105 Eagles Nest · Sterling, GA 31525

$193,000

3 bd · 2.0 ba · 1,300 sqft · SingleFamily public records · 98 Days on market

Built 2004 0.69 ac lot Est $244k · 21% under

---

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 +22.1/30.0
• ARV discount +15.0/15.0
• DSCR +7.1/10.0
• 1% rule +4.7/10.0
• 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 MLS

No HOA and NO Flood insurance required for this charming 3-bedroom, 2-bath bungalow! Featuring a brand-new roof installed in spring 2025. This home offers original hardwood floors throughout, an open living room, and a roomy kitchen/dining combo. Refrigerator and stove will remain, also the washer and dryer. Beautiful big yard with a great space for gardening. Enjoy a long driveway with covered parking. It is a quick 30-minute drive to St Simons Island or Jekyll Island and only 20 minutes to FLETC. Hop onto I-95 and be in Savannah or Jacksonville in 45 minutes. It is also close to shopping and dining. This home has an assumable 3.62 VA loan if Buyer qualifies. Schedule your tour today!

Key facts

• Big yard
• Covered parking
• Brand new roof

Tags

• BRAND NEW ROOF
• ORIGINAL HARDWOOD FLOORS
• ROOMY KITCHEN DINING COMBO
• BIG YARD
• COVERED PARKING

Property features AI

Finance

• HOA & community: No HOA

Exterior

• Parking: Carport
• Utilities: Shared well water; Septic tank; Electricity available; Water available
• Home design: Single family residence; House structure; Resale property
• Construction: Built in 2004; Vinyl siding; Composition roof
• Exterior features: Porch; Corner, level lot

Interior

• Kitchen: Refrigerator
• Bedrooms: 3 bedrooms (all on the main level)
• Flooring: Hardwood; Vinyl
• Bathrooms: 2 full bathrooms (main level)
• Heating & cooling: Central heating (electric, heat pump); Central air conditioning (electric, heat pump)
• Interior features: One-level living; Family room; Crawl space foundation; Other interior features
• Laundry & utility: Washer; Dryer; Laundry closet

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $193k.

Deal economics

• At list price, monthly cash flow is $310 ($4k/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 $187k (3.1% below list).
• Recommended offer: $176k (9.0% below list) — sets the bar for market timing.
• Cap rate 8.2% 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 C — 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.
• Zoned schools: Sterling Elementary School (math 37% / reading 24%, grade F, #620 of 1,228 statewide, top 51%, 740 students, 74% FRL); Jane Macon Middle (math 28% / reading 45%, grade F, #167 of 470 statewide, top 38%, 780 students, 74% FRL); Brunswick High School (math 32% / reading 37%, grade F, #88 of 424 statewide, top 22%, 1,932 students, 61% FRL).
• Market conditions: Rents soft (-0.2%/yr); 353 active listings in the ZIP; 16 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 98 days — a 9% lower offer ($176k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 20y 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 $104k; list at $193k implies a 86% gain — meaningful room to come down on a strong offer.

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 $175,630 (9.0% below list)

Questions for the listing agent

1. It's been on market 98 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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.
5. 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.
6. 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: 0.97% ✗
• Cap rate: 8.22%
• Cash-on-cash: 6.87%
• DSCR: 1.31
• GRM: 8.6

CMA / ARV

• ARV (on-the-fly): $244,400
• Comps found: 9

Show comp detail 9 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
105 Eagles Nest	0.00mi	3/2.0	1,300 (0%)	1mo	$189,000	$145	100
163 Haleys Place Dr	0.40mi	3/2.0	1,384 (+6%)	0mo	$260,000	$188	70
120 Eagles Nest	0.08mi	3/2.0	1,190 (-8%)	18mo	$189,900	$160	67
119 Haleys Place Dr	0.52mi	3/2.0	1,418 (+9%)	5mo	$259,900	$183	57
110 Maggies Ridge Rd	0.66mi	3/2.0	1,280 (-2%)	12mo	$265,000	$207	57
231 Crown Cir	0.65mi	3/2.0	1,156 (-11%)	21mo	$229,900	$199	34
149 Hunters Point Way	0.52mi	3/2.0	1,481 (+14%)	24mo	$300,000	$203	33
227 Crown Cir	0.65mi	3/2.0	1,156 (-11%)	24mo	$229,900	$199	31
100 Crown Cir	0.71mi	4/2.0 (+1)	1,466 (+13%)	22mo	$250,000	$171	22

