224 Bottlebrush Walk · Dock Junction, GA 31525

$299,990

3 bd · 2.0 ba · 1,744 sqft · MultiFamily public records · 296 Days on market

Built 2024 Excellent condition 5,227 sqft lot $172/sqft · at area comps Est $302k · at est. $123/mo HOA · 8% of rent

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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 +21.5/30.0
• ARV discount +7.8/15.0
• DSCR +6.8/10.0
• 1% rule +5.3/10.0
• Condition / age +4.8/5.0
• Schools +3.4/10.0
• Livability +3.1/5.0
• Rent growth +2.5/5.0
• Appreciation +0.0/10.0

Multi-family units

County records classify this as Multi-Family (2-4 Unit). Listing-text estimate: 1 unit. estimate disagrees with records

Listing remarks MLS

Move-in Ready New Construction! Grant’s Ferry Cove is a lovely neighborhood situated by an expansive freshwater lake setting perfect for today’s discerning homeowner. This vibrant community pairs the ease of single-level design with the sophistication of modern finishes and the richness of resort-style amenities. At its heart, a beautifully appointed clubhouse welcomes gatherings with a caterer’s kitchen, fitness center, TV lounge, and game room. Outdoors, residents can enjoy a sparkling pool, tennis, and two pickleball courts—all just steps from home. Each residence showcases refined craftsmanship: open floor plans, luxury vinyl plank flooring, quartz countertops, stainless steel appliances, and soft-close shaker cabinetry. The great room flows seamlessly to a covered porch, creating effortless indoor-outdoor living. The primary suite serves as a private retreat with walk-in closet, spa-style bath, and double vanity, while two additional bedrooms and a two-car garage offer both space and convenience. Centrally located near I-95, shopping, dining, medical facilities, and golf, Grant’s Ferry Cove offers quick access to the Golden Isles’ best amenities. The new Buc-ee’s, FLETC, and Brunswick Airport are within minutes, while Savannah and Jacksonville are just an hour’s drive away. Visit our furnished model at 225 Bottlebrush Walk and experience Grant’s Ferry Cove for yourself. Take advantage of seller closing costs $12,500/Rate-buy Down through our partnered lender. OR 2 years HOA fees paid at Closing, Screen porch, and fence. Additional option to purchase furnished! Call for details of sellers Monthly Promotion. The time to embrace your resort living lifestyle is now!

Key facts

• Fitness center
• Tv room
• Pool

Tags

• FRESHWATER LAKE SETTING
• CLUBHOUSE WITH KITCHEN
• FITNESS CENTER
• TV ROOM
• GAME ROOM
• POOL

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath multifamily listed at $300k. Condition is rated excellent.

Deal economics

• At list price, monthly cash flow is $381 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $300k).
• Recommended offer: $264k (12.0% below list) — sets the bar for market timing.
• Cap rate 8.1% 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: amenities F, commute F, employment D-.
• 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.
• Zoned schools: Golden Isles Elementary School (math 44% / reading 30%, grade F, #485 of 1,228 statewide, top 41%, 598 students, 73% FRL); Needwood Middle School (math 24% / reading 44%, grade F, #201 of 470 statewide, top 44%, 748 students, 66% FRL); Brunswick High School (math 32% / reading 37%, grade F, #88 of 424 statewide, top 22%, 1,932 students, 61% FRL).
• Market conditions: Rents soft (-0.2%/yr); 353 active listings in the ZIP; 3 comparable units currently listed for rent nearby; rentals lingering (median 46d 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).
• At $3,083/mo this rent would consume 53% of the median local household income ($69k/yr) (locally 924% 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 $9k 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 296 days — a 12% lower offer ($264k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts 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

• Watch-outs: flood insurance adds $66/mo.
• Climate carrying-cost: major flood risk; severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 7→18/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $263,991 (12.0% below list)

Questions for the listing agent

1. It's been on market 296 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
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. 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?
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 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: 1.03% ✓
• Cap rate: 8.08%
• Cash-on-cash: 6.40%
• DSCR: 1.28
• GRM: 8.1

CMA / ARV

• ARV (median comp): $302,263
• List price: $299,990
• Delta: -0.75%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 10 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
226 Bottlebrush Walk	0.01mi	3/2.0	1,696 (-3%)	10mo	$302,500	$178	87
221 Bottlebrush Walk	0.04mi	3/2.0	1,697 (-3%)	10mo	$314,999	$186	86
222 Bottlebrush Walk	0.01mi	3/2.0	1,692 (-3%)	11mo	$299,990	$177	86
213 Bottlebrush Walk	0.03mi	3/2.0	1,692 (-3%)	10mo	$314,990	$186	85
220 Bottlebrush Walk	0.04mi	3/2.0	1,700 (-2%)	12mo	$299,990	$176	84
211 Bottlebrush Walk	0.06mi	3/2.0	1,700 (-2%)	11mo	$314,990	$185	84
216 Bottlebrush Walk	0.04mi	3/2.0	1,707 (-2%)	14mo	$299,990	$176	83
214 Bottlebrush Walk	0.05mi	3/2.0	1,687 (-3%)	12mo	$299,990	$178	82
218 Bottlebrush Walk	0.03mi	3/2.0	1,687 (-3%)	14mo	$299,990	$178	82
209 Bottlebrush Walk	0.07mi	3/2.0	1,700 (-2%)	14mo	$309,990	$182	81

