204 Trumbull St · Darien, GA 31305

$120,000

2 bd · 1.0 ba · 1,048 sqft · SingleFamily public records · 86 Days on market

Built 1964 Poor condition 0.25 ac lot $115/sqft · 47% below area Est $226k · 47% under

---

Why this score? — see what drove the A- 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
• ARV discount +15.0/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Appreciation +10.0/10.0
• Livability +3.0/5.0
• Schools +2.8/10.0
• Rent growth +2.5/5.0
• Condition / age +1.0/5.0

Listing remarks

Calling all investors! Here's an opportunity you do not want to miss in McIntosh County. This property is ready for a full makeover and waiting for the right vision to bring it back to life. If you've been looking for your next renovation project, this is your chance to get creative and turn potential into profit. The bones are there, now it just needs the right investor with the right vision! This one could truly become a dream transformation. See for yourself and get those creative juices flowing.

Key facts

• 0.25 acre lot
• Built 1964
• Listed 85 days

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $120k. Condition is rated poor.

Deal economics

• At list price, monthly cash flow is $663 ($8k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $120k).
• Recommended offer: $113k (6.0% below list) — sets the bar for market timing.
• Cap rate 12.9% vs local median 3.9% in Darien — 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 59/100 on livability (#397 in GA) — a working-class tenant base; expect higher turnover. Strengths: crime A+, cost of living A+, housing A+; Watch: amenities F, commute F, employment F.
• Mcintosh County (town): math 23% / reading 29% proficiency, ranked #118 of 174 in GA (top 68%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 73% free/reduced lunch — lower-income household profile, screen leases tightly.
• Zoned schools: Todd Grant Elementary School (math 24% / reading 23%, grade F, #790 of 1,228 statewide, top 65%, 667 students, 79% FRL); Mcintosh County Middle School (math 22% / reading 34%, grade F, #265 of 470 statewide, top 57%, 271 students, 79% FRL); Mcintosh Academy (math 30% / reading 34%, grade F, #109 of 424 statewide, top 26%, 395 students, 79% FRL).
• Market conditions: 159 active listings in the ZIP; 3 comparable units currently listed for rent nearby; rentals lingering (median 93d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 100% of comp listings sitting > 30 days — soft ceiling on asking rent; lower-income renter base — watch delinquency; 127 units permitted in McIntosh County in 2024 (0 in 5+ unit buildings).
• At $1,893/mo this rent would consume 63% of the median local household income ($36k/yr) (locally 20% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

Forward outlook

• In year one you build about $13k of equity ($830 loan paydown + $12k appreciation (10.0% local appreciation)).
• McIntosh County population projected at -34% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (10.0% appreciation + 3.0% rent growth), your $34k cash investment doubles in ~2 years — after that, you're playing with house money.
• By year 3, paydown + projected appreciation supports a ~$32k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 86 days — a 6% lower offer ($113k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; moderate wildfire risk; extreme-heat days projected 7→20/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $112,800 (6.0% below list)

Questions for the listing agent

1. It's been on market 86 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
3. Built in 1964 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
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 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: 1.58% ✓
• Cap rate: 12.93%
• Cash-on-cash: 23.69%
• DSCR: 2.05
• GRM: 5.3

CMA / ARV

• ARV (median comp): $225,946
• List price: $120,000
• Delta: -46.89%
• 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
902 Old River Rd	0.39mi	3/2.0 (+1)	1,108 (+6%)	4mo	$244,000	$220	60
306 W 6th St	0.21mi	2/2.0	1,150 (+10%)	17mo	$225,000	$196	56
502 5th St	0.32mi	2/2.0	1,150 (+10%)	11mo	$298,500	$260	55
503 Greene St	0.42mi	2/2.0	1,110 (+6%)	17mo	$262,500	$236	52
612 Kellsie Cir	0.64mi	3/2.0 (+1)	1,026 (-2%)	8mo	$209,900	$205	51
206 E 6th St	0.64mi	2/2.0	1,026 (-2%)	18mo	$292,500	$285	48
104 Haven Ct	0.60mi	3/2.0 (+1)	1,146 (+9%)	24mo	$215,000	$188	28
1300 Kansas St	0.67mi	3/1.0 (+1)	1,200 (+14%)	23mo	$162,500	$135	20

