239 Haisley Run · Guyton, GA 31312

$254,900

3 bd · 2.5 ba · 1,584 sqft · Townhouse public records · 197 Days on market

Built 2024 Excellent condition 3,049 sqft lot $161/sqft · 11% below area Est $271k · 6% under $147/mo HOA · 6% of rent ↓ 4% since listing

---

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 +14.7/30.0
• ARV discount +10.2/15.0
• Schools +5.1/10.0
• 1% rule +4.8/10.0
• Condition / age +4.8/5.0
• DSCR +4.5/10.0
• Livability +3.5/5.0
• Rent growth +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

WELCOME HOME TO 239 HAISLEY RUN This move-in ready New Haven Townhome B offers 1,506 SQ FT of thoughtfully designed living space in the premier New Haven at Belmont Glen community. Featuring 3 bedrooms, 2.5 bathrooms, and a functional two-story layout, this home is perfect for modern, low-maintenance living. OPEN-CONCEPT MAIN LEVEL: The first floor is designed for entertaining, featuring a spacious living room that flows into a well-appointed kitchen. The kitchen is equipped with quartz countertops, upgraded cabinetry, a tile backsplash, stainless steel appliances, and a breakfast bar. The adjoining breakfast area provides direct access to the back patio. UPSTAIRS RETREAT: - Private Owner's Suite featuring a dual-sink vanity and a generous walk-in closet - Two additional secondary bedrooms with ample closet space - Centrally located laundry room for everyday convenience - Shared full bathroom with marble countertops OUTDOOR & COMMUNITY: - Private back patio with a partial privacy fence overlooking grassy green space - Shared amenities with Belmont Glen including a community pool and playground - Access to top-rated South Effingham Schools (Blandford Elementary, SEMS, SEHS) ERNEST ENERGY SAVINGS: Every home is built for maximum efficiency with spray foam roofline insulation, a TRANE® HVAC unit, and LED lighting. This home comes smart-home ready with a TRANE® Nexia Wi-Fi-enabled thermostat.

Key facts

• Stainless appliances
• Marble counter tops
• Tile backsplash

Tags

• NEW CONSTRUCTION TOWNHOMES
• QUARTZ KITCHEN COUNTER TOPS
• UPGRADED CABINETS
• TILE BACKSPLASH
• STAINLESS APPLIANCES
• MARBLE COUNTER TOPS

What this means for you Summary

Snapshot

• This is a 3-bed/2.5-bath townhouse listed at $255k. Condition is rated excellent.

Deal economics

• At list price, monthly cash flow is $66 ($793/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 $250k (2.0% below list).
• Recommended offer: $224k (12.0% below list) — sets the bar for market timing.
• Cap rate 6.6% vs local median 4.5% in Guyton — 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 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: South Effingham Elementary School (math 72% / reading 63%, grade B+, #76 of 1,228 statewide, top 6%, 906 students, 26% 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 29% FRL track the district average.
• Market conditions: 463 active listings in the ZIP; 2 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 197 days — a 12% lower offer ($224k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 2y ago; this cycle's ask has dropped $20k (7%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Recommended offer $224,312 (12.0% below list)

Questions for the listing agent

1. It's been on market 197 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
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: 0.98% ✗
• Cap rate: 6.60%
• Cash-on-cash: 1.11%
• DSCR: 1.05
• GRM: 8.5

CMA / ARV

• ARV (median comp): $271,076
• List price: $254,900
• Delta: -5.97%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 5 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
238 Haisley Run	0.04mi	4/2.5 (+1)	1,694 (+7%)	0mo	$269,000	$159	82
231 Haisley Run	0.02mi	3/2.5	1,506 (-5%)	22mo	$287,500	$191	72
248 Haisley Run	0.04mi	4/2.5 (+1)	1,694 (+7%)	12mo	$303,040	$179	71
247 Haisley Run	0.02mi	4/2.5 (+1)	1,694 (+7%)	14mo	$308,040	$182	71
237 Haisley Run	0.01mi	4/2.5 (+1)	1,694 (+7%)	15mo	$303,000	$179	71

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: -14.5%
• Equity multiple: 0.48×
• Total profit: $-36,967
• Equity at exit: $38,006

10-year hold

• IRR: -5.7%
• Equity multiple: 0.63×
• Total profit: $-26,250
• Equity at exit: $22,039

Cash invested: $71,372 (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 →

Buyer's market Market conditions within 1.0 mi — comparable homes for sale

Active competition Active MLS

• For sale now: 11 active · 1 under contract
• Months of supply: 66.0 mo (2%/mo absorbed)
• Median asking: $262,900 ($174/sqft)
• Median days on market: 240 d
• This list price: lowest-priced of the active set
• ARV vs active asking: -1.6% 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: 463
• Price-to-rent: 8.5×

Monthly cashflow live

• Estimated rent: $2,499 medium
• Mortgage (P&I): −$1,337
• Tax from tax record: −$318 /mo · $3,819/yr
• Insurance: −$106
• HOA: −$147
• Vacancy / Maint / Mgmt: −$525
• Net cashflow: $66

Break-even live

Break-even rent $2,415

Max offer price $254,900

Occupancy floor 92%

Sensitivity live

Price	-10% $210	-5% $138	+0% $66	+5% $-6	+10% $-78
Rent	-10% $-131	-5% $-33	+0% $66	+5% $165	+10% $264
Rate	-1.0pp $194	-0.5pp $131	base $66	+0.5pp $0	+1.0pp $-67

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: $63,725
• Closing costs: $7,647
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
208 Alyssa Ave Guyton, GA	3.0	2.0	1434	$2,300	$1.60	72d	1	0.07mi
1978 Goshen Rd Rincon, GA	4.0	2.0	1272	$2,295	$1.80	72d	1	1.50mi

