and breakfast room. Another bedroom, full bathroom, and the laundry room finish up the downstairs. Upstairs offers two bedrooms and a full bathroom. 2 inch faux wood blinds, covered rear patio with fan, gutters on the front and back of the home, sodded yard with irrigation system. $5,000 in closing costs with a preferred lender!

Key facts

• Covered patio
• Cozy fireplace
• Center island

Tags

• SPACIOUS PRIMARY SUITE
• COZY FIREPLACE
• CENTER ISLAND
• COVERED PATIO
• CONVENIENT ACCESS TO POOLER
• CONVENIENT ACCESS TO SAVANNAH

Property features AI

Finance

• Other: Directions: From Hwy 30, turn onto Annie Dr., then take an immediate right onto Sam's Dr.; home will be on the left.
• HOA & community: Homeowners association with an annual fee of $400 (about $33.33/month); Subdivision: The Woodlands Phase II

Exterior

• Parking: Attached garage with garage door opener (2-car)
• Utilities: Public water; Public sewer; Cable available; Underground utilities
• Home design: Single-family residence; One story
• Construction: Brick and vinyl siding exterior; Asphalt roof; Slab foundation; Built as residential single-family
• Exterior features: Covered patio; Patio; Asphalt road surface; Sidewalks

Interior

• Kitchen: Dishwasher; Microwave; Oven; Range; Electric water heater
• Bathrooms: Three full bathrooms; Accessible full bath
• Heating & cooling: Electric heat pump heating; Electric heat pump cooling
• Interior features: Double vanity; Entrance foyer; Kitchen island; Pantry; Factory-built fireplace in the living room
• Laundry & utility: Laundry room with washer hookup

What this means for you Summary

Snapshot

• This is a 3-bed/3.0-bath single-family listed at $350k.

Deal economics

• At list price, monthly cash flow is $-507 ($-6k/yr) — negative.
• To cash-flow at today's rent, offer at most $260k (25.6% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $231k (34.1% below list).
• Recommended offer: $231k (34.1% 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: 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 $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 16 days — a 2% lower offer ($345k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 3y ago; this cycle's ask has dropped $20k (5%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 98% chance of damaging wind over 30y; major wildfire risk; extreme-heat days projected 7→17/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $230,648 (34.1% 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. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
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: 0.66% ✗
• Cap rate: 4.55%
• Cash-on-cash: -6.21%
• DSCR: 0.72
• GRM: 12.6

CMA / ARV

• ARV (on-the-fly): $354,177
• Comps found: 9

Show comp detail 9 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
102 Sam's Dr	0.10mi	4/3.0 (+1)	2,138 (+7%)	2mo	$379,000	$177	77
125 Annie Dr	0.06mi	4/3.0 (+1)	2,138 (+7%)	8mo	$373,500	$175	74
119 Sams Dr	0.01mi	4/2.0 (+1)	2,172 (+8%)	3mo	$365,000	$168	73
138 Sam's Dr	0.10mi	4/3.0 (+1)	2,138 (+7%)	20mo	$359,000	$168	62
146 Sam's Dr	0.14mi	4/3.0 (+1)	2,138 (+7%)	20mo	$362,000	$169	60
426 Shellie Helmey Rd	0.47mi	3/2.0	1,912 (-4%)	12mo	$369,900	$193	56
210 Boone Rd	0.22mi	3/2.0	1,798 (-10%)	20mo	$401,000	$223	52
207 Twin Oak Dr	0.54mi	4/3.0 (+1)	2,295 (+15%)	15mo	$600,000	$261	32
2341 Noel C Conaway Rd	0.54mi	4/2.5 (+1)	2,240 (+12%)	23mo	$400,000	$179	28

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: -27.0%
• Equity multiple: 0.09×
• Total profit: $-89,039
• Equity at exit: $52,186

10-year hold

• IRR: -24.8%
• Equity multiple: -0.22×
• Total profit: $-119,212
• Equity at exit: $30,262

Cash invested: $98,000 (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 31312

• Home prices YoY: -26.6%
• Active inventory: 400
• Price-to-rent: 12.6×

Monthly cashflow live

• Estimated rent: $2,306 medium
• Mortgage (P&I): −$1,835
• Tax from tax record: −$315 /mo · $3,781/yr
• Insurance: −$146
• HOA: −$33
• Vacancy / Maint / Mgmt: −$484
• Net cashflow: $-507

Break-even live

Break-even rent $2,949

Max offer price $260,400

Occupancy floor —

Sensitivity live

Price	-10% $-309	-5% $-408	+0% $-507	+5% $-606	+10% $-705
Rent	-10% $-689	-5% $-598	+0% $-507	+5% $-416	+10% $-325
Rate	-1.0pp $-331	-0.5pp $-418	base $-507	+0.5pp $-598	+1.0pp $-690

