2416 Union St · Brunswick, GA 31520

$124,900

2 bd · 1.0 ba · 836 sqft · SingleFamily public records · 52 Days on market

Built 1948 2,700 sqft lot $149/sqft · 8% above area Est $115k · 8% over

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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 +27.7/30.0
• DSCR +9.8/10.0
• 1% rule +6.2/10.0
• Rent growth +3.8/5.0
• ARV discount +3.7/15.0
• Schools +3.4/10.0
• Livability +3.0/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome to this beautifully renovated 3-bedroom, 1-bath single-family home located in the heart of Brunswick-where charm, convenience, and value come together. This move-in ready property has been thoughtfully updated from top to bottom, featuring a brand-new roof, fresh interior and exterior paint, updated lighting, and new flooring throughout-giving the home a clean, modern feel while maintaining its classic character. Step inside to a bright and inviting living space that flows seamlessly into the kitchen and bedrooms, offering a functional layout perfect for both homeowners and investors alike. Whether you're looking for your next primary residence, a rental, or a short-term investment opportunity, this property checks all the boxes. Location is everything-and this one delivers. Situated just minutes from the Brunswick Marina, you'll enjoy easy access to coastal living, boating, fishing, and waterfront dining. You're also conveniently close to: Downtown Brunswick shops, restaurants, and historic districts FLETC (Federal Law Enforcement Training Center) St. Simons Island and Jekyll Island beaches Major highways for easy commuting At this price point, opportunities like this are becoming harder to find-especially with renovations already completed. Whether you're a first-time buyer or a seasoned investor, this is a strong value play in a growing coastal market. Don't miss your chance to secure a turnkey property in one of Brunswick's most accessible and desirable areas.

Key facts

• Bright living space
• Renovated
• New flooring

Tags

• RENOVATED
• NEW ROOF
• UPDATED LIGHTING
• NEW FLOORING
• BRIGHT LIVING SPACE
• FUNCTIONAL LAYOUT

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $125k.

Deal economics

• At list price, monthly cash flow is $377 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $125k).
• Recommended offer: $121k (3.0% below list) — sets the bar for market timing.
• Cap rate 9.9% vs local median 4.1% 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; 9 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 67% 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).
• This rent runs 42% of the median local income ($40k/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 $864 of loan paydown is wiped out by about $4k 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.
• At projected returns (-3.0% appreciation + 5.1% rent growth), your $35k cash investment doubles in ~8 years — after that, you're playing with house money.

Negotiation context

• It's been on market 52 days — a 3% lower offer ($121k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts 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 $37k; list at $125k implies a 238% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1948 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: 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 $121,153 (3.0% below list)

Questions for the listing agent

1. It's been on market 52 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1948 — 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: 1.12% ✓
• Cap rate: 9.92%
• Cash-on-cash: 12.94%
• DSCR: 1.58
• GRM: 7.4

CMA / ARV

• ARV (median comp): $115,124
• List price: $124,900
• Delta: 8.49%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 7 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
503 K St	0.34mi	2/1.0	840 (+0%)	17mo	$80,000	$95	70
2817 Ellis St	0.39mi	2/1.0	891 (+7%)	10mo	$60,000	$67	62
2119 Reynolds St	0.29mi	2/1.0	918 (+10%)	12mo	$105,000	$114	60
1929 Lee St	0.61mi	2/1.0	822 (-2%)	17mo	$30,000	$36	55
1923 Lee St	0.62mi	2/1.0	850 (+2%)	17mo	$7,000	$8	54
1711 Amherst St	0.73mi	2/1.0	864 (+3%)	15mo	$45,500	$53	48
1709 Amherst St	0.73mi	3/1.0 (+1)	960 (+15%)	4mo	$80,000	$83	33

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: 4.9%
• Equity multiple: 1.19×
• Total profit: $6,709
• Equity at exit: $18,623

