213 Sherman Dr · Dock Junction, GA 31523

$219,900

3 bd · 2.0 ba · 1,514 sqft · SingleFamily public records · 58 Days on market

Built 1972 0.37 ac lot $145/sqft · 19% below area Est $270k · 19% 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 +26.3/30.0
• ARV discount +15.0/15.0
• DSCR +8.9/10.0
• 1% rule +6.4/10.0
• 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 MLS

Welcome to a home built to last-this 4-sided brick property provides durability and character you won't find in newer homes. Featuring 3 bedrooms, 2 baths, plus a spacious den that could serve as a 4th bedroom, office, or flex space. Timeless terrazzo flooring runs throughout-low maintenance and built to last. Solid, well cared for, and full of potential. Enjoy a fully fenced, pet-friendly backyard, screened porch with swing, and an in-ground gunite pool to cool off on those hot South Georgia days. Includes a 10x12 shop with power and concrete floor. No HOA, well & septic, and convenient to shopping, medical, FLETC, and a short drive to St. Simons & Jekyll. Owner relocating-don't miss your chance. all photos are actual photos of interior and exterior of home as can be seen in person. no photos are virtually rendered. (beycome ai is incorrect) Some photos have been virtually rendered.

Key facts

• 4 sided brick
• Screened porch
• 0.37 acre lot

Tags

• 4 SIDED BRICK
• TIMELESS TERRAZZO FLOORING
• FULLY FENCED BACKYARD
• SCREENED PORCH
• IN GROUND GUNITE POOL
• 10X12 SHOP WITH POWER

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $220k.

Deal economics

• At list price, monthly cash flow is $567 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $220k).
• Recommended offer: $213k (3.0% below list) — sets the bar for market timing.
• Cap rate 9.4% 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: 215 active listings in the ZIP; 7 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).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $2k of loan paydown is wiped out by about $7k 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.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $62k cash investment doubles in ~10 years — after that, you're playing with house money.

Negotiation context

• It's been on market 58 days — a 3% lower offer ($213k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts; this cycle's ask has dropped $50k (19%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $190k; 16% 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; major 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 $213,303 (3.0% below list)

Questions for the listing agent

1. It's been on market 58 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1972 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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: 1.14% ✓
• Cap rate: 9.39%
• Cash-on-cash: 11.04%
• DSCR: 1.49
• GRM: 7.3

CMA / ARV

• ARV (median comp): $270,452
• List price: $219,900
• Delta: -18.69%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 8 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
101 S Lake Dr	0.22mi	3/2.0	1,495 (-1%)	20mo	$225,000	$151	71
705 Oak Ln	0.14mi	3/2.0	1,325 (-12%)	11mo	$260,000	$196	64
95 Brook Dr	0.68mi	3/2.5	1,563 (+3%)	4mo	$320,775	$205	57
130 Drew Cir	0.61mi	3/2.0	1,471 (-3%)	13mo	$199,000	$135	56
307 Creek Way	0.68mi	3/2.0	1,565 (+3%)	9mo	$330,647	$211	56
225 Glen Meadows Cir	0.65mi	3/2.0	1,437 (-5%)	20mo	$268,000	$186	45
12 Oak	0.46mi	3/1.5	1,329 (-12%)	18mo	$105,000	$79	41
601 Woodland St	0.59mi	3/2.5	1,718 (+14%)	12mo	$315,000	$183	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: 0.2%
• Equity multiple: 1.01×
• Total profit: $432
• Equity at exit: $32,788

10-year hold

• IRR: 9.8%
• Equity multiple: 1.76×
• Total profit: $46,740
• Equity at exit: $19,013

Cash invested: $61,572 (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: 215
• Price-to-rent: 7.3×

Monthly cashflow live

• Estimated rent: $2,506 high
• Mortgage (P&I): −$1,153
• Tax from tax record: −$168 /mo · $2,018/yr
• Insurance: −$92
• HOA: −$0
• Vacancy / Maint / Mgmt: −$526
• Net cashflow: $567

Break-even live

Break-even rent $1,789

Max offer price $219,900

Occupancy floor 72%

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: $54,975
• Closing costs: $6,597
• Reserves months: —
• Total cash needed: —

Rent comps 7 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1022 Lakes BLVD Brunswick, GA	4.0	2.0	1886	$3,800	$2.01	44d	1	0.24mi
203 N Lake Dr Brunswick, GA	3.0	3.0	2056	$2,200	$1.07	44d	1	0.45mi
104 Eagles Pointe Dr Brunswick, GA	1.0–4.0	1.0–3.0	1141	$1,473	$1.29	44d	4	0.58mi
168 Drew Cir Brunswick, GA	3.0	2.0	1190	$1,595	$1.34	44d	1	0.66mi
185 Drew Cir Brunswick, GA	3.0	2.0	1300	$1,450	$1.12	44d	1	0.68mi
1100 River Ford RD Brunswick, GA	2.0–3.0	2.0–2.5	1219	$2,720	$2.23	44d	9	1.17mi
1000 Vintage Brunswick Cir Brunswick, GA	1.0–2.0	1.0–2.0	941	$1,855	$1.97	44d	24	1.48mi

