105 Enterprise St · Country Club Estates, GA 31525

$199,900

3 bd · 1.5 ba · 1,976 sqft · SingleFamily public records · 59 Days on market

Built 1960 9,583 sqft lot $101/sqft · 17% below area Est $242k · 17% under

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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 +17.5/30.0
• ARV discount +15.0/15.0
• DSCR +5.5/10.0
• 1% rule +4.4/10.0
• Schools +3.4/10.0
• Livability +3.3/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome to 105 Enterprise Street in the heart of Brunswick, Georgia—where comfort, convenience, and coastal charm come together in the beautiful Golden Isles. This spacious, ranch-style brick home offers the perfect blend of classic character and modern touches. Step inside to find a formal dining room and a cozy sitting area, ideal for entertaining or relaxing. The galley-style kitchen features a charming breakfast nook, perfect for morning coffee and casual meals. The home boasts a large den that provides plenty of space for gathering, along with a versatile bonus room that could easily serve as a 4th bedroom, home office, or flex space to fit your needs. You’ll find three generously sized bedrooms and two updated bathrooms designed with comfort in mind. Outside, enjoy a private, fenced backyard—perfect for pets, play, or outdoor entertaining—with convenient alley access in the rear. Ample driveway parking adds to the home’s functionality. Located just minutes from schools, shopping, restaurants, and the stunning beaches of the Golden Isles, this home also offers proximity to the Federal Law Enforcement Training Center, making it an ideal location for a variety of buyers. Whether you're looking for space, location, or charm, this home checks all the boxes. A little paint, plants, and vision, this could be a home full of wonderful memories. All

Key facts

• Breakfast nook
• Formal dining room
• Large den

Tags

• FORMAL DINING ROOM
• GALLEY-STYLE KITCHEN
• BREAKFAST NOOK
• LARGE DEN
• VERSATILE BONUS ROOM
• PRIVATE FENCED BACKYARD

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath single-family listed at $200k.

Deal economics

• At list price, monthly cash flow is $154 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $188k (6.0% below list).
• Recommended offer: $188k (6.0% below list) — sets the bar for 1% rule.
• Cap rate 7.2% 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; 6 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 100% of comp listings sitting > 30 days — soft ceiling on asking rent; 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 $1k of loan paydown is wiped out by about $6k 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 59 days — a 3% lower offer ($194k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 8y ago 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 $150k; 33% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Climate carrying-cost: 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 $187,813 (6.0% below list)

Questions for the listing agent

1. It's been on market 59 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Built in 1960 — 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 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?
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: 0.94% ✗
• Cap rate: 7.22%
• Cash-on-cash: 3.30%
• DSCR: 1.15
• GRM: 8.9

CMA / ARV

• ARV (median comp): $242,249
• List price: $199,900
• Delta: -17.48%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
83 Hornet Dr	0.47mi	3/2.0	1,956 (-1%)	11mo	$212,500	$109	65
100 Club Dr	0.71mi	3/2.5	1,983 (+0%)	1mo	$395,000	$199	61
685 Chapel Crossing Rd	0.32mi	4/2.0 (+1)	1,865 (-6%)	9mo	$226,600	$122	61
236 Enterprise St	0.54mi	4/2.0 (+1)	1,953 (-1%)	8mo	$255,000	$131	60
175 Zachary Dr	0.66mi	3/2.0	1,956 (-1%)	13mo	$252,700	$129	54
162 Fairway Oaks Dr	0.40mi	4/2.0 (+1)	1,858 (-6%)	12mo	$188,000	$101	54
116 Chatford Cir	0.44mi	3/2.0	1,680 (-15%)	6mo	$249,000	$148	48
157 Peppertree Crossing Ave	0.49mi	3/3.0	2,144 (+8%)	15mo	$369,300	$172	45
116 Club Dr	0.73mi	4/3.0 (+1)	2,108 (+7%)	13mo	$215,500	$102	33
557 Waterstone Cir	0.32mi	4/3.5 (+1)	2,265 (+15%)	17mo	$479,800	$212	33
167 Zachary Dr	0.68mi	4/3.0 (+1)	1,714 (-13%)	3mo	$252,700	$147	33
509 Sunset Blvd	0.72mi	4/3.0 (+1)	2,270 (+15%)	15mo	$425,000	$187	18

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: -14.4%
• Equity multiple: 0.50×
• Total profit: $-28,090
• Equity at exit: $29,806

10-year hold

• IRR: -11.4%
• Equity multiple: 0.41×
• Total profit: $-33,114
• Equity at exit: $17,284

Cash invested: $55,972 (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 31525

• Rents YoY: -0.2%
• Active inventory: 353
• Price-to-rent: 8.9×

Monthly cashflow live

• Estimated rent: $1,878 high
• Mortgage (P&I): −$1,048
• Tax from tax record: −$198 /mo · $2,377/yr
• Insurance: −$83
• HOA: −$0
• Vacancy / Maint / Mgmt: −$394
• Net cashflow: $154

Break-even live

Break-even rent $1,683

Max offer price $199,900

Occupancy floor 87%

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: $49,975
• Closing costs: $5,997
• Reserves months: —
• Total cash needed: —