10-year hold

• IRR: 15.9%
• Equity multiple: 2.41×
• Total profit: $49,323
• Equity at exit: $10,799

Cash invested: $34,972 (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 31520

• Rents YoY: 5.1%
• Active inventory: 183
• Price-to-rent: 7.4×

Monthly cashflow live

• Estimated rent: $1,399 high
• Mortgage (P&I): −$655
• Tax from tax record: −$21 /mo · $257/yr
• Insurance: −$52
• HOA: −$0
• Vacancy / Maint / Mgmt: −$294
• Net cashflow: $377

Break-even live

Break-even rent $922

Max offer price $124,900

Occupancy floor 68%

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: $31,225
• Closing costs: $3,747
• Reserves months: —
• Total cash needed: —

Rent comps 9 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2328 Union St Brunswick, GA	1.0	1.0	600	$1,125	$1.88	44d	1	0.05mi
2408 Gordon St Brunswick, GA	3.0	2.0	1100	$1,550	$1.41	44d	1	0.52mi
1501 G St Brunswick, GA	3.0	2.0	1064	$1,200	$1.13	44d	1	0.78mi
3518 Hardee Ave Brunswick, GA	3.0	1.0	948	$1,550	$1.64	44d	1	1.08mi
3602 Norwich St Brunswick, GA	3.0	1.0	1012	$1,550	$1.53	44d	1	1.14mi
1105 Grant St Brunswick, GA	2.0	1.0	925	$2,600	$2.81	24d	1	1.27mi
3742 Ogg Ave Brunswick, GA	2.0	1.0	797	$1,250	$1.57	44d	1	1.28mi
502 Prince St Apt B Brunswick, GA	2.0	1.5	928	$1,100	$1.19	16d	1	1.50mi
502 Prince St Unit A Brunswick, GA	2.0	1.0	928	$1,100	$1.19	3d	1	1.50mi

Listing history 16 events

1. 2026-06-09
   status $124,900 Under Contract 52 DOM
2. 2026-06-08
   days on market $124,900 Active 52 DOM
3. 2026-06-07
   days on market $124,900 Active 51 DOM
4. 2026-06-05
   days on market $124,900 Active 48 DOM
5. 2026-06-03
   days on market $124,900 Active 47 DOM
6. 2026-06-02
   days on market $124,900 Active 46 DOM
7. 2026-06-01
   days on market $124,900 Active 45 DOM
8. 2026-05-31
   days on market $124,900 Active 44 DOM
9. 2026-05-30
   days on market $124,900 Active 43 DOM
10. 2026-05-11
    price $124,900 1496-char remark

    Show marketing remark (1496 chars)

    Welcome to this beautifully renovated 3-bedroom, 1-bath single-family home located in the heart of Brunswick-where charm, convenience, and value come together. This move-in ready property has been thoughtfully updated from top to bottom, featuring a brand-new roof, fresh interior and exterior paint, updated lighting, and new flooring throughout-giving the home a clean, modern feel while maintaining its classic character. Step inside to a bright and inviting living space that flows seamlessly into the kitchen and bedrooms, offering a functional layout perfect for both homeowners and investors alike. Whether you're looking for your next primary residence, a rental, or a short-term investment opportunity, this property checks all the boxes. Location is everything-and this one delivers. Situated just minutes from the Brunswick Marina, you'll enjoy easy access to coastal living, boating, fishing, and waterfront dining. You're also conveniently close to: Downtown Brunswick shops, restaurants, and historic districts FLETC (Federal Law Enforcement Training Center) St. Simons Island and Jekyll Island beaches Major highways for easy commuting At this price point, opportunities like this are becoming harder to find-especially with renovations already completed. Whether you're a first-time buyer or a seasoned investor, this is a strong value play in a growing coastal market. Don't miss your chance to secure a turnkey property in one of Brunswick's most accessible and desirable areas.

