🏗️ New Construction
105 Miller Chapel Blvd · Guyton, GA
Flood risk 1/10 · Minimal
- FEMA flood zone
- X (unshaded)
- Chance of flooding over 30 yrs
- 0.0%
- Est. flood insurance / yr
- $507 – $1,088
Fire risk 5/10 · Moderate
- Est. fire insurance / yr
- $963 – $1,789
Heat risk 9/10 · Severe
- Hot days now (above 109°F)
- 7 days/yr
- Hot days in 30 yrs
- 17 days/yr
Wind risk 8/10 · Major
- Chance of severe wind over 30 yrs
- 97.0%
Air-quality risk 2/10 · Minimal
- Unhealthy air days now
- 2 days/yr
- Unhealthy air days in 30 yrs
- 2 days/yr
Risk factors via First Street. Map © Google.
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).
- Cash flow +7.9/30.0
- ARV discount +7.5/15.0
- Schools +5.1/10.0
- Condition / age +4.0/5.0
- Livability +3.5/5.0
- 1% rule +2.7/10.0
- Rent growth +2.5/5.0
- DSCR +2.0/10.0
- Appreciation +0.0/10.0
$349,990
105 Miller Chapel Blvd · Guyton, GA 31312
4 bd · 2.5 ba · 2,188 sqft · SingleFamily
· 153 Days on market
Built 2026
7,841 sqft lot
2-car garage
$64/mo HOA · 2% of rent
↓ 5% since listing
🖨 Deal sheet (PDF) 📄 Offer letter ✓ Due diligence
Listing remarks MLS
Welcome to the Montclair at Brunson Station Single Family Homes, a new single-family community with a pool, sports courts, and dog park, minutes from major employers and airport access. This Montclair spreads across two floors with roughly 2,200 square feet, four bedrooms, two full baths, a powder room, and a two-car garage. On the main level, a study with glass doors sits just off the entry, giving the space clear separation from the open great room, dining area, and kitchen beyond. The patio extends the main level outward, adding room for evenings outside. Upstairs, three bedrooms share a full hall bath with a dual vanity, while the primary suite sits at the far end of the hall with a walk-in closet and a shower with a built-in seat. Design selections can still be made for this home. Current pricing reflects base and structural options; pricing may adjust with final Design Collection selection. Key features include: Study with glass doors off the entry. Secondary bath with dual vanity upstairs. Primary shower with a built-in seat. Patio off the main living area. Garage door opener with remote included. Homes like this don't stick around for long. Schedule your private tour today and experience it for yourself.
Key facts
- Covered front porch
- Quartz countertops
- Backyard patio
Tags
Neighborhood map
Sold within
Property
Rental comp
Retail
Costco
Walmart
Transit
Schools
Stadiums
Fortune 500
· Circle radius: 6.0 mi
Loading POIs…
🏗️ New construction.
The $349,990 list price is a builder
figure, so every metric below is computed on the value from
comparable previous sales — $352,343.
What this means for you Summary
Snapshot
- This is a 4-bed/2.5-bath single-family listed at $350k. Condition is rated good.
Deal economics
- At list price, monthly cash flow is $-368 ($-4k/yr) — negative.
- To cash-flow at today's rent, offer at most $299k (14.6% below list).
- To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $270k (22.9% below list).
- Recommended offer: $270k (22.9% below list) — sets the bar for 1% rule.
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: amenities F, commute F, health & safety F.
- Effingham County (rural): math 49% / reading 48% proficiency, ranked #16 of 174 in GA (top 9%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
- Zoned schools: Marlow Elementary School (math 63% / reading 50%, grade C+, #159 of 1,228 statewide, top 13%, 775 students, 31% FRL); South Effingham Middle School (math 51% / reading 58%, grade B-, #52 of 470 statewide, top 11%, 1,097 students, 32% FRL); South Effingham High School (math 33% / reading 27%, grade F, #135 of 424 statewide, top 32%, 1,888 students, 30% FRL) — zoned schools at 31% FRL track the district average.
