508 Albemarle St Unit A-D · Brunswick, GA 31520

$249,900

16 bd · 16.0 ba · 3,348 sqft · MultiFamily · 104 Days on market

Built 1890 Poor condition 5,662 sqft lot $75/sqft · 39% below area Est $413k · 39% 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 +30.0/30.0
• ARV discount +15.0/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Rent growth +3.8/5.0
• Schools +3.4/10.0
• Livability +3.0/5.0
• Condition / age +1.0/5.0
• Appreciation +0.0/10.0

Multi-family units

County records classify this as Multi-Family (2-4 Unit). Listing-text estimate: 4 units. confirmed

Listing remarks MLS

Discover this 4-unit residence, a Rare Gem in Historic Downtown Brunswick!Presenting 508 Albemarle Street—a remarkable multi residence that beautifully merges historic charm with modern living. Located just a stroll away from vibrant waterfront parks, unique shops, and a plethora of dining and cultural experiences, this property stands at the heart of what makes Brunswick truly special. Constructed in 1890, this elegant home has been thoughtfully designed to accommodate four separate apartments, each equipped with its own full bath. Spanning approximately 3,348 sq ft, this property offers an abundance of space and the flexibility needed for multi-family living or an ideal live/work scenario. The classic colonial architecture exudes timeless appeal, showcasing intricate details and original character that are sure to charm both residents and guests alike. Imagine the potential for income generation while preserving a piece of local history! With loads of possibilities for renovations or updates, this property represents a unique investment opportunity in a thriving community. Whether you're looking to establish a family compound, rental units, or a mixed-use space, 508 Albemarle Street can fulfill your vision. Don't miss your chance to own a slice of Brunswick's storied past combined with the potential for future prosperity. Schedule a showing today and prepare to envision the possibilities that await!

Key facts

• Original character
• Multi-unit residence
• Full bath

Tags

• MULTI-UNIT RESIDENCE
• FOUR SEPARATE APARTMENTS
• FULL BATH
• CLASSIC COLONIAL ARCHITECTURE
• INTRICATE DETAILS
• ORIGINAL CHARACTER

What this means for you Summary

Snapshot

• This is a 4 × 4-bed/1.0-bath units multifamily listed at $250k. Condition is rated poor.

Deal economics

• At list price, monthly cash flow is $4k ($45k/yr) — positive. Per door: $932/mo.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($7k rent vs $250k).
• Recommended offer: $227k (9.0% below list) — sets the bar for market timing.
• Cap rate 24.2% vs local median 3.8% 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; lower-income renter base — watch delinquency; 734 units permitted in Glynn County in 2024 (136 in 5+ unit buildings).
• At $6,906/mo this rent would consume 207% 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 $2k of loan paydown is wiped out by about $7k 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 $70k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• It's been on market 104 days — a 9% lower offer ($227k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: built in 1890 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major flood risk; severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 7→20/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $227,409 (9.0% below list)

Questions for the listing agent

1. It's been on market 104 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Can we see the unit-by-unit rent roll, current vacancy, and any below-market leases? What's the average tenancy length?
3. What capital expenditures (roof, boiler, parking lot, exteriors) have been made in the last 5 years, and what's planned in the next 2?
4. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
5. Built in 1890 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
6. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
7. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
8. 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?
9. 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?
10. 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.
11. 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.
12. How much new apartment / multifamily construction is in the pipeline within 1–3 miles? Heavy new supply (>2% of stock underway) typically softens rents 12–24 months out; light construction supports rent growth.

Investment metrics

• 1% rule: 2.76% ✓
• Cap rate: 24.20%
• Cash-on-cash: 63.95%
• DSCR: 3.85
• GRM: 3.0

CMA / ARV

• ARV (median comp): $412,682
• List price: $249,900
• Delta: -39.44%
• Verdict: UNDERPRICED
• Comps: 12 within 1.0 mi

Projected returns pro-forma

-3.0% appreciation · 5.08% rent growth · sell at horizon

5-year hold

• IRR: 65.4%
• Equity multiple: 4.03×
• Total profit: $211,847
• Equity at exit: $37,261

10-year hold

• IRR: 70.4%
• Equity multiple: 8.92×
• Total profit: $553,865
• Equity at exit: $21,607

Cash invested: $69,972 (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: 12.1×

Monthly cashflow live

• Estimated rent: $6,906 medium
• Mortgage (P&I): −$1,311
• Tax est. 1.5%: −$312 /mo · $3,748/yr
• Insurance: −$104
• HOA: −$0
• Vacancy / Maint / Mgmt: −$1,450
• Net cashflow: $3,729

Break-even live

Break-even rent $2,186

Max offer price $249,900

Occupancy floor 41%

Sensitivity live

Price	-10% $3,901	-5% $3,815	+0% $3,729	+5% $3,642	+10% $3,556
Rent	-10% $3,183	-5% $3,456	+0% $3,729	+5% $4,002	+10% $4,274
Rate	-1.0pp $3,855	-0.5pp $3,792	base $3,729	+0.5pp $3,664	+1.0pp $3,598

4-unit breakdown (identical units grouped — click to expand)

