1515 Old Jesup Rd · Dock Junction, GA 31520

$110,000

3 bd · 2.0 ba · 1,152 sqft · Manufactured public records · 121 Days on market

Built 1995 0.33 ac lot

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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
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Rent growth +3.8/5.0
• Schools +3.4/10.0
• Livability +3.1/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Strategically located in Central Glynn county allowing easy access to Beaches, Shopping, Interstate Hwy. 95 etc. .. Home has Architectural Shingled Roof, New HVAC, New Stove, Home is on Well & Septic. Move in ready or buy for investment.

Key facts

• New stove
• Central glynn county
• New hvac

Tags

• CENTRAL GLYNN COUNTY
• EASY ACCESS TO BEACHES
• EASY ACCESS TO SHOPPING
• ARCHITECTURAL SHINGLED ROOF
• NEW HVAC
• NEW STOVE

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $110k.

Deal economics

• At list price, monthly cash flow is $1k ($13k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $110k).
• Recommended offer: $97k (12.0% below list) — sets the bar for market timing.
• Cap rate 18.1% vs local median 3.6% in Dock Junction — 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 62/100 on livability (#298 in GA) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+; Watch: schools F, amenities F, commute 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; 3 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; lower-income renter base — watch delinquency; 734 units permitted in Glynn County in 2024 (136 in 5+ unit buildings).
• At $2,245/mo this rent would consume 67% 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 $761 of loan paydown is wiped out by about $3k 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 $31k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• It's been on market 121 days — a 12% lower offer ($97k) is reasonable based on typical stale-listing flexibility.
• 9 sale attempts since 5y ago; this cycle's ask has dropped $15k (12%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $77k; 43% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; moderate wildfire risk; extreme-heat days projected 7→19/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $96,800 (12.0% below list)

Questions for the listing agent

1. It's been on market 121 days. Have you received any prior offers? Is the seller open to a 12% 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: 2.04% ✓
• Cap rate: 18.10%
• Cash-on-cash: 42.16%
• DSCR: 2.88
• GRM: 4.1

CMA / ARV

No comps found within radius.

Projected returns pro-forma

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

5-year hold

• IRR: 41.1%
• Equity multiple: 2.81×
• Total profit: $55,885
• Equity at exit: $16,401

10-year hold

• IRR: 48.3%
• Equity multiple: 6.13×
• Total profit: $157,911
• Equity at exit: $9,511

Cash invested: $30,800 (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: 4.1×

Monthly cashflow live

• Estimated rent: $2,245 medium
• Mortgage (P&I): −$577
• Tax from tax record: −$68 /mo · $821/yr
• Insurance: −$46
• HOA: −$0
• Vacancy / Maint / Mgmt: −$471
• Net cashflow: $1,082

Break-even live

Break-even rent $875

Max offer price $110,000

Occupancy floor 47%

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: $27,500
• Closing costs: $3,300
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1100 River Ford RD Brunswick, GA	2.0–3.0	2.0–2.5	1219	$2,720	$2.23	44d	9	0.18mi
104 Eagles Pointe Dr Brunswick, GA	1.0–4.0	1.0–3.0	1141	$1,473	$1.29	44d	4	0.50mi
1000 Vintage Brunswick Cir Brunswick, GA	1.0–2.0	1.0–2.0	941	$1,855	$1.97	44d	24	0.86mi

Listing history 41 events

1. 2026-06-19
   days on market $110,000 Active 121 DOM
2. 2026-06-18
   days on market $110,000 Active 120 DOM
3. 2026-06-17
   days on market $110,000 Active 119 DOM
4. 2026-06-16
   days on market $110,000 Active 118 DOM
5. 2026-06-15
   days on market $110,000 Active 117 DOM
6. 2026-06-14
   days on market $110,000 Active 115 DOM
7. 2026-06-13
   days on market $110,000 Active 114 DOM
8. 2026-06-10
   remarks 330-char remark
9. 2026-06-10
   days on market $110,000 Active 112 DOM
10. 2026-06-09
    days on market $110,000 Active 111 DOM
11. 2026-06-08
    days on market $110,000 Active 110 DOM
12. 2026-06-07
    days on market $110,000 Active 109 DOM
13. 2026-06-05
    days on market $110,000 Active 106 DOM
14. 2026-06-03
    days on market $110,000 Active 105 DOM
15. 2026-06-02
    days on market $110,000 Active 104 DOM
16. 2026-06-01
    days on market $110,000 Active 103 DOM
17. 2026-05-31
    days on market $110,000 Active 102 DOM
18. 2026-05-30
    days on market $110,000 Active 101 DOM
19. 2026-04-27
    price $110,000 243-char remark

    Show marketing remark (243 chars)

    Strategically located in Central Glynn county allowing easy access to Beaches, Shopping, Interstate Hwy. 95 etc. .. Home has Architectural Shingled Roof, New HVAC, New Stove, Home is on Well & Septic. Move in ready or buy for investment.

