112 Brandenberry Rd · Dock Junction, GA 31523

$299,900

5 bd · 2.5 ba · 1,858 sqft · SingleFamily public records · 48 Days on market

Built 2003 0.59 ac lot $161/sqft · 25% below area Est $402k · 25% under

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Why this score? — see what drove the D- 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 +15.0/15.0
• Cash flow +8.8/30.0
• Schools +3.4/10.0
• Livability +3.1/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• DSCR +2.4/10.0
• 1% rule +2.2/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Two stories, 5 bedrooms. Master bedroom downstairs, 4 up. Back yard is completely privacy fenced. Great room with fireplace, opens into Formal dining. Kitchen offers breakfast area, and laundry room. Homes sits nestled among Oaks and has a low country front porch. Perfect place for privacy and backyard entertaining. Excellent schools, Neighborhood and ISLAND living. Blythe Island offers, parks, recreation and access to launch your boat, as well as Camping at the Regional Park.

Key facts

• Covered front porch
• Above ground pool
• Fenced in back yard

Tags

• FENCED IN BACK YARD
• ABOVE GROUND POOL
• COVERED FRONT PORCH
• NATURALLY WELL LIT LIVING ROOM
• FIREPLACE
• WHITE CABINETRY

Property features AI

Exterior

• Parking: Driveway; 2-car garage
• Utilities: Private well water
• Home design: 2-story home; Slab foundation; Asphalt roof
• Construction: Wood fencing
• Exterior features: Fenced yard with wood fencing; Private pool

Interior

• Bedrooms: 1 main-level bedroom
• Bathrooms: 2 full bathrooms; 1 half bathroom
• Heating & cooling: Central electric heating; Electric cooling
• Interior features: Fireplace; 9 total rooms

What this means for you Summary

Snapshot

• This is a 5-bed/2.5-bath single-family listed at $300k.

Deal economics

• At list price, monthly cash flow is $-248 ($-3k/yr) — negative.
• To cash-flow at today's rent, offer at most $256k (14.6% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $217k (27.8% below list).
• Recommended offer: $217k (27.8% below list) — sets the bar for 1% rule.
• Cap rate 5.3% 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; 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 $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 48 days — a 3% lower offer ($291k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts since 24y ago 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.
• Current owner paid $215k; 39% 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; extreme-heat days projected 7→19/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $216,634 (27.8% 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 48 days. Have you received any prior offers? Is the seller open to a 28% concession, seller financing, or rate buy-down credit?
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. 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?
6. 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.
7. 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.
8. 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: 0.72% ✗
• Cap rate: 5.30%
• Cash-on-cash: -3.55%
• DSCR: 0.84
• GRM: 11.5

CMA / ARV

• ARV (median comp): $402,439
• List price: $299,900
• Delta: -25.48%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
201 Brentwood Cir	0.09mi	4/2.0 (-1)	1,830 (-2%)	22mo	$389,000	$213	68
185 Water Crest Dr	0.70mi	4/2.0 (-1)	1,785 (-4%)	9mo	$361,000	$202	46

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: -22.3%
• Equity multiple: 0.23×
• Total profit: $-64,434
• Equity at exit: $44,716

10-year hold

• IRR: -16.4%
• Equity multiple: 0.09×
• Total profit: $-76,604
• Equity at exit: $25,930

Cash invested: $83,972 (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: 11.5×

Monthly cashflow live

• Estimated rent: $2,166 medium
• Mortgage (P&I): −$1,573
• Tax from tax record: −$262 /mo · $3,142/yr
• Insurance: −$125
• HOA: −$0
• Vacancy / Maint / Mgmt: −$455
• Net cashflow: $-248

Break-even live

Break-even rent $2,480

Max offer price $256,074

Occupancy floor —

Sensitivity live

Price	-10% $-78	-5% $-163	+0% $-248	+5% $-333	+10% $-418
Rent	-10% $-419	-5% $-334	+0% $-248	+5% $-163	+10% $-77
Rate	-1.0pp $-97	-0.5pp $-172	base $-248	+0.5pp $-326	+1.0pp $-405

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: $74,975
• Closing costs: $8,997
• Reserves months: —
• Total cash needed: —

