216 Harvey Rd · Sterling, GA 31525

$119,900

3 bd · 2.0 ba · 1,824 sqft · SingleFamily public records · 27 Days on market

Built 1978 0.48 ac lot $66/sqft · 41% below area Est $202k · 41% under ↓ 21% 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
• ARV discount +15.0/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Schools +3.4/10.0
• Rent growth +2.5/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Just minutes from town, this spacious 4-bedroom, 2-bath home features a dedicated office space—perfect for working from home or extra guests. Nestled among beautiful mature oak trees, the property offers a fenced yard for privacy, plus multiple storage buildings and workshops for all your projects and hobbies. The updated kitchen brings a fresh touch, while the rest of the home offers plenty of room to make it your own. With a little TLC, this could be the perfect home for anyone ready to add their personal touch. Don't miss the chance to create your dream home in this ideal location!

Key facts

• Mature oak trees
• Fenced yard
• Workshops

Tags

• DEDICATED OFFICE SPACE
• FENCED YARD
• MULTIPLE STORAGE BUILDINGS
• WORKSHOPS
• UPDATED KITCHEN
• MATURE OAK TREES

Property features AI

Exterior

• Utilities: Electric service within feet of the property; Gas service within feet of the property; Sewer connection within feet of the property; Water connection within feet of the property
• Construction: Property listed as fixer
• Exterior features: Lot approximately 0.48 acres

Interior

• Bedrooms: 4 main-level bedrooms
• Bathrooms: 2 full bathrooms
• Interior features: 9 total rooms; Fixer condition

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $120k.

Deal economics

• At list price, monthly cash flow is $912 ($11k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $120k).
• Recommended offer: $118k (1.5% below list) — sets the bar for market timing.
• Cap rate 15.4% vs local median 3.8% in Sterling — 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: area grade B — affects rentability + tenant quality, not the cash-flow math above.
• 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; 9 comparable units currently listed for rent nearby; rentals lingering (median 45d 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 37% 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 $829 of loan paydown is wiped out by about $4k 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 + 0.0% rent growth), your $34k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• It's been on market 27 days — a 2% lower offer ($118k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; major wildfire risk; extreme-heat days projected 7→19/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $118,101 (1.5% below list)

Questions for the listing agent

1. Built in 1978 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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.
4. 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.
5. 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: 15.42%
• Cash-on-cash: 32.60%
• DSCR: 2.45
• GRM: 4.7

CMA / ARV

• ARV (median comp): $202,016
• List price: $119,900
• Delta: -36.64%
• Verdict: UNDERPRICED
• Comps: 2 within 1.0 mi

Show comp detail 5 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
146 Don El St	0.56mi	3/3.0	1,720 (-6%)	6mo	$325,000	$189	56
111 Hunters Point Way	0.73mi	3/2.0	1,715 (-6%)	4mo	$325,000	$190	53
53 Hunters Lot 8 Dr	0.57mi	3/2.0	1,631 (-11%)	12mo	$350,000	$215	46
47 Hunter's Dr	0.59mi	3/2.0	1,639 (-10%)	22mo	$310,000	$189	37
208 Ryals Rd	0.63mi	4/2.0 (+1)	2,033 (+12%)	14mo	$187,000	$92	35

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: 24.4%
• Equity multiple: 1.97×
• Total profit: $32,409
• Equity at exit: $17,877

10-year hold

• IRR: 30.3%
• Equity multiple: 3.35×
• Total profit: $78,884
• Equity at exit: $10,367

Cash invested: $33,572 (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: 4.7×

Monthly cashflow live

• Estimated rent: $2,129 high
• Mortgage (P&I): −$629
• Tax from tax record: −$91 /mo · $1,093/yr
• Insurance: −$50
• HOA: −$0
• Vacancy / Maint / Mgmt: −$447
• Net cashflow: $912

Break-even live

Break-even rent $974

Max offer price $119,900

Occupancy floor 52%

Sensitivity live

Price	-10% $980	-5% $946	+0% $912	+5% $878	+10% $844
Rent	-10% $744	-5% $828	+0% $912	+5% $996	+10% $1,080
Rate	-1.0pp $972	-0.5pp $942	base $912	+0.5pp $881	+1.0pp $849