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: $87,500
• Closing costs: $10,500
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
104 Clydesdale Ct Guyton, GA	3.0	2.0	1469	$2,150	$1.46	15d	1	1.40mi

HOA detail

• Monthly dues: $33 · $396/yr

Listing history 22 events

1. 2026-06-21
   days on market $350,000 Active 16 DOM
2. 2026-06-18
   days on market $350,000 Active 13 DOM
3. 2026-06-17
   days on market $350,000 Active 12 DOM
4. 2026-06-16
   days on market $350,000 Active 11 DOM
5. 2026-06-15
   days on market $350,000 Active 10 DOM
6. 2026-06-14
   days on market $350,000 Active 8 DOM
7. 2026-06-13
   days on market $350,000 Active 7 DOM
8. 2026-06-10
   days on market $350,000 Active 5 DOM
9. 2026-06-09
   days on market $350,000 Active 4 DOM
10. 2026-06-08
    days on market $350,000 Active 3 DOM
11. 2026-06-07
    remarks 699-char remark
12. 2026-06-07
    pricestatusdays on marketlisting id $350,000 Active 2 DOM
13. 2026-05-31
    days on market $335,000 Active Under Contract 68 DOM
14. 2026-05-30
    days on market $335,000 Active Under Contract 67 DOM
15. 2026-04-21
    historical Active Under Contract
16. 2026-04-17
    price $335,000
17. 2026-03-24
    listed $370,000 Active
18. 2024-10-05
    historical
19. 2024-07-23
    listed $357,000
20. 2023-07-07
    soldstatus $350,000 602-char remark

    Show marketing remark (602 chars)

    Welcome Home to the Woodlands! The 2138 plan by Faircloth Homes offers two bedrooms downstairs and two upstairs! This home has the Primary bedroom on the first floor. Coffered ceiling in the formal dining room. LVP flooring in the hall, great room, formal dining, kitchen and breakfast room. Another bedroom, full bathroom, and the laundry room finish up the downstairs. Upstairs offers two bedrooms and a full bathroom. 2 inch faux wood blinds, covered rear patio with fan, gutters on the front and back of the home, sodded yard with irrigation system. $5,000 in closing costs with a preferred lender!

21. 2023-04-23
    listed $350,000 602-char remark

    Show marketing remark (602 chars)

    Welcome Home to the Woodlands! The 2138 plan by Faircloth Homes offers two bedrooms downstairs and two upstairs! This home has the Primary bedroom on the first floor. Coffered ceiling in the formal dining room. LVP flooring in the hall, great room, formal dining, kitchen and breakfast room. Another bedroom, full bathroom, and the laundry room finish up the downstairs. Upstairs offers two bedrooms and a full bathroom. 2 inch faux wood blinds, covered rear patio with fan, gutters on the front and back of the home, sodded yard with irrigation system. $5,000 in closing costs with a preferred lender!

22. 2023-04-23
    listed $350,000

    Show marketing remark (602 chars)

    Welcome Home to the Woodlands! The 2138 plan by Faircloth Homes offers two bedrooms downstairs and two upstairs! This home has the Primary bedroom on the first floor. Coffered ceiling in the formal dining room. LVP flooring in the hall, great room, formal dining, kitchen and breakfast room. Another bedroom, full bathroom, and the laundry room finish up the downstairs. Upstairs offers two bedrooms and a full bathroom. 2 inch faux wood blinds, covered rear patio with fan, gutters on the front and back of the home, sodded yard with irrigation system. $5,000 in closing costs with a preferred lender!

ⓘ 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: $3,781 · $315/mo
• Projected year-2 tax: $3,781 · $315/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 6/10 Major
• 🌡 Heat 9/10 Extreme 7 d/yr ≥108°F today · 17 d/yr by 30 yrs out
• 💨 Wind 8/10 Severe 98% 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: $27,678
• − Mortgage interest: −$19,605
• − Property taxes: −$3,781
• − Insurance: −$1,750
• − Repairs & maintenance: −$2,214
• − Management: −$2,214
• − HOA: −$396
• − Depreciation: −$10,182
• Taxable loss: −$12,465
• Est. tax savings @ 24.0%: +$2,991
• After-tax cash flow: $-3,095/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

-4.3% since first listed

8 events — show timeline

• 2026-04-21 Contingent — Hive MLS
• 2026-04-17 Price Changed $335,000 Hive MLS
• 2026-03-24 Listed $370,000 Hive MLS
• 2024-10-05 Listing Removed — Hive MLS
• 2024-07-23 Listed $357,000 Hive MLS
• 2023-07-07 Sold (MLS) $350,000 Hive MLS
• 2023-04-23 Listed $350,000 Hive MLS
• 2023-04-23 Listed $350,000 Hive MLS

Property tax history

+0.5%/yr

Latest (2025): $3,781 · +0.2% YoY. Source: county tax records.