676 Belfast Loop · Guyton, GA 31308

$304,900

3 bd · 2.0 ba · 1,430 sqft · SingleFamily · 21 Days on market

Built 2026 Poor condition 0.52 ac lot $213/sqft · 7% below area Est $329k · 7% under $15/mo HOA · 1% of rent

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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).

• ARV discount +10.8/15.0
• Cash flow +10.0/30.0
• Livability +3.5/5.0
• 1% rule +3.0/10.0
• DSCR +2.8/10.0
• Schools +2.7/10.0
• Rent growth +2.5/5.0
• Condition / age +1.0/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

THE WAIT IS OVER, PHASE 6 RIVER BLUFF NOW OPEN! Fabulous & affordable design in top selling RIVER BLUFF! * WELCOME PKG INCLUDED! CHOOSE UP TO $5,000 TOWARDS CLOSING COSTS, DESIGN UPGRADES OR RATE BUY DOWN! * Located on large homesite, by trusted local builder S. D. Sauers Construction! Located in Southeast Bulloch & Ellabell's affordable living community. Minutes to Pooler, Effingham & Bryan County in the highly rated SEB schools! Home includes low maintenance vinyl siding, SPRAY FOAM INSULATED ROOF DECK, brick skirt, architectural shingles, Low E vinyl windows, energy effic. systems, custom cabinetry, stainless appl pkg. , spa-like baths, on half acre or larger homesite. Sod, seed & landscaping/irrigation pkg included! LOT 190 open concept, 3 bedrooms, 2 baths, LVP flooring throughout common areas, oversized great room w/ 10ft ceiling, kitchen w/ custom cabinetry & gorgeous bright dining, primary suite boasts large closet & spacious private bath, generous guest rooms, relaxing back porch, lovely curb appeal. Qualifies USDA 100% Financing to qualified Buyers! Choose all interior and exterior colors now! Completion July 2026

Key facts

• Custom cabinetry
• Spa-like baths
• Stainless appl pkg

Tags

• SPRAY FOAM INSULATED ROOF DECK
• LOW MAINTENANCE VINYL SIDING
• CUSTOM CABINETRY
• STAINLESS APPL PKG
• SPA-LIKE BATHS
• LANDSCAPING IRRIGATION PKG

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $305k. Condition is rated poor.

Deal economics

• At list price, monthly cash flow is $-187 ($-2k/yr) — negative.
• To cash-flow at today's rent, offer at most $278k (8.9% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $245k (19.6% below list).
• Recommended offer: $245k (19.6% below list) — sets the bar for 1% rule.
• Cap rate 5.6% vs local median 4.5% in Guyton — meaningfully above typical; check what's discounted (condition, days-on-market, listing class) to confirm the premium yield is real.

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: schools C-, amenities F, commute F.
• Bulloch County (rural): math 32% / reading 33% proficiency, ranked #85 of 174 in GA (top 49%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 79 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 668 units permitted in Bulloch County in 2024 (6 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 $9k of value loss. Plan a longer hold.
• Bulloch County population projected at +18% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.

Negotiation context

• It's been on market 21 days — a 2% lower offer ($300k) is reasonable based on typical stale-listing flexibility.
• 2 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, 99% chance of damaging wind over 30y; major wildfire risk; extreme-heat days projected 7→18/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $245,000 (19.6% 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. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
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: 0.80% ✗
• Cap rate: 5.56%
• Cash-on-cash: -2.62%
• DSCR: 0.88
• GRM: 10.4

