188 Highland Park Dr · Dock Junction, GA 31523

$164,900

5 bd · 3.0 ba · 2,156 sqft · SingleFamily public records · 93 Days on market

Built 1965 0.39 ac lot $76/sqft · 50% below area ↓ 6% since listing

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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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• 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

Looking for a large brick home? This one needs lots of TLC but can be brought back to life. The garage has been enclosed adding a second den, bath and small office. Beside the garage a storage room has also been added. Talk about square footage. Plenty of room for everything and everyone. Nice size back yard with large shed with 4 different entrances to four different areas, room for many projects or just for storage. This home is in an quiet established neighborhood. Convenient to grocery shopping, pharmacy and restaurants. The sale of the property is made on an "As Is, " "Where Is" and "with All Faults" basis.

Key facts

• 0.39 acre lot
• Garage
• Built 1965

What this means for you Summary

Snapshot

• This is a 5-bed/3.0-bath single-family listed at $165k.

Deal economics

• At list price, monthly cash flow is $1k ($16k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $165k).
• Recommended offer: $150k (9.0% below list) — sets the bar for market timing.
• Cap rate 15.8% 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; 2 comparable units currently listed for rent nearby; 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.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $46k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• It's been on market 93 days — a 9% lower offer ($150k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 7→19/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $150,059 (9.0% below list)

Questions for the listing agent

1. It's been on market 93 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Built in 1965 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. 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.
7. 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.
8. 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: 1.88% ✓
• Cap rate: 15.83%
• Cash-on-cash: 34.08%
• DSCR: 2.52
• GRM: 4.4

CMA / ARV

• ARV (median comp): $332,862
• List price: $164,900
• Delta: -50.46%
• Verdict: UNDERPRICED
• Comps: 17 within 1.0 mi

Show comp detail 5 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
210 Glen Meadows Cir	0.34mi	4/2.0 (-1)	1,880 (-13%)	4mo	$269,000	$143	51
136 Stately Oaks Cir	0.15mi	4/2.0 (-1)	1,858 (-14%)	16mo	$372,500	$200	48
122 N Lake Dr	0.63mi	4/3.0 (-1)	2,170 (+1%)	24mo	$371,000	$171	45
1022 Lakes Blvd	0.47mi	4/2.0 (-1)	1,886 (-12%)	5mo	$342,990	$182	44
138 River Ridge Rd	0.66mi	4/2.0 (-1)	2,414 (+12%)	2mo	$630,000	$261	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 · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 29.5%
• Equity multiple: 2.23×
• Total profit: $56,832
• Equity at exit: $24,587

10-year hold

• IRR: 36.8%
• Equity multiple: 4.40×
• Total profit: $157,206
• Equity at exit: $14,258

Cash invested: $46,172 (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: 4.4×

Monthly cashflow live

• Estimated rent: $3,102 medium
• Mortgage (P&I): −$865
• Tax est. 1.5%: −$206 /mo · $2,474/yr
• Insurance: −$69
• HOA: −$0
• Vacancy / Maint / Mgmt: −$651
• Net cashflow: $1,311

Break-even live

Break-even rent $1,443

Max offer price $164,900

Occupancy floor 53%

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: $41,225
• Closing costs: $4,947
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1022 Lakes BLVD Brunswick, GA	4.0	2.0	1886	$3,800	$2.01	43d	1	0.44mi
104 Eagles Pointe Dr Brunswick, GA	1.0–4.0	1.0–3.0	1141	$1,505	$1.32	43d	4	0.61mi

Listing history 16 events

1. 2026-06-19
   days on market $164,900 Active 93 DOM
2. 2026-06-18
   days on market $164,900 Active 92 DOM
3. 2026-06-17
   days on market $164,900 Active 91 DOM
4. 2026-06-17
   status $164,900 Active 90 DOM
5. 2026-06-10
   status $164,900 Pending 90 DOM
6. 2026-06-09
   days on market $164,900 Active 90 DOM
7. 2026-06-08
   days on market $164,900 Active 89 DOM
8. 2026-06-07
   days on market $164,900 Active 88 DOM
9. 2026-06-05
   days on market $164,900 Active 85 DOM
10. 2026-06-03
    days on market $164,900 Active 84 DOM
11. 2026-06-02
    days on market $164,900 Active 83 DOM
12. 2026-06-01
    days on market $164,900 Active 82 DOM
13. 2026-05-31
    days on market $164,900 Active 81 DOM
14. 2026-05-30
    days on market $164,900 Active 80 DOM
15. 2026-04-11
    price $164,900 650-char remark

    Show marketing remark (650 chars)

    Looking for a large brick home? This one needs lots of TLC but can be brought back to life. The garage has been enclosed adding a second den, bath and small office. Beside the garage a storage room has also been added. Talk about square footage. Plenty of room for everything and everyone. Nice size back yard with large shed with 4 different entrances to four different areas, room for many projects or just for storage. This home is in an quiet established neighborhood. Convenient to grocery shopping, pharmacy and restaurants. The sale of the property is made on an "As Is, " "Where Is" and "with All Faults" basis.

16. 2026-03-09
    listed $174,900 Active 650-char remark

    Show marketing remark (650 chars)

    Looking for a large brick home? This one needs lots of TLC but can be brought back to life. The garage has been enclosed adding a second den, bath and small office. Beside the garage a storage room has also been added. Talk about square footage. Plenty of room for everything and everyone. Nice size back yard with large shed with 4 different entrances to four different areas, room for many projects or just for storage. This home is in an quiet established neighborhood. Convenient to grocery shopping, pharmacy and restaurants. The sale of the property is made on an "As Is, " "Where Is" and "with All Faults" basis.

ⓘ 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 4/10 Moderate
• 🌡 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: $37,226
• − Mortgage interest: −$9,237
• − Property taxes: −$2,474
• − Insurance: −$824
• − Repairs & maintenance: −$2,978
• − Management: −$2,978
• − Depreciation: −$4,797
• Taxable income: $13,938
• Est. tax owed @ 24.0%: −$3,345
• After-tax cash flow: $12,388/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

-5.7% since first listed

2 events — show timeline

• 2026-04-11 Price Changed $164,900 GIAR
• 2026-03-09 Listed $174,900 GIAR

Property tax history

+0.5%/yr

Latest (2025): $190 · -0.0% YoY. Source: county tax records.