607 Mariners Cir · St. Simons, GA 31522

$505,900

3 bd · 2.5 ba · 1,772 sqft · Townhouse public records · 55 Days on market

Built 2017 3,484 sqft lot $285/sqft · 7% below area Est $544k · 7% under $437/mo HOA · 9% of rent

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Why this score? — see what drove the D+ 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 +14.4/30.0
• ARV discount +10.7/15.0
• 1% rule +4.5/10.0
• DSCR +4.4/10.0
• 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

NEW TOWNHOME UNDER CONSTRUCTION! Have it all @ Mariners Landing! Great location - easy on & off island! Convenient to shopping, health care & Gascoigne Park which is the perfect area for walking & there is a dock & picnic pavilion. Standard features include wood floors in Living areas, granite & stainless in kitchen plus an island & pantry, carpet in bedrooms, wood tread stairs, laundry room, tiled baths. First floor has Foyer, Half Bath, Dining, Kitchen & Living which opens to a Porch. Upstairs has a large Master with walk-in closet & Bath with double vanities, tub & separate shower. There are 2 other bedrooms, bath & laundry room. Mariners Landing has a huge pool with 2 bath houses. Pond with a fountain too! Model open Mon-Sat 10-5 & Sun 1-5. permit RBUI12094

Key facts

• Community pool
• Double parking pad
• Glassed in the patio

Tags

• DOUBLE PARKING PAD
• GLASSED IN THE PATIO
• COMMUNITY POOL
• NO RENTAL RESTRICTIONS

Property features AI

Finance

• Other: Annual tax amount listed (not included per instructions)
• HOA & community: Homeowners association with an association fee of $437.50

Exterior

• Parking: 1-car garage; Paved driveway
• Home design: Single-family property
• Construction: Asphalt roof; Home warranty included
• Exterior features: Private pool

Interior

• Flooring: Wood
• Bathrooms: 2 full bathrooms; 1 half bathroom
• Interior features: Wood flooring; 5 total rooms

What this means for you Summary

Snapshot

• This is a 3-bed/2.5-bath townhouse listed at $506k.

Deal economics

• At list price, monthly cash flow is $-322 ($-4k/yr) — negative.
• To cash-flow at today's rent, offer at most $449k (11.3% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $483k (4.5% below list).
• Recommended offer: $449k (11.3% below list) — sets the bar for cash-flow.
• Cap rate 6.5% 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 D — 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; 3 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; solid renter incomes; 734 units permitted in Glynn County in 2024 (136 in 5+ unit buildings).
• At $4,829/mo this rent would consume 53% of the median local household income ($109k/yr) (locally 339% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $3k of loan paydown is wiped out by about $15k 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 55 days — a 3% lower offer ($491k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 9y 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 $312k; list at $506k implies a 62% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: flood insurance adds $427/mo.
• Climate carrying-cost: in FEMA flood zone AE (mandatory federal flood insurance); 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 $448,968 (11.3% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. It's been on market 55 days. Have you received any prior offers? Is the seller open to a 11% concession, seller financing, or rate buy-down credit?
3. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
4. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
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: 0.95% ✗
• Cap rate: 6.54%
• Cash-on-cash: 0.88%
• DSCR: 1.04
• GRM: 8.7

CMA / ARV

• ARV (median comp): $544,400
• List price: $505,900
• Delta: -7.07%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
111 Gascoigne Ave #201	0.16mi	3/2.5	1,792 (+1%)	2mo	$798,000	$445	89
1907 Mariners Cir	0.11mi	3/2.5	1,834 (+4%)	5mo	$580,000	$316	85
105 Gascoigne Ave #103	0.17mi	3/2.0	1,836 (+4%)	0mo	$725,000	$395	84
105 Gascoigne Ave #302	0.17mi	3/2.0	1,786 (+1%)	6mo	$745,000	$417	83
117 Gascoigne Ave #106	0.17mi	3/2.5	1,792 (+1%)	8mo	$775,000	$432	83
105 Gascoigne Ave #204	0.17mi	3/2.0	1,760 (-1%)	9mo	$750,000	$426	82
1603 Mariners Cir	0.13mi	3/2.5	1,596 (-10%)	4mo	$530,000	$332	74
802 Mariners Cir	0.03mi	3/2.5	2,024 (+14%)	3mo	$539,900	$267	72
1202 Reserve Ln	0.49mi	3/2.5	1,772 (0%)	8mo	$561,750	$317	71
804 Reserve Ln	0.54mi	3/2.5	1,772 (0%)	9mo	$530,000	$299	68
375 Brockinton Marsh	0.59mi	3/2.0	1,662 (-6%)	1mo	$429,000	$258	60
1407 Reserve Ct	0.57mi	3/2.5	2,024 (+14%)	9mo	$491,590	$243	42

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 · 2.26% rent growth · sell at horizon

5-year hold

• IRR: -21.7%
• Equity multiple: 0.25×
• Total profit: $-105,606
• Equity at exit: $75,431

10-year hold

• IRR: -17.4%
• Equity multiple: 0.08×
• Total profit: $-130,924
• Equity at exit: $43,741

Cash invested: $141,652 (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: 8.7×

