1309 P St · Brunswick, GA 31520

$99,900

3 bd · 1.0 ba · 1,482 sqft · SingleFamily public records · 48 Days on market

Built 1956 4,356 sqft lot $67/sqft · at area comps Est $98k · at est. ↓ 20% since listing

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Why this score? — see what drove the B- 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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +6.4/15.0
• Rent growth +3.8/5.0
• 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 solid 3-bedroom, 1-bath concrete block home in Brunswick, GA! Offering 1,482 heated square feet, this property features a durable structure and a functional layout, perfect for homeowners or investors alike. The home has a working central A/C system, providing comfort year-round. Conveniently located just minutes from downtown Brunswick and a short drive to the Golden Isles and beaches, you'll enjoy easy access to shopping, dining, and coastal living. The property is currently tenant-occupied,A great opportunity for both investors seeking rental income or buyers planning for future occupancy.

Key facts

• Concrete block home
• 4,356 sq ft lot
• Built 1956

Tags

• CONCRETE BLOCK HOME
• WORKING CENTRAL A/C SYSTEM
• SHORT DRIVE TO GOLDEN ISLES
• EASY ACCESS TO SHOPPING
• EASY ACCESS TO DINING

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $100k.

Deal economics

• At list price, monthly cash flow is $762 ($9k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $100k).
• Recommended offer: $97k (3.0% below list) — sets the bar for market timing.
• Cap rate 15.4% vs local median 3.5% 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, amenities F, commute 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.
• Zoned schools: Goodyear Elementary School (math 20% / reading 17%, grade F, #922 of 1,228 statewide, top 75%, 489 students, 91% FRL); Risley Middle School (math 29% / reading 44%, grade F, #167 of 470 statewide, top 38%, 635 students, 61% FRL); Glynn Academy (math 45% / reading 42%, grade F, #50 of 424 statewide, top 12%, 1,823 students, 41% FRL).
• Market conditions: Rents rising fast (+5.1%/yr); 183 active listings in the ZIP; 7 comparable units currently listed for rent nearby; rentals lingering (median 46d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 100% 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).
• At $1,780/mo this rent would consume 53% of the median local household income ($40k/yr) (locally 1406% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $691 of loan paydown is wiped out by about $3k 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 $28k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• It's been on market 48 days — a 3% lower offer ($97k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts; this cycle's ask has dropped $25k (20%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: built in 1956 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: moderate 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 $96,903 (3.0% below list)

Questions for the listing agent

1. It's been on market 48 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 1956 — 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: 1.78% ✓
• Cap rate: 15.44%
• Cash-on-cash: 32.67%
• DSCR: 2.45
• GRM: 4.7

CMA / ARV

• ARV (median comp): $97,605
• List price: $99,900
• Delta: 2.35%
• 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
2314 Wolfe St	0.26mi	3/2.0	1,470 (-1%)	6mo	$110,000	$75	78
2627 Cleburne St	0.38mi	3/1.5	1,452 (-2%)	11mo	$169,000	$116	68
2302 Bartow St	0.45mi	3/1.5	1,430 (-4%)	5mo	$165,000	$115	68
2300-2304 Gordon St	0.38mi	4/2.0 (+1)	1,544 (+4%)	0mo	$55,000	$36	66
2626 Gordon St	0.25mi	3/1.0	1,276 (-14%)	1mo	$32,000	$25	64
2029 Reynolds St	0.60mi	3/2.0	1,497 (+1%)	6mo	$305,000	$204	62
3016 Albany St	0.43mi	3/2.0	1,558 (+5%)	8mo	$110,000	$71	60
2623 Johnston St	0.27mi	3/2.0	1,652 (+12%)	7mo	$119,900	$73	58
1009 K St	0.49mi	3/2.0	1,340 (-10%)	3mo	$196,000	$146	55
502 P St	0.35mi	3/2.0	1,678 (+13%)	15mo	$239,000	$142	45
1100 I St	0.70mi	4/2.0 (+1)	1,558 (+5%)	10mo	$58,000	$37	41
2112 Egret St	0.69mi	3/2.0	1,337 (-10%)	11mo	$185,500	$139	38

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: 30.0%
• Equity multiple: 2.29×
• Total profit: $36,119
• Equity at exit: $14,895

10-year hold

• IRR: 38.5%
• Equity multiple: 4.94×
• Total profit: $110,188
• Equity at exit: $8,638

Cash invested: $27,972 (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: 4.7×

Monthly cashflow live

• Estimated rent: $1,780 high
• Mortgage (P&I): −$524
• Tax from tax record: −$79 /mo · $948/yr
• Insurance: −$42
• HOA: −$0
• Vacancy / Maint / Mgmt: −$374
• Net cashflow: $762

