102 Brunson Cir · Guyton, GA 31312

$249,990

3 bd · 2.5 ba · 1,470 sqft · Townhouse · 55 Days on market

Built 2026 Good condition 2,178 sqft lot $154/mo HOA · 7% of rent ↓ 14% since listing

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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).

• Cash flow +11.6/30.0
• ARV discount +7.5/15.0
• Schools +4.3/10.0
• 1% rule +4.1/10.0
• Condition / age +4.0/5.0
• Livability +3.5/5.0
• DSCR +3.4/10.0
• Rent growth +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

A townhome at Brunson Station Townhomes with a pool, sports courts, and easy access to dining and entertainment. This Amara spans two levels with 1,450 square feet, three bedrooms, two full baths, a powder room, and a one-car front-load garage. The main level connects the kitchen, dining area, and family room in an open layout, with white laminate cabinetry, Frost White quartz countertops, and GE stainless appliances set over vinyl plank flooring in a warm beige tone. The kitchen features a deep single-basin sink and a center island with pendant lighting overhead. The powder room sits just off the main living area near the base of the stairs. Upstairs, two secondary bedrooms share a full bath with a tub-shower combo and flank a central laundry area tucked behind double doors, while the primary suite at the far end offers a walk-in closet and its own bath finished in Bianca Carrara quartz with a double vanity. Birdbath carpet runs through all bedrooms and up the stairs. Inside, you will find: GE stainless side-by-side refrigerator included GE stacked washer and dryer with pedestals LED lighting in the kitchen Garage door opener with remote included Oxford Blue siding with Colonial White trim and a Web Gray front door Move-in ready and waiting. Schedule your tour of the Amara today.

Key facts

• Open airy layout
• Quartz countertops
• Community amenities

Tags

• OPEN AIRY LAYOUT
• QUARTZ COUNTERTOPS
• LUXURY VINYL PLANK FLOORING
• COMMUNITY AMENITIES
• RESORT STYLE POOL
• DEDICATED DOG PARK

Property features AI

Finance

• Other: New construction status noted; Road directions available
• HOA & community: Homeowners association; Annual association fee of $1,844 (about $153.67/month); Community amenities: pool and tennis courts; Subdivision: Brunson Station

Exterior

• Parking: Attached garage; One garage space; Off-street parking; Kitchen-level parking
• Utilities: Public water; Public sewer; Cable available; Underground utilities
• Home design: Townhouse; New construction; 2 stories; Attached property with 2+ common walls; Builder: Stanley Martin Homes — Model: The Amara
• Construction: Vinyl siding; Wood siding; Asphalt roof; Slab foundation; Home warranty included
• Exterior features: Community pool; Tennis courts; Paved road; Has view

Interior

• Kitchen: Dishwasher; Disposal; Microwave; Oven; Range; Refrigerator; Kitchen island
• Bathrooms: Two full bathrooms; One half bathroom; One main-level bathroom
• Heating & cooling: Central air (electric); Electric heating; Forced air; Heat pump
• Interior features: Double vanity; Kitchen island
• Laundry & utility: Washer; Dryer; Electric water heater; Laundry room on upper level

🏗️ New construction. Builder plan / spec listing (the home may be to-be-built); metrics use comparable previous sales.

What this means for you Summary

Snapshot

• This is a 3-bed/2.5-bath townhouse listed at $250k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $-77 ($-920/yr) — negative.
• To cash-flow at today's rent, offer at most $239k (4.4% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $228k (8.6% below list).
• Recommended offer: $228k (8.6% below list) — sets the bar for 1% rule.
• Cap rate 5.9% vs local median 4.6% 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: 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: 400 active listings in the ZIP; 1 comparable units currently listed for rent nearby; solid renter incomes; 836 units permitted in Effingham County in 2024 (46 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 $8k 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 55 days — a 3% lower offer ($242k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts; this cycle's ask has dropped $35k (12%) 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 $228,477 (8.6% 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. It's been on market 55 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
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: 0.91% ✗
• Cap rate: 5.92%
• Cash-on-cash: -1.31%
• DSCR: 0.94
• GRM: 9.1