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

10.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 42.1%
• Equity multiple: 4.20×
• Total profit: $107,633
• Equity at exit: $108,106

10-year hold

• IRR: 36.3%
• Equity multiple: 9.45×
• Total profit: $283,800
• Equity at exit: $233,134

Cash invested: $33,600 (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 →

Buyer's market Market conditions within 1.0 mi — comparable homes for sale

Active competition Active MLS

• For sale now: 7 active · 3 under contract
• Months of supply: 14.0 mo (7%/mo absorbed)
• Median asking: $201,600 ($200/sqft)
• Median days on market: 54 d
• This list price: 14% of active listings are priced below it
• ARV vs active asking: +7.8% vs current asking $/sqft

Closed sales set the value; these active listings set current market conditions and a practical price ceiling.

ZIP-level market 31305

• Home prices YoY: 20.2%
• Active inventory: 159
• Price-to-rent: 5.3×

Monthly cashflow live

• Estimated rent: $1,893 medium
• Mortgage (P&I): −$629
• Tax from tax record: −$153 /mo · $1,834/yr
• Insurance: −$50
• HOA: −$0
• Vacancy / Maint / Mgmt: −$398
• Net cashflow: $663

Break-even live

Break-even rent $1,053

Max offer price $120,000

Occupancy floor 60%

Sensitivity live

Price	-10% $731	-5% $697	+0% $663	+5% $629	+10% $595
Rent	-10% $514	-5% $589	+0% $663	+5% $738	+10% $813
Rate	-1.0pp $724	-0.5pp $694	base $663	+0.5pp $632	+1.0pp $601

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: $30,000
• Closing costs: $3,600
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
201 Trumbull St Darien, GA	2.0	2.0	998	$1,750	$1.75	93d	1	0.06mi
91 Screven St Darien, GA	2.0	2.0	1022	$2,000	$1.96	93d	1	0.41mi
905 Wayne St Darien, GA	3.0	2.0	1482	$2,950	$1.99	93d	1	0.68mi

Property features AI

Finance

• Other: Located at 204 Trumbull St, Darien, GA 31305
• Financial info: Listing terms: Cash
• HOA & community: No HOA

Exterior

• Parking: Off-street parking
• Utilities: Public waterPublic sewerSewer connectedUnderground utilities
• Home design: Single-family residence (house)One storyResale property
• Construction: Built in 1964Brick and vinyl siding exteriorComposition roof
• Exterior features: Level lot

Interior

• Kitchen: Refrigerator included
• Bedrooms: Two bedrooms on the main level
• Flooring: Carpet
• Bathrooms: One full bathroom on the main level
• Heating & cooling: Central heating (electric)Central airCeiling fan(s)
• Interior features: One-level livingPublic records list living area as 1,048No basementOther room types
• Laundry & utility: Laundry closet