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: -8.9%
• Equity multiple: 0.68×
• Total profit: $-17,115
• Equity at exit: $28,777

10-year hold

• IRR: -3.5%
• Equity multiple: 0.80×
• Total profit: $-10,998
• Equity at exit: $16,687

Cash invested: $54,040 (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: 8.6×

Monthly cashflow live

• Estimated rent: $1,870 high
• Mortgage (P&I): −$1,012
• Tax from tax record: −$75 /mo · $902/yr
• Insurance: −$80
• HOA: −$0
• Vacancy / Maint / Mgmt: −$393
• Net cashflow: $310

Break-even live

Break-even rent $1,478

Max offer price $193,000

Occupancy floor 78%

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: $48,250
• Closing costs: $5,790
• Reserves months: —
• Total cash needed: —

Rent comps 16 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
153 Cottage Grove Rd Brunswick, GA	3.0	2.0	1453	$1,815	$1.25	43d	1	0.68mi
155 Cottage Grove Rd Brunswick, GA	3.0	2.0	1453	$1,815	$1.25	43d	1	0.68mi
132 Cottage Grove Rd Brunswick, GA	3.0	2.0	1453	$1,815	$1.25	43d	1	0.73mi
126 Cottage Grove Rd Brunswick, GA	2.0	2.0	1207	$1,595	$1.32	43d	1	0.74mi
122 Cottage Grove Rd Brunswick, GA	2.0	2.0	1207	$1,595	$1.32	43d	1	0.75mi
52 Cottage Grove Dr Brunswick, GA	2.0	2.0	1207	$1,595	$1.32	43d	1	0.80mi
11 Camper Cir Brunswick, GA	3.0	2.0	1631	$1,995	$1.22	43d	1	0.80mi
44 Autumns Wood Dr Brunswick, GA	3.0	2.0	1615	$2,450	$1.52	43d	1	1.04mi
138 Amber Mill Cir Brunswick, GA	3.0	2.5	1606	$1,945	$1.21	43d	1	1.22mi
185 Drew Cir Brunswick, GA	3.0	2.0	1300	$1,450	$1.12	43d	1	1.25mi
168 Drew Cir Brunswick, GA	3.0	2.0	1190	$1,595	$1.34	43d	1	1.28mi
17 Red Oak Dr Brunswick, GA	4.0	2.0	1830	$2,145	$1.17	43d	1	1.31mi
30 Carrollton Dr Brunswick, GA	4.0	2.0	1830	$2,145	$1.17	43d	1	1.34mi
19 Carrollton Dr Brunswick, GA	3.0	2.0	1733	$2,045	$1.18	43d	1	1.34mi
12 Carrollton Dr Brunswick, GA	3.0	2.0	1733	$2,045	$1.18	43d	1	1.34mi
15 Carrollton Dr Brunswick, GA	3.0	2.0	1733	$1,995	$1.15	43d	1	1.34mi

Listing history 12 events

1. 2026-04-30
   status Under Contract

   Show marketing remark (694 chars)

   No HOA and NO Flood insurance required for this charming 3-bedroom, 2-bath bungalow! Featuring a brand-new roof installed in spring 2025. This home offers original hardwood floors throughout, an open living room, and a roomy kitchen/dining combo. Refrigerator and stove will remain, also the washer and dryer. Beautiful big yard with a great space for gardening. Enjoy a long driveway with covered parking. It is a quick 30-minute drive to St Simons Island or Jekyll Island and only 20 minutes to FLETC. Hop onto I-95 and be in Savannah or Jacksonville in 45 minutes. It is also close to shopping and dining. This home has an assumable 3.62 VA loan if Buyer qualifies. Schedule your tour today!