Rent comps 6 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
100 Towne Sq Brunswick, GA	2.0–3.0	2.0–2.5	1874	$1,969	$1.05	44d	5	0.47mi
111 S Palm Dr Brunswick, GA	1.0–3.0	1.0–2.0	1077	$1,589	$1.48	44d	11	0.94mi
171 Drayton Cir Brunswick, GA	3.0	2.5	1800	$1,700	$0.94	44d	1	1.21mi
161 Drayton Cir Brunswick, GA	4.0	2.0	2500	$900	$0.36	44d	1	1.22mi
500 Beverly Villas Dr Brunswick, GA	2.0	2.0	1336	$1,712	$1.28	44d	4	1.23mi
1500 Glynco Pkwy Brunswick, GA	1.0–3.0	1.0–2.0	1055	$1,699	$1.61	44d	23	1.48mi

Listing history 25 events

1. 2026-06-19
   days on market $199,900 Active 59 DOM
2. 2026-06-18
   days on market $199,900 Active 58 DOM
3. 2026-06-17
   days on market $199,900 Active 57 DOM
4. 2026-06-16
   days on market $199,900 Active 56 DOM
5. 2026-06-15
   days on market $199,900 Active 55 DOM
6. 2026-06-14
   days on market $199,900 Active 53 DOM
7. 2026-06-13
   days on market $199,900 Active 52 DOM
8. 2026-06-10
   days on market $199,900 Active 50 DOM
9. 2026-06-09
   days on market $199,900 Active 49 DOM
10. 2026-06-08
    days on market $199,900 Active 48 DOM
11. 2026-06-07
    days on market $199,900 Active 47 DOM
12. 2026-06-05
    days on market $199,900 Active 44 DOM
13. 2026-06-03
    days on market $199,900 Active 43 DOM
14. 2026-06-02
    days on market $199,900 Active 42 DOM
15. 2026-06-01
    days on market $199,900 Active 41 DOM
16. 2026-05-31
    days on market $199,900 Active 40 DOM
17. 2026-05-30
    days on market $199,900 Active 39 DOM
18. 2026-04-21
    listed $199,900 Active 1397-char remark

    Show marketing remark (1397 chars)

    Welcome to 105 Enterprise Street in the heart of Brunswick, Georgia—where comfort, convenience, and coastal charm come together in the beautiful Golden Isles. This spacious, ranch-style brick home offers the perfect blend of classic character and modern touches. Step inside to find a formal dining room and a cozy sitting area, ideal for entertaining or relaxing. The galley-style kitchen features a charming breakfast nook, perfect for morning coffee and casual meals. The home boasts a large den that provides plenty of space for gathering, along with a versatile bonus room that could easily serve as a 4th bedroom, home office, or flex space to fit your needs. You’ll find three generously sized bedrooms and two updated bathrooms designed with comfort in mind. Outside, enjoy a private, fenced backyard—perfect for pets, play, or outdoor entertaining—with convenient alley access in the rear. Ample driveway parking adds to the home’s functionality. Located just minutes from schools, shopping, restaurants, and the stunning beaches of the Golden Isles, this home also offers proximity to the Federal Law Enforcement Training Center, making it an ideal location for a variety of buyers. Whether you're looking for space, location, or charm, this home checks all the boxes. A little paint, plants, and vision, this could be a home full of wonderful memories. All

19. 2021-03-05
    soldstatus $149,900
20. 2021-03-01
    soldstatus $149,900 305-char remark

    Show marketing remark (305 chars)

    Large home that has been updated. Formal dining room and sitting room, nice galley kitchen with breakfast area. Large den with bonus room that could be a 4th bedroom. Three bedrooms and 2 updated bathrooms. Covered parking in the driveway. Back yard is fenced with access from the alley way in the back.

21. 2020-06-25
    listed $149,900 305-char remark

    Show marketing remark (305 chars)

    Large home that has been updated. Formal dining room and sitting room, nice galley kitchen with breakfast area. Large den with bonus room that could be a 4th bedroom. Three bedrooms and 2 updated bathrooms. Covered parking in the driveway. Back yard is fenced with access from the alley way in the back.

22. 2018-08-31
    soldstatus $40,000
23. 2018-07-31
    listed $49,700
24. 2018-07-24
    soldstatus $33,500
25. 2018-05-30
    listed $60,000

ⓘ 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: $2,377 · $198/mo
• Projected year-2 tax: $2,377 · $198/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 5/10 Major
• 🌡 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: $22,538
• − Mortgage interest: −$11,198
• − Property taxes: −$2,377
• − Insurance: −$1,000
• − Repairs & maintenance: −$1,803
• − Management: −$1,803
• − Depreciation: −$5,815
• Taxable loss: −$1,458
• Est. tax savings @ 24.0%: +$350
• After-tax cash flow: $2,198/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

+233.2% since first listed

8 events — show timeline

• 2026-04-21 Listed $199,900 GIAR
• 2021-03-05 Sold (Public Records) $149,900 Public Records
• 2021-03-01 Sold (MLS) $149,900 GIAR
• 2020-06-25 Listed $149,900 GIAR
• 2018-08-31 Sold (MLS) $40,000 GIAR
• 2018-07-31 Listed $49,700 GIAR
• 2018-07-24 Sold (MLS) $33,500 GIAR
• 2018-05-30 Listed $60,000 GIAR

Property tax history

+14.7%/yr

Latest (2025): $2,377 · +9.9% YoY. Source: county tax records.