Is 120 Brunson Cir in Guyton, GA a good investment?

CashFlowRE grades it D- with a 5.0% cap rate and $-285/mo modeled cash flow at a $264,990 list price. See the full underwriting and recommended offer on the page.

What is the cap rate for 120 Brunson Cir?

The modeled cap rate is 5.0% — annual NOI divided by price, using CashFlowRE's rent and expense estimates.

What would this property rent for?

Estimated market rent is $2,239/month, from CashFlowRE's rent model.

🏗️ New Construction

D- Composite 35.65

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
Schools +5.1/10.0
Condition / age +4.0/5.0
Livability +3.5/5.0
1% rule +3.1/10.0
Rent growth +2.5/5.0
DSCR +2.0/10.0
Appreciation +0.0/10.0

$264,990

120 Brunson Cir · Guyton, GA 31312

3 bd · 2.5 ba · 1,470 sqft · Townhouse · 103 Days on market

Built 2026 Good condition 2,178 sqft lot Garage $154/mo HOA · 7% of rent ↓ 4% since listing

🖨 Deal sheet (PDF) 📄 Offer letter ✓ Due diligence

Listing remarks MLS

Welcome to the Amara at Brunson Station Townhomes, a new townhome community with resort-style pool, sports courts, and easy commuter access to top employers. This move-in ready Amara covers 1,450 square feet across two levels, with three bedrooms, two full baths, a powder room, and a one-car front-load garage. On the main level, vinyl plank flooring in Sweeper Beige runs through the kitchen, dining area, and family room, keeping the open layout visually consistent from end to end. White Elkin cabinetry and Frost White quartz countertops give the kitchen a clean look, and stainless GE appliances, including a counter-depth side-by-side refrigerator and electric range, handle the everyday load. Upstairs, carpet in Birdbath softens the hallway and bedrooms, with two secondary bedrooms and a full bath grouped at one end and the primary suite at the other, each with its own en-suite bath. After a long workout or a late night out, the primary suite sits far enough from the rest of the upper level that the house genuinely quiets down around it. Inside, you will find: The GE washer, dryer, and storage pedestals are in place on the upper level. A garage door opener with remote comes with the one-car garage. LED lighting is installed throughout the kitchen. The front exterior arrives in Oxford Blue siding with Colonial White trim. Opportunities like this move quickly. Reserve your private tour and discover everything this home has to offer.

Key facts

Quartz countertops
Resort style pool
Ensuite bathroom

What this means for you Summary

Snapshot

This is a 3-bed/2.5-bath townhouse listed at $265k. Condition is rated good.

Deal economics

At list price, monthly cash flow is $-285 ($-3k/yr) — negative.
To cash-flow at today's rent, offer at most $234k (11.8% below list).
To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $224k (15.5% below list).
Recommended offer: $224k (15.5% 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: South Effingham Elementary School (math 72% / reading 63%, grade B+, #76 of 1,228 statewide, top 6%, 906 students, 26% 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 29% FRL track the district average.
Market conditions: 463 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 $8k 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 103 days — a 9% lower offer ($241k) 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.

Risks & watch-outs

Climate carrying-cost: severe wind risk, 97% chance of damaging wind over 30y; moderate 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 $223,919 (15.5% below list)

Questions for the listing agent

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?
It's been on market 103 days. Have you received any prior offers? Is the seller open to a 15% concession, seller financing, or rate buy-down credit?
What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
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?
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.
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.
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: 0.81% ✗
Cap rate: 5.05%
Cash-on-cash: -4.45%
DSCR: 0.80
GRM: 10.2

CMA / ARV

ARV (median comp): $274,990
List price: $264,990
Delta: -3.64%
Verdict: FAIR
Comps: 1 within 2.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
108 Brunson Cir	0.05mi	3/2.5	1,470 (0%)	2mo	$274,990	$187	96
115 Principal Way	1.07mi	3/2.0	1,518 (+3%)	3mo	$330,000	$217	55
138 Hawthorne Dr	0.39mi	3/2.0	1,833 (+25%)	4mo	$275,000	$150	52
255 Caribbean Village Dr	0.85mi	3/2.0	1,594 (+8%)	0mo	$305,000	$191	49
146 Butternut Ct	1.35mi	3/2.0	1,596 (+9%)	2mo	$304,000	$190	47
112 Cotton Bluff Ct	1.32mi	3/2.0	1,599 (+9%)	2mo	$310,000	$194	47
804 Hyacinth Cir	1.08mi	3/2.0	1,613 (+10%)	1mo	$340,000	$211	46
834 Hyacinth Cir	1.17mi	3/2.0	1,302 (-11%)	3mo	$265,000	$204	41
428 Pecan Ln	0.85mi	3/2.0	1,200 (-18%)	1mo	$178,500	$149	37
107 Tupelo Trl	1.29mi	3/2.5	1,682 (+14%)	5mo	$300,000	$178	37
109 Barbados Cir	1.08mi	4/2.0 (+1)	1,768 (+20%)	1mo	$300,000	$170	32
105 Nevis Rd	1.01mi	4/2.0 (+1)	1,774 (+21%)	4mo	$289,000	$163	30

