512 Brockinton S · St. Simons, GA 31522

$265,000

3 bd · 2.0 ba · 1,192 sqft · Condo public records · 218 Days on market

Built 1984 $222/sqft · 9% below area Est $292k · 9% under $450/mo HOA · 13% of rent

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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 +25.8/30.0
• ARV discount +11.6/15.0
• DSCR +8.6/10.0
• 1% rule +8.4/10.0
• Schools +3.4/10.0
• Rent growth +3.1/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Priced aggressively to sell, this St. Simons condo gives buyers a rare opportunity to build equity with simple cosmetic updates. No short-term rental restrictions here, making this an excellent option for investors, second-home buyers, or full-time living. Virtual renovation images have been included to showcase possible cosmetic upgrade ideas. Located near Redfern Village, Southern Soul BBQ, the Pier, and the beach, the location is hard to beat at this price point. Features include a main-floor primary suite, upstairs guest rooms, a private patio, a reasonable HOA, and other updated condos just like this one have sold for almost $50,000 more!!! Take the 3D tour and see the possibilities.

Key facts

• Small patio out back
• $450 HOA
• Built 1984

Tags

• PRIMARY SUITE ON MAIN FLOOR
• SMALL PATIO OUT BACK

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath condo listed at $265k.

Deal economics

• At list price, monthly cash flow is $577 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($4k rent vs $265k).
• Recommended offer: $233k (12.0% below list) — sets the bar for market timing.
• Cap rate 9.2% vs local median 1.7% in St. Simons — 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: area grade B — affects rentability + tenant quality, not the cash-flow math above.
• 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 rising (+2.3%/yr); 577 active listings in the ZIP; 2 comparable units currently listed for rent nearby; solid renter incomes; 734 units permitted in Glynn County in 2024 (136 in 5+ unit buildings).
• This rent runs 39% of the median local income ($109k/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 $2k of loan paydown is wiped out by about $8k 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 218 days — a 12% lower offer ($233k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 17y ago; this cycle's ask has dropped $40k (13%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $164k; list at $265k implies a 61% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: flood insurance adds $66/mo.
• Climate carrying-cost: severe flood risk; severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 7→21/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $233,200 (12.0% below list)

Questions for the listing agent

1. It's been on market 218 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
4. 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?
5. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
6. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
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 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: 1.34% ✓
• Cap rate: 9.21%
• Cash-on-cash: 10.41%
• DSCR: 1.46
• GRM: 6.2

CMA / ARV

• ARV (median comp): $291,587
• List price: $265,000
• Delta: -9.12%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Projected returns pro-forma

-3.0% appreciation · 2.26% rent growth · sell at horizon

5-year hold

• IRR: -3.1%
• Equity multiple: 0.89×
• Total profit: $-8,508
• Equity at exit: $39,512

10-year hold

• IRR: 5.7%
• Equity multiple: 1.41×
• Total profit: $30,517
• Equity at exit: $22,912

Cash invested: $74,200 (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 31522

• Rents YoY: 2.3%
• Active inventory: 577
• Price-to-rent: 6.2×

Monthly cashflow live

• Estimated rent: $3,563 medium
• Mortgage (P&I): −$1,390
• Tax from tax record: −$221 /mo · $2,648/yr
• Insurance: −$110
• Flood insurance flood zone: −$66 /mo · $798/yr
• HOA: −$450
• Vacancy / Maint / Mgmt: −$748
• Net cashflow: $577

Break-even live

Break-even rent $2,832

Max offer price $265,000

Occupancy floor 79%

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: $66,250
• Closing costs: $7,950
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
122 Shady Brook Cir #100 Saint Simons Island, GA	3.0	2.0	1500	$4,950	$3.30	44d	1	0.28mi
1704 Frederica Rd #426 Saint Simons Island, GA	2.0	2.0	1150	$2,150	$1.87	44d	1	0.66mi

HOA detail condo

• Monthly dues: $450 · $5,400/yr
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 25 events

