177 Buckeye Rd · Guyton, GA 31312

$399,250

5 bd · 3.0 ba · 2,107 sqft · SingleFamily · 108 Days on market

Built 2026 Excellent condition 10,454 sqft lot 2-car garage $71/mo HOA · 3% of rent ↓ 6% since listing

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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
• Cash flow +5.9/30.0
• Condition / age +5.0/5.0
• Schools +4.7/10.0
• Livability +3.5/5.0
• Rent growth +2.5/5.0
• 1% rule +1.5/10.0
• DSCR +0.3/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

The Lakeside floorplan at Laurel Grove in Guyton, GA offers the rare combination of five bedrooms and single-story living-perfect for families, multigenerational households, or those who simply want more space on one level. With 2,016 square feet, 3 full bathrooms, and a 2-car garage, this home blends comfort, functionality, and timeless design. Step inside to an open-concept layout where the kitchen, dining, and living areas flow effortlessly together-ideal for entertaining or everyday family life. The kitchen features stainless steel appliances, a large center island, and shaker-style cabinets, making it a true focal point of the home. The private primary suite offers a relaxing retreat with dual vanities, a walk-in shower, and a spacious walk-in closet. Four additional bedrooms provide ample space for guests, children, or homeoffice setups, and two additional full bathrooms add everyday convenience. Located in the award-winning Effingham County School District, Laurel Grove also features future amenities like a swimming pool, dog park, and green spaces. Every Lakeside home includes D. R. Horton's Home Is Connected® smart home system, keeping you in control from anywhere. If you're seeking room to breathe in a single-story home designed with flexibility and comfort in mind, the Lakeside at Laurel Grove is your perfect match.

Key facts

• Swimming pool
• Hardie-plank siding
• Open-air pavilion

Tags

• HARDIE-PLANK SIDING
• SWIMMING POOL
• OPEN-AIR PAVILION
• S EFFINGHAM SCHOOL DISTRICT
• OPEN-CONCEPT LAYOUT
• STAINLESS STEEL APPLIANCES

🏗️ New construction. The $399,250 list price is a builder figure, so every metric below is computed on the value from comparable previous sales — $424,002.

What this means for you Summary

Snapshot

• This is a 5-bed/3.0-bath single-family listed at $399k. Condition is rated excellent.

Deal economics

• At list price, monthly cash flow is $-821 ($-10k/yr) — negative.
• To cash-flow at today's rent, offer at most $305k (23.6% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $276k (30.9% below list).
• Recommended offer: $276k (30.9% below list) — sets the bar for 1% rule.

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).
• This rent runs 33% of the median local income ($102k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

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 108 days — a 9% lower offer ($363k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $28k (6%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Recommended offer $275,919 (30.9% 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. It's been on market 108 days. Have you received any prior offers? Is the seller open to a 31% concession, seller financing, or rate buy-down credit?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
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: 0.65% ✗
• Cap rate: 3.97%
• Cash-on-cash: -8.30%
• DSCR: 0.63
• GRM: 12.8

CMA / ARV

• ARV (median comp): $424,002
• List price: $399,250
• Delta: -5.84%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
157 Buckeye Rd	0.00mi	5/3.0	2,016 (-4%)	6mo	$420,490	$209	88
103 Sumter St	0.11mi	5/3.0	2,016 (-4%)	8mo	$414,490	$206	81
101 Sumter St	0.10mi	4/2.5 (-1)	2,203 (+5%)	0mo	$389,250	$177	80
119 Grove Dr	0.17mi	4/2.5 (-1)	2,203 (+5%)	1mo	$410,165	$186	77
124 Buckeye Rd	0.07mi	4/2.5 (-1)	2,203 (+5%)	13mo	$387,000	$176	72
134 Buckeye Rd	0.12mi	4/2.5 (-1)	2,203 (+5%)	10mo	$389,990	$177	71
130 Buckeye Rd	0.10mi	4/2.5 (-1)	2,203 (+5%)	12mo	$399,990	$182	71
140 Buckeye Rd	0.16mi	4/2.5 (-1)	2,203 (+5%)	11mo	$387,990	$176	69
102 Sumter Dr	0.12mi	4/2.5 (-1)	2,340 (+11%)	1mo	$395,190	$169	68
157 Old Lake Rd	0.19mi	4/2.0 (-1)	2,004 (-5%)	7mo	$459,900	$229	68
117 Grove Dr	0.14mi	4/2.5 (-1)	2,340 (+11%)	2mo	$408,190	$174	66
146 Whirlwind Way	0.47mi	4/2.5 (-1)	2,060 (-2%)	9mo	$337,700	$164	60