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: $-62,611
Equity at exit: $41,002

10-year hold

IRR: -18.6%
Equity multiple: -0.01×
Total profit: $-77,408
Equity at exit: $23,776

Cash invested: $76,997 (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: 14 active · 1 under contract
Months of supply: 84.0 mo (1%/mo absorbed)
Median asking: $274,990 ($187/sqft)
Median days on market: 34 d
This list price: 21% of active listings are priced below it
ARV vs active asking: +0.0% 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: 463
Price-to-rent: 9.9×

Monthly cashflow live

Estimated rent: $2,239 medium interval (Pro) →
Mortgage (P&I): −$1,442
Tax est. 1.5%: −$344 /mo · $4,125/yr
Insurance: −$115
HOA: −$154
Lot rent: −$0
Vacancy / Maint / Mgmt: −$470
Net cashflow: $-285

Break-even live

Break-even rent $2,600

Max offer price $233,687

Occupancy floor —

Sensitivity live

Price	-10% $-95	-5% $-190	+0% $-285	+5% $-380	+10% $-475
Rent	-10% $-462	-5% $-374	+0% $-285	+5% $-197	+10% $-109
Rate	-1.0pp $-147	-0.5pp $-215	base $-285	+0.5pp $-357	+1.0pp $-429

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: $68,748
Closing costs: $8,250
Club membership (one-time): —
Reserves months: —
Total cash needed: —

Loan-product check · same deal, 3 products live

Conventional

25% down · 7.5% · 30yr

Cash invested: —
Monthly P&I: —
Monthly cashflow: —
DSCR: —
Eligible?: —

Personal DTI + credit; lowest rate.

DSCR

20% down · 8.5% · 30yr

Cash invested: —
Monthly P&I: —
Monthly cashflow: —
DSCR: —
Eligible?: —

No personal income docs; deal must DSCR.

Hard money

10% down · 12.0% · 12mo

Cash invested: —
Monthly P&I: —
Monthly cashflow: —
DSCR: —
Eligible?: —

Short-term bridge; refi at stabilization.

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
105 Creekside Blvd Guyton, GA	3.0–4.0	2.0–2.5	1698	$2,199	$1.29	63d	15	1.08mi

Property features AI

Finance

HOA & community: Homeowners associationAnnual HOA fee of $1,844 (about $153.67/month)

Exterior

Parking: Attached garageOff-street parking1 garage space
Utilities: Public waterPublic sewerUnderground utilities
Home design: Residential townhouse2 storiesAttached property with 2+ common wallsNew constructionModel: The Amara (Stanley Martin Homes)
Construction: Vinyl sidingWood sidingAsphalt roofSlab foundationHome warranty includedBuilt by Stanley Martin Homes
Exterior features: Community poolPaved roadHas a viewSidewalksTennis courts

Interior

Kitchen: DishwasherDisposalMicrowaveOvenRangeRefrigeratorKitchen islandElectric water heater
Bathrooms: 2 full bathrooms1 half bathroom1 main-level bathroom
Heating & cooling: Central air (electric)Electric heatingForced airHeat pump
Interior features: Double vanityEntrance foyerKitchen island
Laundry & utility: WasherDryerLaundry room on upper level