CMA / ARV

• ARV (median comp): $328,803
• List price: $304,900
• Delta: -7.27%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
643 Belfast Loop	0.00mi	3/2.0	1,430 (0%)	5mo	$299,200	$209	96
637 Belfast Loop	0.08mi	3/2.0	1,430 (0%)	0mo	$297,400	$208	96
633 Belfast Loop	0.06mi	3/2.0	1,500 (+5%)	3mo	$307,800	$205	86
154 River Bluff Way	0.26mi	3/2.0	1,430 (0%)	4mo	$294,900	$206	84
160 River Bluff Way	0.26mi	3/2.0	1,500 (+5%)	3mo	$298,900	$199	78
160 River Bluff Way #179	0.26mi	3/2.0	1,500 (+5%)	3mo	$298,900	$199	78
152 River Bluff Way	0.20mi	3/2.0	1,504 (+5%)	7mo	$299,900	$199	76
156 River Bluff Way #177	0.26mi	3/2.0	1,500 (+5%)	6mo	$298,900	$199	75
156 River Bluff Way	0.26mi	3/2.0	1,500 (+5%)	6mo	$298,900	$199	75
164 River Bluff Way	0.26mi	3/2.0	1,530 (+7%)	2mo	$309,000	$202	74
158 River Bluff Way	0.26mi	3/2.0	1,530 (+7%)	6mo	$309,000	$202	72
158 River Bluff Way #178	0.26mi	3/2.0	1,530 (+7%)	6mo	$309,000	$202	71

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: -20.6%
• Equity multiple: 0.28×
• Total profit: $-61,245
• Equity at exit: $45,462

10-year hold

• IRR: -13.8%
• Equity multiple: 0.20×
• Total profit: $-68,446
• Equity at exit: $26,362

Cash invested: $85,372 (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 31308

• Home prices YoY: -4.1%
• Active inventory: 79
• Price-to-rent: 10.4×

Monthly cashflow live

• Estimated rent: $2,450 medium
• Mortgage (P&I): −$1,599
• Tax est. 1.5%: −$381 /mo · $4,574/yr
• Insurance: −$127
• HOA: −$15
• Vacancy / Maint / Mgmt: −$514
• Net cashflow: $-187

Break-even live

Break-even rent $2,686

Max offer price $277,899

Occupancy floor —

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: $76,225
• Closing costs: $9,147
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
345 Tallulah Bnd Ellabell, GA	4.0	2.0	1848	$2,450	$1.33	13d	1	0.22mi

HOA detail

• Monthly dues: $15 · $180/yr
• Likely covers: landscapingpool

Listing history 4 events

1. 2026-05-07
   status Pending 1179-char remark

   Show marketing remark (1179 chars)

   THE WAIT IS OVER, PHASE 6 RIVER BLUFF NOW OPEN! Fabulous & affordable design in top selling RIVER BLUFF! * WELCOME PKG INCLUDED! CHOOSE UP TO $5,000 TOWARDS CLOSING COSTS, DESIGN UPGRADES OR RATE BUY DOWN! * Located on large homesite, by trusted local builder S. D. Sauers Construction! Located in Southeast Bulloch & Ellabell's affordable living community. Minutes to Pooler, Effingham & Bryan County in the highly rated SEB schools! Home includes low maintenance vinyl siding, SPRAY FOAM INSULATED ROOF DECK, brick skirt, architectural shingles, Low E vinyl windows, energy effic. systems, custom cabinetry, stainless appl pkg. , spa-like baths, on half acre or larger homesite. Sod, seed & landscaping/irrigation pkg included! LOT 190 open concept, 3 bedrooms, 2 baths, LVP flooring throughout common areas, oversized great room w/ 10ft ceiling, kitchen w/ custom cabinetry & gorgeous bright dining, primary suite boasts large closet & spacious private bath, generous guest rooms, relaxing back porch, lovely curb appeal. Qualifies USDA 100% Financing to qualified Buyers! Choose all interior and exterior colors now! Completion July 2026

2. 2026-04-16
   listed $304,900 Active 1179-char remark

   Show marketing remark (1179 chars)

   THE WAIT IS OVER, PHASE 6 RIVER BLUFF NOW OPEN! Fabulous & affordable design in top selling RIVER BLUFF! * WELCOME PKG INCLUDED! CHOOSE UP TO $5,000 TOWARDS CLOSING COSTS, DESIGN UPGRADES OR RATE BUY DOWN! * Located on large homesite, by trusted local builder S. D. Sauers Construction! Located in Southeast Bulloch & Ellabell's affordable living community. Minutes to Pooler, Effingham & Bryan County in the highly rated SEB schools! Home includes low maintenance vinyl siding, SPRAY FOAM INSULATED ROOF DECK, brick skirt, architectural shingles, Low E vinyl windows, energy effic. systems, custom cabinetry, stainless appl pkg. , spa-like baths, on half acre or larger homesite. Sod, seed & landscaping/irrigation pkg included! LOT 190 open concept, 3 bedrooms, 2 baths, LVP flooring throughout common areas, oversized great room w/ 10ft ceiling, kitchen w/ custom cabinetry & gorgeous bright dining, primary suite boasts large closet & spacious private bath, generous guest rooms, relaxing back porch, lovely curb appeal. Qualifies USDA 100% Financing to qualified Buyers! Choose all interior and exterior colors now! Completion July 2026

