126 Drayton Cir · Country Club Estates, GA 31525

$269,900

4 bd · 3.0 ba · 2,157 sqft · SingleFamily public records · 121 Days on market

Built 2005 3,920 sqft lot $125/sqft · 8% below area Est $294k · 8% under $8/mo HOA

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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 +11.2/15.0
• Cash flow +8.0/30.0
• Schools +3.4/10.0
• Livability +3.3/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• DSCR +2.0/10.0
• 1% rule +1.8/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

UNIQUE OPPORTUNITY ALERT!! Home set up perfect for investors looking for a 1031 or investment property. Under a 2 year lease (ends May 2027) and brings in over $3,000 monthly!!! Welcome to this stunning two-story, six-bedroom, three-bath home in Power’s Landing, just minutes from the Federal Law Enforcement Training Center. Three bedrooms & two bathrooms upstairs and 3 bedrooms with one bathroom down stairs. This 2,157 square-foot home offers a two-car garage, paved driveway, beautiful landscaping, and a huge fenced-in backyard perfect for pets. Located near St. Simons Island, Jekyll Island, and I-95, this home is the ideal location for your next home or investor. Home is connected to public water and sewer with all-electric utilities and is not in a flood zone. The kitchen features all stainless steel appliances except for the refrigerator, and there is hardwood flooring throughout the main living areas, with tile in the bathrooms and carpet in the guest bedrooms. The main three bedrooms are located on the second floor. Don’t miss out on this incredible opportunity to own a beautiful home in a prime location! Schedule your showing today!

Key facts

• Hardwood flooring
• Fenced in backyard
• Prime location

Tags

• FENCED IN BACKYARD
• STAINLESS STEEL APPLIANCES
• HARDWOOD FLOORING
• PRIME LOCATION

What this means for you Summary

Snapshot

• This is a 4-bed/3.0-bath single-family listed at $270k.

Deal economics

• At list price, monthly cash flow is $-347 ($-4k/yr) — negative.
• To cash-flow at today's rent, offer at most $209k (22.7% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $183k (32.2% below list).
• Recommended offer: $183k (32.2% below list) — sets the bar for 1% rule.
• Cap rate 5.0% vs local median 3.5% in Country Club Estates — 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 66/100 on livability (#179 in GA) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+; Watch: employment D, schools F, 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 soft (-0.2%/yr); 353 active listings in the ZIP; 2 comparable units currently listed for rent nearby; 734 units permitted in Glynn County in 2024 (136 in 5+ unit buildings).
• This rent runs 32% of the median local income ($69k/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 $2k of loan paydown is wiped out by about $8k 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 121 days — a 12% lower offer ($238k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 16y ago; this cycle's ask has dropped $30k (10%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $220k; 23% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: flood insurance adds $66/mo.
• Climate carrying-cost: severe flood risk; severe wind risk, 99% chance of damaging wind over 30y; moderate wildfire risk; extreme-heat days projected 7→20/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $183,102 (32.2% 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 121 days. Have you received any prior offers? Is the seller open to a 32% concession, seller financing, or rate buy-down credit?
3. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
4. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
5. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
6. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
7. Schools are F-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
8. 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?
9. 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.
10. 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.
11. 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: 0.68% ✗
• Cap rate: 5.04%
• Cash-on-cash: -4.46%
• DSCR: 0.80
• GRM: 12.3