- Market conditions: 549 active listings in the ZIP; 9 comparable units currently listed for rent nearby; rentals leasing fast (median 6d on market — plan ~1-2 weeks tenant-placement turnaround); solid renter incomes; 836 units permitted in Effingham County in 2024 (46 in 5+ unit buildings).
- This rent runs 32% of the median local income ($102k/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 $2k of loan paydown is wiped out by about $11k of value loss. Plan a longer hold.
- Effingham County population projected at +33% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
Negotiation context
- It's been on market 153 days — a 12% lower offer ($308k) is reasonable based on typical stale-listing flexibility.
- 2 sale attempts; this cycle's ask has dropped $25k (7%) from the opening price — seller is motivated, your offer sets the floor, not the list.
Risks & watch-outs
- Climate carrying-cost: severe wind risk, 97% chance of damaging wind over 30y; moderate wildfire risk; extreme-heat days projected 7→17/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.
Recommended offer
$269,703
(22.9% below list)
Questions for the listing agent
- 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?
- It's been on market 153 days. Have you received any prior offers? Is the seller open to a 23% concession, seller financing, or rate buy-down credit?
- What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
- Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
- Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
- 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?
- 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.
- 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.
- 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
- 0.77% ✗
- Cap rate
- 5.04%
- Cash-on-cash
- -4.48%
- DSCR
- 0.80
- GRM
- 10.9
CMA / ARV
- ARV (median comp)
- $352,343
- List price
- $349,990
- Delta
- -0.67%
- 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 |
|---|---|---|---|---|---|---|---|
| 276 Caribbean Village Dr | 0.50mi | 4/2.5 | 2,172 (-1%) | 1mo | $327,000 | $151 | 75 |
| 265 Caribbean Village Dr | 0.54mi | 4/2.5 | 2,193 (+0%) | 7mo | $339,900 | $155 | 68 |
| 247 Caribbean Village Dr | 0.63mi | 4/2.5 | 2,174 (-1%) | 3mo | $333,000 | $153 | 67 |
| 406 Banberry Ct | 0.57mi | 4/2.0 | 2,054 (-6%) | 2mo | $350,000 | $170 | 59 |
| 124 Tobago Cir | 0.70mi | 4/2.5 | 2,193 (+0%) | 14mo | $349,900 | $160 | 56 |
| 106 Aruba Rd | 0.50mi | 4/2.5 | 2,427 (+11%) | 13mo | $360,000 | $148 | 48 |
| 144 Tobago Cir | 0.59mi | 5/3.0 (+1) | 2,362 (+8%) | 9mo | $369,400 | $156 | 44 |
| 115 Hawthorne Rd | 0.30mi | 4/2.0 | 1,892 (-14%) | 22mo | $384,000 | $203 | 43 |
| 152 Tobago Cir | 0.55mi | 4/2.5 | 2,340 (+7%) | 24mo | $340,000 | $145 | 43 |
| 137 Scholar Rd | 0.74mi | 4/2.0 | 1,979 (-10%) | 11mo | $361,000 | $182 | 38 |
| 105 Tobago Cir | 0.71mi | 5/3.0 (+1) | 2,446 (+12%) | 2mo | $330,000 | $135 | 38 |
| 152 Scholar Rd | 0.68mi | 3/2.0 (-1) | 1,983 (-9%) | 10mo | $297,000 | $150 | 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 · 3.0% rent growth · sell at horizon
5-year hold
- IRR
- -23.8%
- Equity multiple
- 0.18×
- Total profit
- $-80,472
- Equity at exit
- $52,535
10-year hold
- IRR
- -18.8%
- Equity multiple
- -0.01×
- Total profit
- $-99,954
- Equity at exit
- $30,464
Cash invested: $98,656 (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.
Buyer's market
Market conditions
within 1.0 mi — comparable homes for sale
Active competition Active MLS
- For sale now
- 26 active · 10 under contract
- Months of supply
- 12.0 mo (8%/mo absorbed)
- Median asking
- $362,494 ($166/sqft)
- Median days on market
- 61 d
- This list price
- 35% of active listings are priced below it
- ARV vs active asking
- -2.8% vs current asking $/sqft
Closed sales set the value; these active listings set current market conditions and a practical price ceiling.
