1800 Townsend St · Dock Junction, GA 31520

$192,500

3 bd · 1.0 ba · 1,432 sqft · SingleFamily public records · 332 Days on market

Built 1942 9,147 sqft lot $134/sqft · 37% above area Est $141k · 37% over

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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 +20.4/30.0
• DSCR +6.5/10.0
• 1% rule +4.4/10.0
• 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

1800 Townsend Street is a tenant-occupied rental property offering a great opportunity for investors. This charming home features 3 bedrooms and 1 bathroom with a functional layout and solid rental history. There is a brand new metal roof, enclosewd porh, and new HVAC. Situated on a corner lot in a convenient Brunswick location, this property is close to schools, shopping, and just minutes from downtown and area beaches. The current tenant is in place, providing immediate rental income for the new owner. Whether you're looking to expand your investment portfolio or begin one, this property delivers value with stable occupancy and potential for long-term growth. Please do not disturb the tenant. Showings available with advance notice.

Key facts

• Close to schools
• Close to shopping
• Corner lot

Tags

• CORNER LOT
• CLOSE TO SCHOOLS
• CLOSE TO SHOPPING
• MINUTES FROM DOWNTOWN
• AREA BEACHES
• IMMEDIATE RENTAL INCOME

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $192k.

Deal economics

• At list price, monthly cash flow is $249 ($3k/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 $182k (5.7% below list).
• Recommended offer: $169k (12.0% below list) — sets the bar for market timing.
• Cap rate 7.8% 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: Goodyear Elementary School (math 20% / reading 17%, grade F, #922 of 1,228 statewide, top 75%, 489 students, 91% FRL); Jane Macon Middle (math 28% / reading 45%, grade F, #167 of 470 statewide, top 38%, 780 students, 74% FRL); Brunswick High School (math 32% / reading 37%, grade F, #88 of 424 statewide, top 22%, 1,932 students, 61% FRL) — zoned schools average 75% FRL vs 55% district-wide (20 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents rising fast (+5.1%/yr); 183 active listings in the ZIP; 8 comparable units currently listed for rent nearby; rentals lingering (median 46d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 88% 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 $1,816/mo this rent would consume 54% 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 $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 332 days — a 12% lower offer ($169k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask is 21% above the opening price — seller raised mid-cycle; expect resistance to lowballs.

Risks & watch-outs

• Watch-outs: built in 1942 — expect roof / HVAC / electrical / plumbing capex.
• 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 $169,400 (12.0% below list)

Questions for the listing agent

1. It's been on market 332 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1942 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. 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?
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 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: 0.94% ✗
• Cap rate: 7.84%
• Cash-on-cash: 5.54%
• DSCR: 1.25
• GRM: 8.8

CMA / ARV

• ARV (median comp): $140,786
• List price: $192,500
• Delta: 36.73%
• Verdict: OVERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
3505 Johnston St	0.23mi	3/2.0	1,353 (-6%)	10mo	$229,663	$170	68
3215 Wesley Ave	0.54mi	3/1.5	1,428 (-0%)	6mo	$205,000	$144	67
3404 Lee St	0.32mi	3/2.0	1,328 (-7%)	4mo	$75,000	$56	66
3306 Kelwin Ave	0.57mi	3/2.0	1,504 (+5%)	1mo	$179,900	$120	60
2210 Woodland Way	0.54mi	3/1.5	1,548 (+8%)	7mo	$212,000	$137	53
3610 Burroughs Ave	0.23mi	2/1.0 (-1)	1,251 (-13%)	12mo	$85,000	$68	53
2111 Clairmont Ln	0.45mi	3/2.0	1,274 (-11%)	5mo	$209,000	$164	52
2112 Egret St	0.61mi	3/2.0	1,337 (-7%)	11mo	$185,500	$139	47
2243 Tara Ln	0.68mi	3/1.0	1,562 (+9%)	12mo	$182,000	$117	43
2268 Poinsettia Cir	0.73mi	3/2.0	1,326 (-7%)	9mo	$128,750	$97	42
3016 Albany St	0.71mi	3/2.0	1,558 (+9%)	8mo	$110,000	$71	41
3308 Kelwin Ave	0.56mi	3/2.0	1,642 (+15%)	9mo	$175,000	$107	38