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: -30.9%
• Equity multiple: -0.02×
• Total profit: $-120,938
• Equity at exit: $63,220

10-year hold

• IRR: -33.6%
• Equity multiple: -0.45×
• Total profit: $-172,331
• Equity at exit: $36,660

Cash invested: $118,721 (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: 29 active · 19 under contract
• Months of supply: 12.4 mo (8%/mo absorbed)
• Median asking: $390,640 ($194/sqft)
• Median days on market: 85 d
• This list price: 59% of active listings are priced below it
• ARV vs active asking: +3.6% 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: 12.1×

Monthly cashflow live

• Estimated rent: $2,759 medium
• Mortgage (P&I): −$2,224
• Tax est. 1.5%: −$530 /mo · $6,360/yr
• Insurance: −$177
• HOA: −$71
• Vacancy / Maint / Mgmt: −$579
• Net cashflow: $-821

Break-even live

Break-even rent $3,799

Max offer price $305,141

Occupancy floor —

Sensitivity live

Price	-10% $-528	-5% $-675	+0% $-821	+5% $-968	+10% $-1,114
Rent	-10% $-1,039	-5% $-930	+0% $-821	+5% $-712	+10% $-603
Rate	-1.0pp $-608	-0.5pp $-714	base $-821	+0.5pp $-931	+1.0pp $-1,043

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: $106,001
• Closing costs: $12,720
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
604 Majestic Dr Guyton, GA	5.0	2.5	2936	$3,000	$1.02	72d	1	1.37mi

Property features AI

Finance

• Other: Subdivision: Laurel Grove
• HOA & community: Homeowners association with $850 annual fee

Exterior

• Parking: Attached 2-car garage
• Utilities: Public waterPublic sewerUnderground utilities
• Home design: Single family residenceNew constructionOne-story
• Construction: Concrete construction
• Exterior features: Underground utilitiesPublic waterPublic sewerPark in the community

Interior

• Bathrooms: 2 full bathrooms1 half bathroom
• Heating & cooling: Central heating (electric)Central air conditioning (electric)
• Interior features: Electric water heater
• Laundry & utility: Washer hookup on upper levelAdditional laundry connection (other)