CMA / ARV

• ARV (median comp): $293,956
• List price: $269,900
• Delta: -8.18%
• Verdict: FAIR
• Comps: 3 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
153 Drayton Cir	0.07mi	4/3.0	2,372 (+10%)	2mo	$309,000	$130	78
157 Belle Point Pkwy	0.50mi	4/2.0	2,124 (-2%)	1mo	$395,000	$186	69
157 Drayton Cir	0.08mi	4/3.0	2,283 (+6%)	21mo	$274,000	$120	69
237 King Cotton Rd	0.25mi	4/2.0	1,836 (-15%)	2mo	$295,000	$161	58
204 King Cotton Rd	0.42mi	4/3.0	2,448 (+14%)	8mo	$263,750	$108	51
167 Paradise Marsh Cir	0.41mi	3/2.5 (-1)	2,060 (-4%)	18mo	$341,000	$166	51
705 Indian Mound Rd	0.61mi	3/2.5 (-1)	2,180 (+1%)	14mo	$313,500	$144	51
132 Paradise Marsh Cir	0.52mi	3/2.0 (-1)	2,080 (-4%)	12mo	$390,000	$188	51
172 King Cotton Rd	0.60mi	3/2.0 (-1)	2,138 (-1%)	15mo	$250,000	$117	49
236 Enterprise St	0.68mi	4/2.0	1,953 (-10%)	8mo	$255,000	$131	42
231 Yacht Rd	0.37mi	3/2.0 (-1)	1,886 (-13%)	15mo	$300,000	$159	41
153 King Cotton Rd	0.71mi	3/2.0 (-1)	1,983 (-8%)	24mo	$344,000	$173	24

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 · 0.0% rent growth · sell at horizon

5-year hold

• IRR: -29.0%
• Equity multiple: 0.06×
• Total profit: $-71,234
• Equity at exit: $40,243

10-year hold

• IRR: -45.7%
• Equity multiple: -0.47×
• Total profit: $-111,312
• Equity at exit: $23,336

Cash invested: $75,572 (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 31525

• Rents YoY: -0.2%
• Active inventory: 353
• Price-to-rent: 12.3×

Monthly cashflow live

• Estimated rent: $1,831 medium
• Mortgage (P&I): −$1,415
• Tax from tax record: −$191 /mo · $2,297/yr
• Insurance: −$112
• Flood insurance flood zone: −$66 /mo · $798/yr
• HOA: −$8
• Vacancy / Maint / Mgmt: −$385
• Net cashflow: $-347

Break-even live

Break-even rent $2,271

Max offer price $208,557

Occupancy floor —

Sensitivity live

Price	-10% $-194	-5% $-271	+0% $-347	+5% $-424	+10% $-500
Rent	-10% $-492	-5% $-420	+0% $-347	+5% $-275	+10% $-203
Rate	-1.0pp $-211	-0.5pp $-279	base $-347	+0.5pp $-417	+1.0pp $-488

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: $67,475
• Closing costs: $8,097
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
161 Drayton Cir Brunswick, GA	4.0	2.0	2500	$900	$0.36	44d	1	0.09mi
171 Drayton Cir Brunswick, GA	3.0	2.5	1800	$1,700	$0.94	44d	1	0.12mi

HOA detail

• Monthly dues: $8 · $96/yr
• Likely covers: watersewerelectriclandscaping

Listing history 13 events

1. 2026-03-27
   price $269,900 1174-char remark

   Show marketing remark (1174 chars)

   UNIQUE OPPORTUNITY ALERT!! Home set up perfect for investors looking for a 1031 or investment property. Under a 2 year lease (ends May 2027) and brings in over $3,000 monthly!!! Welcome to this stunning two-story, six-bedroom, three-bath home in Power’s Landing, just minutes from the Federal Law Enforcement Training Center. Three bedrooms & two bathrooms upstairs and 3 bedrooms with one bathroom down stairs. This 2,157 square-foot home offers a two-car garage, paved driveway, beautiful landscaping, and a huge fenced-in backyard perfect for pets. Located near St. Simons Island, Jekyll Island, and I-95, this home is the ideal location for your next home or investor. Home is connected to public water and sewer with all-electric utilities and is not in a flood zone. The kitchen features all stainless steel appliances except for the refrigerator, and there is hardwood flooring throughout the main living areas, with tile in the bathrooms and carpet in the guest bedrooms. The main three bedrooms are located on the second floor. Don’t miss out on this incredible opportunity to own a beautiful home in a prime location! Schedule your showing today!