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: -18.4%
• Equity multiple: 0.35×
• Total profit: $-45,262
• Equity at exit: $37,274

10-year hold

• IRR: -10.6%
• Equity multiple: 0.35×
• Total profit: $-45,176
• Equity at exit: $21,615

Cash invested: $69,997 (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 31312

• Home prices YoY: -26.6%
• Active inventory: 400
• Price-to-rent: 9.1×

Monthly cashflow live

• Estimated rent: $2,285 medium
• Mortgage (P&I): −$1,311
• Tax est. 1.5%: −$312 /mo · $3,750/yr
• Insurance: −$104
• HOA: −$154
• Vacancy / Maint / Mgmt: −$480
• Net cashflow: $-77

Break-even live

Break-even rent $2,382

Max offer price $238,898

Occupancy floor 98%

Sensitivity live

Price	-10% $96	-5% $10	+0% $-77	+5% $-163	+10% $-249
Rent	-10% $-257	-5% $-167	+0% $-77	+5% $14	+10% $104
Rate	-1.0pp $49	-0.5pp $-13	base $-77	+0.5pp $-141	+1.0pp $-207

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: $62,498
• Closing costs: $7,500
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
105 Creekside Blvd Guyton, GA	3.0–4.0	2.0–2.5	1698	$2,199	$1.29	16d	15	1.05mi

HOA detail

• Monthly dues: $154 · $1,848/yr
• Likely covers: pool

Listing history 23 events

1. 2026-06-21
   days on market $249,990 Active 55 DOM
2. 2026-06-18
   price $249,990 Active 52 DOM

   Show marketing remark (1306 chars)

   A townhome at Brunson Station Townhomes with a pool, sports courts, and easy access to dining and entertainment. This Amara spans two levels with 1,450 square feet, three bedrooms, two full baths, a powder room, and a one-car front-load garage. The main level connects the kitchen, dining area, and family room in an open layout, with white laminate cabinetry, Frost White quartz countertops, and GE stainless appliances set over vinyl plank flooring in a warm beige tone. The kitchen features a deep single-basin sink and a center island with pendant lighting overhead. The powder room sits just off the main living area near the base of the stairs. Upstairs, two secondary bedrooms share a full bath with a tub-shower combo and flank a central laundry area tucked behind double doors, while the primary suite at the far end offers a walk-in closet and its own bath finished in Bianca Carrara quartz with a double vanity. Birdbath carpet runs through all bedrooms and up the stairs. Inside, you will find: GE stainless side-by-side refrigerator included GE stacked washer and dryer with pedestals LED lighting in the kitchen Garage door opener with remote included Oxford Blue siding with Colonial White trim and a Web Gray front door Move-in ready and waiting. Schedule your tour of the Amara today.

3. 2026-06-18
   days on market $264,990 Active 52 DOM

   Show marketing remark (1306 chars)

   A townhome at Brunson Station Townhomes with a pool, sports courts, and easy access to dining and entertainment. This Amara spans two levels with 1,450 square feet, three bedrooms, two full baths, a powder room, and a one-car front-load garage. The main level connects the kitchen, dining area, and family room in an open layout, with white laminate cabinetry, Frost White quartz countertops, and GE stainless appliances set over vinyl plank flooring in a warm beige tone. The kitchen features a deep single-basin sink and a center island with pendant lighting overhead. The powder room sits just off the main living area near the base of the stairs. Upstairs, two secondary bedrooms share a full bath with a tub-shower combo and flank a central laundry area tucked behind double doors, while the primary suite at the far end offers a walk-in closet and its own bath finished in Bianca Carrara quartz with a double vanity. Birdbath carpet runs through all bedrooms and up the stairs. Inside, you will find: GE stainless side-by-side refrigerator included GE stacked washer and dryer with pedestals LED lighting in the kitchen Garage door opener with remote included Oxford Blue siding with Colonial White trim and a Web Gray front door Move-in ready and waiting. Schedule your tour of the Amara today.