Break-even live

Break-even rent $816

Max offer price $99,900

Occupancy floor 52%

Sensitivity live

Price	-10% $818	-5% $790	+0% $762	+5% $733	+10% $705
Rent	-10% $621	-5% $691	+0% $762	+5% $832	+10% $902
Rate	-1.0pp $812	-0.5pp $787	base $762	+0.5pp $736	+1.0pp $709

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: $24,975
• Closing costs: $2,997
• Reserves months: —
• Total cash needed: —

Rent comps 7 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2408 Gordon St Brunswick, GA	3.0	2.0	1100	$1,550	$1.41	45d	1	0.29mi
2928 Reynolds St Brunswick, GA	4.0	1.0	1398	$1,800	$1.29	45d	1	0.48mi
3220 Altama Ave Brunswick, GA	3.0	2.0	1300	$1,650	$1.27	45d	1	0.80mi
1501 G St Brunswick, GA	3.0	2.0	1064	$1,200	$1.13	45d	1	0.89mi
3518 Hardee Ave Brunswick, GA	3.0	1.0	948	$1,550	$1.64	45d	1	0.92mi
3602 Norwich St Brunswick, GA	3.0	1.0	1012	$1,550	$1.53	45d	1	0.95mi
2640 Canary Dr Brunswick, GA	4.0	2.0	1450	$2,200	$1.52	45d	1	1.13mi

Listing history 16 events

1. 2026-06-03
   statusdays on market $99,900 Under Contract 48 DOM
2. 2026-06-02
   days on market $99,900 Active 47 DOM
3. 2026-06-01
   days on market $99,900 Active 46 DOM
4. 2026-05-31
   days on market $99,900 Active 45 DOM
5. 2026-05-30
   days on market $99,900 Active 44 DOM
6. 2026-05-18
   price $99,900 617-char remark

   Show marketing remark (617 chars)

   Welcome to this solid 3-bedroom, 1-bath concrete block home in Brunswick, GA! Offering 1,482 heated square feet, this property features a durable structure and a functional layout, perfect for homeowners or investors alike. The home has a working central A/C system, providing comfort year-round. Conveniently located just minutes from downtown Brunswick and a short drive to the Golden Isles and beaches, you'll enjoy easy access to shopping, dining, and coastal living. The property is currently tenant-occupied,A great opportunity for both investors seeking rental income or buyers planning for future occupancy.

7. 2026-05-14
   status Back On Market 617-char remark

   Show marketing remark (622 chars)

   Welcome to this solid 3-bedroom, 1-bath concrete block home in Brunswick, GA! Offering 1,482 heated square feet, this property features a durable structure and a functional layout, perfect for homeowners or investors alike. The home has a working central A/C system, providing comfort year-round. Conveniently located just minutes from downtown Brunswick and a short drive to the Golden Isles and beaches, you’ll enjoy easy access to shopping, dining, and coastal living. The property is currently tenant-occupied, a great opportunity for both investors seeking rental income or buyers planning for future occupancy.

8. 2026-05-14
   status Active 622-char remark

   Show marketing remark (622 chars)

   Welcome to this solid 3-bedroom, 1-bath concrete block home in Brunswick, GA! Offering 1,482 heated square feet, this property features a durable structure and a functional layout, perfect for homeowners or investors alike. The home has a working central A/C system, providing comfort year-round. Conveniently located just minutes from downtown Brunswick and a short drive to the Golden Isles and beaches, you’ll enjoy easy access to shopping, dining, and coastal living. The property is currently tenant-occupied, a great opportunity for both investors seeking rental income or buyers planning for future occupancy.

9. 2026-05-07
   status Under Contract 617-char remark

   Show marketing remark (622 chars)

   Welcome to this solid 3-bedroom, 1-bath concrete block home in Brunswick, GA! Offering 1,482 heated square feet, this property features a durable structure and a functional layout, perfect for homeowners or investors alike. The home has a working central A/C system, providing comfort year-round. Conveniently located just minutes from downtown Brunswick and a short drive to the Golden Isles and beaches, you’ll enjoy easy access to shopping, dining, and coastal living. The property is currently tenant-occupied, a great opportunity for both investors seeking rental income or buyers planning for future occupancy.

10. 2026-05-07
    status Pending 622-char remark

    Show marketing remark (622 chars)

    Welcome to this solid 3-bedroom, 1-bath concrete block home in Brunswick, GA! Offering 1,482 heated square feet, this property features a durable structure and a functional layout, perfect for homeowners or investors alike. The home has a working central A/C system, providing comfort year-round. Conveniently located just minutes from downtown Brunswick and a short drive to the Golden Isles and beaches, you’ll enjoy easy access to shopping, dining, and coastal living. The property is currently tenant-occupied, a great opportunity for both investors seeking rental income or buyers planning for future occupancy.