1. 2026-06-19
   days on market $265,000 Active 218 DOM
2. 2026-06-18
   days on market $265,000 Active 217 DOM
3. 2026-06-17
   days on market $265,000 Active 216 DOM
4. 2026-06-16
   days on market $265,000 Active 215 DOM
5. 2026-06-15
   days on market $265,000 Active 214 DOM
6. 2026-06-14
   days on market $265,000 Active 212 DOM
7. 2026-06-13
   pricedays on market $265,000 Active 211 DOM
8. 2026-06-10
   days on market $279,000 Active 209 DOM
9. 2026-06-09
   days on market $279,000 Active 208 DOM
10. 2026-06-08
    days on market $279,000 Active 207 DOM
11. 2026-06-07
    days on market $279,000 Active 206 DOM
12. 2026-06-05
    days on market $279,000 Active 203 DOM
13. 2026-06-03
    days on market $279,000 Active 202 DOM
14. 2026-06-02
    days on market $279,000 Active 201 DOM
15. 2026-06-01
    days on market $279,000 Active 200 DOM
16. 2026-05-31
    days on market $279,000 Active 199 DOM
17. 2026-05-30
    days on market $279,000 Active 198 DOM
18. 2026-05-11
    price $279,000 697-char remark

    Show marketing remark (697 chars)

    Priced aggressively to sell, this St. Simons condo gives buyers a rare opportunity to build equity with simple cosmetic updates. No short-term rental restrictions here, making this an excellent option for investors, second-home buyers, or full-time living. Virtual renovation images have been included to showcase possible cosmetic upgrade ideas. Located near Redfern Village, Southern Soul BBQ, the Pier, and the beach, the location is hard to beat at this price point. Features include a main-floor primary suite, upstairs guest rooms, a private patio, a reasonable HOA, and other updated condos just like this one have sold for almost $50,000 more!!! Take the 3D tour and see the possibilities.

19. 2026-04-14
    price $289,900 697-char remark

    Show marketing remark (697 chars)

    Priced aggressively to sell, this St. Simons condo gives buyers a rare opportunity to build equity with simple cosmetic updates. No short-term rental restrictions here, making this an excellent option for investors, second-home buyers, or full-time living. Virtual renovation images have been included to showcase possible cosmetic upgrade ideas. Located near Redfern Village, Southern Soul BBQ, the Pier, and the beach, the location is hard to beat at this price point. Features include a main-floor primary suite, upstairs guest rooms, a private patio, a reasonable HOA, and other updated condos just like this one have sold for almost $50,000 more!!! Take the 3D tour and see the possibilities.

20. 2026-02-09
    price $297,900 697-char remark

    Show marketing remark (697 chars)

    Priced aggressively to sell, this St. Simons condo gives buyers a rare opportunity to build equity with simple cosmetic updates. No short-term rental restrictions here, making this an excellent option for investors, second-home buyers, or full-time living. Virtual renovation images have been included to showcase possible cosmetic upgrade ideas. Located near Redfern Village, Southern Soul BBQ, the Pier, and the beach, the location is hard to beat at this price point. Features include a main-floor primary suite, upstairs guest rooms, a private patio, a reasonable HOA, and other updated condos just like this one have sold for almost $50,000 more!!! Take the 3D tour and see the possibilities.

21. 2025-12-29
    price $298,000 697-char remark

    Show marketing remark (697 chars)

    Priced aggressively to sell, this St. Simons condo gives buyers a rare opportunity to build equity with simple cosmetic updates. No short-term rental restrictions here, making this an excellent option for investors, second-home buyers, or full-time living. Virtual renovation images have been included to showcase possible cosmetic upgrade ideas. Located near Redfern Village, Southern Soul BBQ, the Pier, and the beach, the location is hard to beat at this price point. Features include a main-floor primary suite, upstairs guest rooms, a private patio, a reasonable HOA, and other updated condos just like this one have sold for almost $50,000 more!!! Take the 3D tour and see the possibilities.

22. 2025-11-13
    listed $305,000 Active 697-char remark

    Show marketing remark (697 chars)

    Priced aggressively to sell, this St. Simons condo gives buyers a rare opportunity to build equity with simple cosmetic updates. No short-term rental restrictions here, making this an excellent option for investors, second-home buyers, or full-time living. Virtual renovation images have been included to showcase possible cosmetic upgrade ideas. Located near Redfern Village, Southern Soul BBQ, the Pier, and the beach, the location is hard to beat at this price point. Features include a main-floor primary suite, upstairs guest rooms, a private patio, a reasonable HOA, and other updated condos just like this one have sold for almost $50,000 more!!! Take the 3D tour and see the possibilities.