ZIP-level market 31312
- Home prices YoY
- -26.6%
- Active inventory
- 549
- Price-to-rent
- 10.8×
Monthly cashflow live
↻
- Estimated rent
- $2,697 high interval (Pro) →
- Mortgage (P&I)
- −$1,848
- Tax est. 1.5%
- −$440 /mo · $5,285/yr
- Insurance
- −$147
- HOA
- −$64
- Lot rent
- −$0
- Vacancy / Maint / Mgmt
- −$566
- Net cashflow
- $-368
Break-even live
Break-even rent
$3,163
Max offer price
$299,048
Occupancy floor
—
Sensitivity live
| Price | -10% $-125 | -5% $-247 | +0% $-368 | +5% $-490 | +10% $-612 |
|---|---|---|---|---|---|
| Rent | -10% $-581 | -5% $-475 | +0% $-368 | +5% $-262 | +10% $-155 |
| Rate | -1.0pp $-191 | -0.5pp $-279 | base $-368 | +0.5pp $-460 | +1.0pp $-552 |
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
- $88,086
- Closing costs
- $10,570
- Club membership (one-time)
- —
- Reserves months
- —
- Total cash needed
- —
Loan-product check · same deal, 3 products live
Conventional
25% down · 7.5% · 30yr
- Cash invested
- —
- Monthly P&I
- —
- Monthly cashflow
- —
- DSCR
- —
- Eligible?
- —
Personal DTI + credit; lowest rate.
DSCR
20% down · 8.5% · 30yr
- Cash invested
- —
- Monthly P&I
- —
- Monthly cashflow
- —
- DSCR
- —
- Eligible?
- —
No personal income docs; deal must DSCR.
Hard money
10% down · 12.0% · 12mo
- Cash invested
- —
- Monthly P&I
- —
- Monthly cashflow
- —
- DSCR
- —
- Eligible?
- —
Short-term bridge; refi at stabilization.
Rent comps 9 comps
| Address | Beds | Baths | Sqft | Rent | $/sqft | DOM | Units | Dist |
|---|---|---|---|---|---|---|---|---|
| 268 Caribbean Village Dr Guyton, GA | 3.0 | 2.0 | 1594 | $2,275 | $1.43 | 6d | 1 | 0.52mi |
| 121 Caribbean Village Dr Guyton, GA | 3.0 | 2.0 | 1511 | $2,250 | $1.49 | 6d | 1 | 0.66mi |
| 521 Amsonia Cir Guyton, GA | 3.0 | 2.0 | 1532 | $2,105 | $1.37 | 4d | 1 | 0.82mi |
| 105 Creekside Blvd Guyton, GA | 3.0–4.0 | 2.0–2.5 | 1698 | $2,955 | $1.74 | 0d | 17 | 0.98mi |
| 155 Caribbean Village Dr Guyton, GA | 4.0 | 2.5 | 2338 | $2,400 | $1.03 | 6d | 1 | 0.99mi |
| 215 Bellflower Cir Guyton, GA | 4.0 | 2.0 | 1774 | $2,310 | $1.30 | 6d | 1 | 1.05mi |
| 150 Sams Dr Guyton, GA | 4.0 | 3.5 | 2964 | $2,785 | $0.94 | 6d | 1 | 1.27mi |
| 135 Sams Dr Guyton, GA | 5.0 | 3.0 | 2738 | $2,800 | $1.02 | 117d | 1 | 1.29mi |
| 138 Sams Dr Guyton, GA | 4.0 | 3.0 | 2138 | $2,880 | $1.35 | 6d | 1 | 1.32mi |
Property features AI
Finance
- HOA & community
- Homeowners association with annual feeAssociation fee $770 annually (approximately $64.17/month)
Exterior
- Parking
- Attached, off-street 2-car garage
- Utilities
- Public waterPublic sewerUnderground utilities
- Home design
- Single family residence2 storiesNew constructionBuilt by Stanley Martin Homes — The Montclair model
- Construction
- Vinyl sidingAsphalt roofSlab foundationHome warranty included
- Exterior features
- PatioFront porchCommunity poolPlaygroundStreet lightsSidewalksInterior lotPaved road
Interior
- Kitchen
- DishwasherDisposalMicrowaveOvenRangeElectric water heater
- Bedrooms
- Total rooms: 12
- Bathrooms
- 2 full bathrooms1 half bathroom1 bathroom on the main level
- Heating & cooling
- Central air (electric)Electric heatingForced airHeat pump
- Interior features
- Double vanityKitchen islandPantryNo basement
- Laundry & utility
- Laundry room
HOA detail $64/mo · $768/yr
- Likely covers
- pool
Listing history 50 events
-
2026-09-24days on market $349,990 Active 153 DOM
-
2026-09-23days on market $349,990 Active 152 DOM
-