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: -11.3%
• Equity multiple: 0.60×
• Total profit: $-33,322
• Equity at exit: $44,729

10-year hold

• IRR: -7.0%
• Equity multiple: 0.61×
• Total profit: $-32,516
• Equity at exit: $25,938

Cash invested: $83,997 (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: 16.2×

Monthly cashflow live

• Estimated rent: $3,083 medium
• Mortgage (P&I): −$1,573
• Tax from tax record: −$167 /mo · $1,999/yr
• Insurance: −$125
• Flood insurance flood zone: −$66 /mo · $798/yr
• HOA: −$123
• Vacancy / Maint / Mgmt: −$647
• Net cashflow: $381

Break-even live

Break-even rent $2,600

Max offer price $299,990

Occupancy floor 83%

Sensitivity live

Price	-10% $551	-5% $466	+0% $381	+5% $296	+10% $212
Rent	-10% $138	-5% $260	+0% $381	+5% $503	+10% $625
Rate	-1.0pp $532	-0.5pp $458	base $381	+0.5pp $304	+1.0pp $225

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

Units	Beds	Baths	Est. rent
▸ 2× units	2	2	$3,084
Total (2 units)			$3,083

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: $74,998
• Closing costs: $9,000
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
100 Odyssey Lk Dr Brunswick, GA	1.0–3.0	1.0–2.0	1114	$1,700	$1.53	45d	15	0.30mi
237 Fox Run Dr Brunswick, GA	2.0–3.0	2.0–3.0	1243	$2,249	$1.81	45d	18	1.14mi
100 Walden Shores Dr Brunswick, GA	1.0–3.0	1.0–2.0	1113	$1,545	$1.39	45d	12	1.38mi

HOA detail

• Monthly dues: $123 · $1,476/yr
• Likely covers: waterpoolgym

Listing history 21 events

1. 2026-06-21
   days on market $299,990 Active 296 DOM
2. 2026-06-19
   days on market $299,990 Active 294 DOM
3. 2026-06-18
   days on market $299,990 Active 293 DOM
4. 2026-06-17
   days on market $299,990 Active 292 DOM
5. 2026-06-16
   days on market $299,990 Active 291 DOM
6. 2026-06-15
   days on market $299,990 Active 290 DOM
7. 2026-06-14
   days on market $299,990 Active 288 DOM
8. 2026-06-13
   days on market $299,990 Active 287 DOM
9. 2026-06-10
   days on market $299,990 Active 285 DOM
10. 2026-06-09
    days on market $299,990 Active 284 DOM
11. 2026-06-08
    days on market $299,990 Active 283 DOM
12. 2026-06-07
    days on market $299,990 Active 282 DOM
13. 2026-06-05
    days on market $299,990 Active 279 DOM
14. 2026-06-03
    days on market $299,990 Active 278 DOM
15. 2026-06-02
    days on market $299,990 Active 277 DOM
16. 2026-06-01
    days on market $299,990 Active 276 DOM
17. 2026-05-31
    days on market $299,990 Active 275 DOM
18. 2026-05-30
    days on market $299,990 Active 274 DOM
19. 2025-08-29
    listed $299,990 Active 1750-char remark

    Show marketing remark (1750 chars)

    Move-in Ready New Construction! Grant’s Ferry Cove is a lovely neighborhood situated by an expansive freshwater lake setting perfect for today’s discerning homeowner. This vibrant community pairs the ease of single-level design with the sophistication of modern finishes and the richness of resort-style amenities. At its heart, a beautifully appointed clubhouse welcomes gatherings with a caterer’s kitchen, fitness center, TV lounge, and game room. Outdoors, residents can enjoy a sparkling pool, tennis, and two pickleball courts—all just steps from home. Each residence showcases refined craftsmanship: open floor plans, luxury vinyl plank flooring, quartz countertops, stainless steel appliances, and soft-close shaker cabinetry. The great room flows seamlessly to a covered porch, creating effortless indoor-outdoor living. The primary suite serves as a private retreat with walk-in closet, spa-style bath, and double vanity, while two additional bedrooms and a two-car garage offer both space and convenience. Centrally located near I-95, shopping, dining, medical facilities, and golf, Grant’s Ferry Cove offers quick access to the Golden Isles’ best amenities. The new Buc-ee’s, FLETC, and Brunswick Airport are within minutes, while Savannah and Jacksonville are just an hour’s drive away. Visit our furnished model at 225 Bottlebrush Walk and experience Grant’s Ferry Cove for yourself. Take advantage of seller closing costs $12,500/Rate-buy Down through our partnered lender. OR 2 years HOA fees paid at Closing, Screen porch, and fence. Additional option to purchase furnished! Call for details of sellers Monthly Promotion. The time to embrace your resort living lifestyle is now!

