207 Lantana Ct · Dock Junction, GA 31520

$147,000

3 bd · 2.0 ba · 1,235 sqft · Condo public records · 235 Days on market

Built 2002 $119/sqft · 20% above area Est $122k · 20% over $280/mo HOA · 17% of rent

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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).

• Cash flow +17.1/30.0
• 1% rule +6.3/10.0
• DSCR +5.3/10.0
• Rent growth +3.8/5.0
• Schools +3.4/10.0
• Livability +3.1/5.0
• Condition / age +2.5/5.0
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Listing remarks MLS

Lovely condominium in a centrally located area. Close to everything! Condo has been recently painted and new flooring has been installed. Unit offers a split floor plan and a large back deck that overlooks the pool area. There is currently a tenant in place who will be moving out soon. Great Investment property or primary residence * * * Easy to show but request 24 hour notice when possible. * * *

Key facts

• Large back deck
• Overlooks pool area
• Centrally located

Tags

• CENTRALLY LOCATED
• RECENTLY PAINTED
• NEW FLOORING
• SPLIT FLOOR PLAN
• LARGE BACK DECK
• OVERLOOKS POOL AREA

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath condo listed at $147k.

Deal economics

• At list price, monthly cash flow is $101 ($1k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $147k).
• Recommended offer: $129k (12.0% below list) — sets the bar for market timing.
• Cap rate 7.1% 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: Glyndale Elementary School (math 24% / reading 24%, grade F, #784 of 1,228 statewide, top 64%, 621 students, 79% 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 rising fast (+5.1%/yr); 183 active listings in the ZIP; 7 comparable units currently listed for rent nearby; rentals lingering (median 46d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 71% 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 $1,654/mo this rent would consume 50% 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 $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.

Negotiation context

• It's been on market 235 days — a 12% lower offer ($129k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 22y ago; this cycle's ask has dropped $12k (8%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $103k; 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; extreme-heat days projected 7→20/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $129,360 (12.0% below list)

Questions for the listing agent

1. It's been on market 235 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
3. Any open or pending special assessments — roof, HVAC, plumbing, elevator, façade? What's the per-unit balance and payoff schedule, and is the seller paying it off at close or rolling it to the buyer?
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. 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?
8. 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.
9. 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.
10. 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: 1.13% ✓
• Cap rate: 7.12%
• Cash-on-cash: 2.95%
• DSCR: 1.13
• GRM: 7.4

CMA / ARV

• ARV (median comp): $122,338
• List price: $147,000
• Delta: 20.16%
• Verdict: OVERPRICED
• Comps: 20 within 1.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: -8.8%
• Equity multiple: 0.67×
• Total profit: $-13,694
• Equity at exit: $21,918

10-year hold

• IRR: 3.6%
• Equity multiple: 1.29×
• Total profit: $12,086
• Equity at exit: $12,710

Cash invested: $41,160 (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: 7.4×

Monthly cashflow live

• Estimated rent: $1,654 high
• Mortgage (P&I): −$771
• Tax from tax record: −$93 /mo · $1,118/yr
• Insurance: −$61
• HOA: −$280
• Vacancy / Maint / Mgmt: −$347
• Net cashflow: $101

Break-even live

Break-even rent $1,526

Max offer price $147,000

Occupancy floor 89%

Sensitivity live

Price	-10% $185	-5% $143	+0% $101	+5% $60	+10% $18
Rent	-10% $-29	-5% $36	+0% $101	+5% $167	+10% $232
Rate	-1.0pp $175	-0.5pp $139	base $101	+0.5pp $63	+1.0pp $24

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: $36,750
• Closing costs: $4,410
• Reserves months: —
• Total cash needed: —

Rent comps 7 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
500 Coastal Club Cir Brunswick, GA	2.0	2.0	1153	$1,314	$1.14	45d	5	0.38mi
294 Windridge Dr Brunswick, GA	3.0	2.0	1430	$1,600	$1.12	45d	1	0.52mi
500 Beverly Villas Dr Brunswick, GA	2.0	2.0	1336	$1,712	$1.28	45d	4	0.60mi
5600 Altama Ave Brunswick, GA	2.0	1.0	750	$1,175	$1.57	45d	3	0.98mi
3200 Cypress Mill Rd Brunswick, GA	2.0–3.0	2.0	1168	$1,485	$1.27	9d	13	1.16mi
1105 Fountain Lake Dr Brunswick, GA	2.0–3.0	2.0–2.5	1157	$1,575	$1.36	3d	6	1.37mi
3742 Ogg Ave Brunswick, GA	2.0	1.0	797	$1,250	$1.57	45d	1	1.47mi

HOA detail condo

• Monthly dues: $280 · $3,360/yr
• Likely covers: pool
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 30 events

