317 Crossbridge Dr · Dock Junction, GA 31525

$210,000

3 bd · 2.0 ba · 2,009 sqft · SingleFamily public records · 62 Days on market

Built 1997 0.34 ac lot $105/sqft · 43% below area Est $297k · 29% under

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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 +16.4/30.0
• ARV discount +15.0/15.0
• DSCR +5.1/10.0
• 1% rule +4.2/10.0
• 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 MLS

Great investment property! 3BR/2BA home featuring formal dining room, great room with fireplace, and split bedroom floor plan. Tile flooring in living areas with newly installed laminate wood in the dining room and bedrooms. Spacious master bedroom with walk in closet, double vanities, and shower/tub combination. 2 car garage was converted and could be used as a 4th bedroom. Square footage does not included converted garage. Fenced backyard with storage shed. Property being sold as is.

Key facts

• Tile throughout
• Wood-look flooring
• Split bedroom plan

Tags

• TILE THROUGHOUT
• WOOD-LOOK FLOORING
• SPLIT BEDROOM PLAN
• FIREPLACE
• BONUS SPACE
• FENCED BACKYARD

Property features AI

Finance

• Other: Lot approximately 0.34 acre (per public records)
• Financial info: Listing accepts Cash and Conventional financing
• HOA & community: No HOA

Exterior

• Parking: No parking listed
• Utilities: Public water; Public sewer; Sewer and water available
• Home design: Single-family house; Resale property; Built in 1997
• Construction: Other construction materials; Other roof
• Exterior features: No lot-specific features listed

Interior

• Kitchen: No appliances listed
• Bedrooms: 3 bedrooms
• Flooring: Hardwood floors; Tile floors
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating (natural gas); Central air conditioning
• Interior features: Tile baths; One-level living; Fireplace (1)
• Laundry & utility: Laundry room

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $210k.

Deal economics

• At list price, monthly cash flow is $120 ($1k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $194k (7.6% below list).
• Recommended offer: $194k (7.6% below list) — sets the bar for 1% rule.
• Cap rate 7.0% 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); Glynn Middle (math 42% / reading 58%, grade C, #68 of 470 statewide, top 15%, 815 students, 51% 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; 4 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).
• This rent runs 33% of the median local income ($69k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $1k of loan paydown is wiped out by about $6k 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 62 days — a 6% lower offer ($197k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 22y ago; this cycle's ask has dropped $30k (12%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $126k; list at $210k implies a 67% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; moderate wildfire risk; extreme-heat days projected 7→20/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $193,946 (7.6% below list)

Questions for the listing agent

1. It's been on market 62 days. Have you received any prior offers? Is the seller open to a 8% 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: 0.92% ✗
• Cap rate: 6.98%
• Cash-on-cash: 2.44%
• DSCR: 1.11
• GRM: 9.0

CMA / ARV

• ARV (median comp): $296,886
• List price: $210,000
• Delta: -29.27%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 11 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
159 Baywood Cir	0.43mi	3/2.0	2,015 (+0%)	5mo	$348,300	$173	76
325 Crossbridge Dr	0.07mi	3/2.0	1,775 (-12%)	10mo	$295,500	$166	69
161 Baywood Cir	0.41mi	4/2.0 (+1)	2,026 (+1%)	14mo	$400,000	$197	63
102 Norwood Ct	0.43mi	4/2.0 (+1)	1,844 (-8%)	4mo	$348,000	$189	58
153 Baywood Cir	0.48mi	4/2.0 (+1)	1,900 (-5%)	8mo	$380,000	$200	57
121 Baywood Cir	0.39mi	4/2.0 (+1)	2,194 (+9%)	7mo	$368,000	$168	56
174 Baywood Cir	0.29mi	3/2.0	1,792 (-11%)	17mo	$305,000	$170	55
118 Eagle Crest Dr	0.75mi	3/2.0	1,876 (-7%)	2mo	$455,000	$243	52
184 Timber Ridge Dr	0.12mi	4/2.0 (+1)	1,727 (-14%)	18mo	$309,000	$179	51
140 Edge Water Dr	0.73mi	3/2.0	1,890 (-6%)	21mo	$370,000	$196	39
223 Edge Water Dr	0.71mi	4/2.0 (+1)	2,265 (+13%)	9mo	$414,900	$183	34

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: -15.8%
• Equity multiple: 0.45×
• Total profit: $-32,094
• Equity at exit: $31,312

10-year hold

• IRR: -13.5%
• Equity multiple: 0.32×
• Total profit: $-40,086
• Equity at exit: $18,157

Cash invested: $58,800 (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 31525

• Rents YoY: -0.2%
• Active inventory: 353
• Price-to-rent: 9.0×

Monthly cashflow live

• Estimated rent: $1,939 medium
• Mortgage (P&I): −$1,101
• Tax from tax record: −$224 /mo · $2,686/yr
• Insurance: −$88
• HOA: −$0
• Vacancy / Maint / Mgmt: −$407
• Net cashflow: $120

Break-even live

Break-even rent $1,788

Max offer price $210,000

Occupancy floor 89%

Sensitivity live

Price	-10% $238	-5% $179	+0% $120	+5% $60	+10% $1
Rent	-10% $-34	-5% $43	+0% $120	+5% $196	+10% $273
Rate	-1.0pp $225	-0.5pp $173	base $120	+0.5pp $65	+1.0pp $10

