1621 Lee St · Brunswick, GA 31520

$155,000

3 bd · 2.0 ba · 1,875 sqft · SingleFamily public records · 409 Days on market

Built 2019 4,791 sqft lot Est $244k · 37% under

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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 +26.1/30.0
• ARV discount +15.0/15.0
• DSCR +8.8/10.0
• 1% rule +6.0/10.0
• Rent growth +3.8/5.0
• Schools +3.4/10.0
• Livability +3.0/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

This is an awesome income producing property. It presently rents for $1,400 per month and has a great tenant that keeps the property nice and neat at all times. She's been leasing this property for the last 5 years. 4 Bedroom 2 bath 1875 sq. ft. All systems are 4 years old...HVAC unit, roof, Electrical, plumbing.

Key facts

• 4,791 sq ft lot
• Built 2019
• Listed 408 days

🏷️ Possibly a rental listed for sale. The $155,000 price doesn't fit this home's estimated sale value (~$244,340) and the remarks read like a rental — treat the cards below with caution.

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $155k.

Deal economics

• At list price, monthly cash flow is $326 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $155k).
• Recommended offer: $136k (12.0% below list) — sets the bar for market timing.
• Cap rate 9.3% vs local median 4.1% in Brunswick — 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 59/100 on livability (#401 in GA) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, housing B+; Watch: crime D, schools D-, amenities F.
• 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 rising fast (+5.1%/yr); 183 active listings in the ZIP; 1 comparable units currently listed for rent nearby; lower-income renter base — watch delinquency; 734 units permitted in Glynn County in 2024 (136 in 5+ unit buildings).
• At $1,712/mo this rent would consume 51% of the median local household income ($40k/yr) (locally 1406% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $1k of loan paydown is wiped out by about $5k 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 + 5.1% rent growth), your $43k cash investment doubles in ~10 years — after that, you're playing with house money.

Negotiation context

• It's been on market 409 days — a 12% lower offer ($136k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 12y ago; this cycle's ask has dropped $20k (11%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $14k; list at $155k implies a 969% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: flood insurance adds $66/mo.
• Climate carrying-cost: major flood risk; severe wind risk, 99% chance of damaging wind over 30y; moderate wildfire risk; extreme-heat days projected 7→20/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $136,400 (12.0% below list)

Questions for the listing agent

1. It's been on market 409 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
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. Schools are D-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
6. Crime grade is D in this area — have there been break-ins, vandalism, or insurance claims at this property in the last 3 years? What carrier currently insures it and at what premium?
7. 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.
8. 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.
9. 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: 1.10% ✓
• Cap rate: 9.33%
• Cash-on-cash: 10.86%
• DSCR: 1.48
• GRM: 7.5

CMA / ARV

• ARV (median comp): $244,340
• List price: $155,000
• Delta: -36.56%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 11 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1101 Pine Ave	0.54mi	3/2.5	1,848 (-1%)	1mo	$95,000	$51	70
43 Arbor Pt	0.18mi	4/2.0 (+1)	1,978 (+6%)	10mo	$515,500	$261	69
1401 Palmetto Ave	0.32mi	3/2.0	1,810 (-4%)	17mo	$390,000	$215	65
2302 I St	0.40mi	4/2.0 (+1)	1,826 (-3%)	14mo	$232,499	$127	61
802 G St	0.38mi	2/2.0 (-1)	1,641 (-12%)	0mo	$85,000	$52	56
1101 Pine Ave	0.54mi	3/2.0	1,848 (-1%)	22mo	$58,000	$31	54
710 George St	0.69mi	3/3.5	1,863 (-1%)	17mo	$624,900	$335	47
1206 Magnolia Ave	0.46mi	3/2.0	1,630 (-13%)	12mo	$270,000	$166	46
2000 Union St	0.54mi	4/2.0 (+1)	2,097 (+12%)	12mo	$65,000	$31	40
1014 Union St	0.73mi	3/2.5	2,040 (+9%)	13mo	$545,000	$267	39
1614 N Union St	0.42mi	2/2.0 (-1)	1,610 (-14%)	22mo	$350,000	$217	34

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 · 5.08% rent growth · sell at horizon

5-year hold

• IRR: -0.4%
• Equity multiple: 0.98×
• Total profit: $-684
• Equity at exit: $23,111

10-year hold

• IRR: 11.3%
• Equity multiple: 1.96×
• Total profit: $41,807
• Equity at exit: $13,402

Cash invested: $43,400 (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 31520

• Rents YoY: 5.1%
• Active inventory: 183
• Price-to-rent: 7.5×

Monthly cashflow live

• Estimated rent: $1,712 medium
• Mortgage (P&I): −$813
• Tax from tax record: −$82 /mo · $984/yr
• Insurance: −$65
• Flood insurance flood zone: −$66 /mo · $798/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$359
• Net cashflow: $326

Break-even live

Break-even rent $1,299

Max offer price $155,000

Occupancy floor 76%

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: $38,750
• Closing costs: $4,650
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2928 Reynolds St Brunswick, GA	4.0	1.0	1398	$1,800	$1.29	44d	1	1.34mi