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 · 5.08% rent growth · sell at horizon

5-year hold

• IRR: -5.6%
• Equity multiple: 0.79×
• Total profit: $-11,533
• Equity at exit: $28,702

10-year hold

• IRR: 6.1%
• Equity multiple: 1.50×
• Total profit: $26,715
• Equity at exit: $16,644

Cash invested: $53,900 (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: 8.8×

Monthly cashflow live

• Estimated rent: $1,816 high
• Mortgage (P&I): −$1,009
• Tax from tax record: −$96 /mo · $1,151/yr
• Insurance: −$80
• HOA: −$0
• Vacancy / Maint / Mgmt: −$381
• Net cashflow: $249

Break-even live

Break-even rent $1,501

Max offer price $192,500

Occupancy floor 81%

Sensitivity live

Price	-10% $358	-5% $303	+0% $249	+5% $194	+10% $140
Rent	-10% $105	-5% $177	+0% $249	+5% $320	+10% $392
Rate	-1.0pp $346	-0.5pp $298	base $249	+0.5pp $199	+1.0pp $148

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: $48,125
• Closing costs: $5,775
• Reserves months: —
• Total cash needed: —

Rent comps 8 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3602 Norwich St Brunswick, GA	3.0	1.0	1012	$1,550	$1.53	45d	1	0.42mi
3518 Hardee Ave Brunswick, GA	3.0	1.0	948	$1,550	$1.64	45d	1	0.48mi
3220 Altama Ave Brunswick, GA	3.0	2.0	1300	$1,650	$1.27	45d	1	0.49mi
2226 Formosa Cir Brunswick, GA	4.0	2.0	1600	$1,750	$1.09	45d	1	0.73mi
2640 Canary Dr Brunswick, GA	4.0	2.0	1450	$2,200	$1.52	45d	1	0.82mi
2928 Reynolds St Brunswick, GA	4.0	1.0	1398	$1,800	$1.29	45d	1	0.94mi
2408 Gordon St Brunswick, GA	3.0	2.0	1100	$1,550	$1.41	45d	1	1.29mi
900 Pointe Grand Way Brunswick, GA	2.0	2.0	1170	$1,520	$1.30	4d	10	1.45mi

Listing history 24 events

1. 2026-06-21
   days on market $192,500 Active 332 DOM
2. 2026-06-19
   days on market $192,500 Active 330 DOM
3. 2026-06-18
   days on market $192,500 Active 329 DOM
4. 2026-06-17
   days on market $192,500 Active 328 DOM
5. 2026-06-16
   days on market $192,500 Active 327 DOM
6. 2026-06-15
   days on market $192,500 Active 326 DOM
7. 2026-06-14
   days on market $192,500 Active 324 DOM
8. 2026-06-13
   days on market $192,500 Active 323 DOM
9. 2026-06-10
   days on market $192,500 Active 321 DOM
10. 2026-06-09
    days on market $192,500 Active 320 DOM
11. 2026-06-08
    days on market $192,500 Active 319 DOM
12. 2026-06-07
    days on market $192,500 Active 318 DOM
13. 2026-06-05
    days on market $192,500 Active 315 DOM
14. 2026-06-03
    days on market $192,500 Active 314 DOM
15. 2026-06-02
    days on market $192,500 Active 313 DOM
16. 2026-06-01
    days on market $192,500 Active 312 DOM
17. 2026-05-31
    days on market $192,500 Active 311 DOM
18. 2026-05-30
    days on market $192,500 Active 310 DOM
19. 2026-04-02
    status Active 743-char remark

    Show marketing remark (743 chars)

    1800 Townsend Street is a tenant-occupied rental property offering a great opportunity for investors. This charming home features 3 bedrooms and 1 bathroom with a functional layout and solid rental history. There is a brand new metal roof, enclosewd porh, and new HVAC. Situated on a corner lot in a convenient Brunswick location, this property is close to schools, shopping, and just minutes from downtown and area beaches. The current tenant is in place, providing immediate rental income for the new owner. Whether you're looking to expand your investment portfolio or begin one, this property delivers value with stable occupancy and potential for long-term growth. Please do not disturb the tenant. Showings available with advance notice.