2. 2026-02-28
   status Active 1174-char remark

   Show marketing remark (1174 chars)

   UNIQUE OPPORTUNITY ALERT!! Home set up perfect for investors looking for a 1031 or investment property. Under a 2 year lease (ends May 2027) and brings in over $3,000 monthly!!! Welcome to this stunning two-story, six-bedroom, three-bath home in Power’s Landing, just minutes from the Federal Law Enforcement Training Center. Three bedrooms & two bathrooms upstairs and 3 bedrooms with one bathroom down stairs. This 2,157 square-foot home offers a two-car garage, paved driveway, beautiful landscaping, and a huge fenced-in backyard perfect for pets. Located near St. Simons Island, Jekyll Island, and I-95, this home is the ideal location for your next home or investor. Home is connected to public water and sewer with all-electric utilities and is not in a flood zone. The kitchen features all stainless steel appliances except for the refrigerator, and there is hardwood flooring throughout the main living areas, with tile in the bathrooms and carpet in the guest bedrooms. The main three bedrooms are located on the second floor. Don’t miss out on this incredible opportunity to own a beautiful home in a prime location! Schedule your showing today!

3. 2026-02-23
   status Pending 1174-char remark

   Show marketing remark (1174 chars)

   UNIQUE OPPORTUNITY ALERT!! Home set up perfect for investors looking for a 1031 or investment property. Under a 2 year lease (ends May 2027) and brings in over $3,000 monthly!!! Welcome to this stunning two-story, six-bedroom, three-bath home in Power’s Landing, just minutes from the Federal Law Enforcement Training Center. Three bedrooms & two bathrooms upstairs and 3 bedrooms with one bathroom down stairs. This 2,157 square-foot home offers a two-car garage, paved driveway, beautiful landscaping, and a huge fenced-in backyard perfect for pets. Located near St. Simons Island, Jekyll Island, and I-95, this home is the ideal location for your next home or investor. Home is connected to public water and sewer with all-electric utilities and is not in a flood zone. The kitchen features all stainless steel appliances except for the refrigerator, and there is hardwood flooring throughout the main living areas, with tile in the bathrooms and carpet in the guest bedrooms. The main three bedrooms are located on the second floor. Don’t miss out on this incredible opportunity to own a beautiful home in a prime location! Schedule your showing today!

4. 2026-02-13
   price $289,900 1174-char remark

   Show marketing remark (1174 chars)

   UNIQUE OPPORTUNITY ALERT!! Home set up perfect for investors looking for a 1031 or investment property. Under a 2 year lease (ends May 2027) and brings in over $3,000 monthly!!! Welcome to this stunning two-story, six-bedroom, three-bath home in Power’s Landing, just minutes from the Federal Law Enforcement Training Center. Three bedrooms & two bathrooms upstairs and 3 bedrooms with one bathroom down stairs. This 2,157 square-foot home offers a two-car garage, paved driveway, beautiful landscaping, and a huge fenced-in backyard perfect for pets. Located near St. Simons Island, Jekyll Island, and I-95, this home is the ideal location for your next home or investor. Home is connected to public water and sewer with all-electric utilities and is not in a flood zone. The kitchen features all stainless steel appliances except for the refrigerator, and there is hardwood flooring throughout the main living areas, with tile in the bathrooms and carpet in the guest bedrooms. The main three bedrooms are located on the second floor. Don’t miss out on this incredible opportunity to own a beautiful home in a prime location! Schedule your showing today!

