137 Landover Cir · Country Club Estates, GA 31525

$153,500

3 bd · 2.0 ba · 1,519 sqft · SingleFamily public records · 64 Days on market

Built 1988 0.26 ac lot Est $223k · 31% under ↓ 18% since listing

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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 +27.7/30.0
• ARV discount +15.0/15.0
• DSCR +9.8/10.0
• 1% rule +6.5/10.0
• Schools +3.4/10.0
• Livability +3.3/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

137 Landover Cir, Brunswick, GA is a single family home that contains 1,519 sq ft and was built in 1988. It contains 3 bedrooms and 2 full bathrooms. This home is located in a cul-de-sac of a quiet established neighborhood. The home has a nice sized backyard that is semi-fenced. Home has a new shingled roof.

Key facts

• New shingled roof
• Semi-fenced
• Nice sized backyard

Tags

• CUL-DE-SAC
• QUIET ESTABLISHED NEIGHBORHOOD
• NICE SIZED BACKYARD
• SEMI-FENCED
• NEW SHINGLED ROOF

Property features AI

Exterior

• Exterior features: Lot approximately 0.26 acres

Interior

• Bathrooms: 2 full bathrooms
• Interior features: 5 total rooms; Virtual tour available

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $154k.

Deal economics

• At list price, monthly cash flow is $464 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $154k).
• Recommended offer: $144k (6.0% below list) — sets the bar for market timing.
• Cap rate 9.9% vs local median 3.5% in Country Club Estates — 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 66/100 on livability (#179 in GA) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+; Watch: employment D, schools F, 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 soft (-0.2%/yr); 353 active listings in the ZIP; 7 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 100% of comp listings sitting > 30 days — soft ceiling on asking rent; 734 units permitted in Glynn County in 2024 (136 in 5+ unit buildings).
• This rent runs 30% of the median local income ($69k/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 $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.

Negotiation context

• It's been on market 64 days — a 6% lower offer ($144k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $11k (7%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Climate carrying-cost: 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 $144,290 (6.0% below list)

Questions for the listing agent

1. It's been on market 64 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. Schools are F-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
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: 1.15% ✓
• Cap rate: 9.92%
• Cash-on-cash: 12.97%
• DSCR: 1.58
• GRM: 7.2

CMA / ARV

• ARV (on-the-fly): $223,293
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
52 Hornet Dr	0.34mi	3/2.0	1,551 (+2%)	7mo	$200,000	$129	74
173 Fairway Oaks Dr	0.43mi	3/2.0	1,486 (-2%)	3mo	$202,700	$136	74
116 Chatford Cir	0.09mi	3/2.0	1,680 (+11%)	6mo	$249,000	$148	74
155 Mcdowell Ave	0.33mi	3/2.0	1,428 (-6%)	2mo	$315,000	$221	73
170 Zachary Dr	0.25mi	4/2.0 (+1)	1,597 (+5%)	8mo	$227,500	$142	68
209 Cardinal Rd	0.75mi	3/2.0	1,514 (-0%)	4mo	$292,000	$193	61
356 Knox Dr	0.71mi	3/2.0	1,481 (-2%)	8mo	$249,000	$168	56
118 Saxon St	0.52mi	4/1.0 (+1)	1,592 (+5%)	5mo	$204,500	$128	54
167 Zachary Dr	0.28mi	4/3.0 (+1)	1,714 (+13%)	3mo	$252,700	$147	54
1107 Fairway Rd	0.63mi	3/2.0	1,659 (+9%)	6mo	$322,000	$194	50
103 N Palm Dr	0.42mi	4/1.0 (+1)	1,300 (-14%)	1mo	$180,000	$138	47
632 Halsey St	0.66mi	3/2.0	1,306 (-14%)	8mo	$130,000	$100	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 · 0.0% rent growth · sell at horizon

5-year hold

• IRR: -0.3%
• Equity multiple: 0.99×
• Total profit: $-516
• Equity at exit: $22,887

10-year hold

• IRR: 6.2%
• Equity multiple: 1.41×
• Total profit: $17,437
• Equity at exit: $13,272