20. 2025-07-25
    soldstatus $299,990 Closed 1135-char remark

    Show marketing remark (1135 chars)

    NEW CONSTRUCTION VILLA-DUPLEX STYLE HOMES! Move-in ready! Welcome to Grant’s Ferry Cove a stunning community situated by an expansive freshwater lake setting perfect for today’s discerning homeowner. Enjoy exceptional amenities including a clubhouse with a caterer’s kitchen, fitness center, TV room, game room, pool, tennis court, and two pickleball courts. These single-level homes showcase an open seamless design with luxury vinyl plank flooring and quartz countertops throughout. The kitchen shines with stainless steel appliances, a central island, and soft-close shaker cabinetry. The spacious great room opens to a covered porch, while the dining area provides a cozy gathering spot. The main suite features a walk-in closet, complemented by two split-plan guest bedrooms, a full bath, laundry room, and a double garage with remotes. Enjoy convenient access to shopping, dining, recreation, medical facilities, a golf course, major highways, the new Buc-ee's, FLETC, and everything you need is close by. Photos represent a the model with similar floorplan. Seller offering up to $10,000 toward Closing costs!!

21. 2025-04-13
    listed $299,990 Active 1135-char remark

    Show marketing remark (1135 chars)

    NEW CONSTRUCTION VILLA-DUPLEX STYLE HOMES! Move-in ready! Welcome to Grant’s Ferry Cove a stunning community situated by an expansive freshwater lake setting perfect for today’s discerning homeowner. Enjoy exceptional amenities including a clubhouse with a caterer’s kitchen, fitness center, TV room, game room, pool, tennis court, and two pickleball courts. These single-level homes showcase an open seamless design with luxury vinyl plank flooring and quartz countertops throughout. The kitchen shines with stainless steel appliances, a central island, and soft-close shaker cabinetry. The spacious great room opens to a covered porch, while the dining area provides a cozy gathering spot. The main suite features a walk-in closet, complemented by two split-plan guest bedrooms, a full bath, laundry room, and a double garage with remotes. Enjoy convenient access to shopping, dining, recreation, medical facilities, a golf course, major highways, the new Buc-ee's, FLETC, and everything you need is close by. Photos represent a the model with similar floorplan. Seller offering up to $10,000 toward Closing costs!!

ⓘ 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: $1,999 · $167/mo
• Projected year-2 tax: $2,760 · $230/mo
• Expected delta: +$761/yr (+$63/mo · 38.1%)

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

Climate risk First Street

• 🌊 Flood 7/10 Severe FEMA zone X (unshaded) · 99% chance over 30 yrs
• 🔥 Wildfire 4/10 Moderate
• 🌡 Heat 10/10 Extreme 7 d/yr ≥109°F today · 18 d/yr by 30 yrs out
• 💨 Wind 9/10 Extreme 99% chance of damaging wind over 30 yrs
• 🫁 Air quality 3/10 Moderate 4 unhealthy d/yr today · 4 by 30 yrs out

Taxation est. · year 1

• Rental income: $36,996
• − Mortgage interest: −$16,804
• − Property taxes: −$1,999
• − Insurance: −$2,297
• − Repairs & maintenance: −$2,960
• − Management: −$2,960
• − HOA: −$1,476
• − Depreciation: −$8,727
• Taxable loss: −$227
• Est. tax savings @ 24.0%: +$54
• After-tax cash flow: $4,631/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 95/100 None rehab

Move-in ready new construction home with modern finishes and resort-style amenities. Ideal for both resale and rental.

Value-add opportunities

• Both landscaping — enhances curb appeal and adds value
• Rental pool maintenance — amenity for potential tenants

Renovation cost estimate screening

Value-add ROI direction

• Both landscaping — enhances curb appeal and adds value ↑
• Rental pool maintenance — amenity for potential tenants ↑

ⓘ 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 — 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

• 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

+0.0% since first listed

3 events — show timeline

• 2025-08-29 Listed $299,990 GIAR
• 2025-07-25 Sold (MLS) $299,990 GIAR
• 2025-04-13 Listed $299,990 GIAR

Property tax history

+97.2%/yr

Latest (2025): $1,999 · +698.4% YoY. Source: county tax records.