228 Southern Charm Way · Guyton, GA 31312

$250,000

4 bd · 2.0 ba · 1,960 sqft · Manufactured public records · 79 Days on market

Built 2005 0.73 ac lot $128/sqft · at area comps Est $250k · at est.

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Why this score? — see what drove the C 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 +23.2/30.0
• DSCR +7.5/10.0
• ARV discount +7.4/15.0
• 1% rule +5.1/10.0
• Schools +4.3/10.0
• Livability +3.5/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Back on market at No Fault of the Seller! Expansive 4-bedroom, 2-bath home situated on ¾ of an acre. As you enter, you’re welcomed by a versatile additional living space—perfect for a formal living room, dining area, or flex space to suit your needs. The thoughtfully designed split-bedroom floor plan flows seamlessly, featuring an open-concept layout connecting the kitchen, dining, and family room. The kitchen is a standout with a large island and stainless steel appliances. The owner’s suite offers a private retreat with a double vanity, jetted tub, and separate shower. Step outside to a fully fenced backyard, ideal for relaxing, gatherings, pets, or quiet evenings—and with warmer days approaching, it’s almost time to uncover the above-ground pool.

Key facts

• Large island
• Private retreat
• Open-concept layout

Tags

• ADDITIONAL LIVING SPACE
• SPLIT-BEDROOM FLOOR PLAN
• OPEN-CONCEPT LAYOUT
• LARGE ISLAND
• STAINLESS STEEL APPLIANCES
• PRIVATE RETREAT

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath manufactured listed at $250k.

Deal economics

• At list price, monthly cash flow is $454 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $250k).
• Recommended offer: $235k (6.0% below list) — sets the bar for market timing.
• Cap rate 8.5% 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: schools C-, amenities F, commute 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.
• Market conditions: 399 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 79 days — a 6% lower offer ($235k) is reasonable based on typical stale-listing flexibility.
• 8 sale attempts since 19y ago 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.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 97% chance of damaging wind over 30y; major 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 $235,000 (6.0% below list)

Questions for the listing agent

1. It's been on market 79 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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.
5. 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.
6. 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: 1.01% ✓
• Cap rate: 8.47%
• Cash-on-cash: 7.78%
• DSCR: 1.35
• GRM: 8.3

CMA / ARV

• ARV (median comp): $249,509
• List price: $250,000
• Delta: 0.20%
• Verdict: FAIR
• Comps: 2 within 1.0 mi

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
235 Southern Charm Way	0.09mi	3/2.0 (-1)	2,104 (+7%)	4mo	$257,000	$122	76
326 Formosa Dr	0.32mi	4/2.0	1,960 (0%)	18mo	$285,000	$145	70

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: -4.5%
• Equity multiple: 0.83×
• Total profit: $-11,702
• Equity at exit: $37,276

10-year hold

• IRR: 5.2%
• Equity multiple: 1.38×
• Total profit: $26,685
• Equity at exit: $21,615

Cash invested: $70,000 (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: 399
• Price-to-rent: 8.3×

Monthly cashflow live

• Estimated rent: $2,518 medium
• Mortgage (P&I): −$1,311
• Tax from tax record: −$121 /mo · $1,446/yr
• Insurance: −$104
• HOA: −$0
• Vacancy / Maint / Mgmt: −$529
• Net cashflow: $454

Break-even live

Break-even rent $1,944

Max offer price $250,000

Occupancy floor 77%

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

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2518 Courthouse Rd Guyton, GA	3.0	2.0	2112	$2,250	$1.07	23d	1	0.56mi

Listing history 33 events

1. 2026-06-18
   days on market $250,000 Active 79 DOM
2. 2026-06-17
   days on market $250,000 Active 78 DOM
3. 2026-06-16
   days on market $250,000 Active 77 DOM
4. 2026-06-15
   days on market $250,000 Active 76 DOM
5. 2026-06-14
   days on market $250,000 Active 74 DOM
6. 2026-06-13
   pricestatusdays on market $250,000 Active 73 DOM
7. 2026-06-10
   days on market $259,900 Active Under Contract 71 DOM
8. 2026-06-09
   days on market $259,900 Active Under Contract 70 DOM
9. 2026-06-08
   days on market $259,900 Active Under Contract 69 DOM
10. 2026-06-07
    days on market $259,900 Active Under Contract 68 DOM
11. 2026-06-05
    days on market $259,900 Active Under Contract 65 DOM
12. 2026-06-03
    days on market $259,900 Active Under Contract 64 DOM
13. 2026-06-02
    days on market $259,900 Active Under Contract 63 DOM
14. 2026-06-01
    days on market $259,900 Active Under Contract 62 DOM
15. 2026-05-31
    days on market $259,900 Active Under Contract 61 DOM
16. 2026-05-30
    days on market $259,900 Active Under Contract 60 DOM
17. 2026-05-07
    historical Active Under Contract 796-char remark

    Show marketing remark (796 chars)

    Back on market at No Fault of the Seller! Expansive 4-bedroom, 2-bath home situated on ¾ of an acre. As you enter, you’re welcomed by a versatile additional living space—perfect for a formal living room, dining area, or flex space to suit your needs. The thoughtfully designed split-bedroom floor plan flows seamlessly, featuring an open-concept layout connecting the kitchen, dining, and family room. The kitchen is a standout with a large island and stainless steel appliances. The owner’s suite offers a private retreat with a double vanity, jetted tub, and separate shower. Step outside to a fully fenced backyard, ideal for relaxing, gatherings, pets, or quiet evenings—and with warmer days approaching, it’s almost time to uncover the above-ground pool.

