704 Oak Ln · Dock Junction, GA 31523

$165,000

3 bd · 2.0 ba · 1,387 sqft · SingleFamily public records · 1 Days on market

Built 1964 0.36 ac lot Est $257k · 36% 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 +20.5/30.0
• ARV discount +15.0/15.0
• DSCR +6.5/10.0
• 1% rule +5.4/10.0
• 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

Step into the charm and potential of this classic 1964 brick ranch home, offering 3 bedrooms and 2 bathrooms on a solid foundation. With it's timeless layout and sturdy construction, this home is ready for its next chapter. While it could benefit from some updates, the bones are strong - making it an ideal opportunity for buyers looking to personalize and add value. The owner took extra good care of this home over the last 20 years, enclosing the pump house, adding a full house generator (not hooked up), replacing all the eaves, digging a new well and replacing the HVAC unit. Inside you'll find a classic floor plan with a comfortable living space and a kitchen and dining space that is await

Key facts

• Enclosed pump house
• Full house generator
• New well

Tags

• CLASSIC BRICK RANCH
• FULL HOUSE GENERATOR
• ENCLOSED PUMP HOUSE
• NEW WELL
• REPLACED HVAC UNIT
• ENCLOSED GARAGE

Property features AI

Exterior

• Utilities: Private well water; Septic tank
• Home design: Single-story; Brick construction
• Construction: Brick construction; Asphalt roof; Slab foundation; Built with brick exterior
• Exterior features: Open patio; Patio; Shed(s); Chain-link fencing; Fenced yard

Interior

• Flooring: Carpet flooring; Tile flooring
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating (electric); Central air conditioning (electric)
• Interior features: Pull-down attic stairs

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $165k.

Deal economics

• At list price, monthly cash flow is $216 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $165k).
• Cap rate 7.9% 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: 216 active listings in the ZIP; 4 comparable units currently listed for rent nearby; rentals lingering (median 45d 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 $5k 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

• Only 1 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; moderate wildfire risk; extreme-heat days projected 7→19/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $165,000

Questions for the listing agent

1. Built in 1964 — 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: 1.04% ✓
• Cap rate: 7.87%
• Cash-on-cash: 5.62%
• DSCR: 1.25
• GRM: 8.0

CMA / ARV

• ARV (on-the-fly): $256,595
• Comps found: 10

Show comp detail 10 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
705 Oak Ln	0.04mi	3/2.0	1,325 (-4%)	11mo	$260,000	$196	82
12 Oak	0.29mi	3/1.5	1,329 (-4%)	18mo	$105,000	$79	62
225 Glen Meadows Cir	0.47mi	3/2.0	1,437 (+4%)	20mo	$268,000	$186	56
511 Butler Dr	0.56mi	3/2.0	1,258 (-9%)	6mo	$200,000	$159	53
101 S Lake Dr	0.39mi	3/2.0	1,495 (+8%)	20mo	$225,000	$151	52
148 Drawdy Ln	0.24mi	3/2.0	1,230 (-11%)	23mo	$227,900	$185	51
604 Glynnwood St	0.53mi	3/1.0	1,269 (-8%)	12mo	$197,589	$156	47
406 Ward St	0.47mi	2/2.0 (-1)	1,248 (-10%)	14mo	$185,500	$149	45
95 Brook Dr	0.71mi	3/2.5	1,563 (+13%)	4mo	$320,775	$205	40
307 Creek Way	0.71mi	3/2.0	1,565 (+13%)	9mo	$330,647	$211	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 · 3.0% rent growth · sell at horizon

5-year hold

• IRR: -7.6%
• Equity multiple: 0.72×
• Total profit: $-12,926
• Equity at exit: $24,602

10-year hold

• IRR: 2.0%
• Equity multiple: 1.14×
• Total profit: $6,601
• Equity at exit: $14,266

Cash invested: $46,200 (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: 216
• Price-to-rent: 8.0×

Monthly cashflow live

• Estimated rent: $1,717 medium
• Mortgage (P&I): −$865
• Tax est. 1.5%: −$206 /mo · $2,475/yr
• Insurance: −$69
• HOA: −$0
• Vacancy / Maint / Mgmt: −$361
• Net cashflow: $216

Break-even live

Break-even rent $1,443

Max offer price $165,000

Occupancy floor 82%

Sensitivity live

Price	-10% $330	-5% $273	+0% $216	+5% $159	+10% $102
Rent	-10% $81	-5% $149	+0% $216	+5% $284	+10% $352
Rate	-1.0pp $300	-0.5pp $258	base $216	+0.5pp $174	+1.0pp $130

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: $41,250
• Closing costs: $4,950
• Reserves months: —
• Total cash needed: —

Rent comps 4 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	45d	4	0.61mi
168 Drew Cir Brunswick, GA	3.0	2.0	1190	$1,595	$1.34	45d	1	0.85mi
185 Drew Cir Brunswick, GA	3.0	2.0	1300	$1,450	$1.12	45d	1	0.87mi
1100 River Ford RD Brunswick, GA	2.0–3.0	2.0–2.5	1219	$2,720	$2.23	45d	9	1.19mi

Listing history 2 events

1. 2026-05-05
   status Pending
2. 2026-05-04
   listed $165,000 Active

ⓘ 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 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 5/10 Major
• 🌡 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: $20,608
• − Mortgage interest: −$9,243
• − Property taxes: −$2,475
• − Insurance: −$825
• − Repairs & maintenance: −$1,649
• − Management: −$1,649
• − Depreciation: −$4,800
• Taxable loss: −$31
• Est. tax savings @ 24.0%: +$8
• After-tax cash flow: $2,605/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

2 events — show timeline

• 2026-05-05 Pending — GIAR
• 2026-05-04 Listed $165,000 GIAR

Property tax history

+0.7%/yr

Latest (2025): $135 · +0.0% YoY. Source: county tax records.