Listing history 23 events

1. 2026-06-19
   days on market $155,000 Active 409 DOM
2. 2026-06-18
   days on market $155,000 Active 408 DOM
3. 2026-06-17
   days on market $155,000 Active 407 DOM
4. 2026-06-16
   days on market $155,000 Active 406 DOM
5. 2026-06-15
   days on market $155,000 Active 405 DOM
6. 2026-06-14
   days on market $155,000 Active 403 DOM
7. 2026-06-13
   days on market $155,000 Active 402 DOM
8. 2026-06-10
   days on market $155,000 Active 400 DOM
9. 2026-06-09
   days on market $155,000 Active 399 DOM
10. 2026-06-08
    days on market $155,000 Active 398 DOM
11. 2026-06-07
    days on market $155,000 Active 397 DOM
12. 2026-06-05
    days on market $155,000 Active 394 DOM
13. 2026-06-03
    days on market $155,000 Active 393 DOM
14. 2026-06-02
    days on market $155,000 Active 392 DOM
15. 2026-06-01
    days on market $155,000 Active 391 DOM
16. 2026-05-31
    days on market $155,000 Active 390 DOM
17. 2026-05-30
    days on market $155,000 Active 389 DOM
18. 2026-05-06
    status Back On Market 314-char remark

    Show marketing remark (314 chars)

    This is an awesome income producing property. It presently rents for $1,400 per month and has a great tenant that keeps the property nice and neat at all times. She's been leasing this property for the last 5 years. 4 Bedroom 2 bath 1875 sq. ft. All systems are 4 years old...HVAC unit, roof, Electrical, plumbing.

19. 2026-05-05
    historical 314-char remark

    Show marketing remark (314 chars)

    This is an awesome income producing property. It presently rents for $1,400 per month and has a great tenant that keeps the property nice and neat at all times. She's been leasing this property for the last 5 years. 4 Bedroom 2 bath 1875 sq. ft. All systems are 4 years old...HVAC unit, roof, Electrical, plumbing.

20. 2025-05-06
    price $155,000 314-char remark

    Show marketing remark (314 chars)

    This is an awesome income producing property. It presently rents for $1,400 per month and has a great tenant that keeps the property nice and neat at all times. She's been leasing this property for the last 5 years. 4 Bedroom 2 bath 1875 sq. ft. All systems are 4 years old...HVAC unit, roof, Electrical, plumbing.

21. 2025-05-05
    listed $175,000 New 314-char remark

    Show marketing remark (314 chars)

    This is an awesome income producing property. It presently rents for $1,400 per month and has a great tenant that keeps the property nice and neat at all times. She's been leasing this property for the last 5 years. 4 Bedroom 2 bath 1875 sq. ft. All systems are 4 years old...HVAC unit, roof, Electrical, plumbing.

22. 2014-05-08
    soldstatus $14,500 262-char remark

    Show marketing remark (262 chars)

    Great fixer upper and investment opportunity. Home needs work, but has great space and great rental or owner occupant potential. Close to 2000sqft in Historic Old Town neighborhood in downtown Brunswick. This is a Fannie Mae Home Path Property. www. Homepath.com

23. 2014-01-22
    listed $15,900 262-char remark

    Show marketing remark (262 chars)

    Great fixer upper and investment opportunity. Home needs work, but has great space and great rental or owner occupant potential. Close to 2000sqft in Historic Old Town neighborhood in downtown Brunswick. This is a Fannie Mae Home Path Property. www. Homepath.com

ⓘ 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: $984 · $82/mo
• Projected year-2 tax: $1,426 · $119/mo
• Expected delta: +$442/yr (+$37/mo · 44.9%)

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

Climate risk First Street

• 🌊 Flood 7/10 Severe FEMA zone X (shaded) · 77% chance over 30 yrs
• 🔥 Wildfire 5/10 Major
• 🌡 Heat 10/10 Extreme 7 d/yr ≥108°F today · 20 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: $20,538
• − Mortgage interest: −$8,682
• − Property taxes: −$984
• − Insurance: −$1,572
• − Repairs & maintenance: −$1,643
• − Management: −$1,643
• − Depreciation: −$4,509
• Taxable income: $1,504
• Est. tax owed @ 24.0%: −$361
• After-tax cash flow: $3,554/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 — Brunswick

• Score: 59/100
• State rank: #401
• US rank: #19832

Category grades

Amenities F Commute F Cost of living A+ Crime D Employment F Housing B+ Health & safety D- User ratings C

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Brunswick, GA
• County: Glynn County · 69,019 people
• Metro: Brunswick, GA
• Population (ZIP): 22,313
• Household income: $40,071
• Rent vs Own: 54.5% rent · 45.5% own
• Severe rent burden: 1406.0

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 0.63)
• Race & ethnicity: Black 50% White 33% Hispanic / Latino 11% Two or more races 9% Asian 1%
• Hispanic origin (detail): Mexican 7%
• Common ancestry: Italian 2% Slovak 1% Serbian 1%
• Foreign-born: 8% · Canada, South Korea
• Languages at home: 87% English-only · Spanish 10% French/Haitian/Cajun 1% Korean 1%

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: ▼ -274.83%
• Current HPI: 180.4581
• Rent YoY: ▲ 5.08%
• 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

+874.8% since first listed

6 events — show timeline

• 2026-05-06 Relisted — GAMLS
• 2026-05-05 Listing Removed — GAMLS
• 2025-05-06 Price Changed $155,000 GAMLS
• 2025-05-05 Listed $175,000 GAMLS
• 2014-05-08 Sold (MLS) $14,500 GIAR
• 2014-01-22 Listed $15,900 GIAR

Property tax history

+1.3%/yr

Latest (2025): $984 · +3.1% YoY. Source: county tax records.