Cash invested: $42,980 (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 31525

• Rents YoY: -0.2%
• Active inventory: 353
• Price-to-rent: 7.2×

Monthly cashflow live

• Estimated rent: $1,765 high
• Mortgage (P&I): −$805
• Tax from tax record: −$61 /mo · $730/yr
• Insurance: −$64
• HOA: −$0
• Vacancy / Maint / Mgmt: −$371
• Net cashflow: $464

Break-even live

Break-even rent $1,177

Max offer price $153,500

Occupancy floor 69%

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: $38,375
• Closing costs: $4,605
• Reserves months: —
• Total cash needed: —

Rent comps 7 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
111 S Palm Dr Brunswick, GA	1.0–3.0	1.0–2.0	1077	$1,589	$1.48	43d	11	0.58mi
100 Towne Sq Brunswick, GA	2.0–3.0	2.0–2.5	1874	$1,969	$1.05	43d	5	0.71mi
3500 Grand Pointe Way Brunswick, GA	2.0	2.0	1170	$1,442	$1.23	43d	5	0.76mi
820 Scranton Rd Brunswick, GA	1.0–3.0	1.0–2.5	797	$1,696	$2.13	43d	5	0.84mi
500 Beverly Villas Dr Brunswick, GA	2.0	2.0	1336	$1,712	$1.28	43d	4	0.99mi
171 Drayton Cir Brunswick, GA	3.0	2.5	1800	$1,700	$0.94	43d	1	1.15mi
500 Coastal Club Cir Brunswick, GA	2.0	2.0	1153	$1,314	$1.14	43d	5	1.37mi

Listing history 6 events

1. 2026-05-01
   status Pending
2. 2026-04-22
   price $153,500
3. 2026-03-25
   price $159,900
4. 2026-02-24
   listed $164,500 Active
5. 2025-08-28
   listed $185,000 Active
6. 2025-01-16
   soldstatus $186,900

ⓘ 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: $730 · $61/mo
• Projected year-2 tax: $1,412 · $118/mo
• Expected delta: +$682/yr (+$57/mo · 93.5%)

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

Climate risk First Street

• 🌊 Flood 4/10 Moderate FEMA zone X (unshaded) · 16% chance over 30 yrs
• 🔥 Wildfire 4/10 Moderate
• 🌡 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: $21,178
• − Mortgage interest: −$8,598
• − Property taxes: −$730
• − Insurance: −$768
• − Repairs & maintenance: −$1,694
• − Management: −$1,694
• − Depreciation: −$4,465
• Taxable income: $3,229
• Est. tax owed @ 24.0%: −$775
• After-tax cash flow: $4,799/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 — Country Club Estates

• Score: 66/100
• State rank: #179
• US rank: #11222

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Country Club Estates, GA
• County: Glynn County · 69,019 people
• Metro: Brunswick, GA
• Population (ZIP): 28,926
• Household income: $69,493
• Rent vs Own: 40.8% rent · 59.2% own
• Severe rent burden: 924.0

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 0.56)
• Race & ethnicity: White 61% Black 23% Hispanic / Latino 9% Two or more races 7%
• Hispanic origin (detail): Mexican 4%
• Common ancestry: Italian 3% Slovak 1% Lithuanian 1%
• Foreign-born: 6% · Canada
• Languages at home: 92% English-only · Spanish 7%

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: ▼ -133.03%
• Current HPI: 162.2528
• Rent YoY: ▼ -0.16%
• 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

-17.9% since first listed

6 events — show timeline

• 2026-05-01 Pending — GIAR
• 2026-04-22 Price Changed $153,500 GIAR
• 2026-03-25 Price Changed $159,900 GIAR
• 2026-02-24 Listed $164,500 GIAR
• 2025-08-28 Listed $185,000 GIAR
• 2025-01-16 Sold (Public Records) $186,900 Public Records

Property tax history

-1.6%/yr

Latest (2025): $730 · -0.0% YoY. Source: county tax records.