5. 2026-01-21
   listed $299,900 Active 1174-char remark

   Show marketing remark (1174 chars)

   UNIQUE OPPORTUNITY ALERT!! Home set up perfect for investors looking for a 1031 or investment property. Under a 2 year lease (ends May 2027) and brings in over $3,000 monthly!!! Welcome to this stunning two-story, six-bedroom, three-bath home in Power’s Landing, just minutes from the Federal Law Enforcement Training Center. Three bedrooms & two bathrooms upstairs and 3 bedrooms with one bathroom down stairs. This 2,157 square-foot home offers a two-car garage, paved driveway, beautiful landscaping, and a huge fenced-in backyard perfect for pets. Located near St. Simons Island, Jekyll Island, and I-95, this home is the ideal location for your next home or investor. Home is connected to public water and sewer with all-electric utilities and is not in a flood zone. The kitchen features all stainless steel appliances except for the refrigerator, and there is hardwood flooring throughout the main living areas, with tile in the bathrooms and carpet in the guest bedrooms. The main three bedrooms are located on the second floor. Don’t miss out on this incredible opportunity to own a beautiful home in a prime location! Schedule your showing today!

6. 2025-06-06
   soldstatus $220,000
7. 2025-05-21
   historical
8. 2025-04-10
   status Active
9. 2025-04-01
   status Pending
10. 2025-03-16
    price $250,000
11. 2025-02-28
    listed $265,000 Active
12. 2011-03-04
    soldstatus $84,000
13. 2010-08-07
    listed $90,900

ⓘ 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: $2,297 · $191/mo
• Projected year-2 tax: $2,483 · $207/mo
• Expected delta: +$186/yr (+$15/mo · 8.1%)

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

Climate risk First Street

• 🌊 Flood 9/10 Extreme FEMA zone X (shaded) · 99% chance over 30 yrs
• 🔥 Wildfire 5/10 Major
• 🌡 Heat 10/10 Extreme 7 d/yr ≥107°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: $21,972
• − Mortgage interest: −$15,119
• − Property taxes: −$2,297
• − Insurance: −$2,147
• − Repairs & maintenance: −$1,758
• − Management: −$1,758
• − HOA: −$96
• − Depreciation: −$7,852
• Taxable loss: −$9,054
• Est. tax savings @ 24.0%: +$2,173
• After-tax cash flow: $-1,994/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 — Country Club Estates

• Score: 66/100
• State rank: #179
• US rank: #11222

Category grades

Amenities F Commute F Cost of living A+ Crime C Employment D Housing A+ Health & safety D- User ratings A+

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Country Club Estates, GA
• County: Glynn County · 69,019 people
• Metro: Brunswick, GA
• Population (ZIP): 28,926
• Household income: $69,493
• Rent vs Own: 40.8% rent · 59.2% own
• Severe rent burden: 924.0

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 0.56)
• Race & ethnicity: White 61% Black 23% Hispanic / Latino 9% Two or more races 7%
• Hispanic origin (detail): Mexican 4%
• Common ancestry: Italian 3% Slovak 1% Lithuanian 1%
• Foreign-born: 6% · Canada
• Languages at home: 92% English-only · Spanish 7%

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: ▼ -133.03%
• Current HPI: 162.2528
• Rent YoY: ▼ -0.16%
• 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

+196.9% since first listed

13 events — show timeline

• 2026-03-27 Price Changed $269,900 GIAR
• 2026-02-28 Relisted — GIAR
• 2026-02-23 Pending — GIAR
• 2026-02-13 Price Changed $289,900 GIAR
• 2026-01-21 Listed $299,900 GIAR
• 2025-06-06 Sold (Public Records) $220,000 Public Records
• 2025-05-21 Listing Removed — GIAR
• 2025-04-10 Relisted — GIAR
• 2025-04-01 Pending — GIAR
• 2025-03-16 Price Changed $250,000 GIAR
• 2025-02-28 Listed $265,000 GIAR
• 2011-03-04 Sold (MLS) $84,000 GIAR
• 2010-08-07 Listed $90,900 GIAR

Property tax history

+11.1%/yr

Latest (2025): $2,297 · +2.6% YoY. Source: county tax records.