1. 2026-06-21
   days on market $147,000 Active 235 DOM
2. 2026-06-19
   days on market $147,000 Active 233 DOM
3. 2026-06-18
   days on market $147,000 Active 232 DOM
4. 2026-06-17
   days on market $147,000 Active 231 DOM
5. 2026-06-16
   days on market $147,000 Active 230 DOM
6. 2026-06-15
   days on market $147,000 Active 229 DOM
7. 2026-06-14
   days on market $147,000 Active 227 DOM
8. 2026-06-13
   days on market $147,000 Active 226 DOM
9. 2026-06-10
   days on market $147,000 Active 224 DOM
10. 2026-06-09
    days on market $147,000 Active 223 DOM
11. 2026-06-08
    days on market $147,000 Active 222 DOM
12. 2026-06-07
    days on market $147,000 Active 221 DOM
13. 2026-06-05
    days on market $147,000 Active 218 DOM
14. 2026-06-03
    days on market $147,000 Active 217 DOM
15. 2026-06-02
    days on market $147,000 Active 216 DOM
16. 2026-06-01
    days on market $147,000 Active 215 DOM
17. 2026-05-31
    days on market $147,000 Active 214 DOM
18. 2026-05-30
    days on market $147,000 Active 213 DOM
19. 2026-01-08
    price $147,000 406-char remark

    Show marketing remark (406 chars)

    Lovely condominium in a centrally located area. Close to everything! Condo has been recently painted and new flooring has been installed. Unit offers a split floor plan and a large back deck that overlooks the pool area. There is currently a tenant in place who will be moving out soon. Great Investment property or primary residence * * * Easy to show but request 24 hour notice when possible. * * *

20. 2025-10-23
    listed $159,000 Active 406-char remark

    Show marketing remark (406 chars)

    Lovely condominium in a centrally located area. Close to everything! Condo has been recently painted and new flooring has been installed. Unit offers a split floor plan and a large back deck that overlooks the pool area. There is currently a tenant in place who will be moving out soon. Great Investment property or primary residence * * * Easy to show but request 24 hour notice when possible. * * *

21. 2025-08-14
    soldstatus $103,100
22. 2016-02-19
    soldstatus $60,000 580-char remark

    Show marketing remark (580 chars)

    This 3 bed/2 bath condo is conveniently located in Central Glynn. Close to schools and shopping. This property features a split-bedroom floor plan, with a fully equipped kitchen and all appliances including washer and dryer. The dining area is open to the spacious Greatroom and has access to the open patio area that overlooks the community pool. This is where you will want to enjoy your morning coffee, or relax on those summer afternoons. Other features include faux wood blinds throughout, covered parking, and additional storage. Priced to sell! Call for your showing today!

23. 2016-02-17
    soldstatus $60,000
24. 2016-01-23
    listed $67,500 580-char remark

    Show marketing remark (580 chars)

    This 3 bed/2 bath condo is conveniently located in Central Glynn. Close to schools and shopping. This property features a split-bedroom floor plan, with a fully equipped kitchen and all appliances including washer and dryer. The dining area is open to the spacious Greatroom and has access to the open patio area that overlooks the community pool. This is where you will want to enjoy your morning coffee, or relax on those summer afternoons. Other features include faux wood blinds throughout, covered parking, and additional storage. Priced to sell! Call for your showing today!

25. 2011-08-01
    historical
26. 2010-09-17
    listed $79,900
27. 2005-02-11
    soldstatus $102,000
28. 2004-08-17
    listed $110,000
29. 2004-05-27
    soldstatus $100,000
30. 2004-04-08
    listed $100,000

ⓘ 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: $1,118 · $93/mo
• Projected year-2 tax: $1,352 · $113/mo
• Expected delta: +$235/yr (+$20/mo · 21.0%)

ⓘ 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) · 12% chance over 30 yrs
• 🔥 Wildfire 3/10 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: $19,847
• − Mortgage interest: −$8,234
• − Property taxes: −$1,118
• − Insurance: −$735
• − Repairs & maintenance: −$1,588
• − Management: −$1,588
• − HOA: −$3,360
• − Depreciation: −$4,276
• Taxable loss: −$1,052
• Est. tax savings @ 24.0%: +$252
• After-tax cash flow: $1,468/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

+47.0% since first listed

12 events — show timeline

• 2026-01-08 Price Changed $147,000 GIAR
• 2025-10-23 Listed $159,000 GIAR
• 2025-08-14 Sold (Public Records) $103,100 Public Records
• 2016-02-19 Sold (MLS) $60,000 GIAR
• 2016-02-17 Sold (Public Records) $60,000 Public Records
• 2016-01-23 Listed $67,500 GIAR
• 2011-08-01 Listing Removed — GIAR
• 2010-09-17 Listed $79,900 GIAR
• 2005-02-11 Sold (MLS) $102,000 GIAR
• 2004-08-17 Listed $110,000 GIAR
• 2004-05-27 Sold (MLS) $100,000 GIAR
• 2004-04-08 Listed $100,000 GIAR

Property tax history

+7.4%/yr

Latest (2025): $1,118 · +0.1% YoY. Source: county tax records.