20. 2026-04-27
    status Active 243-char remark

    Show marketing remark (243 chars)

    Strategically located in Central Glynn county allowing easy access to Beaches, Shopping, Interstate Hwy. 95 etc. .. Home has Architectural Shingled Roof, New HVAC, New Stove, Home is on Well & Septic. Move in ready or buy for investment.

21. 2026-04-15
    status Pending 243-char remark

    Show marketing remark (243 chars)

    Strategically located in Central Glynn county allowing easy access to Beaches, Shopping, Interstate Hwy. 95 etc. .. Home has Architectural Shingled Roof, New HVAC, New Stove, Home is on Well & Septic. Move in ready or buy for investment.

22. 2026-02-06
    listed $125,000 Active 243-char remark

    Show marketing remark (243 chars)

    Strategically located in Central Glynn county allowing easy access to Beaches, Shopping, Interstate Hwy. 95 etc. .. Home has Architectural Shingled Roof, New HVAC, New Stove, Home is on Well & Septic. Move in ready or buy for investment.

23. 2024-08-09
    soldstatus $77,000 Sold 97-char remark

    Show marketing remark (97 chars)

    3 Bedroom, 2 Bath Mobile Home Ready to Sell! Newer Metal Roof 2022! Great Investment! Sold As Is.

24. 2024-07-26
    status Under Contract 97-char remark

    Show marketing remark (97 chars)

    3 Bedroom, 2 Bath Mobile Home Ready to Sell! Newer Metal Roof 2022! Great Investment! Sold As Is.

25. 2024-07-05
    price $79,900 97-char remark

    Show marketing remark (97 chars)

    3 Bedroom, 2 Bath Mobile Home Ready to Sell! Newer Metal Roof 2022! Great Investment! Sold As Is.

26. 2024-06-12
    historical
27. 2024-06-12
    historical
28. 2024-03-10
    status Active
29. 2024-03-08
    status Back On Market
30. 2024-02-26
    status Pending
31. 2024-02-26
    status Under Contract
32. 2023-12-16
    listed $89,900 New 97-char remark

    Show marketing remark (97 chars)

    3 Bedroom, 2 Bath Mobile Home Ready to Sell! Newer Metal Roof 2022! Great Investment! Sold As Is.

33. 2023-12-12
    listed $89,900 Active
34. 2023-12-12
    listed $89,900 New
35. 2023-11-27
    soldstatus $60,000 Closed
36. 2023-11-27
    soldstatus $60,000
37. 2023-11-20
    status Pending
38. 2023-11-10
    listed $90,000 Active
39. 2022-02-17
    soldstatus $103,000
40. 2022-02-16
    soldstatus $103,000
41. 2021-12-08
    listed $109,900

ⓘ 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: $821 · $68/mo
• Projected year-2 tax: $1,012 · $84/mo
• Expected delta: +$191/yr (+$16/mo · 23.2%)

ⓘ 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 5/10 Major
• 🌡 Heat 10/10 Extreme 7 d/yr ≥108°F today · 19 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: $26,936
• − Mortgage interest: −$6,162
• − Property taxes: −$821
• − Insurance: −$550
• − Repairs & maintenance: −$2,155
• − Management: −$2,155
• − Depreciation: −$3,200
• Taxable income: $11,893
• Est. tax owed @ 24.0%: −$2,854
• After-tax cash flow: $10,132/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 — Dock Junction

• Score: 62/100
• State rank: #298
• US rank: #16233

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Dock Junction, GA
• County: Glynn County · 69,019 people
• 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

+0.1% since first listed

23 events — show timeline

• 2026-04-27 Price Changed $110,000 GIAR
• 2026-04-27 Relisted — GIAR
• 2026-04-15 Pending — GIAR
• 2026-02-06 Listed $125,000 GIAR
• 2024-08-09 Sold (MLS) $77,000 GAMLS
• 2024-07-26 Pending — GAMLS
• 2024-07-05 Price Changed $79,900 GAMLS
• 2024-06-12 Listing Removed — GAMLS
• 2024-06-12 Listing Removed — GIAR
• 2024-03-10 Relisted — GIAR
• 2024-03-08 Relisted — GAMLS
• 2024-02-26 Pending — GIAR
• 2024-02-26 Pending — GAMLS
• 2023-12-16 Listed $89,900 GAMLS
• 2023-12-12 Listed $89,900 GAMLS
• 2023-12-12 Listed $89,900 GIAR
• 2023-11-27 Sold (Public Records) $60,000 Public Records
• 2023-11-27 Sold (MLS) $60,000 GIAR
• 2023-11-20 Pending — GIAR
• 2023-11-10 Listed $90,000 GIAR
• 2022-02-17 Sold (Public Records) $103,000 Public Records
• 2022-02-16 Sold (MLS) $103,000 GIAR
• 2021-12-08 Listed $109,900 GIAR

Property tax history

+12.0%/yr

Latest (2025): $821 · +29.4% YoY. Source: county tax records.