11. 2026-04-29
    status Back On Market 1496-char remark

    Show marketing remark (1496 chars)

    Welcome to this beautifully renovated 3-bedroom, 1-bath single-family home located in the heart of Brunswick-where charm, convenience, and value come together. This move-in ready property has been thoughtfully updated from top to bottom, featuring a brand-new roof, fresh interior and exterior paint, updated lighting, and new flooring throughout-giving the home a clean, modern feel while maintaining its classic character. Step inside to a bright and inviting living space that flows seamlessly into the kitchen and bedrooms, offering a functional layout perfect for both homeowners and investors alike. Whether you're looking for your next primary residence, a rental, or a short-term investment opportunity, this property checks all the boxes. Location is everything-and this one delivers. Situated just minutes from the Brunswick Marina, you'll enjoy easy access to coastal living, boating, fishing, and waterfront dining. You're also conveniently close to: Downtown Brunswick shops, restaurants, and historic districts FLETC (Federal Law Enforcement Training Center) St. Simons Island and Jekyll Island beaches Major highways for easy commuting At this price point, opportunities like this are becoming harder to find-especially with renovations already completed. Whether you're a first-time buyer or a seasoned investor, this is a strong value play in a growing coastal market. Don't miss your chance to secure a turnkey property in one of Brunswick's most accessible and desirable areas.

12. 2026-04-27
    status Back On Market 1496-char remark

    Show marketing remark (1496 chars)

    Welcome to this beautifully renovated 3-bedroom, 1-bath single-family home located in the heart of Brunswick-where charm, convenience, and value come together. This move-in ready property has been thoughtfully updated from top to bottom, featuring a brand-new roof, fresh interior and exterior paint, updated lighting, and new flooring throughout-giving the home a clean, modern feel while maintaining its classic character. Step inside to a bright and inviting living space that flows seamlessly into the kitchen and bedrooms, offering a functional layout perfect for both homeowners and investors alike. Whether you're looking for your next primary residence, a rental, or a short-term investment opportunity, this property checks all the boxes. Location is everything-and this one delivers. Situated just minutes from the Brunswick Marina, you'll enjoy easy access to coastal living, boating, fishing, and waterfront dining. You're also conveniently close to: Downtown Brunswick shops, restaurants, and historic districts FLETC (Federal Law Enforcement Training Center) St. Simons Island and Jekyll Island beaches Major highways for easy commuting At this price point, opportunities like this are becoming harder to find-especially with renovations already completed. Whether you're a first-time buyer or a seasoned investor, this is a strong value play in a growing coastal market. Don't miss your chance to secure a turnkey property in one of Brunswick's most accessible and desirable areas.

13. 2026-04-27
    historical On Hold 1496-char remark

    Show marketing remark (1496 chars)

    Welcome to this beautifully renovated 3-bedroom, 1-bath single-family home located in the heart of Brunswick-where charm, convenience, and value come together. This move-in ready property has been thoughtfully updated from top to bottom, featuring a brand-new roof, fresh interior and exterior paint, updated lighting, and new flooring throughout-giving the home a clean, modern feel while maintaining its classic character. Step inside to a bright and inviting living space that flows seamlessly into the kitchen and bedrooms, offering a functional layout perfect for both homeowners and investors alike. Whether you're looking for your next primary residence, a rental, or a short-term investment opportunity, this property checks all the boxes. Location is everything-and this one delivers. Situated just minutes from the Brunswick Marina, you'll enjoy easy access to coastal living, boating, fishing, and waterfront dining. You're also conveniently close to: Downtown Brunswick shops, restaurants, and historic districts FLETC (Federal Law Enforcement Training Center) St. Simons Island and Jekyll Island beaches Major highways for easy commuting At this price point, opportunities like this are becoming harder to find-especially with renovations already completed. Whether you're a first-time buyer or a seasoned investor, this is a strong value play in a growing coastal market. Don't miss your chance to secure a turnkey property in one of Brunswick's most accessible and desirable areas.

