602 Brockington Pt · St. Simons, GA 31522

$285,000

2 bd · 2.0 ba · 1,176 sqft · Condo public records · 98 Days on market

Built 1985 $242/sqft · at area comps Est $273k · at est. $350/mo HOA · 10% of rent

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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 +23.6/30.0
• DSCR +7.6/10.0
• 1% rule +6.8/10.0
• ARV discount +5.6/15.0
• 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

Welcome to St. Simons Island, where this relaxed two-bedroom, two-bath home awaits in the Brockington Point community. You’ll find simplicity and comfort here, with convenient access to entertainment, retail shops, beaches, and the airport, as well as nearby dining and grocery stores. The designed 1,176-square-foot layout features living spaces downstairs and bedrooms upstairs, creating a natural separation between common and private spaces. The spacious living and open-counter dining areas are filled with natural light. Double French doors expand onto the patio. The master bedroom features a sliding glass door out to a well-maintained upper deck. A downstairs bath offers special features, including a walk-in shower, space-saving washer and dryer unit, and Japanese-style toilet with heated water. Reserved, two-space parking is steps from the front door, equipped with an EV charging outlet. A private storage unit for tools, basics, and beach chairs is located near the front door and parking area. The roof was replaced within the past five years, offering added peace of mind. Residents enjoy a community pool and a peaceful setting.

Key facts

• Double french doors
• Walk-in shower
• $350 HOA

Tags

• BROCKINGTON POINT COMMUNITY
• DOUBLE FRENCH DOORS
• WELL-MAINTAINED UPPER DECK
• WALK-IN SHOWER
• SPACE-SAVING WASHER AND DRYER
• JAPANESE-STYLE TOILET

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath condo listed at $285k.

Deal economics

• At list price, monthly cash flow is $469 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $285k).
• Recommended offer: $259k (9.0% below list) — sets the bar for market timing.
• Cap rate 8.5% 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 C — 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 37% 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 $9k 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 98 days — a 9% lower offer ($259k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 24y 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 $166k; list at $285k implies a 72% 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→20/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $259,350 (9.0% below list)

Questions for the listing agent

1. It's been on market 98 days. Have you received any prior offers? Is the seller open to a 9% 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: 1.18% ✓
• Cap rate: 8.55%
• Cash-on-cash: 8.05%
• DSCR: 1.36
• GRM: 7.1

CMA / ARV

• ARV (median comp): $273,190
• List price: $285,000
• Delta: 4.32%
• 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: -6.3%
• Equity multiple: 0.77×
• Total profit: $-18,609
• Equity at exit: $42,494

10-year hold

• IRR: 2.4%
• Equity multiple: 1.16×
• Total profit: $12,971
• Equity at exit: $24,642

Cash invested: $79,800 (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 31522

• Rents YoY: 2.3%
• Active inventory: 577
• Price-to-rent: 7.1×

Monthly cashflow live

• Estimated rent: $3,353 medium
• Mortgage (P&I): −$1,495
• Tax from tax record: −$150 /mo · $1,804/yr
• Insurance: −$119
• Flood insurance flood zone: −$66 /mo · $798/yr
• HOA: −$350
• Vacancy / Maint / Mgmt: −$704
• Net cashflow: $469

Break-even live

Break-even rent $2,760

Max offer price $285,000

Occupancy floor 81%

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: $71,250
• Closing costs: $8,550
• 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	0.14mi
1704 Frederica Rd #426 Saint Simons Island, GA	2.0	2.0	1150	$2,150	$1.87	44d	1	0.55mi

HOA detail condo

• Monthly dues: $350 · $4,200/yr
• Likely covers: waterpool
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 30 events

1. 2026-06-19
   days on market $285,000 Active 98 DOM
2. 2026-06-18
   days on market $285,000 Active 97 DOM
3. 2026-06-17
   days on market $285,000 Active 96 DOM
4. 2026-06-16
   days on market $285,000 Active 95 DOM
5. 2026-06-15
   days on market $285,000 Active 94 DOM
6. 2026-06-14
   days on market $285,000 Active 92 DOM
7. 2026-06-13
   days on market $285,000 Active 91 DOM
8. 2026-06-10
   days on market $285,000 Active 89 DOM
9. 2026-06-09
   days on market $285,000 Active 88 DOM
10. 2026-06-08
    days on market $285,000 Active 87 DOM
11. 2026-06-07
    days on market $285,000 Active 86 DOM
12. 2026-06-05
    days on market $285,000 Active 83 DOM
13. 2026-06-03
    days on market $285,000 Active 82 DOM
14. 2026-06-02
    days on market $285,000 Active 81 DOM
15. 2026-06-01
    days on market $285,000 Active 80 DOM
16. 2026-05-31
    days on market $285,000 Active 79 DOM
17. 2026-05-30
    days on market $285,000 Active 78 DOM
18. 2026-03-13
    listed $285,000 Active 1153-char remark