11. 2026-04-30
    price $109,900 622-char remark

    Show marketing remark (617 chars)

    Welcome to this solid 3-bedroom, 1-bath concrete block home in Brunswick, GA! Offering 1,482 heated square feet, this property features a durable structure and a functional layout, perfect for homeowners or investors alike. The home has a working central A/C system, providing comfort year-round. Conveniently located just minutes from downtown Brunswick and a short drive to the Golden Isles and beaches, you'll enjoy easy access to shopping, dining, and coastal living. The property is currently tenant-occupied,A great opportunity for both investors seeking rental income or buyers planning for future occupancy.

12. 2026-04-30
    price $109,900 617-char remark

    Show marketing remark (617 chars)

    Welcome to this solid 3-bedroom, 1-bath concrete block home in Brunswick, GA! Offering 1,482 heated square feet, this property features a durable structure and a functional layout, perfect for homeowners or investors alike. The home has a working central A/C system, providing comfort year-round. Conveniently located just minutes from downtown Brunswick and a short drive to the Golden Isles and beaches, you'll enjoy easy access to shopping, dining, and coastal living. The property is currently tenant-occupied,A great opportunity for both investors seeking rental income or buyers planning for future occupancy.

13. 2026-04-25
    price $114,900 622-char remark

    Show marketing remark (617 chars)

    Welcome to this solid 3-bedroom, 1-bath concrete block home in Brunswick, GA! Offering 1,482 heated square feet, this property features a durable structure and a functional layout, perfect for homeowners or investors alike. The home has a working central A/C system, providing comfort year-round. Conveniently located just minutes from downtown Brunswick and a short drive to the Golden Isles and beaches, you'll enjoy easy access to shopping, dining, and coastal living. The property is currently tenant-occupied,A great opportunity for both investors seeking rental income or buyers planning for future occupancy.

14. 2026-04-25
    price $114,900 617-char remark

    Show marketing remark (617 chars)

    Welcome to this solid 3-bedroom, 1-bath concrete block home in Brunswick, GA! Offering 1,482 heated square feet, this property features a durable structure and a functional layout, perfect for homeowners or investors alike. The home has a working central A/C system, providing comfort year-round. Conveniently located just minutes from downtown Brunswick and a short drive to the Golden Isles and beaches, you'll enjoy easy access to shopping, dining, and coastal living. The property is currently tenant-occupied,A great opportunity for both investors seeking rental income or buyers planning for future occupancy.

15. 2026-04-09
    listed $124,900 Active 622-char remark

    Show marketing remark (622 chars)

    Welcome to this solid 3-bedroom, 1-bath concrete block home in Brunswick, GA! Offering 1,482 heated square feet, this property features a durable structure and a functional layout, perfect for homeowners or investors alike. The home has a working central A/C system, providing comfort year-round. Conveniently located just minutes from downtown Brunswick and a short drive to the Golden Isles and beaches, you’ll enjoy easy access to shopping, dining, and coastal living. The property is currently tenant-occupied, a great opportunity for both investors seeking rental income or buyers planning for future occupancy.

16. 2026-04-03
    listed $124,900 New 617-char remark

    Show marketing remark (617 chars)

    Welcome to this solid 3-bedroom, 1-bath concrete block home in Brunswick, GA! Offering 1,482 heated square feet, this property features a durable structure and a functional layout, perfect for homeowners or investors alike. The home has a working central A/C system, providing comfort year-round. Conveniently located just minutes from downtown Brunswick and a short drive to the Golden Isles and beaches, you'll enjoy easy access to shopping, dining, and coastal living. The property is currently tenant-occupied,A great opportunity for both investors seeking rental income or buyers planning for future occupancy.

ⓘ 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: $948 · $79/mo
• Projected year-2 tax: $948 · $79/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 5/10 Major FEMA zone X (unshaded) · 44% 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: $21,359
• − Mortgage interest: −$5,596
• − Property taxes: −$948
• − Insurance: −$500
• − Repairs & maintenance: −$1,709
• − Management: −$1,709
• − Depreciation: −$2,906
• Taxable income: $7,992
• Est. tax owed @ 24.0%: −$1,918
• After-tax cash flow: $7,221/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

-20.0% since first listed

11 events — show timeline

• 2026-05-18 Price Changed $99,900 GAMLS
• 2026-05-14 Relisted — GAMLS
• 2026-05-14 Relisted — GIAR
• 2026-05-07 Pending — GAMLS
• 2026-05-07 Pending — GIAR
• 2026-04-30 Price Changed $109,900 GIAR
• 2026-04-30 Price Changed $109,900 GAMLS
• 2026-04-25 Price Changed $114,900 GIAR
• 2026-04-25 Price Changed $114,900 GAMLS
• 2026-04-09 Listed $124,900 GIAR
• 2026-04-03 Listed $124,900 GAMLS

Property tax history

+2.1%/yr

Latest (2025): $948 · +66.6% YoY. Source: county tax records.