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: $29,975
• Closing costs: $3,597
• Reserves months: —
• Total cash needed: —

Rent comps 9 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
185 Drew Cir Brunswick, GA	3.0	2.0	1300	$1,450	$1.12	45d	1	0.74mi
133 River Ridge Rd Brunswick, GA	3.0	2.0	2549	$2,600	$1.02	45d	1	1.11mi
203 N Lake Dr Brunswick, GA	3.0	3.0	2056	$2,200	$1.07	45d	1	1.13mi
1022 Lakes BLVD Brunswick, GA	4.0	2.0	1886	$3,800	$2.01	45d	1	1.18mi
153 Cottage Grove Rd Brunswick, GA	3.0	2.0	1453	$1,815	$1.25	45d	1	1.23mi
155 Cottage Grove Rd Brunswick, GA	3.0	2.0	1453	$1,815	$1.25	45d	1	1.23mi
132 Cottage Grove Rd Brunswick, GA	3.0	2.0	1453	$1,815	$1.25	45d	1	1.28mi
11 Camper Cir Brunswick, GA	3.0	2.0	1631	$1,995	$1.22	45d	1	1.36mi
138 Amber Mill Cir Brunswick, GA	3.0	2.5	1606	$1,945	$1.21	45d	1	1.45mi

Listing history 22 events

1. 2026-06-21
   days on market $119,900 Active 27 DOM
2. 2026-06-19
   days on market $119,900 Active 25 DOM
3. 2026-06-18
   days on market $119,900 Active 24 DOM
4. 2026-06-17
   days on market $119,900 Active 23 DOM
5. 2026-06-16
   days on market $119,900 Active 22 DOM
6. 2026-06-15
   days on market $119,900 Active 21 DOM
7. 2026-06-14
   days on market $119,900 Active 19 DOM
8. 2026-06-13
   days on market $119,900 Active 18 DOM
9. 2026-06-10
   days on market $119,900 Active 16 DOM
10. 2026-06-09
    days on market $119,900 Active 15 DOM
11. 2026-06-08
    days on market $119,900 Active 14 DOM
12. 2026-06-07
    days on market $119,900 Active 13 DOM
13. 2026-06-05
    days on market $119,900 Active 10 DOM
14. 2026-06-03
    days on market $119,900 Active 9 DOM
15. 2026-06-02
    days on market $119,900 Active 8 DOM
16. 2026-06-01
    days on market $119,900 Active 7 DOM
17. 2026-05-31
    days on market $119,900 Active 6 DOM
18. 2026-05-30
    days on market $119,900 Active 5 DOM
19. 2026-03-14
    listed $128,000 Active 603-char remark
20. 2026-02-28
    price $134,900
21. 2026-01-27
    price $145,900
22. 2026-01-03
    price $150,850

ⓘ 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: $1,093 · $91/mo
• Projected year-2 tax: $1,103 · $92/mo
• Expected delta: +$10/yr (+$1/mo · 0.9%)

ⓘ 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 6/10 Major
• 🌡 Heat 10/10 Extreme 7 d/yr ≥109°F today · 19 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: $25,545
• − Mortgage interest: −$6,716
• − Property taxes: −$1,093
• − Insurance: −$600
• − Repairs & maintenance: −$2,044
• − Management: −$2,044
• − Depreciation: −$3,488
• Taxable income: $9,561
• Est. tax owed @ 24.0%: −$2,295
• After-tax cash flow: $8,648/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 — Sterling

No livability data for this city. (Only ~50 U.S. cities are tracked.)

Census & demographics

• Census place: Sterling, 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

-20.5% since first listed

4 events — show timeline

• 2026-05-22 Listed $119,900 GIAR
• 2026-02-28 Price Changed $134,900 GIAR
• 2026-01-27 Price Changed $145,900 GIAR
• 2026-01-03 Price Changed $150,850 GIAR

Property tax history

+21.8%/yr

Latest (2025): $1,093 · +0.0% YoY. Source: county tax records.