114 Sabel Ct · Guyton, GA 31312

$362,990

4 bd · 2.5 ba · 1,991 sqft · SingleFamily · 25 Days on market

Built 2026 Good condition 8,712 sqft lot 2-car garage $63/mo HOA · 3% of rent

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Why this score? — see what drove the F 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).

• ARV discount +7.5/15.0
• Schools +4.7/10.0
• Cash flow +4.5/30.0
• Condition / age +4.0/5.0
• Livability +3.5/5.0
• Rent growth +2.5/5.0
• 1% rule +0.7/10.0
• DSCR +0.0/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome to Palm Ridge, a new community in charming Guyton, GA, offering a peaceful small-town setting just minutes from Pooler and Savannah. The Belhaven is a two-story home featuring four bedrooms and a versatile flex room/study at the front of the home, just off the foyer perfect for a home office, playroom, or quiet retreat. The main floor offers a spacious, open kitchen with granite countertops, stainless steel appliances including a refrigerator, and a central island, ideal for family meals or entertaining. Upstairs, the private primary suite includes dual sinks and a roomy walk-in closet. The Belhaven combines everyday functionality with designer touches to create a home where everyone can thrive. Photos are for illustrative purposes only and may not reflect the actual home. Home is under construction. More information on available programs and options is available for this home.

Key facts

• Central island
• Flex room
• Granite countertops

Tags

• FLEX ROOM
• OPEN KITCHEN
• GRANITE COUNTERTOPS
• STAINLESS STEEL APPLIANCES
• CENTRAL ISLAND
• PRIVATE PRIMARY SUITE

🏗️ New construction. The $362,990 list price is a builder figure, so every metric below is computed on the value from comparable previous sales — $428,917.

What this means for you Summary

Snapshot

• This is a 4-bed/2.5-bath single-family listed at $363k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $-1k ($-13k/yr) — negative.
• To cash-flow at today's rent, offer at most $269k (25.9% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $243k (33.0% below list).
• Recommended offer: $243k (33.0% below list) — sets the bar for 1% rule.
• Cap rate 3.2% vs local median 4.5% in Guyton — below-typical yield; the buyer is paying a premium for something (appreciation thesis, condition, location) that the cap rate doesn't capture.

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: 463 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 $3k of loan paydown is wiped out by about $13k 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 25 days — a 2% lower offer ($358k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts 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.

Recommended offer $243,371 (33.0% 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. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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.
6. 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.
7. 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: 0.57% ✗
• Cap rate: 3.20%
• Cash-on-cash: -11.04%
• DSCR: 0.51
• GRM: 14.7

CMA / ARV

• ARV (median comp): $428,917
• List price: $362,990
• Delta: -13.04%
• Verdict: UNDERPRICED
• Comps: 18 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1206 Zittrouer Rd	0.12mi	3/2.0 (-1)	2,033 (+2%)	4mo	$440,000	$216	81
119 Sabel Ct	0.07mi	4/2.0	1,774 (-11%)	3mo	$358,990	$202	74
153 Whirlwind Way	0.47mi	3/2.5 (-1)	1,947 (-2%)	8mo	$317,900	$163	62
157 Old Lake Rd	0.67mi	4/2.0	2,004 (+1%)	7mo	$459,900	$229	60
146 Whirlwind Way	0.60mi	4/2.5	2,060 (+4%)	9mo	$337,700	$164	59
100 Whirlwind Way	0.58mi	3/2.5 (-1)	2,099 (+5%)	1mo	$300,000	$143	58
181 Old Lake Rd	0.63mi	3/2.0 (-1)	1,902 (-4%)	4mo	$385,000	$202	52
883 Zittrouer Rd	0.52mi	4/2.5	2,260 (+14%)	6mo	$529,900	$234	48
130 Whirlwind Way	0.67mi	3/2.5 (-1)	1,848 (-7%)	11mo	$320,500	$173	42
101 Shelton Dr	0.63mi	4/2.5	2,203 (+11%)	14mo	$382,990	$174	41
108 Grove Dr	0.67mi	4/2.5	2,203 (+11%)	14mo	$410,990	$187	39
140 Whirlwind Way	0.67mi	4/2.0	1,734 (-13%)	7mo	$302,900	$175	39