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: $52,500
• Closing costs: $6,300
• Reserves months: —
• Total cash needed: —

Rent comps 4 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
237 Fox Run Dr Brunswick, GA	2.0–3.0	2.0–3.0	1243	$2,249	$1.81	45d	18	0.90mi
100 Walden Shores Dr Brunswick, GA	1.0–3.0	1.0–2.0	1113	$1,545	$1.39	45d	12	1.05mi
138 Amber Mill Cir Brunswick, GA	3.0	2.5	1606	$1,945	$1.21	45d	1	1.09mi
100 Odyssey Lk Dr Brunswick, GA	1.0–3.0	1.0–2.0	1114	$1,700	$1.53	45d	15	1.33mi

Listing history 30 events

1. 2026-06-21
   days on market $210,000 Active 62 DOM
2. 2026-06-19
   days on market $210,000 Active 60 DOM
3. 2026-06-18
   days on market $210,000 Active 59 DOM
4. 2026-06-17
   days on market $210,000 Active 58 DOM
5. 2026-06-16
   days on market $210,000 Active 57 DOM
6. 2026-06-15
   days on market $210,000 Active 56 DOM
7. 2026-06-14
   days on market $210,000 Active 54 DOM
8. 2026-06-13
   days on market $210,000 Active 53 DOM
9. 2026-06-10
   days on market $210,000 Active 51 DOM
10. 2026-06-09
    days on market $210,000 Active 50 DOM
11. 2026-06-08
    days on market $210,000 Active 49 DOM
12. 2026-06-07
    days on market $210,000 Active 48 DOM
13. 2026-06-05
    days on market $210,000 Active 45 DOM
14. 2026-06-03
    days on market $210,000 Active 44 DOM
15. 2026-06-02
    days on market $210,000 Active 43 DOM
16. 2026-06-01
    days on market $210,000 Active 42 DOM
17. 2026-05-31
    days on market $210,000 Active 41 DOM
18. 2026-05-30
    days on market $210,000 Active 40 DOM
19. 2026-05-04
    price $220,000 588-char remark
20. 2026-04-20
    listed $240,000 New 588-char remark
21. 2016-10-17
    soldstatus $125,700
22. 2016-10-12
    soldstatus $125,700 490-char remark

    Show marketing remark (490 chars)

    Great investment property! 3BR/2BA home featuring formal dining room, great room with fireplace, and split bedroom floor plan. Tile flooring in living areas with newly installed laminate wood in the dining room and bedrooms. Spacious master bedroom with walk in closet, double vanities, and shower/tub combination. 2 car garage was converted and could be used as a 4th bedroom. Square footage does not included converted garage. Fenced backyard with storage shed. Property being sold as is.

23. 2016-08-25
    listed $119,900 490-char remark

    Show marketing remark (490 chars)

    Great investment property! 3BR/2BA home featuring formal dining room, great room with fireplace, and split bedroom floor plan. Tile flooring in living areas with newly installed laminate wood in the dining room and bedrooms. Spacious master bedroom with walk in closet, double vanities, and shower/tub combination. 2 car garage was converted and could be used as a 4th bedroom. Square footage does not included converted garage. Fenced backyard with storage shed. Property being sold as is.

24. 2016-08-11
    historical
25. 2016-03-07
    listed $119,900
26. 2013-05-03
    soldstatus $83,000
27. 2012-09-26
    listed $78,000
28. 2004-10-11
    soldstatus $145,000
29. 2004-10-11
    soldstatus $145,000
30. 2004-06-20
    listed $145,900

ⓘ 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: $2,686 · $224/mo
• Projected year-2 tax: $2,686 · $224/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 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 5/10 Major
• 🌡 Heat 10/10 Extreme 7 d/yr ≥109°F today · 20 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: $23,274
• − Mortgage interest: −$11,763
• − Property taxes: −$2,686
• − Insurance: −$1,050
• − Repairs & maintenance: −$1,862
• − Management: −$1,862
• − Depreciation: −$6,109
• Taxable loss: −$2,059
• Est. tax savings @ 24.0%: +$494
• After-tax cash flow: $1,929/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

• 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

+43.9% since first listed

13 events — show timeline

• 2026-05-21 Price Changed $210,000 GAMLS
• 2026-05-04 Price Changed $220,000 GAMLS
• 2026-04-20 Listed $240,000 GAMLS
• 2016-10-17 Sold (Public Records) $125,700 Public Records
• 2016-10-12 Sold (MLS) $125,700 GIAR
• 2016-08-25 Listed $119,900 GIAR
• 2016-08-11 Listing Removed — GIAR
• 2016-03-07 Listed $119,900 GIAR
• 2013-05-03 Sold (MLS) $83,000 GIAR
• 2012-09-26 Listed $78,000 GIAR
• 2004-10-11 Sold (Public Records) $145,000 Public Records
• 2004-10-11 Sold (MLS) $145,000 GIAR
• 2004-06-20 Listed $145,900 GIAR

Property tax history

+10.2%/yr

Latest (2025): $2,686 · +14.2% YoY. Source: county tax records.