HOA detail $154/mo · $1,848/yr

Likely covers: electricpool

Listing history 50 events

2026-08-08

days on market $264,990 Active 103 DOM
2026-08-07

days on market $264,990 Active 102 DOM
2026-08-06

days on market $264,990 Active 101 DOM
2026-08-05

days on market $264,990 Active 100 DOM
2026-08-04

days on market $264,990 Active 99 DOM
2026-08-03

days on market $264,990 Active 98 DOM
2026-07-31

days on market $264,990 Active 95 DOM
2026-07-30

days on market $264,990 Active 94 DOM
2026-07-29

days on market $264,990 Active 93 DOM
2026-07-27

days on market $264,990 Active 91 DOM
2026-07-25

days on market $264,990 Active 89 DOM
2026-07-23

days on market $264,990 Active 87 DOM
2026-07-22

days on market $264,990 Active 86 DOM
2026-07-21

days on market $264,990 Active 85 DOM
2026-07-18

days on market $264,990 Active 82 DOM
2026-07-16

days on market $264,990 Active 80 DOM
2026-07-16

days on market $264,990 Active 79 DOM
2026-07-14

days on market $264,990 Active 78 DOM
2026-07-13

days on market $264,990 Active 77 DOM
2026-07-12

days on market $264,990 Active 76 DOM
2026-07-11

days on market $264,990 Active 75 DOM
2026-07-10

days on market $264,990 Active 74 DOM
2026-07-09

days on market $264,990 Active 73 DOM
2026-07-08

days on market $264,990 Active 72 DOM
2026-07-07

days on market $264,990 Active 71 DOM
2026-07-06

days on market $264,990 Active 70 DOM
2026-07-05

days on market $264,990 Active 69 DOM
2026-07-04

days on market $264,990 Active 68 DOM
2026-07-03

days on market $264,990 Active 67 DOM
2026-07-02

days on market $264,990 Active 66 DOM
2026-07-01

days on market $264,990 Active 65 DOM
2026-06-30

days on market $264,990 Active 64 DOM
2026-06-29

days on market $264,990 Active 63 DOM
2026-06-28

days on market $264,990 Active 62 DOM
2026-06-28

days on market $264,990 Active 61 DOM
2026-06-27

days on market $264,990 Active 60 DOM
2026-06-25

days on market $264,990 Active 58 DOM
2026-06-23

days on market $264,990 Active 56 DOM
2026-06-21

days on market $264,990 Active 55 DOM
2026-06-18

days on market $264,990 Active 52 DOM
2026-06-17

days on market $264,990 Active 51 DOM
2026-06-16

days on market $264,990 Active 50 DOM
2026-06-15

days on market $264,990 Active 49 DOM
2026-06-14

days on market $264,990 Active 47 DOM
2026-06-13

days on market $264,990 Active 46 DOM
2026-06-10

days on market $264,990 Active 44 DOM
2026-06-09

days on market $264,990 Active 43 DOM
2026-06-08

days on market $264,990 Active 42 DOM
2026-06-07

days on market $264,990 Active 41 DOM
2026-06-05

days on market $264,990 Active 38 DOM

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

Climate risk First Street

🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
🔥 Wildfire 5/10 Major
🌡 Heat 9/10 Extreme 7 d/yr ≥109°F today · 17 d/yr by 30 yrs out
💨 Wind 8/10 Severe 97% chance of damaging wind over 30 yrs
🫁 Air quality 2/10 Low 2 unhealthy d/yr today · 2 by 30 yrs out

Nearby sold comps map

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Walkable amenities ~0.75 mi

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Taxation est. · year 1

Rental income: $26,870
− Mortgage interest: −$15,404
− Property taxes: −$4,125
− Insurance: −$1,375
− Repairs & maintenance: −$2,150
− Management: −$2,150
− HOA: −$1,848
− Depreciation: −$8,000
Taxable loss: −$8,180

Your marginal tax rate % combined federal + state — saved on this device

Est. tax savings @ 24.0%: +$1,963
After-tax cash flow: $-1,462/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 · 12 photos

Good 80/100 None rehab

This modern townhome is in excellent condition with a good condition score of 80. It is move-in ready and offers a great blend of comfort, style, and convenience.

Value-add opportunities

Both Landscaping and curb appeal improvements — Enhances the home's curb appeal and can attract more buyers or renters. ↑
Both Add smart home features — Improves convenience and can be a selling point for potential buyers or renters. ↑
Both Install smart thermostat — Saves energy and can be a selling point for potential buyers or renters. ↑

D Composite school gradezoned avg 51/100

Zoned Schools

Elementary South Effingham Elementary School B+ GA #76/1,228 Nat'l #4,272/41,679 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

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
#203 WestRock Atlanta $19.3B #346 Graphic Packaging Holding Atlanta $9.4B
Retail	1	$160B
#24 Home Depot Atlanta $159.5B
Transportation / Logistics	1	$91B
#47 United Parcel Service Atlanta $91.1B
Airlines	1	$62B
#70 Delta Air Lines Atlanta $61.6B
Consumer Goods	1	$47B
#97 Coca-Cola Atlanta $47.1B
Utilities	1	$25B
#147 Southern Company Atlanta $24.9B

Price history

-3.6% since first listed

7 events — show timeline

2026-05-20 Price Changed $264,990 Hive MLS
2026-05-20 Price Changed $264,990 Zillow
2026-05-08 Listed $269,990 Zillow
2026-04-27 Listed $269,990 Hive MLS
2026-04-27 Listing Removed — Hive MLS
2026-04-23 Price Changed $269,990 Hive MLS
2026-04-10 Listed $274,990 Hive MLS

Cash-flow waterfall

monthly

Sold comps — $/sqft

last 12 mo · ≤1 mi

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