Listing history 21 events

1. 2026-06-13
   statusdays on market $219,900 Under Contract 58 DOM
2. 2026-06-10
   days on market $219,900 Active 57 DOM
3. 2026-06-09
   days on market $219,900 Active 56 DOM
4. 2026-06-08
   days on market $219,900 Active 55 DOM
5. 2026-06-07
   statusdays on market $219,900 Active 54 DOM
6. 2026-06-05
   pricestatusdays on market $219,900 Price Change 51 DOM
7. 2026-06-03
   days on market $226,500 Active 50 DOM
8. 2026-06-02
   days on market $226,500 Active 49 DOM
9. 2026-06-01
   days on market $226,500 Active 48 DOM
10. 2026-05-31
    statusdays on market $226,500 Active 47 DOM
11. 2026-05-30
    days on market $226,500 Price Change 46 DOM
12. 2026-05-13
    price $244,900 911-char remark

    Show marketing remark (911 chars)

    Welcome to a home built to last-this 4-sided brick property provides durability and character you won't find in newer homes. Featuring 3 bedrooms, 2 baths, plus a spacious den that could serve as a 4th bedroom, office, or flex space. Timeless terrazzo flooring runs throughout-low maintenance and built to last. Solid, well cared for, and full of potential. Enjoy a fully fenced, pet-friendly backyard, screened porch with swing, and an in-ground gunite pool to cool off on those hot South Georgia days. Includes a 10x12 shop with power and concrete floor. No HOA, well & septic, and convenient to shopping, medical, FLETC, and a short drive to St. Simons & Jekyll. Owner relocating-don't miss your chance. all photos are actual photos of interior and exterior of home as can be seen in person. no photos are virtually rendered. (beycome ai is incorrect) Some photos have been virtually rendered.

13. 2026-05-04
    price $259,900 911-char remark

    Show marketing remark (911 chars)

    Welcome to a home built to last-this 4-sided brick property provides durability and character you won't find in newer homes. Featuring 3 bedrooms, 2 baths, plus a spacious den that could serve as a 4th bedroom, office, or flex space. Timeless terrazzo flooring runs throughout-low maintenance and built to last. Solid, well cared for, and full of potential. Enjoy a fully fenced, pet-friendly backyard, screened porch with swing, and an in-ground gunite pool to cool off on those hot South Georgia days. Includes a 10x12 shop with power and concrete floor. No HOA, well & septic, and convenient to shopping, medical, FLETC, and a short drive to St. Simons & Jekyll. Owner relocating-don't miss your chance. all photos are actual photos of interior and exterior of home as can be seen in person. no photos are virtually rendered. (beycome ai is incorrect) Some photos have been virtually rendered.

14. 2026-04-14
    listed $269,900 New 911-char remark

    Show marketing remark (911 chars)

    Welcome to a home built to last-this 4-sided brick property provides durability and character you won't find in newer homes. Featuring 3 bedrooms, 2 baths, plus a spacious den that could serve as a 4th bedroom, office, or flex space. Timeless terrazzo flooring runs throughout-low maintenance and built to last. Solid, well cared for, and full of potential. Enjoy a fully fenced, pet-friendly backyard, screened porch with swing, and an in-ground gunite pool to cool off on those hot South Georgia days. Includes a 10x12 shop with power and concrete floor. No HOA, well & septic, and convenient to shopping, medical, FLETC, and a short drive to St. Simons & Jekyll. Owner relocating-don't miss your chance. all photos are actual photos of interior and exterior of home as can be seen in person. no photos are virtually rendered. (beycome ai is incorrect) Some photos have been virtually rendered.

15. 2026-03-16
    historical
16. 2026-03-09
    historical
17. 2026-02-09
    price $250,000
18. 2026-02-09
    price $250,000
19. 2026-01-06
    listed $260,000 New
20. 2026-01-06
    listed $260,000 Active
21. 2023-01-04
    soldstatus $190,000

ⓘ 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: $2,018 · $168/mo
• Projected year-2 tax: $2,023 · $169/mo
• Expected delta: +$5/yr ($0/mo · 0.2%)

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

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 6/10 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: $30,071
• − Mortgage interest: −$12,318
• − Property taxes: −$2,018
• − Insurance: −$1,100
• − Repairs & maintenance: −$2,406
• − Management: −$2,406
• − Depreciation: −$6,397
• Taxable income: $3,427
• Est. tax owed @ 24.0%: −$823
• After-tax cash flow: $5,978/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

+28.9% since first listed

10 events — show timeline

• 2026-05-13 Price Changed $244,900 GAMLS
• 2026-05-04 Price Changed $259,900 GAMLS
• 2026-04-14 Listed $269,900 GAMLS
• 2026-03-16 Listing Removed — GAMLS
• 2026-03-09 Listing Removed — Hive MLS
• 2026-02-09 Price Changed $250,000 Hive MLS
• 2026-02-09 Price Changed $250,000 GAMLS
• 2026-01-06 Listed $260,000 Hive MLS
• 2026-01-06 Listed $260,000 GAMLS
• 2023-01-04 Sold (Public Records) $190,000 Public Records

Property tax history

+41.3%/yr

Latest (2025): $2,018 · -0.0% YoY. Source: county tax records.