    Show marketing remark (1153 chars)

    Welcome to St. Simons Island, where this relaxed two-bedroom, two-bath home awaits in the Brockington Point community. You’ll find simplicity and comfort here, with convenient access to entertainment, retail shops, beaches, and the airport, as well as nearby dining and grocery stores. The designed 1,176-square-foot layout features living spaces downstairs and bedrooms upstairs, creating a natural separation between common and private spaces. The spacious living and open-counter dining areas are filled with natural light. Double French doors expand onto the patio. The master bedroom features a sliding glass door out to a well-maintained upper deck. A downstairs bath offers special features, including a walk-in shower, space-saving washer and dryer unit, and Japanese-style toilet with heated water. Reserved, two-space parking is steps from the front door, equipped with an EV charging outlet. A private storage unit for tools, basics, and beach chairs is located near the front door and parking area. The roof was replaced within the past five years, offering added peace of mind. Residents enjoy a community pool and a peaceful setting.

19. 2020-07-31
    soldstatus $166,000 470-char remark

    Show marketing remark (470 chars)

    Onw of the few updated 2 BR/2BA townhouses in Brockinton Point. This unit has incredible upgrades throughout with new paint, new appliances, new countertops, new flooring throughout, new full bath located on main level. This unit has an open floor plan living room, dining room and kitchen. Both Bedrooms share a jack & jill bath, both bedrooms have their own vanity, shower and toilet shared. Master bedroom has 2 large closets and private balcony. Easy to show!

20. 2020-05-22
    listed $174,900 470-char remark

    Show marketing remark (470 chars)

    Onw of the few updated 2 BR/2BA townhouses in Brockinton Point. This unit has incredible upgrades throughout with new paint, new appliances, new countertops, new flooring throughout, new full bath located on main level. This unit has an open floor plan living room, dining room and kitchen. Both Bedrooms share a jack & jill bath, both bedrooms have their own vanity, shower and toilet shared. Master bedroom has 2 large closets and private balcony. Easy to show!

21. 2018-08-07
    soldstatus $125,000
22. 2018-08-02
    soldstatus $125,000
23. 2018-06-26
    listed $128,000
24. 2008-12-22
    soldstatus $165,000
25. 2004-12-06
    soldstatus $139,000
26. 2003-12-09
    soldstatus $109,000
27. 2003-12-08
    soldstatus $109,000
28. 2002-11-06
    listed $115,000
29. 2002-05-17
    soldstatus $88,000
30. 2002-03-19
    listed $89,900

ⓘ 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: $1,804 · $150/mo
• Projected year-2 tax: $2,622 · $218/mo
• Expected delta: +$818/yr (+$68/mo · 45.3%)

ⓘ 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 (unshaded) · 96% chance over 30 yrs
• 🔥 Wildfire 4/10 Moderate
• 🌡 Heat 10/10 Extreme 7 d/yr ≥105°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 6 unhealthy d/yr today · 6 by 30 yrs out

Taxation est. · year 1

• Rental income: $40,240
• − Mortgage interest: −$15,964
• − Property taxes: −$1,804
• − Insurance: −$2,222
• − Repairs & maintenance: −$3,219
• − Management: −$3,219
• − HOA: −$4,200
• − Depreciation: −$8,291
• Taxable income: $1,320
• Est. tax owed @ 24.0%: −$317
• After-tax cash flow: $5,311/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

+217.0% since first listed

13 events — show timeline

• 2026-03-13 Listed $285,000 GIAR
• 2020-07-31 Sold (MLS) $166,000 GIAR
• 2020-05-22 Listed $174,900 GIAR
• 2018-08-07 Sold (Public Records) $125,000 Public Records
• 2018-08-02 Sold (MLS) $125,000 GIAR
• 2018-06-26 Listed $128,000 GIAR
• 2008-12-22 Sold (Public Records) $165,000 Public Records
• 2004-12-06 Sold (Public Records) $139,000 Public Records
• 2003-12-09 Sold (MLS) $109,000 GIAR
• 2003-12-08 Sold (Public Records) $109,000 Public Records
• 2002-11-06 Listed $115,000 GIAR
• 2002-05-17 Sold (MLS) $88,000 GIAR
• 2002-03-19 Listed $89,900 GIAR

Property tax history

+6.0%/yr

Latest (2025): $1,804 · +0.0% YoY. Source: county tax records.