Monthly cashflow live

• Estimated rent: $4,829 medium
• Mortgage (P&I): −$2,653
• Tax from tax record: −$410 /mo · $4,918/yr
• Insurance: −$211
• Flood insurance flood zone: −$427 /mo · $5,118/yr
• HOA: −$437
• Vacancy / Maint / Mgmt: −$1,014
• Net cashflow: $-322

Break-even live

Break-even rent $5,237

Max offer price $448,968

Occupancy floor —

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: $126,475
• Closing costs: $15,177
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
205 Mariners Cir Saint Simons Island, GA	4.0	3.5	2286	$5,700	$2.49	44d	1	0.08mi
111 Gascoigne Ave #204 Saint Simons Island, GA	3.0	2.0	1760	$5,500	$3.12	44d	1	0.18mi
122 Shady Brook Cir #100 Saint Simons Island, GA	3.0	2.0	1500	$4,950	$3.30	44d	1	0.70mi

HOA detail

• Monthly dues: $437 · $5,244/yr
• Likely covers: gaspool

Listing history 20 events

1. 2026-06-19
   days on market $505,900 Active 55 DOM
2. 2026-06-18
   days on market $505,900 Active 54 DOM
3. 2026-06-17
   days on market $505,900 Active 53 DOM
4. 2026-06-16
   days on market $505,900 Active 52 DOM
5. 2026-06-15
   days on market $505,900 Active 51 DOM
6. 2026-06-14
   days on market $505,900 Active 49 DOM
7. 2026-06-13
   days on market $505,900 Active 48 DOM
8. 2026-06-10
   days on market $505,900 Active 46 DOM
9. 2026-06-09
   days on market $505,900 Active 45 DOM
10. 2026-06-08
    days on market $505,900 Active 44 DOM
11. 2026-06-07
    days on market $505,900 Active 43 DOM
12. 2026-06-05
    days on market $505,900 Active 40 DOM
13. 2026-06-03
    days on market $505,900 Active 39 DOM
14. 2026-06-02
    days on market $505,900 Active 38 DOM
15. 2026-06-01
    days on market $505,900 Active 37 DOM
16. 2026-05-31
    days on market $505,900 Active 36 DOM
17. 2026-05-30
    days on market $505,900 Active 35 DOM
18. 2026-04-25
    listed $525,900 Active 855-char remark
19. 2017-12-22
    soldstatus $311,590 841-char remark

    Show marketing remark (841 chars)

    NEW TOWNHOME UNDER CONSTRUCTION! Have it all @ Mariners Landing! Great location - easy on & off island! Convenient to shopping, health care & Gascoigne Park which is the perfect area for walking & there is a dock & picnic pavilion. Standard features include wood floors in Living areas, granite & stainless in kitchen plus an island & pantry, carpet in bedrooms, wood tread stairs, laundry room, tiled baths. First floor has Foyer, Half Bath, Dining, Kitchen & Living which opens to a Porch. Upstairs has a large Master with walk-in closet & Bath with double vanities, tub & separate shower. There are 2 other bedrooms, bath & laundry room. Mariners Landing has a huge pool with 2 bath houses. Pond with a fountain too! Model open Mon-Sat 10-5 & Sun 1-5. permit RBUI12094

20. 2017-10-11
    listed $324,990 841-char remark

    Show marketing remark (841 chars)

    NEW TOWNHOME UNDER CONSTRUCTION! Have it all @ Mariners Landing! Great location - easy on & off island! Convenient to shopping, health care & Gascoigne Park which is the perfect area for walking & there is a dock & picnic pavilion. Standard features include wood floors in Living areas, granite & stainless in kitchen plus an island & pantry, carpet in bedrooms, wood tread stairs, laundry room, tiled baths. First floor has Foyer, Half Bath, Dining, Kitchen & Living which opens to a Porch. Upstairs has a large Master with walk-in closet & Bath with double vanities, tub & separate shower. There are 2 other bedrooms, bath & laundry room. Mariners Landing has a huge pool with 2 bath houses. Pond with a fountain too! Model open Mon-Sat 10-5 & Sun 1-5. permit RBUI12094

ⓘ 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: $4,918 · $410/mo
• Projected year-2 tax: $4,918 · $410/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 10/10 Extreme FEMA zone AE · 99% chance over 30 yrs
• 🔥 Wildfire 3/10 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: $57,947
• − Mortgage interest: −$28,338
• − Property taxes: −$4,918
• − Insurance: −$7,648
• − Repairs & maintenance: −$4,636
• − Management: −$4,636
• − HOA: −$5,244
• − Depreciation: −$14,717
• Taxable loss: −$12,189
• Est. tax savings @ 24.0%: +$2,925
• After-tax cash flow: $-942/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

+55.7% since first listed

4 events — show timeline

• 2026-05-22 Price Changed $505,900 GIAR
• 2026-04-25 Listed $525,900 GIAR
• 2017-12-22 Sold (MLS) $311,590 GIAR
• 2017-10-11 Listed $324,990 GIAR

Property tax history

+34.1%/yr

Latest (2025): $4,918 · +0.0% YoY. Source: county tax records.