Listing history 31 events

1. 2026-06-19
   days on market $299,900 Active 48 DOM
2. 2026-06-18
   days on market $299,900 Active 47 DOM
3. 2026-06-17
   days on market $299,900 Active 46 DOM
4. 2026-06-16
   days on market $299,900 Active 45 DOM
5. 2026-06-15
   days on market $299,900 Active 44 DOM
6. 2026-06-14
   days on market $299,900 Active 42 DOM
7. 2026-06-13
   days on market $299,900 Active 41 DOM
8. 2026-06-10
   days on market $299,900 Active 39 DOM
9. 2026-06-09
   days on market $299,900 Active 38 DOM
10. 2026-06-08
    days on market $299,900 Active 37 DOM
11. 2026-06-07
    days on market $299,900 Active 36 DOM
12. 2026-06-05
    days on market $299,900 Active 33 DOM
13. 2026-06-03
    days on market $299,900 Active 32 DOM
14. 2026-06-02
    days on market $299,900 Active 31 DOM
15. 2026-06-01
    days on market $299,900 Active 30 DOM
16. 2026-05-31
    days on market $299,900 Active 29 DOM
17. 2026-05-30
    days on market $299,900 Active 28 DOM
18. 2026-05-02
    listed $299,900 Active 1105-char remark
19. 2026-01-27
    price $295,000
20. 2020-09-10
    soldstatus $215,000
21. 2020-07-13
    soldstatus $215,000

    Show marketing remark (481 chars)

    Two stories, 5 bedrooms. Master bedroom downstairs, 4 up. Back yard is completely privacy fenced. Great room with fireplace, opens into Formal dining. Kitchen offers breakfast area, and laundry room. Homes sits nestled among Oaks and has a low country front porch. Perfect place for privacy and backyard entertaining. Excellent schools, Neighborhood and ISLAND living. Blythe Island offers, parks, recreation and access to launch your boat, as well as Camping at the Regional Park.

22. 2020-03-07
    listed $215,000

    Show marketing remark (481 chars)

    Two stories, 5 bedrooms. Master bedroom downstairs, 4 up. Back yard is completely privacy fenced. Great room with fireplace, opens into Formal dining. Kitchen offers breakfast area, and laundry room. Homes sits nestled among Oaks and has a low country front porch. Perfect place for privacy and backyard entertaining. Excellent schools, Neighborhood and ISLAND living. Blythe Island offers, parks, recreation and access to launch your boat, as well as Camping at the Regional Park.

23. 2015-07-09
    soldstatus $134,000
24. 2015-07-02
    soldstatus $134,000
25. 2015-03-30
    historical
26. 2015-03-29
    listed $139,900
27. 2015-03-29
    listed $139,900
28. 2012-08-01
    soldstatus $85,000
29. 2012-03-01
    listed $99,900
30. 2002-08-26
    listed $20,750
31. 2002-08-23
    soldstatus $20,750

ⓘ 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: $3,142 · $262/mo
• Projected year-2 tax: $3,142 · $262/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

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

Climate risk First Street

• 🌊 Flood 3/10 Moderate FEMA zone X (unshaded) · 10% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 Heat 10/10 Extreme 7 d/yr ≥109°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: $25,996
• − Mortgage interest: −$16,799
• − Property taxes: −$3,142
• − Insurance: −$1,500
• − Repairs & maintenance: −$2,080
• − Management: −$2,080
• − Depreciation: −$8,724
• Taxable loss: −$8,328
• Est. tax savings @ 24.0%: +$1,999
• After-tax cash flow: $-978/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

• 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

+1345.3% since first listed

14 events — show timeline

• 2026-05-02 Listed $299,900 GIAR
• 2026-01-27 Price Changed $295,000 GIAR
• 2020-09-10 Sold (Public Records) $215,000 Public Records
• 2020-07-13 Sold (MLS) $215,000 GIAR
• 2020-03-07 Listed $215,000 GIAR
• 2015-07-09 Sold (Public Records) $134,000 Public Records
• 2015-07-02 Sold (MLS) $134,000 GIAR
• 2015-03-30 Listing Removed — GIAR
• 2015-03-29 Listed $139,900 GIAR
• 2015-03-29 Listed $139,900 GIAR
• 2012-08-01 Sold (MLS) $85,000 GIAR
• 2012-03-01 Listed $99,900 GIAR
• 2002-08-26 Listed $20,750 GIAR
• 2002-08-23 Sold (MLS) $20,750 GIAR

Property tax history

+7.3%/yr

Latest (2025): $3,142 · +9.6% YoY. Source: county tax records.