Listing history 50 events

1. 2026-08-08
   days on market $120,000 Active 86 DOM
2. 2026-08-07
   days on market $120,000 Active 85 DOM
3. 2026-08-06
   days on market $120,000 Active 84 DOM
4. 2026-08-05
   days on market $120,000 Active 83 DOM
5. 2026-08-04
   days on market $120,000 Active 82 DOM
6. 2026-08-03
   days on market $120,000 Active 81 DOM
7. 2026-07-31
   days on market $120,000 Active 78 DOM
8. 2026-07-30
   days on market $120,000 Active 77 DOM
9. 2026-07-29
   days on market $120,000 Active 76 DOM
10. 2026-07-27
    days on market $120,000 Active 74 DOM
11. 2026-07-25
    days on market $120,000 Active 72 DOM
12. 2026-07-24
    days on market $120,000 Active 71 DOM
13. 2026-07-23
    days on market $120,000 Active 70 DOM
14. 2026-07-22
    days on market $120,000 Active 69 DOM
15. 2026-07-21
    days on market $120,000 Active 68 DOM
16. 2026-07-18
    days on market $120,000 Active 65 DOM
17. 2026-07-16
    days on market $120,000 Active 63 DOM
18. 2026-07-16
    days on market $120,000 Active 62 DOM
19. 2026-07-14
    days on market $120,000 Active 61 DOM
20. 2026-07-13
    days on market $120,000 Active 60 DOM
21. 2026-07-12
    days on market $120,000 Active 59 DOM
22. 2026-07-11
    days on market $120,000 Active 58 DOM
23. 2026-07-10
    days on market $120,000 Active 57 DOM
24. 2026-07-09
    days on market $120,000 Active 56 DOM
25. 2026-07-08
    days on market $120,000 Active 55 DOM
26. 2026-07-07
    days on market $120,000 Active 54 DOM
27. 2026-07-06
    days on market $120,000 Active 53 DOM
28. 2026-07-05
    days on market $120,000 Active 52 DOM
29. 2026-07-04
    days on market $120,000 Active 51 DOM
30. 2026-07-03
    days on market $120,000 Active 50 DOM
31. 2026-07-02
    days on market $120,000 Active 49 DOM
32. 2026-07-01
    days on market $120,000 Active 48 DOM
33. 2026-06-30
    days on market $120,000 Active 47 DOM
34. 2026-06-29
    days on market $120,000 Active 46 DOM
35. 2026-06-28
    days on market $120,000 Active 45 DOM
36. 2026-06-28
    days on market $120,000 Active 44 DOM
37. 2026-06-27
    days on market $120,000 Active 43 DOM
38. 2026-06-26
    days on market $120,000 Active 42 DOM
39. 2026-06-22
    days on market $120,000 Active 39 DOM
40. 2026-06-21
    days on market $120,000 Active 38 DOM
41. 2026-06-19
    days on market $120,000 Active 36 DOM
42. 2026-06-18
    days on market $120,000 Active 35 DOM
43. 2026-06-17
    days on market $120,000 Active 34 DOM
44. 2026-06-16
    days on market $120,000 Active 33 DOM
45. 2026-06-15
    days on market $120,000 Active 32 DOM
46. 2026-06-14
    days on market $120,000 Active 30 DOM
47. 2026-06-13
    days on market $120,000 Active 29 DOM
48. 2026-06-10
    days on market $120,000 Active 27 DOM
49. 2026-06-09
    days on market $120,000 Active 26 DOM
50. 2026-06-08
    days on market $120,000 Active 25 DOM

ⓘ 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: $1,834 · $153/mo
• Projected year-2 tax: $1,834 · $153/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 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 5/10 Major
• 🌡 Heat 10/10 Extreme 7 d/yr ≥107°F today · 20 d/yr by 30 yrs out
• 💨 Wind 9/10 Extreme 99% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 2 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $22,716
• − Mortgage interest: −$6,722
• − Property taxes: −$1,834
• − Insurance: −$600
• − Repairs & maintenance: −$1,817
• − Management: −$1,817
• − Depreciation: −$3,491
• Taxable income: $6,435
• Est. tax owed @ 24.0%: −$1,544
• After-tax cash flow: $6,416/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.

Condition & rehab AI · 2 photos

Poor 20/100 Extensive rehab Est. rehab $52,400–$94,320 screening

This property requires extensive repairs and maintenance, including roof repair, exterior painting, fencing repair, and landscaping. Significant investment is needed to bring it up to a livable condition.

Repairs flagged

• Major roof — Moss and vegetation growing on the roof suggest significant water damage and potential structural issues.
• Major exterior siding — The siding is peeling and in poor condition, indicating extensive damage and the need for repainting.
• Major fencing — The fencing is rusted and damaged, requiring replacement or repair.
• Major interior walls/paint — Given the exterior condition, it is likely that the interior walls and paint are also in poor condition and in need of repair.
• Major systems — The lack of visible systems suggests they are likely in poor condition and in need of replacement or repair.
• Major landscaping — The landscaping is overgrown and unkempt, indicating a lack of maintenance and requiring significant work to improve curb appeal.

