204 Trumbull St · Darien, GA 31305

$120,000

2 bd · 1.0 ba · 1,048 sqft · SingleFamily public records · 39 Days on market

Built 1964 0.25 ac lot $115/sqft · 47% below area Est $225k · 47% under

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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
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.2/10.0

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 38 days

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 water; Public sewer; Sewer connected; Underground utilities
• Home design: Single-family residence (house); One story; Resale property
• Construction: Built in 1964; Brick and vinyl siding exterior; Composition 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 air; Ceiling fan(s)
• Interior features: One-level living; Public records list living area as 1,048; No basement; Other room types
• Laundry & utility: Laundry closet

What this means for you Summary

Snapshot

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

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: $116k (3.0% below list) — sets the bar for market timing.
• Cap rate 12.9% vs local median 2.9% 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: 125 active listings in the ZIP; 3 comparable units currently listed for rent nearby; rentals lingering (median 46d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 100% of comp listings sitting > 30 days — soft ceiling on asking rent; 127 units permitted in McIntosh County in 2024 (0 in 5+ unit buildings).

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 39 days — a 3% lower offer ($116k) 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 $116,400 (3.0% below list)

Questions for the listing agent

1. It's been on market 39 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 1964 — 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: 1.58% ✓
• Cap rate: 12.93%
• Cash-on-cash: 23.69%
• DSCR: 2.05
• GRM: 5.3

CMA / ARV

• ARV (median comp): $225,242
• List price: $120,000
• Delta: -46.72%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 9 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%)	3mo	$244,000	$220	61
306 W 6th St	0.21mi	2/2.0	1,150 (+10%)	15mo	$225,000	$196	58
502 5th St	0.32mi	2/2.0	1,150 (+10%)	10mo	$298,500	$260	57
503 Greene St	0.42mi	2/2.0	1,110 (+6%)	15mo	$262,500	$236	54
612 Kellsie Cir	0.64mi	3/2.0 (+1)	1,026 (-2%)	7mo	$209,900	$205	52
206 E 6th St	0.64mi	2/2.0	1,026 (-2%)	16mo	$292,500	$285	49
104 Haven Ct	0.60mi	3/2.0 (+1)	1,146 (+9%)	22mo	$215,000	$188	29
105 Haven Ct	0.57mi	3/2.0 (+1)	1,175 (+12%)	23mo	$234,000	$199	25
1300 Kansas St	0.67mi	3/1.0 (+1)	1,200 (+14%)	22mo	$162,500	$135	22

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 →

ZIP-level market 31305

• Home prices YoY: 20.2%
• Active inventory: 125
• 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
• 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	45d	1	0.06mi
91 Screven St Darien, GA	2.0	2.0	1022	$2,000	$1.96	45d	1	0.41mi
905 Wayne St Darien, GA	3.0	2.0	1482	$2,950	$1.99	45d	1	0.68mi

Listing history 20 events

1. 2026-06-22
   days on market $120,000 Active 39 DOM
2. 2026-06-21
   days on market $120,000 Active 38 DOM
3. 2026-06-19
   days on market $120,000 Active 36 DOM
4. 2026-06-18
   days on market $120,000 Active 35 DOM
5. 2026-06-17
   days on market $120,000 Active 34 DOM
6. 2026-06-16
   days on market $120,000 Active 33 DOM
7. 2026-06-15
   days on market $120,000 Active 32 DOM
8. 2026-06-14
   days on market $120,000 Active 30 DOM
9. 2026-06-13
   days on market $120,000 Active 29 DOM
10. 2026-06-10
    days on market $120,000 Active 27 DOM
11. 2026-06-09
    days on market $120,000 Active 26 DOM
12. 2026-06-08
    days on market $120,000 Active 25 DOM
13. 2026-06-07
    days on market $120,000 Active 24 DOM
14. 2026-06-05
    days on market $120,000 Active 21 DOM
15. 2026-06-03
    days on market $120,000 Active 20 DOM
16. 2026-06-02
    days on market $120,000 Active 19 DOM
17. 2026-06-01
    days on market $120,000 Active 18 DOM
18. 2026-05-31
    days on market $120,000 Active 17 DOM
19. 2026-05-30
    days on market $120,000 Active 16 DOM
20. 2026-05-13
    listed $120,000 New 517-char remark

ⓘ 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.

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

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
• Population (ZIP): 5,119

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

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.