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: -36.4%
• Equity multiple: -0.16×
• Total profit: $-139,774
• Equity at exit: $63,953

10-year hold

• IRR: -50.5%
• Equity multiple: -0.77×
• Total profit: $-211,989
• Equity at exit: $37,085

Cash invested: $120,097 (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: 34 active · 19 under contract
• Months of supply: 10.2 mo (10%/mo absorbed)
• Median asking: $377,870 ($206/sqft)
• Median days on market: 88 d
• This list price: 38% of active listings are priced below it
• ARV vs active asking: +4.6% 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: 12.4×

Monthly cashflow live

• Estimated rent: $2,434 medium
• Mortgage (P&I): −$2,249
• Tax est. 1.5%: −$536 /mo · $6,434/yr
• Insurance: −$179
• HOA: −$63
• Vacancy / Maint / Mgmt: −$511
• Net cashflow: $-1,105

Break-even live

Break-even rent $3,832

Max offer price $269,093

Occupancy floor —

Sensitivity live

Price	-10% $-808	-5% $-956	+0% $-1,105	+5% $-1,253	+10% $-1,401
Rent	-10% $-1,297	-5% $-1,201	+0% $-1,105	+5% $-1,008	+10% $-912
Rate	-1.0pp $-889	-0.5pp $-995	base $-1,105	+0.5pp $-1,216	+1.0pp $-1,329

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: $107,229
• Closing costs: $12,868
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
105 Burrows WAY Guyton, GA	3.0	2.5	1353	$1,999	$1.48	72d	37	1.41mi

Property features AI

Finance

• Other: Under constructionDirections available
• HOA & community: Homeowners association with annual fee of $750Community playgroundCommunity parkSubdivision: Palm Ridge

Exterior

• Parking: Attached 2-car garage
• Utilities: Public waterPublic sewerUnderground utilities
• Home design: Single-family residenceNew constructionTwo storiesBelhaven model by DR HortonFacing/entry level not specified
• Construction: Vinyl sidingSlab foundationOther roof typeBuilt by DR Horton
• Exterior features: Covered patioPatioFront porch

Interior

• Kitchen: DishwasherDisposalMicrowaveOvenRangeRefrigerator
• Bathrooms: Two full bathroomsOne half bathroomOne main-level bathroom
• Heating & cooling: Central heating (electric)Central air conditioning (electric)
• Interior features: Breakfast barDouble vanityKitchen islandPantry
• Laundry & utility: Washer hookup on upper levelElectric water heater