2. 2026-04-30
   status Pending 694-char remark

   Show marketing remark (694 chars)

   No HOA and NO Flood insurance required for this charming 3-bedroom, 2-bath bungalow! Featuring a brand-new roof installed in spring 2025. This home offers original hardwood floors throughout, an open living room, and a roomy kitchen/dining combo. Refrigerator and stove will remain, also the washer and dryer. Beautiful big yard with a great space for gardening. Enjoy a long driveway with covered parking. It is a quick 30-minute drive to St Simons Island or Jekyll Island and only 20 minutes to FLETC. Hop onto I-95 and be in Savannah or Jacksonville in 45 minutes. It is also close to shopping and dining. This home has an assumable 3.62 VA loan if Buyer qualifies. Schedule your tour today!

3. 2026-01-22
   listed $193,000 Active 694-char remark

   Show marketing remark (694 chars)

   No HOA and NO Flood insurance required for this charming 3-bedroom, 2-bath bungalow! Featuring a brand-new roof installed in spring 2025. This home offers original hardwood floors throughout, an open living room, and a roomy kitchen/dining combo. Refrigerator and stove will remain, also the washer and dryer. Beautiful big yard with a great space for gardening. Enjoy a long driveway with covered parking. It is a quick 30-minute drive to St Simons Island or Jekyll Island and only 20 minutes to FLETC. Hop onto I-95 and be in Savannah or Jacksonville in 45 minutes. It is also close to shopping and dining. This home has an assumable 3.62 VA loan if Buyer qualifies. Schedule your tour today!

4. 2025-12-05
   listed $193,000 New
5. 2020-06-12
   soldstatus $104,000
6. 2020-06-10
   soldstatus $104,000 297-char remark

   Show marketing remark (297 chars)

   Come see this move in ready Bungalow with hardwood floors throughout. Great size eat in kitchen with room for seating. Home is located in a quiet, small neighborhood on a large lot. Close to interstate and only 30 mins from St Simons and Jekyll Island beaches. Home is being sold "As Is"

7. 2019-08-29
   listed $105,000 297-char remark

   Show marketing remark (297 chars)

   Come see this move in ready Bungalow with hardwood floors throughout. Great size eat in kitchen with room for seating. Home is located in a quiet, small neighborhood on a large lot. Close to interstate and only 30 mins from St Simons and Jekyll Island beaches. Home is being sold "As Is"

8. 2006-12-18
   historical
9. 2006-12-13
   soldstatus $103,500
10. 2006-12-13
    soldstatus $103,500
11. 2006-11-07
    listed $100,000
12. 2006-05-25
    listed $118,000

ⓘ 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: $902 · $75/mo
• Projected year-2 tax: $1,776 · $148/mo
• Expected delta: +$873/yr (+$73/mo · 96.8%)

ⓘ 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 7/10 Severe
• 🌡 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 3/10 Moderate 4 unhealthy d/yr today · 4 by 30 yrs out

Taxation est. · year 1

• Rental income: $22,439
• − Mortgage interest: −$10,811
• − Property taxes: −$902
• − Insurance: −$965
• − Repairs & maintenance: −$1,795
• − Management: −$1,795
• − Depreciation: −$5,615
• Taxable income: $556
• Est. tax owed @ 24.0%: −$133
• After-tax cash flow: $3,581/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

+63.6% since first listed

12 events — show timeline

• 2026-04-30 Pending — GAMLS
• 2026-04-30 Pending — GIAR
• 2026-01-22 Listed $193,000 GIAR
• 2025-12-05 Listed $193,000 GAMLS
• 2020-06-12 Sold (Public Records) $104,000 Public Records
• 2020-06-10 Sold (MLS) $104,000 GIAR
• 2019-08-29 Listed $105,000 GIAR
• 2006-12-18 Listing Removed — GIAR
• 2006-12-13 Sold (Public Records) $103,500 Public Records
• 2006-12-13 Sold (MLS) $103,500 GIAR
• 2006-11-07 Listed $100,000 GIAR
• 2006-05-25 Listed $118,000 GIAR

Property tax history

+14.6%/yr

Latest (2025): $902 · -3.1% YoY. Source: county tax records.