2026-09-22days on market $349,990 Active 151 DOM
-
2026-09-21days on market $349,990 Active 150 DOM
-
2026-09-20days on market $349,990 Active 149 DOM
-
2026-09-18days on market $349,990 Active 147 DOM
-
2026-09-17days on market $349,990 Active 146 DOM
-
2026-09-16days on market $349,990 Active 145 DOM
-
2026-09-15days on market $349,990 Active 144 DOM
-
2026-09-14days on market $349,990 Active 143 DOM
-
2026-09-13days on market $349,990 Active 142 DOM
-
2026-09-12days on market $349,990 Active 141 DOM
-
2026-09-11days on market $349,990 Active 140 DOM
-
2026-09-05days on market $349,990 Active 134 DOM
-
2026-09-04days on market $349,990 Active 133 DOM
-
2026-09-03days on market $349,990 Active 132 DOM
-
2026-08-31days on market $349,990 Active 129 DOM
-
2026-08-30days on market $349,990 Active 128 DOM
-
2026-08-29days on market $349,990 Active 127 DOM
-
2026-08-28pricedays on market $349,990 Active 126 DOM
-
2026-08-27days on market $374,990 Active 125 DOM
-
2026-08-26days on market $374,990 Active 124 DOM
-
2026-08-25days on market $374,990 Active 123 DOM
-
2026-08-24days on market $374,990 Active 122 DOM
-
2026-08-23days on market $374,990 Active 121 DOM
-
2026-08-22days on market $374,990 Active 120 DOM
-
2026-08-21days on market $374,990 Active 119 DOM
-
2026-08-20days on market $374,990 Active 118 DOM
-
2026-08-19days on market $374,990 Active 117 DOM
-
2026-08-18days on market $374,990 Active 116 DOM
-
2026-08-17days on market $374,990 Active 115 DOM
-
2026-08-16days on market $374,990 Active 114 DOM
-
2026-08-15days on market $374,990 Active 113 DOM
-
2026-08-14days on market $374,990 Active 112 DOM
-
2026-08-13days on market $374,990 Active 111 DOM
-
2026-08-12days on market $374,990 Active 110 DOM
-
2026-08-11days on market $374,990 Active 109 DOM
-
2026-08-10days on market $374,990 Active 108 DOM
-
2026-08-09days on market $374,990 Active 107 DOM
-
2026-08-08days on market $374,990 Active 106 DOM
-
2026-08-07days on market $374,990 Active 105 DOM
-
2026-08-06days on market $374,990 Active 104 DOM
-
2026-08-05days on market $374,990 Active 103 DOM
-
2026-08-04days on market $374,990 Active 102 DOM
-
2026-08-03days on market $374,990 Active 101 DOM
-
2026-07-31days on market $374,990 Active 98 DOM
-
2026-07-30days on market $374,990 Active 97 DOM
-
2026-07-29days on market $374,990 Active 96 DOM
-
2026-07-27days on market $374,990 Active 94 DOM
-
2026-07-25days on market $374,990 Active 92 DOM
ⓘ 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 5/10 Major
- Heat 9/10 Extreme 7 d/yr ≥109°F today · 17 d/yr by 30 yrs out
- Wind 8/10 Severe 97% chance of damaging wind over 30 yrs
- Air quality 2/10 Low 2 unhealthy d/yr today · 2 by 30 yrs out
Nearby sold comps map
Loading sold comps map…
Walkable amenities ~0.75 mi
Loading nearby amenities…
Taxation est. · year 1
- Rental income
- $32,364
- − Mortgage interest
- −$19,737
- − Property taxes
- −$5,285
- − Insurance
- −$1,762
- − Repairs & maintenance
- −$2,589
- − Management
- −$2,589
- − HOA
- −$768
- − Depreciation
- −$10,250
- Taxable loss
- −$10,615
combined federal + state — saved on this device
- Est. tax savings @ 24.0%
- +$2,548
- After-tax cash flow
- $-1,872/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 · 1 photo
80/100
None rehab
This home is in excellent condition with no visible repairs needed. It offers a spacious 2-story design and is move-in ready with high ROI updates available for both resale and rental value.