20. 2026-04-02
    price $192,500 743-char remark

    Show marketing remark (743 chars)

    1800 Townsend Street is a tenant-occupied rental property offering a great opportunity for investors. This charming home features 3 bedrooms and 1 bathroom with a functional layout and solid rental history. There is a brand new metal roof, enclosewd porh, and new HVAC. Situated on a corner lot in a convenient Brunswick location, this property is close to schools, shopping, and just minutes from downtown and area beaches. The current tenant is in place, providing immediate rental income for the new owner. Whether you're looking to expand your investment portfolio or begin one, this property delivers value with stable occupancy and potential for long-term growth. Please do not disturb the tenant. Showings available with advance notice.

21. 2026-03-31
    historical 743-char remark

    Show marketing remark (743 chars)

    1800 Townsend Street is a tenant-occupied rental property offering a great opportunity for investors. This charming home features 3 bedrooms and 1 bathroom with a functional layout and solid rental history. There is a brand new metal roof, enclosewd porh, and new HVAC. Situated on a corner lot in a convenient Brunswick location, this property is close to schools, shopping, and just minutes from downtown and area beaches. The current tenant is in place, providing immediate rental income for the new owner. Whether you're looking to expand your investment portfolio or begin one, this property delivers value with stable occupancy and potential for long-term growth. Please do not disturb the tenant. Showings available with advance notice.

22. 2025-09-09
    price $154,900 743-char remark

    Show marketing remark (743 chars)

    1800 Townsend Street is a tenant-occupied rental property offering a great opportunity for investors. This charming home features 3 bedrooms and 1 bathroom with a functional layout and solid rental history. There is a brand new metal roof, enclosewd porh, and new HVAC. Situated on a corner lot in a convenient Brunswick location, this property is close to schools, shopping, and just minutes from downtown and area beaches. The current tenant is in place, providing immediate rental income for the new owner. Whether you're looking to expand your investment portfolio or begin one, this property delivers value with stable occupancy and potential for long-term growth. Please do not disturb the tenant. Showings available with advance notice.

23. 2025-07-21
    listed $159,000 Active 743-char remark

    Show marketing remark (743 chars)

    1800 Townsend Street is a tenant-occupied rental property offering a great opportunity for investors. This charming home features 3 bedrooms and 1 bathroom with a functional layout and solid rental history. There is a brand new metal roof, enclosewd porh, and new HVAC. Situated on a corner lot in a convenient Brunswick location, this property is close to schools, shopping, and just minutes from downtown and area beaches. The current tenant is in place, providing immediate rental income for the new owner. Whether you're looking to expand your investment portfolio or begin one, this property delivers value with stable occupancy and potential for long-term growth. Please do not disturb the tenant. Showings available with advance notice.

24. 2018-02-05
    soldstatus $180,000

ⓘ 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: $1,151 · $96/mo
• Projected year-2 tax: $1,771 · $148/mo
• Expected delta: +$620/yr (+$52/mo · 53.9%)

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

Climate risk First Street

• 🌊 Flood 4/10 Moderate FEMA zone X (unshaded) · 13% 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: $21,787
• − Mortgage interest: −$10,783
• − Property taxes: −$1,151
• − Insurance: −$962
• − Repairs & maintenance: −$1,743
• − Management: −$1,743
• − Depreciation: −$5,600
• Taxable loss: −$195
• Est. tax savings @ 24.0%: +$47
• After-tax cash flow: $3,032/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

+6.9% since first listed

6 events — show timeline

• 2026-04-02 Relisted — GIAR
• 2026-04-02 Price Changed $192,500 GIAR
• 2026-03-31 Listing Removed — GIAR
• 2025-09-09 Price Changed $154,900 GIAR
• 2025-07-21 Listed $159,000 GIAR
• 2018-02-05 Sold (Public Records) $180,000 Public Records

Property tax history

+6.2%/yr

Latest (2025): $1,151 · +0.0% YoY. Source: county tax records.