3. 2026-04-15
   historical
4. 2026-02-15
   listed $304,900 Active

ⓘ 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 6/10 Major
• 🌡 Heat 8/10 Severe 7 d/yr ≥110°F today · 18 d/yr by 30 yrs out
• 💨 Wind 8/10 Severe 99% 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: $29,400
• − Mortgage interest: −$17,079
• − Property taxes: −$4,574
• − Insurance: −$1,524
• − Repairs & maintenance: −$2,352
• − Management: −$2,352
• − HOA: −$180
• − Depreciation: −$8,870
• Taxable loss: −$7,531
• Est. tax savings @ 24.0%: +$1,807
• After-tax cash flow: $-432/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 · 4 photos

Poor 20/100 Extensive rehab

This home requires extensive repairs and maintenance, including major work on the exterior and roof. Immediate updates to the exterior and roof would significantly increase its resale and rental value.

Repairs flagged

• Major siding — Severe weathering
• Major roof — Shingles appear aged
• Major exterior paint — Visible wear

Value-add opportunities

• Both exterior paint — Enhances curb appeal and resale value
• Both replace roof — Improves structural integrity and extends home life
• Both landscaping — Enhances curb appeal and rental value

Renovation cost estimate screening

Repair item	Severity	Est. cost
siding · Severe weathering	Major	$15,000–50,000
roof · Shingles appear aged	Major	$15,000–50,000
exterior paint · Visible wear	Major	$15,000–50,000
Total estimated repair cost · 3 items		$45,000–150,000

Value-add ROI direction

• Both exterior paint — Enhances curb appeal and resale value ↑
• Both replace roof — Improves structural integrity and extends home life ↑
• Both landscaping — Enhances curb appeal and rental value ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

Schools (NCES district)

• District: Bulloch County
• NCES district ID: 1300630
• Math proficiency: 32% ▼ -11.00%
• Reading proficiency: 33% ▼ -8.00%
• Median HH income: $36,335
• Composite: 26.97/100
• National rank: #7074
• State rank: #85 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

• City population: 25,991
• Population (ZIP): 8,814

Population outlook (Bulloch County) Hauer SSP2

• Today (2025): 79,935 people
• By 2030: 83,796 · +4.8%
• By 2040: 89,717 · +12.2%
• By 2050: 94,558 · +18.3%
• By 2075: 104,376 · +30.6%
• By 2100: 112,857 · +41.2%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (71%)
• Race & ethnicity: White 71% Black 17% Two or more races 10% Hispanic / Latino 6% Asian 2%
• Hispanic origin (detail): Mexican 1%
• Common ancestry: Hispanic 2% Italian 2% Scotch-Irish 1%
• Foreign-born: 5% · Canada
• Languages at home: 93% English-only · Spanish 2% French/Haitian/Cajun 2% Tagalog/Filipino 1%

Political lean MEDSL · Bulloch

• 2024 margin: Strong R (+29.0) · D 35.3% · R 64.3%
• 2008→2024 swing: -9.8pp toward R · 2008: -19.2pp · 2024: -29.0pp
• All cycles: 2024: R+29.0 2020: R+23.7 2016: R+23.4 2012: R+19.1 2008: R+19.2

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -10.60%
• Current HPI: 249.2442
• Rent YoY: —
• Metro: —
• 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

+0.0% since first listed

4 events — show timeline

• 2026-05-07 Pending — Hive MLS
• 2026-04-16 Listed $304,900 Hive MLS
• 2026-04-15 Listing Removed — Hive MLS
• 2026-02-15 Listed $304,900 Hive MLS