Value-add opportunities

• Both roof repair — Repairing the roof will address a major issue and improve the overall condition of the property. ↑
• Both exterior painting — Repainting the exterior siding will improve the curb appeal and increase the property's value. ↑
• Both fencing repair/replacement — Repairing or replacing the fencing will improve the property's security and increase its value. ↑
• Both landscaping — Landscaping will improve the property's curb appeal and increase its value. ↑
• Both interior repairs — Repairing the interior walls and paint will improve the property's condition and increase its value. ↑
• Both system replacements — Replacing the systems will improve the property's functionality and increase its value. ↑

ⓘ Rehab cost is a screening estimate — Extensive scope × the home's square footage at US $/sqft rules of thumb (the same model as the Flip Finder). Get contractor quotes + a written scope before underwriting.

F Composite school gradezoned avg 28/100

Zoned Schools

Elementary Todd Grant Elementary School F GA #790/1,228 Nat'l #31,549/41,679 Middle Mcintosh County Middle School F GA #265/470 Nat'l #9,545/14,009 High Mcintosh Academy F GA #109/424 Nat'l #10,401/17,239

Schools (NCES district)

• District: Mcintosh County
• NCES district ID: 1303600
• Math proficiency: 23% ▬ 0.00%
• Reading proficiency: 29% ▼ -1.00%
• Median HH income: $41,742
• Composite: 22.08/100
• National rank: #8188
• State rank: #118 of 174 in GA

D Composite livability gradescore 59/100

Livability — Darien

• Score: 59/100
• State rank: #397
• US rank: #19613

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Darien, GA
• County: McIntosh · 12,922 people
• Metro: Brunswick-St. Simons, GA
• Population (ZIP): 5,119
• Household income: $36,339
• Rent vs Own: 27.7% rent · 72.3% own
• Severe rent burden: 20% of renters

---

Population outlook (McIntosh County) Hauer SSP2

• Today (2025): 12,922 people
• By 2030: 12,156 · -5.9%
• By 2040: 10,332 · -20.0%
• By 2050: 8,526 · -34.0%
• By 2075: 5,506 · -57.4%
• By 2100: 3,635 · -71.9%

---

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Majority White (61%)
• Race & ethnicity: White 61% Black 31% Two or more races 7% Hispanic / Latino 5%
• Hispanic origin (detail): Puerto Rican 2%
• Common ancestry: Serbian 6% Lithuanian 5% Slovak 5%
• Foreign-born: 1% · Canada
• Languages at home: 97% English-only · Spanish 2%

---

Political lean MEDSL · McIntosh

• 2024 margin: Strong R (+28.6) · D 35.5% · R 64.1%
• 2008→2024 swing: -22.6pp toward R · 2008: -6.0pp · 2024: -28.6pp
• All cycles: 2024: R+28.6 2020: R+21.0 2016: R+20.1 2012: R+8.6 2008: R+6.0

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 52.35%
• Current HPI: 311.3591
• 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

Property features AI

Finance

• Other: Located at 204 Trumbull St, Darien, GA 31305
• Financial info: Listing terms: Cash
• HOA & community: No HOA

Exterior

• Parking: Off-street parking
• Utilities: Public waterPublic sewerSewer connectedUnderground utilities
• Home design: Single-family residence (house)One storyResale property
• Construction: Built in 1964Brick and vinyl siding exteriorComposition roof
• Exterior features: Level lot

Interior

• Kitchen: Refrigerator included
• Bedrooms: Two bedrooms on the main level
• Flooring: Carpet
• Bathrooms: One full bathroom on the main level
• Heating & cooling: Central heating (electric)Central airCeiling fan(s)
• Interior features: One-level livingPublic records list living area as 1,048No basementOther room types
• Laundry & utility: Laundry closet

Price history

1 event — show timeline

• 2026-05-13 Listed $120,000 GAMLS

Property tax history

+20.3%/yr

Latest (2025): $1,834 · +0.6% YoY. Source: county tax records.