14. 2026-04-16
    status Under Contract 1496-char remark

    Show marketing remark (1496 chars)

    Welcome to this beautifully renovated 3-bedroom, 1-bath single-family home located in the heart of Brunswick-where charm, convenience, and value come together. This move-in ready property has been thoughtfully updated from top to bottom, featuring a brand-new roof, fresh interior and exterior paint, updated lighting, and new flooring throughout-giving the home a clean, modern feel while maintaining its classic character. Step inside to a bright and inviting living space that flows seamlessly into the kitchen and bedrooms, offering a functional layout perfect for both homeowners and investors alike. Whether you're looking for your next primary residence, a rental, or a short-term investment opportunity, this property checks all the boxes. Location is everything-and this one delivers. Situated just minutes from the Brunswick Marina, you'll enjoy easy access to coastal living, boating, fishing, and waterfront dining. You're also conveniently close to: Downtown Brunswick shops, restaurants, and historic districts FLETC (Federal Law Enforcement Training Center) St. Simons Island and Jekyll Island beaches Major highways for easy commuting At this price point, opportunities like this are becoming harder to find-especially with renovations already completed. Whether you're a first-time buyer or a seasoned investor, this is a strong value play in a growing coastal market. Don't miss your chance to secure a turnkey property in one of Brunswick's most accessible and desirable areas.

15. 2026-04-04
    listed $129,900 New 1496-char remark

    Show marketing remark (1496 chars)

    Welcome to this beautifully renovated 3-bedroom, 1-bath single-family home located in the heart of Brunswick-where charm, convenience, and value come together. This move-in ready property has been thoughtfully updated from top to bottom, featuring a brand-new roof, fresh interior and exterior paint, updated lighting, and new flooring throughout-giving the home a clean, modern feel while maintaining its classic character. Step inside to a bright and inviting living space that flows seamlessly into the kitchen and bedrooms, offering a functional layout perfect for both homeowners and investors alike. Whether you're looking for your next primary residence, a rental, or a short-term investment opportunity, this property checks all the boxes. Location is everything-and this one delivers. Situated just minutes from the Brunswick Marina, you'll enjoy easy access to coastal living, boating, fishing, and waterfront dining. You're also conveniently close to: Downtown Brunswick shops, restaurants, and historic districts FLETC (Federal Law Enforcement Training Center) St. Simons Island and Jekyll Island beaches Major highways for easy commuting At this price point, opportunities like this are becoming harder to find-especially with renovations already completed. Whether you're a first-time buyer or a seasoned investor, this is a strong value play in a growing coastal market. Don't miss your chance to secure a turnkey property in one of Brunswick's most accessible and desirable areas.

16. 2025-12-17
    soldstatus $37,000

ⓘ 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: $257 · $21/mo
• Projected year-2 tax: $1,149 · $96/mo
• Expected delta: +$892/yr (+$74/mo · 347.2%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 4/10 Moderate FEMA zone X (unshaded) · 22% 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: $16,794
• − Mortgage interest: −$6,996
• − Property taxes: −$257
• − Insurance: −$624
• − Repairs & maintenance: −$1,344
• − Management: −$1,344
• − Depreciation: −$3,633
• Taxable income: $2,595
• Est. tax owed @ 24.0%: −$623
• After-tax cash flow: $3,903/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

• Census place: Brunswick, GA
• 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

+237.6% since first listed

7 events — show timeline

• 2026-05-11 Price Changed $124,900 GAMLS
• 2026-04-29 Relisted — GAMLS
• 2026-04-27 Relisted — GAMLS
• 2026-04-27 Delisted — GAMLS
• 2026-04-16 Pending — GAMLS
• 2026-04-04 Listed $129,900 GAMLS
• 2025-12-17 Sold (Public Records) $37,000 Public Records

Property tax history

-3.9%/yr

Latest (2025): $257 · +0.7% YoY. Source: county tax records.