HOA detail $147/mo · $1,764/yr

• Likely covers: internetpool

Listing history 50 events

1. 2026-08-08
   days on market $254,900 Active 197 DOM
2. 2026-08-07
   days on market $254,900 Active 196 DOM
3. 2026-08-06
   days on market $254,900 Active 195 DOM
4. 2026-08-05
   days on market $254,900 Active 194 DOM
5. 2026-08-04
   days on market $254,900 Active 193 DOM
6. 2026-08-03
   days on market $254,900 Active 192 DOM
7. 2026-07-31
   days on market $254,900 Active 189 DOM
8. 2026-07-30
   days on market $254,900 Active 188 DOM
9. 2026-07-29
   days on market $254,900 Active 187 DOM
10. 2026-07-27
    days on market $254,900 Active 185 DOM
11. 2026-07-25
    pricedays on market $254,900 Active 183 DOM
12. 2026-07-23
    days on market $259,900 Active 181 DOM
13. 2026-07-22
    days on market $259,900 Active 180 DOM
14. 2026-07-21
    days on market $259,900 Active 179 DOM
15. 2026-07-18
    days on market $259,900 Active 176 DOM
16. 2026-07-16
    days on market $259,900 Active 174 DOM
17. 2026-07-16
    days on market $259,900 Active 173 DOM
18. 2026-07-14
    days on market $259,900 Active 172 DOM
19. 2026-07-13
    days on market $259,900 Active 171 DOM
20. 2026-07-12
    days on market $259,900 Active 170 DOM
21. 2026-07-11
    days on market $259,900 Active 169 DOM
22. 2026-07-10
    days on market $259,900 Active 168 DOM
23. 2026-07-09
    days on market $259,900 Active 167 DOM
24. 2026-07-08
    days on market $259,900 Active 166 DOM
25. 2026-07-07
    days on market $259,900 Active 165 DOM
26. 2026-07-06
    days on market $259,900 Active 164 DOM
27. 2026-07-05
    days on market $259,900 Active 163 DOM
28. 2026-07-04
    days on market $259,900 Active 162 DOM
29. 2026-07-03
    days on market $259,900 Active 161 DOM
30. 2026-07-02
    days on market $259,900 Active 160 DOM
31. 2026-07-01
    days on market $259,900 Active 159 DOM
32. 2026-06-30
    days on market $259,900 Active 158 DOM
33. 2026-06-29
    days on market $259,900 Active 157 DOM
34. 2026-06-28
    days on market $259,900 Active 156 DOM
35. 2026-06-28
    days on market $259,900 Active 155 DOM
36. 2026-06-27
    days on market $259,900 Active 154 DOM
37. 2026-06-25
    days on market $259,900 Active 152 DOM
38. 2026-06-23
    days on market $259,900 Active 150 DOM
39. 2026-06-21
    days on market $259,900 Active 149 DOM
40. 2026-06-18
    price $259,900 Active 146 DOM
41. 2026-06-18
    days on market $264,900 Active 146 DOM
42. 2026-06-17
    days on market $264,900 Active 145 DOM
43. 2026-06-16
    days on market $264,900 Active 144 DOM
44. 2026-06-15
    days on market $264,900 Active 143 DOM
45. 2026-06-14
    days on market $264,900 Active 141 DOM
46. 2026-06-13
    days on market $264,900 Active 140 DOM
47. 2026-06-10
    days on market $264,900 Active 138 DOM
48. 2026-06-09
    days on market $264,900 Active 137 DOM
49. 2026-06-08
    days on market $264,900 Active 136 DOM
50. 2026-06-07
    days on market $264,900 Active 135 DOM

ⓘ 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: $3,819 · $318/mo
• Projected year-2 tax: $3,819 · $318/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Taxation est. · year 1

• Rental income: $29,989
• − Mortgage interest: −$14,278
• − Property taxes: −$3,819
• − Insurance: −$1,274
• − Repairs & maintenance: −$2,399
• − Management: −$2,399
• − HOA: −$1,764
• − Depreciation: −$7,415
• Taxable loss: −$3,360
• Est. tax savings @ 24.0%: +$806
• After-tax cash flow: $1,600/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

Excellent 95/100 None rehab

This move-in ready townhome is in excellent condition with no visible repairs needed. It offers a spacious layout, modern finishes, and a functional design, making it an attractive option for both resale and rental.

Value-add opportunities

• Resale Paint exterior siding — Enhances curb appeal and can add value ↑
• Rental Replace ceiling fans with energy-efficient models — Reduces energy costs and improves comfort ↑
• Both Install smart home devices — Improves convenience and energy efficiency ↑

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: 12.2% rent · 87.8% 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

-3.9% since first listed

17 events — show timeline

• 2026-03-11 Price Changed $269,900 Zillow
• 2026-03-10 Price Changed $269,900 Hive MLS
• 2026-03-05 Relisted — Zillow
• 2026-03-04 Relisted — Hive MLS
• 2026-02-10 Delisted — Zillow
• 2026-01-20 Pending — Hive MLS
• 2025-12-02 Price Changed $274,900 Zillow
• 2025-12-02 Price Changed $275,900 Zillow
• 2025-12-01 Price Changed $274,900 Zillow
• 2025-11-04 Price Changed $275,900 Zillow
• 2025-10-21 Listed $274,900 Hive MLS
• 2025-10-20 Listing Removed — Hive MLS
• 2025-09-02 Price Changed $280,900 Zillow
• 2025-07-01 Price Changed $285,900 Zillow
• 2025-04-09 Price Changed $286,900 Zillow
• 2024-10-24 Listed $298,120 Zillow
• 2024-10-21 Listed $280,900 Hive MLS