114 Landover Dr · Country Club Estates, GA 31525

$149,900

3 bd · 2.0 ba · 1,464 sqft · SingleFamily public records · 63 Days on market

Built 1984 0.25 ac lot $102/sqft · 21% below area Est $190k · 21% under

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Why this score? — see what drove the B- 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 +26.1/30.0
• ARV discount +15.0/15.0
• DSCR +8.8/10.0
• 1% rule +6.7/10.0
• Schools +3.4/10.0
• Livability +3.3/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Incredible Opportunity for Investors or Buyers Ready to Customize! This home offers a rare chance to create your dream space or complete a rewarding investment project. Following a water leak, the property has been professionally stripped down to the studs—providing a clean slate for renovation to your exact specifications. Ideally located just minutes from shopping, dining, and Federal Law Enforcement Training Centers (FLETC), this property combines convenience with potential. The original layout features a spacious family room with a wood-burning fireplace, a formal dining room, and a kitchen with a breakfast nook. The split-bedroom floor plan offers privacy, while the large sunporch includes its own dedicated heating and air conditioning system for year-round enjoyment. Outside, you’ll find a generously sized fenced backyard complete with a storage shed—perfect for additional storage or workspace needs. Bring your vision and make this property shine!

Key facts

• Fenced backyard
• 0.25 acre lot
• Built 1984

Tags

• FENCED BACKYARD

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $150k.

Deal economics

• At list price, monthly cash flow is $379 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $150k).
• Recommended offer: $141k (6.0% below list) — sets the bar for market timing.
• Cap rate 9.3% vs local median 3.5% in Country Club Estates — 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 66/100 on livability (#179 in GA) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+; Watch: employment D, schools F, amenities 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: Rents soft (-0.2%/yr); 353 active listings in the ZIP; 8 comparable units currently listed for rent nearby; rentals lingering (median 44d 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 30% 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 $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 63 days — a 6% lower offer ($141k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 16y 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 $100k; 50% 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 $140,906 (6.0% below list)

Questions for the listing agent

1. It's been on market 63 days. Have you received any prior offers? Is the seller open to a 6% 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: 1.17% ✓
• Cap rate: 9.33%
• Cash-on-cash: 10.85%
• DSCR: 1.48
• GRM: 7.1

CMA / ARV

• ARV (median comp): $190,184
• List price: $149,900
• Delta: -21.18%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
127 Landover Dr	0.08mi	3/2.0	1,430 (-2%)	8mo	$225,000	$157	85
106 Fairman Ave	0.22mi	3/2.0	1,375 (-6%)	8mo	$123,000	$89	73
155 Mcdowell Ave	0.47mi	3/2.0	1,428 (-2%)	2mo	$315,000	$221	72
52 Hornet Dr	0.26mi	3/2.0	1,551 (+6%)	7mo	$200,000	$129	72
173 Fairway Oaks Dr	0.57mi	3/2.0	1,486 (+2%)	3mo	$202,700	$136	69
116 Chatford Cir	0.06mi	3/2.0	1,680 (+15%)	6mo	$249,000	$148	68
170 Zachary Dr	0.24mi	4/2.0 (+1)	1,597 (+9%)	8mo	$227,500	$142	62
209 Cardinal Rd	0.69mi	3/2.0	1,514 (+3%)	4mo	$292,000	$193	58
103 N Palm Dr	0.34mi	4/1.0 (+1)	1,300 (-11%)	1mo	$180,000	$138	56
118 Saxon St	0.42mi	4/1.0 (+1)	1,592 (+9%)	5mo	$204,500	$128	52
632 Halsey St	0.74mi	3/2.0	1,306 (-11%)	8mo	$130,000	$100	41
1107 Fairway Rd	0.72mi	3/2.0	1,659 (+13%)	7mo	$322,000	$194	39

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: -3.5%
• Equity multiple: 0.87×
• Total profit: $-5,263
• Equity at exit: $22,351

10-year hold

• IRR: 2.6%
• Equity multiple: 1.16×
• Total profit: $6,679
• Equity at exit: $12,961

Cash invested: $41,972 (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 31525

• Rents YoY: -0.2%
• Active inventory: 353
• Price-to-rent: 7.1×

Monthly cashflow live

• Estimated rent: $1,757 high
• Mortgage (P&I): −$786
• Tax from tax record: −$160 /mo · $1,916/yr
• Insurance: −$62
• HOA: −$0
• Vacancy / Maint / Mgmt: −$369
• Net cashflow: $379

Break-even live

Break-even rent $1,276

Max offer price $149,900

Occupancy floor 73%

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: $37,475
• Closing costs: $4,497
• Reserves months: —
• Total cash needed: —