HOA detail $63/mo · $756/yr

• Likely covers: pool

Listing history 50 events

1. 2026-08-08
   days on market $362,990 Active 25 DOM
2. 2026-08-07
   days on market $362,990 Active 24 DOM
3. 2026-08-06
   days on market $362,990 Active 23 DOM
4. 2026-08-05
   days on market $362,990 Active 22 DOM
5. 2026-08-04
   days on market $362,990 Active 21 DOM
6. 2026-08-03
   days on market $362,990 Active 20 DOM
7. 2026-07-31
   days on market $362,990 Active 17 DOM
8. 2026-07-30
   days on market $362,990 Active 16 DOM
9. 2026-07-29
   days on market $362,990 Active 15 DOM
10. 2026-07-27
    days on market $362,990 Active 13 DOM
11. 2026-07-25
    days on market $362,990 Active 11 DOM
12. 2026-07-23
    price $362,990 Active 9 DOM
13. 2026-07-23
    days on market $372,990 Active 9 DOM
14. 2026-07-22
    days on market $372,990 Active 8 DOM
15. 2026-07-21
    days on market $372,990 Active 7 DOM
16. 2026-07-18
    days on market $372,990 Active 4 DOM
17. 2026-07-16
    days on market $372,990 Active 2 DOM
18. 2026-07-16
    days on marketlisting id $372,990 Active 1 DOM
19. 2026-07-14
    days on market $372,990 Active 109 DOM
20. 2026-07-13
    days on market $372,990 Active 108 DOM
21. 2026-07-12
    days on market $372,990 Active 107 DOM
22. 2026-07-11
    days on market $372,990 Active 106 DOM
23. 2026-07-10
    days on market $372,990 Active 105 DOM
24. 2026-07-09
    days on market $372,990 Active 104 DOM
25. 2026-07-08
    days on market $372,990 Active 103 DOM
26. 2026-07-07
    days on market $372,990 Active 102 DOM
27. 2026-07-06
    days on market $372,990 Active 101 DOM
28. 2026-07-05
    days on market $372,990 Active 100 DOM
29. 2026-07-04
    days on market $372,990 Active 99 DOM
30. 2026-07-03
    days on market $372,990 Active 98 DOM
31. 2026-07-02
    days on market $372,990 Active 97 DOM
32. 2026-07-01
    days on market $372,990 Active 96 DOM
33. 2026-06-30
    days on market $372,990 Active 95 DOM
34. 2026-06-29
    days on market $372,990 Active 94 DOM
35. 2026-06-28
    days on market $372,990 Active 93 DOM
36. 2026-06-28
    days on market $372,990 Active 92 DOM
37. 2026-06-27
    days on market $372,990 Active 91 DOM
38. 2026-06-25
    days on market $372,990 Active 89 DOM
39. 2026-06-23
    days on market $372,990 Active 87 DOM
40. 2026-06-21
    days on market $372,990 Active 86 DOM
41. 2026-06-18
    days on market $372,990 Active 83 DOM
42. 2026-06-17
    days on market $372,990 Active 82 DOM
43. 2026-06-16
    days on market $372,990 Active 81 DOM
44. 2026-06-15
    days on market $372,990 Active 80 DOM
45. 2026-06-14
    days on market $372,990 Active 78 DOM
46. 2026-06-13
    days on market $372,990 Active 77 DOM
47. 2026-06-10
    days on market $372,990 Active 75 DOM
48. 2026-06-09
    days on market $372,990 Active 74 DOM
49. 2026-06-08
    days on market $372,990 Active 73 DOM
50. 2026-06-07
    days on market $372,990 Active 72 DOM

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Taxation est. · year 1

• Rental income: $29,205
• − Mortgage interest: −$24,026
• − Property taxes: −$6,434
• − Insurance: −$2,145
• − Repairs & maintenance: −$2,336
• − Management: −$2,336
• − HOA: −$756
• − Depreciation: −$12,478
• Taxable loss: −$21,306
• Est. tax savings @ 24.0%: +$5,113
• After-tax cash flow: $-8,141/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

Good 80/100 None rehab

This two-story home in Palm Ridge, Bloomingdale, GA, is in excellent condition with no visible repairs needed. It offers a spacious kitchen, two bathrooms, and a versatile flex room. The home is move-in ready with potential for minor updates to enhance its curb appeal and interior aesthetics.

Value-add opportunities

• Both Painting exterior siding — Enhances curb appeal and value ↑
• Both Landscaping improvements — Enhances curb appeal and value ↑
• Both Interior touch-ups — Enhances interior aesthetics and value ↑

F Composite school gradezoned avg 47/100

Zoned Schools

Elementary Marlow Elementary School C+ GA #159/1,228 Nat'l #9,263/41,679 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

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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%

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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%

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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

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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

Property features AI

Finance

• Other: Under constructionDirections available
• HOA & community: Homeowners association with annual fee of $750Community playgroundCommunity parkSubdivision: Palm Ridge

Exterior

• Parking: Attached 2-car garage
• Utilities: Public waterPublic sewerUnderground utilities
• Home design: Single-family residenceNew constructionTwo storiesBelhaven model by DR HortonFacing/entry level not specified
• Construction: Vinyl sidingSlab foundationOther roof typeBuilt by DR Horton
• Exterior features: Covered patioPatioFront porch

Interior

• Kitchen: DishwasherDisposalMicrowaveOvenRangeRefrigerator
• Bathrooms: Two full bathroomsOne half bathroomOne main-level bathroom
• Heating & cooling: Central heating (electric)Central air conditioning (electric)
• Interior features: Breakfast barDouble vanityKitchen islandPantry
• Laundry & utility: Washer hookup on upper levelElectric water heater

Price history

+0.0% since first listed

2 events — show timeline

• 2026-07-14 Listed $372,990 Hive MLS
• 2026-03-27 Listed $372,990 Zillow