23. 2011-03-28
    soldstatus $164,500
24. 2011-03-25
    soldstatus $164,900 790-char remark

    Show marketing remark (790 chars)

    MOTIVATED SELLER! THIS IS NOT A FORECLOSURE OR SHORT SALE! IT'S JUST PRICED LIKE ONE! SELLER WILL PAY $5000.00 TOWARDS CLOSING COST. This impeccably clean and turn key beautiful home is full of all the extras that you need. The kitchen features new custom built maple wood cabinetry. You will have loads of storage here with lots of pull-outs and drawers. The kitchen also houses top of the line stainless steel Jenn- Air appliances that include all the bells and whistles. A large capacity washer and dryer are included in the sale of this home. New brushed nickle door hardware has been installed, as well as new ceiling fans and light fixtures in the kitchen, dining, and bathrooms. An extra layer of sound board has also been added to the shared wall of this home as well as a new deck.

25. 2009-01-14
    listed $169,500 790-char remark

    Show marketing remark (790 chars)

    MOTIVATED SELLER! THIS IS NOT A FORECLOSURE OR SHORT SALE! IT'S JUST PRICED LIKE ONE! SELLER WILL PAY $5000.00 TOWARDS CLOSING COST. This impeccably clean and turn key beautiful home is full of all the extras that you need. The kitchen features new custom built maple wood cabinetry. You will have loads of storage here with lots of pull-outs and drawers. The kitchen also houses top of the line stainless steel Jenn- Air appliances that include all the bells and whistles. A large capacity washer and dryer are included in the sale of this home. New brushed nickle door hardware has been installed, as well as new ceiling fans and light fixtures in the kitchen, dining, and bathrooms. An extra layer of sound board has also been added to the shared wall of this home as well as a new deck.

ⓘ 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: $2,648 · $221/mo
• Projected year-2 tax: $2,648 · $221/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 8/10 Severe FEMA zone X (shaded) · 97% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 Heat 10/10 Extreme 7 d/yr ≥105°F today · 21 d/yr by 30 yrs out
• 💨 Wind 9/10 Extreme 99% chance of damaging wind over 30 yrs
• 🫁 Air quality 4/10 Moderate 6 unhealthy d/yr today · 6 by 30 yrs out

Taxation est. · year 1

• Rental income: $42,751
• − Mortgage interest: −$14,844
• − Property taxes: −$2,648
• − Insurance: −$2,122
• − Repairs & maintenance: −$3,420
• − Management: −$3,420
• − HOA: −$5,400
• − Depreciation: −$7,709
• Taxable income: $3,187
• Est. tax owed @ 24.0%: −$765
• After-tax cash flow: $6,162/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 — St. Simons

No livability data for this city. (Only ~50 U.S. cities are tracked.)

Census & demographics

• Census place: St. Simons, GA
• County: Glynn County · 69,019 people
• Metro: Brunswick, GA
• Population (ZIP): 17,780
• Household income: $108,632
• Rent vs Own: 15.2% rent · 84.8% own
• Severe rent burden: 339.0

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: Predominantly White (92%)
• Race & ethnicity: White 92% Two or more races 3% Hispanic / Latino 3% Black 2%
• Common ancestry: Slovak 5% Italian 3% Romanian 3%
• Foreign-born: 4% · Canada
• Languages at home: 96% English-only · Spanish 2% French/Haitian/Cajun 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: ▼ -564.58%
• Current HPI: 191.6942
• Rent YoY: ▲ 2.26%
• 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

+64.6% since first listed

8 events — show timeline

• 2026-05-11 Price Changed $279,000 GIAR
• 2026-04-14 Price Changed $289,900 GIAR
• 2026-02-09 Price Changed $297,900 GIAR
• 2025-12-29 Price Changed $298,000 GIAR
• 2025-11-13 Listed $305,000 GIAR
• 2011-03-28 Sold (Public Records) $164,500 Public Records
• 2011-03-25 Sold (MLS) $164,900 GIAR
• 2009-01-14 Listed $169,500 GIAR

Property tax history

+5.0%/yr

Latest (2025): $2,648 · +0.0% YoY. Source: county tax records.