Value-add opportunities
- Both Painting exterior and interior walls — Enhances curb appeal and interior aesthetics ↑
- Both Landscaping improvements — Enhances curb appeal and adds value ↑
- Both New flooring in bathrooms — Improves functionality and aesthetics ↑
- Both New kitchen appliances — Enhances functionality and aesthetics ↑
D
Composite school gradezoned avg 51/100
Zoned Schools
Elementary
South Effingham Elementary School
B+
GA #76/1,228
Nat'l #4,272/41,679
Middle
South Effingham Middle School
B-
GA #52/470
Nat'l #2,564/14,009
High
South Effingham High School
F
GA #135/424
Nat'l #10,947/17,239
Schools (NCES district)
- District
- Effingham County
- NCES district ID
- 1301980
- Math proficiency
- 49% ▼ -6.00%
- Reading proficiency
- 48% ▼ -5.00%
- Median HH income
- $60,503
- Composite
- 42.56/100
- National rank
- #3195
- State rank
- #16 of 174 in GA
C
Composite livability gradescore 69/100
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
- County
- Effingham County · 67,399 people
- City population
- 25,991
- Metro
- Savannah, GA
- Population (ZIP)
- 25,991
- Household income
- $101,750
- Rent vs Own
- Severe rent burden
- 9% of renters
Population outlook (Effingham County) Hauer SSP2
- Today (2025)
- 67,399 people
- By 2030
- 72,297 · +7.3%
- By 2040
- 81,602 · +21.1%
- By 2050
- 89,494 · +32.8%
- By 2075
- 105,976 · +57.2%
- By 2100
- 111,943 · +66.1%
Race, ethnicity, and origin ACS 2023
- Neighborhood character
- Predominantly White (75%)
- Race & ethnicity
- White 75% Black 11% Two or more races 9% Hispanic / Latino 7%
- Hispanic origin (detail)
- Mexican 3% Puerto Rican 2% Cuban 1%
- Common ancestry
- Slovak 2% Italian 2% Lithuanian 1%
- Foreign-born
- 3% · Canada
- Languages at home
- 96% English-only · Spanish 2%
Political lean MEDSL · Effingham
- 2024 margin
- Solid R (+49.1) · D 25.2% · R 74.3%
- 2008→2024 swing
- +1.6pp toward D · 2008: -50.7pp · 2024: -49.1pp
- All cycles
- 2024: R+49.1 2020: R+49.5 2016: R+55.6 2012: R+51.2 2008: R+50.7
Not yet ingested
- Civics
- —
Market trends
- HPI YoY
- ▼ -74.77%
- Current HPI
- 205.9899
- Rent YoY
- —
- Metro
- Savannah, 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
-5.0% since first listed3 events — show timeline
- 2026-06-11 Listed $374,990 Zillow
- 2026-05-19 Price Changed $374,990 Hive MLS
- 2026-04-24 Listed $394,790 Hive MLS
Cash-flow waterfall
monthlySold comps — $/sqft
last 12 mo · ≤1 miLoading sold comps…