190 Glyndale Cir · Dock Junction, GA 31523

$145,000

3 bd · 2.0 ba · 1,516 sqft · SingleFamily public records · 3 Days on market

Built 1970 0.98 ac lot Est $282k · 49% under

---

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

Listing remarks

Bring your vision to this tabby ranch-style home with great bones and plenty of opportunity. Situated on a spacious 1-acre lot with no HOA, this property features 3 bedrooms, 2 bathrooms, a newer metal roof, covered carport, and a shop in the backyard. Whether you're looking for your next renovation project, rental investment, or a home to customize to your taste, this property offers a solid foundation and room to grow. Enjoy the freedom of country-style living with ample outdoor space and no restrictive HOA rules. Don't miss this chance to unlock the potential of this promising property!

Key facts

• Ample outdoor space
• Spacious 1-acre lot
• Covered carport

Tags

• SPACIOUS 1-ACRE LOT
• NEWER METAL ROOF
• COVERED CARPORT
• SHOP IN THE BACKYARD
• AMPLE OUTDOOR SPACE

Property features AI

Exterior

• Parking: Has carport
• Utilities: Utility service connections measured in feet to electric, gas, sewer and water units
• Home design: Single-family property
• Construction: Metal roof
• Exterior features: Nearly 1-acre lot; Property listed as fixer

Interior

• Bedrooms: Three main-level bedrooms
• Bathrooms: Two full bathrooms
• Interior features: Fireplace (1)

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $145k.

Deal economics

• At list price, monthly cash flow is $770 ($9k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $145k).
• Cap rate 12.7% 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: 215 active listings in the ZIP; 6 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).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $1k of loan paydown is wiped out by about $4k 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 + 3.0% rent growth), your $41k cash investment doubles in ~6 years — after that, you're playing with house money.

Negotiation context

• Only 3 days on market — expect competitive offers; lowballing is unlikely to land.

Risks & watch-outs

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

Recommended offer $145,000

Questions for the listing agent

1. Built in 1970 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
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: 1.55% ✓
• Cap rate: 12.66%
• Cash-on-cash: 22.76%
• DSCR: 2.01
• GRM: 5.4

CMA / ARV

• ARV (on-the-fly): $281,976
• Comps found: 4

Show comp detail 4 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
225 Glen Meadows Cir	0.18mi	3/2.0	1,437 (-5%)	20mo	$268,000	$186	67
601 Woodland St	0.27mi	3/2.5	1,718 (+13%)	12mo	$315,000	$183	53
12 Oak	0.41mi	3/1.5	1,329 (-12%)	18mo	$105,000	$79	43
705 Oak Ln	0.65mi	3/2.0	1,325 (-13%)	11mo	$260,000	$196	40

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: 15.7%
• Equity multiple: 1.63×
• Total profit: $25,576
• Equity at exit: $21,620

10-year hold

• IRR: 24.3%
• Equity multiple: 3.11×
• Total profit: $85,553
• Equity at exit: $12,537

Cash invested: $40,600 (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 31523

• Active inventory: 215
• Price-to-rent: 5.4×

Monthly cashflow live

• Estimated rent: $2,243 high
• Mortgage (P&I): −$760
• Tax est. 1.5%: −$181 /mo · $2,175/yr
• Insurance: −$60
• HOA: −$0
• Vacancy / Maint / Mgmt: −$471
• Net cashflow: $770

Break-even live

Break-even rent $1,268

Max offer price $145,000

Occupancy floor 61%

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: $36,250
• Closing costs: $4,350
• Reserves months: —
• Total cash needed: —

Rent comps 6 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
104 Eagles Pointe Dr Brunswick, GA	1.0–4.0	1.0–3.0	1141	$1,473	$1.29	43d	4	0.84mi
1022 Lakes BLVD Brunswick, GA	4.0	2.0	1886	$3,800	$2.01	43d	1	1.01mi
203 N Lake Dr Brunswick, GA	3.0	3.0	2056	$2,200	$1.07	43d	1	1.18mi
1100 River Ford RD Brunswick, GA	2.0–3.0	2.0–2.5	1219	$2,720	$2.23	43d	9	1.26mi
168 Drew Cir Brunswick, GA	3.0	2.0	1190	$1,595	$1.34	43d	1	1.43mi
185 Drew Cir Brunswick, GA	3.0	2.0	1300	$1,450	$1.12	43d	1	1.45mi

Listing history 4 events

1. 2026-06-15
   statusdays on market $145,000 Pending 3 DOM
2. 2026-06-14
   days on market $145,000 Active 2 DOM
3. 2026-06-13
   remarks 596-char remark
4. 2026-06-13
   listed $145,000 Active 1 DOM

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Climate risk First Street

• 🌊 Flood 4/10 Moderate FEMA zone X (unshaded) · 22% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 Heat 10/10 Extreme 7 d/yr ≥110°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: $26,917
• − Mortgage interest: −$8,122
• − Property taxes: −$2,175
• − Insurance: −$725
• − Repairs & maintenance: −$2,153
• − Management: −$2,153
• − Depreciation: −$4,218
• Taxable income: $7,370
• Est. tax owed @ 24.0%: −$1,769
• After-tax cash flow: $7,471/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
• Population (ZIP): 14,921

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: Predominantly White (71%)
• Race & ethnicity: White 71% Black 17% Hispanic / Latino 5% Two or more races 5% Asian 3%
• Hispanic origin (detail): Mexican 3%
• Common ancestry: Slovak 5% Serbian 2% Romanian 2%
• Foreign-born: 6% · Canada, Vietnam
• Languages at home: 93% English-only · Spanish 4% Vietnamese 2%

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: ▼ -102.30%
• Current HPI: 174.4323
• Rent YoY: —
• Metro: —
• 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

1 event — show timeline

• 2026-06-11 Listed $145,000 GIAR

Property tax history

-0.2%/yr

Latest (2025): $196 · -0.0% YoY. Source: county tax records.