4. 2026-06-17
   days on market $264,990 Active 51 DOM
5. 2026-06-16
   days on market $264,990 Active 50 DOM
6. 2026-06-15
   days on market $264,990 Active 49 DOM
7. 2026-06-14
   days on market $264,990 Active 47 DOM
8. 2026-06-13
   days on market $264,990 Active 46 DOM
9. 2026-06-10
   days on market $264,990 Active 44 DOM
10. 2026-06-09
    days on market $264,990 Active 43 DOM
11. 2026-06-08
    days on market $264,990 Active 42 DOM
12. 2026-06-07
    days on market $264,990 Active 41 DOM
13. 2026-06-05
    days on market $264,990 Active 38 DOM
14. 2026-06-03
    days on market $264,990 Active 37 DOM
15. 2026-06-02
    days on market $264,990 Active 36 DOM
16. 2026-06-01
    days on market $264,990 Active 35 DOM
17. 2026-05-31
    days on market $264,990 Active 34 DOM
18. 2026-05-30
    days on market $264,990 Active 33 DOM
19. 2026-05-08
    listed $284,990 Active 1093-char remark

    Show marketing remark (1306 chars)

    A townhome at Brunson Station Townhomes with a pool, sports courts, and easy access to dining and entertainment. This Amara spans two levels with 1,450 square feet, three bedrooms, two full baths, a powder room, and a one-car front-load garage. The main level connects the kitchen, dining area, and family room in an open layout, with white laminate cabinetry, Frost White quartz countertops, and GE stainless appliances set over vinyl plank flooring in a warm beige tone. The kitchen features a deep single-basin sink and a center island with pendant lighting overhead. The powder room sits just off the main living area near the base of the stairs. Upstairs, two secondary bedrooms share a full bath with a tub-shower combo and flank a central laundry area tucked behind double doors, while the primary suite at the far end offers a walk-in closet and its own bath finished in Bianca Carrara quartz with a double vanity. Birdbath carpet runs through all bedrooms and up the stairs. Inside, you will find: GE stainless side-by-side refrigerator included GE stacked washer and dryer with pedestals LED lighting in the kitchen Garage door opener with remote included Oxford Blue siding with Colonial White trim and a Web Gray front door Move-in ready and waiting. Schedule your tour of the Amara today.

20. 2026-04-27
    listed $284,990 Active 1667-char remark
21. 2026-04-27
    historical
22. 2026-04-23
    price $284,990
23. 2026-04-11
    listed $289,990 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 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

Taxation est. · year 1

• Rental income: $27,417
• − Mortgage interest: −$14,003
• − Property taxes: −$3,750
• − Insurance: −$1,250
• − Repairs & maintenance: −$2,193
• − Management: −$2,193
• − HOA: −$1,848
• − Depreciation: −$7,272
• Taxable loss: −$5,093
• Est. tax savings @ 24.0%: +$1,222
• After-tax cash flow: $302/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 · 12 photos

Good 80/100 None rehab

This townhome is in excellent condition with modern finishes and a move-in-ready appearance. It offers a great value for both resale and rental markets.

Value-add opportunities

• Both Landscaping — Enhances curb appeal and adds value
• Both Smart home integration — Improves convenience and marketability

Renovation cost estimate screening

Value-add ROI direction

• Both Landscaping — Enhances curb appeal and adds value ↑
• Both Smart home integration — Improves convenience and marketability ↑

ⓘ 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: 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

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 · 68,439 people
• City population: 25,991
• Metro: Savannah, GA
• Population (ZIP): 25,991
• Household income: $101,750
• Rent vs Own: 12.2% rent · 87.8% own
• Severe rent burden: 97.0

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

-13.8% since first listed

9 events — show timeline

• 2026-06-18 Price Changed $249,990 Hive MLS
• 2026-06-18 Price Changed $249,990 Zillow
• 2026-05-20 Price Changed $264,990 Zillow
• 2026-05-19 Price Changed $264,990 Hive MLS
• 2026-05-08 Listed $284,990 Zillow
• 2026-04-27 Listed $284,990 Hive MLS
• 2026-04-27 Listing Removed — Hive MLS
• 2026-04-23 Price Changed $284,990 Hive MLS
• 2026-04-11 Listed $289,990 Hive MLS