Units	Beds	Baths	Est. rent
▸ 4× units	4	1	$6,904
Total (4 units)			$6,906

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: $62,475
• Closing costs: $7,497
• Reserves months: —
• Total cash needed: —

Listing history 19 events

1. 2026-06-21
   days on market $249,900 Active 104 DOM
2. 2026-06-19
   days on market $249,900 Active 102 DOM
3. 2026-06-18
   days on market $249,900 Active 101 DOM
4. 2026-06-17
   days on market $249,900 Active 100 DOM
5. 2026-06-16
   days on market $249,900 Active 99 DOM
6. 2026-06-15
   days on market $249,900 Active 98 DOM
7. 2026-06-14
   days on market $249,900 Active 96 DOM
8. 2026-06-13
   days on market $249,900 Active 95 DOM
9. 2026-06-10
   days on market $249,900 Active 93 DOM
10. 2026-06-09
    days on market $249,900 Active 92 DOM
11. 2026-06-08
    days on market $249,900 Active 91 DOM
12. 2026-06-07
    days on market $249,900 Active 90 DOM
13. 2026-06-05
    days on market $249,900 Active 87 DOM
14. 2026-06-03
    days on market $249,900 Active 86 DOM
15. 2026-06-02
    days on market $249,900 Active 85 DOM
16. 2026-06-01
    days on market $249,900 Active 84 DOM
17. 2026-05-31
    days on market $249,900 Active 83 DOM
18. 2026-05-30
    days on market $249,900 Active 82 DOM
19. 2026-03-09
    listed $249,900 Active 1430-char remark

    Show marketing remark (1430 chars)

    Discover this 4-unit residence, a Rare Gem in Historic Downtown Brunswick!Presenting 508 Albemarle Street—a remarkable multi residence that beautifully merges historic charm with modern living. Located just a stroll away from vibrant waterfront parks, unique shops, and a plethora of dining and cultural experiences, this property stands at the heart of what makes Brunswick truly special. Constructed in 1890, this elegant home has been thoughtfully designed to accommodate four separate apartments, each equipped with its own full bath. Spanning approximately 3,348 sq ft, this property offers an abundance of space and the flexibility needed for multi-family living or an ideal live/work scenario. The classic colonial architecture exudes timeless appeal, showcasing intricate details and original character that are sure to charm both residents and guests alike. Imagine the potential for income generation while preserving a piece of local history! With loads of possibilities for renovations or updates, this property represents a unique investment opportunity in a thriving community. Whether you're looking to establish a family compound, rental units, or a mixed-use space, 508 Albemarle Street can fulfill your vision. Don't miss your chance to own a slice of Brunswick's storied past combined with the potential for future prosperity. Schedule a showing today and prepare to envision the possibilities that await!

ⓘ 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 6/10 Major FEMA zone X (unshaded) · 53% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 Heat 10/10 Extreme 7 d/yr ≥107°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 6 unhealthy d/yr today · 6 by 30 yrs out

Taxation est. · year 1

• Rental income: $82,872
• − Mortgage interest: −$13,998
• − Property taxes: −$3,748
• − Insurance: −$1,250
• − Repairs & maintenance: −$6,630
• − Management: −$6,630
• − Depreciation: −$7,270
• Taxable income: $43,346
• Est. tax owed @ 24.0%: −$10,403
• After-tax cash flow: $34,342/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

Poor 20/100 Extensive rehab

This multi-family property requires extensive repairs and updates to bring it up to modern standards and improve its resale and rental value.

Repairs flagged

• Major exterior siding — Severe peeling and damage
• Major interior walls — Peeling paint and potential structural issues
• Major flooring — Worn-out and in need of replacement
• Major HVAC system — Likely outdated and in need of replacement
• Major windows — Old and possibly non-functional

Value-add opportunities

• Both exterior siding replacement — Improves curb appeal and property value
• Both HVAC system replacement — Enhances comfort and energy efficiency
• Both interior wall repairs and repainting — Enhances property value and living conditions
• Both flooring replacement — Improves living conditions and property value
• Both window replacement — Enhances property value and energy efficiency

Renovation cost estimate screening

Repair item	Severity	Est. cost
exterior siding · Severe peeling and damage	Major	$15,000–50,000
interior walls · Peeling paint and potential structural issues	Major	$15,000–50,000
flooring · Worn-out and in need of replacement	Major	$15,000–50,000
HVAC system · Likely outdated and in need of replacement	Major	$15,000–50,000
windows · Old and possibly non-functional	Major	$15,000–50,000
Total estimated repair cost · 5 items		$75,000–250,000

Value-add ROI direction

• Both exterior siding replacement — Improves curb appeal and property value ↑
• Both HVAC system replacement — Enhances comfort and energy efficiency ↑
• Both interior wall repairs and repainting — Enhances property value and living conditions ↑
• Both flooring replacement — Improves living conditions and property value ↑
• Both window replacement — Enhances property value and energy efficiency ↑

ⓘ 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: 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
• City population: 51,239
• 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

1 event — show timeline

• 2026-03-09 Listed $249,900 GIAR