18. 2026-04-22
    status Active 796-char remark

    Show marketing remark (796 chars)

    Back on market at No Fault of the Seller! Expansive 4-bedroom, 2-bath home situated on ¾ of an acre. As you enter, you’re welcomed by a versatile additional living space—perfect for a formal living room, dining area, or flex space to suit your needs. The thoughtfully designed split-bedroom floor plan flows seamlessly, featuring an open-concept layout connecting the kitchen, dining, and family room. The kitchen is a standout with a large island and stainless steel appliances. The owner’s suite offers a private retreat with a double vanity, jetted tub, and separate shower. Step outside to a fully fenced backyard, ideal for relaxing, gatherings, pets, or quiet evenings—and with warmer days approaching, it’s almost time to uncover the above-ground pool.

19. 2026-04-08
    historical Active Under Contract 796-char remark

    Show marketing remark (796 chars)

    Back on market at No Fault of the Seller! Expansive 4-bedroom, 2-bath home situated on ¾ of an acre. As you enter, you’re welcomed by a versatile additional living space—perfect for a formal living room, dining area, or flex space to suit your needs. The thoughtfully designed split-bedroom floor plan flows seamlessly, featuring an open-concept layout connecting the kitchen, dining, and family room. The kitchen is a standout with a large island and stainless steel appliances. The owner’s suite offers a private retreat with a double vanity, jetted tub, and separate shower. Step outside to a fully fenced backyard, ideal for relaxing, gatherings, pets, or quiet evenings—and with warmer days approaching, it’s almost time to uncover the above-ground pool.

20. 2026-03-30
    listed $259,900 Active 796-char remark

    Show marketing remark (796 chars)

    Back on market at No Fault of the Seller! Expansive 4-bedroom, 2-bath home situated on ¾ of an acre. As you enter, you’re welcomed by a versatile additional living space—perfect for a formal living room, dining area, or flex space to suit your needs. The thoughtfully designed split-bedroom floor plan flows seamlessly, featuring an open-concept layout connecting the kitchen, dining, and family room. The kitchen is a standout with a large island and stainless steel appliances. The owner’s suite offers a private retreat with a double vanity, jetted tub, and separate shower. Step outside to a fully fenced backyard, ideal for relaxing, gatherings, pets, or quiet evenings—and with warmer days approaching, it’s almost time to uncover the above-ground pool.

21. 2023-10-25
    soldstatus $228,900
22. 2023-10-25
    soldstatus $228,900
23. 2023-09-28
    listed $229,900
24. 2023-09-28
    listed $229,900
25. 2019-04-08
    soldstatus $105,000
26. 2019-04-04
    soldstatus $105,000
27. 2019-03-14
    listed $115,000
28. 2014-09-10
    soldstatus $47,500
29. 2014-08-04
    listed $45,000
30. 2011-10-18
    historical
31. 2010-10-18
    listed $89,900
32. 2007-06-07
    soldstatus $88,300
33. 2007-04-05
    listed $79,900

ⓘ 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: $1,446 · $121/mo
• Projected year-2 tax: $2,300 · $192/mo
• Expected delta: +$854/yr (+$71/mo · 59.0%)

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

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 6/10 Major
• 🌡 Heat 8/10 Severe 7 d/yr ≥110°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: $30,217
• − Mortgage interest: −$14,004
• − Property taxes: −$1,446
• − Insurance: −$1,250
• − Repairs & maintenance: −$2,417
• − Management: −$2,417
• − Depreciation: −$7,273
• Taxable income: $1,410
• Est. tax owed @ 24.0%: −$338
• After-tax cash flow: $5,105/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: 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

+225.3% since first listed

17 events — show timeline

• 2026-05-07 Contingent — Hive MLS
• 2026-04-22 Relisted — Hive MLS
• 2026-04-08 Contingent — Hive MLS
• 2026-03-30 Listed $259,900 Hive MLS
• 2023-10-25 Sold (Public Records) $228,900 Public Records
• 2023-10-25 Sold (MLS) $228,900 Hive MLS
• 2023-09-28 Listed $229,900 Hive MLS
• 2023-09-28 Listed $229,900 Hive MLS
• 2019-04-08 Sold (Public Records) $105,000 Public Records
• 2019-04-04 Sold (MLS) $105,000 Hive MLS
• 2019-03-14 Listed $115,000 Hive MLS
• 2014-09-10 Sold (MLS) $47,500 Hive MLS
• 2014-08-04 Listed $45,000 Hive MLS
• 2011-10-18 Listing Removed — Hive MLS
• 2010-10-18 Listed $89,900 Hive MLS
• 2007-06-07 Sold (MLS) $88,300 Hive MLS
• 2007-04-05 Listed $79,900 Hive MLS

Property tax history

+0.7%/yr

Latest (2025): $1,446 · -6.0% YoY. Source: county tax records.