Rent comps 8 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
111 S Palm Dr Brunswick, GA	1.0–3.0	1.0–2.0	1077	$1,589	$1.48	44d	11	0.58mi
100 Towne Sq Brunswick, GA	2.0–3.0	2.0–2.5	1874	$1,969	$1.05	44d	5	0.72mi
3500 Grand Pointe Way Brunswick, GA	2.0	2.0	1170	$1,442	$1.23	44d	5	0.76mi
820 Scranton Rd Brunswick, GA	1.0–3.0	1.0–2.5	797	$1,696	$2.13	44d	5	0.78mi
500 Beverly Villas Dr Brunswick, GA	2.0	2.0	1336	$1,712	$1.28	44d	4	0.81mi
500 Coastal Club Cir Brunswick, GA	2.0	2.0	1153	$1,314	$1.14	44d	5	1.19mi
171 Drayton Cir Brunswick, GA	3.0	2.5	1800	$1,700	$0.94	44d	1	1.31mi
294 Windridge Dr Brunswick, GA	3.0	2.0	1430	$1,600	$1.12	44d	1	1.42mi

Listing history 27 events

1. 2026-06-19
   days on market $149,900 Active 63 DOM
2. 2026-06-18
   days on market $149,900 Active 62 DOM
3. 2026-06-17
   days on market $149,900 Active 61 DOM
4. 2026-06-16
   days on market $149,900 Active 60 DOM
5. 2026-06-15
   days on market $149,900 Active 59 DOM
6. 2026-06-14
   days on market $149,900 Active 57 DOM
7. 2026-06-13
   days on market $149,900 Active 56 DOM
8. 2026-06-10
   days on market $149,900 Active 54 DOM
9. 2026-06-09
   days on market $149,900 Active 53 DOM
10. 2026-06-08
    days on market $149,900 Active 52 DOM
11. 2026-06-07
    days on market $149,900 Active 51 DOM
12. 2026-06-05
    days on market $149,900 Active 48 DOM
13. 2026-06-03
    days on market $149,900 Active 47 DOM
14. 2026-06-02
    days on market $149,900 Active 46 DOM
15. 2026-06-01
    days on market $149,900 Active 45 DOM
16. 2026-05-31
    days on market $149,900 Active 44 DOM
17. 2026-05-30
    days on market $149,900 Active 43 DOM
18. 2026-04-17
    listed $149,900 Active 985-char remark

    Show marketing remark (985 chars)

    Incredible Opportunity for Investors or Buyers Ready to Customize! This home offers a rare chance to create your dream space or complete a rewarding investment project. Following a water leak, the property has been professionally stripped down to the studs—providing a clean slate for renovation to your exact specifications. Ideally located just minutes from shopping, dining, and Federal Law Enforcement Training Centers (FLETC), this property combines convenience with potential. The original layout features a spacious family room with a wood-burning fireplace, a formal dining room, and a kitchen with a breakfast nook. The split-bedroom floor plan offers privacy, while the large sunporch includes its own dedicated heating and air conditioning system for year-round enjoyment. Outside, you’ll find a generously sized fenced backyard complete with a storage shed—perfect for additional storage or workspace needs. Bring your vision and make this property shine!

19. 2020-01-10
    soldstatus $100,000 207-char remark

    Show marketing remark (207 chars)

    3 bedroom, 2 bath home located in Palmetto Estates. Initial list period for owner occupants only. HUD Owned Property. Sold As Is. HUD Case #105-918261. Visit www. HudHomeStore.com for additional information.

20. 2019-10-06
    listed $100,000 207-char remark

    Show marketing remark (207 chars)

    3 bedroom, 2 bath home located in Palmetto Estates. Initial list period for owner occupants only. HUD Owned Property. Sold As Is. HUD Case #105-918261. Visit www. HudHomeStore.com for additional information.

21. 2015-11-30
    soldstatus $87,000
22. 2015-11-17
    soldstatus $87,000
23. 2015-09-21
    listed $89,500
24. 2011-06-02
    historical
25. 2011-05-22
    historical
26. 2011-01-10
    listed $85,000
27. 2010-11-27
    listed $115,000

ⓘ 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: $1,916 · $160/mo
• Projected year-2 tax: $1,916 · $160/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 4/10 Moderate FEMA zone X (unshaded) · 23% chance over 30 yrs
• 🔥 Wildfire 4/10 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: $21,078
• − Mortgage interest: −$8,397
• − Property taxes: −$1,916
• − Insurance: −$750
• − Repairs & maintenance: −$1,686
• − Management: −$1,686
• − Depreciation: −$4,361
• Taxable income: $2,283
• Est. tax owed @ 24.0%: −$548
• After-tax cash flow: $4,005/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 — Country Club Estates

• Score: 66/100
• State rank: #179
• US rank: #11222

Category grades

Amenities F Commute F Cost of living A+ Crime C Employment D Housing A+ Health & safety D- User ratings A+

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Country Club Estates, GA
• 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

+30.3% since first listed

10 events — show timeline

• 2026-04-17 Listed $149,900 GIAR
• 2020-01-10 Sold (MLS) $100,000 GIAR
• 2019-10-06 Listed $100,000 GIAR
• 2015-11-30 Sold (Public Records) $87,000 Public Records
• 2015-11-17 Sold (MLS) $87,000 GIAR
• 2015-09-21 Listed $89,500 GIAR
• 2011-06-02 Listing Removed — GIAR
• 2011-05-22 Listing Removed — GIAR
• 2011-01-10 Listed $85,000 GIAR
• 2010-11-27 Listed $115,000 GIAR

Property tax history

+26.2%/yr

Latest (2025): $1,916 · +8.0% YoY. Source: county tax records.