HOA detail $71/mo · $852/yr

• Likely covers: pool

Listing history 50 events

1. 2026-08-08
   days on market $399,250 Active 108 DOM
2. 2026-08-07
   days on market $399,250 Active 107 DOM
3. 2026-08-06
   days on market $399,250 Active 106 DOM
4. 2026-08-05
   days on market $399,250 Active 105 DOM
5. 2026-08-04
   days on market $399,250 Active 104 DOM
6. 2026-08-03
   days on market $399,250 Active 103 DOM
7. 2026-07-31
   days on market $399,250 Active 100 DOM
8. 2026-07-30
   days on market $399,250 Active 99 DOM
9. 2026-07-29
   days on market $399,250 Active 98 DOM
10. 2026-07-27
    days on market $399,250 Active 96 DOM
11. 2026-07-25
    days on market $399,250 Active 94 DOM
12. 2026-07-23
    days on market $399,250 Active 92 DOM
13. 2026-07-22
    days on market $399,250 Active 91 DOM
14. 2026-07-21
    days on market $399,250 Active 90 DOM
15. 2026-07-18
    days on market $399,250 Active 87 DOM
16. 2026-07-16
    days on market $399,250 Active 85 DOM
17. 2026-07-16
    days on market $399,250 Active 84 DOM
18. 2026-07-14
    days on market $399,250 Active 83 DOM
19. 2026-07-13
    days on market $399,250 Active 82 DOM
20. 2026-07-12
    days on market $399,250 Active 81 DOM
21. 2026-07-11
    days on market $399,250 Active 80 DOM
22. 2026-07-10
    days on market $399,250 Active 79 DOM
23. 2026-07-09
    days on market $399,250 Active 78 DOM
24. 2026-07-08
    days on market $399,250 Active 77 DOM
25. 2026-07-07
    days on market $399,250 Active 76 DOM
26. 2026-07-06
    days on market $399,250 Active 75 DOM
27. 2026-07-05
    days on market $399,250 Active 74 DOM
28. 2026-07-04
    days on market $399,250 Active 73 DOM
29. 2026-07-03
    days on market $399,250 Active 72 DOM
30. 2026-07-02
    days on market $399,250 Active 71 DOM
31. 2026-07-01
    days on market $399,250 Active 70 DOM
32. 2026-06-30
    days on market $399,250 Active 69 DOM
33. 2026-06-29
    days on market $399,250 Active 68 DOM
34. 2026-06-28
    days on market $399,250 Active 67 DOM
35. 2026-06-28
    days on market $399,250 Active 66 DOM
36. 2026-06-27
    days on market $399,250 Active 65 DOM
37. 2026-06-25
    days on market $399,250 Active 63 DOM
38. 2026-06-23
    days on market $399,250 Active 61 DOM
39. 2026-06-21
    days on market $399,250 Active 60 DOM
40. 2026-06-19
    price $399,250 Active 57 DOM
41. 2026-06-18
    days on market $426,940 Active 57 DOM
42. 2026-06-17
    days on market $426,940 Active 56 DOM
43. 2026-06-16
    days on market $426,940 Active 55 DOM
44. 2026-06-15
    days on market $426,940 Active 54 DOM
45. 2026-06-14
    days on market $426,940 Active 52 DOM
46. 2026-06-13
    days on market $426,940 Active 51 DOM
47. 2026-06-10
    days on market $426,940 Active 49 DOM
48. 2026-06-09
    days on market $426,940 Active 48 DOM
49. 2026-06-08
    days on market $426,940 Active 47 DOM
50. 2026-06-07
    days on market $426,940 Active 46 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: $33,110
• − Mortgage interest: −$23,751
• − Property taxes: −$6,360
• − Insurance: −$2,120
• − Repairs & maintenance: −$2,649
• − Management: −$2,649
• − HOA: −$852
• − Depreciation: −$12,335
• Taxable loss: −$17,605
• Est. tax savings @ 24.0%: +$4,225
• After-tax cash flow: $-5,632/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 100/100 None rehab

This single-family home in Laurel Grove, Guyton, GA is in excellent condition with modern amenities and a prime location. It's move-in ready and perfect for families or those seeking a single-story living experience.

Value-add opportunities

• Both landscaping — improves curb appeal and enhances property value ↑
• Both furniture — adds comfort and functionality to the living spaces ↑

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: Subdivision: Laurel Grove
• HOA & community: Homeowners association with $850 annual fee

Exterior

• Parking: Attached 2-car garage
• Utilities: Public waterPublic sewerUnderground utilities
• Home design: Single family residenceNew constructionOne-story
• Construction: Concrete construction
• Exterior features: Underground utilitiesPublic waterPublic sewerPark in the community

Interior

• Bathrooms: 2 full bathrooms1 half bathroom
• Heating & cooling: Central heating (electric)Central air conditioning (electric)
• Interior features: Electric water heater
• Laundry & utility: Washer hookup on upper levelAdditional laundry connection (other)

Price history

-6.5% since first listed

4 events — show timeline

• 2026-06-18 Price Changed $399,250 Hive MLS
• 2026-05-05 Price Changed $427,940 Zillow
• 2026-04-22 Listed $426,940 Hive MLS
• 2026-03-18 Listed $426,940 Zillow