1604 Mariners Cir · St. Simons, GA 31522

$479,000

3 bd · 2.0 ba · 1,596 sqft · Townhouse public records · 97 Days on market

Built 2016 2,178 sqft lot $300/sqft · 10% below area Est $579k · 17% under $36/mo HOA · 1% of rent

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Why this score? — see what drove the C 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 +19.3/30.0
• ARV discount +15.0/15.0
• DSCR +6.1/10.0
• 1% rule +4.7/10.0
• 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

Welcome to this beautifully maintained townhome in the desirable Mariners Landing community on St. Simons Island. From the moment you step inside, you’ll notice the relaxed coastal charm that makes this home both inviting and comfortable. The main level features an open and airy layout perfect for everyday living and entertaining. The kitchen is thoughtfully designed with custom cabinetry, granite countertops, a pantry, and a full suite of appliances. It flows seamlessly into the dining area and spacious family room, creating a bright and welcoming gathering space. A convenient half bath is also located on the main floor. One of the standout features of this home is the private outdoor space. Step outside to the large, covered porch, an ideal spot to enjoy your morning coffee, share dinner outdoors, or unwind in the evening breeze. Upstairs, you’ll find all bedrooms along with the laundry room for added convenience. The spacious primary suite offers a peaceful retreat with an en suite bathroom featuring a double vanity, soaking tub, separate shower, and walk-in closet. The secondary bedrooms are generously sized and share a well-appointed hall bathroom. Located just minutes from the St. Simons Marina, Mariners Landing offers a fantastic community atmosphere with amenities including a neighborhood pool and scenic pond, perfect for enjoying warm coastal days. With its ideal location, thoughtful layout, and charming outdoor space, this townhome truly has it???????????????????????????????????????? all.

Key facts

• Custom cabinetry
• Scenic pond
• Large covered porch

Tags

• CUSTOM CABINETRY
• GRANITE COUNTERTOPS
• PRIVATE OUTDOOR SPACE
• LARGE COVERED PORCH
• NEIGHBORHOOD POOL
• SCENIC POND

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath townhouse listed at $479k.

Deal economics

• At list price, monthly cash flow is $526 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $462k (3.5% below list).
• Recommended offer: $436k (9.0% below list) — sets the bar for market timing.
• Cap rate 7.6% 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 C — 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 45d 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 $4,623/mo this rent would consume 51% 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 $14k 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 97 days — a 9% lower offer ($436k) is reasonable based on typical stale-listing flexibility.
• 7 sale attempts since 10y ago; this cycle's ask has dropped $46k (9%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Climate carrying-cost: major flood risk; severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 7→21/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $435,890 (9.0% below list)

Questions for the listing agent

1. It's been on market 97 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
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. 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: 0.97% ✗
• Cap rate: 7.61%
• Cash-on-cash: 4.71%
• DSCR: 1.21
• GRM: 8.6

CMA / ARV

• ARV (median comp): $578,871
• List price: $479,000
• Delta: -17.25%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1603 Mariners Cir	0.01mi	3/2.5	1,596 (0%)	4mo	$530,000	$332	95
105 Gascoigne Ave #204	0.04mi	3/2.0	1,760 (+10%)	9mo	$750,000	$426	74
111 Gascoigne Ave #201	0.05mi	3/2.5	1,792 (+12%)	2mo	$798,000	$445	73
105 Gascoigne Ave #302	0.04mi	3/2.0	1,786 (+12%)	6mo	$745,000	$417	73
117 Gascoigne Ave #106	0.09mi	3/2.5	1,792 (+12%)	8mo	$775,000	$432	67
1907 Mariners Cir	0.06mi	3/2.5	1,834 (+15%)	5mo	$580,000	$316	66
20 Waterfront Dr #124	0.64mi	3/3.0	1,550 (-3%)	1mo	$697,000	$450	60
20 Waterfront Dr #322	0.64mi	3/3.0	1,550 (-3%)	2mo	$615,225	$397	59
375 Brockinton Marsh	0.72mi	3/2.0	1,662 (+4%)	1mo	$429,000	$258	59
1202 Reserve Ln	0.58mi	3/2.5	1,772 (+11%)	8mo	$561,750	$317	46
804 Reserve Ln	0.62mi	3/2.5	1,772 (+11%)	9mo	$530,000	$299	44
1408 Reserve Ct	0.66mi	3/2.5	1,772 (+11%)	10mo	$555,000	$313	41

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: -9.8%
• Equity multiple: 0.65×
• Total profit: $-47,584
• Equity at exit: $71,420

10-year hold

• IRR: -1.4%
• Equity multiple: 0.91×
• Total profit: $-12,294
• Equity at exit: $41,415

Cash invested: $134,120 (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: 8.6×

Monthly cashflow live

• Estimated rent: $4,623 medium
• Mortgage (P&I): −$2,512
• Tax from tax record: −$378 /mo · $4,541/yr
• Insurance: −$200
• HOA: −$36
• Vacancy / Maint / Mgmt: −$971
• Net cashflow: $526

Break-even live

Break-even rent $3,957

Max offer price $479,000

Occupancy floor 84%

Sensitivity live

Price	-10% $797	-5% $661	+0% $526	+5% $390	+10% $255
Rent	-10% $161	-5% $343	+0% $526	+5% $708	+10% $891
Rate	-1.0pp $767	-0.5pp $648	base $526	+0.5pp $402	+1.0pp $276

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: $119,750
• Closing costs: $14,370
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
111 Gascoigne Ave #204 Saint Simons Island, GA	3.0	2.0	1760	$5,500	$3.12	44d	1	0.04mi
122 Shady Brook Cir #100 Saint Simons Island, GA	3.0	2.0	1500	$4,950	$3.30	44d	1	0.84mi
1704 Frederica Rd #426 Saint Simons Island, GA	2.0	2.0	1150	$2,150	$1.87	44d	1	1.27mi

HOA detail

• Monthly dues: $36 · $432/yr
• Likely covers: pool

Listing history 34 events

1. 2026-06-17
   status $479,000 Under Contract 97 DOM
2. 2026-06-17
   statusdays on market $479,000 Active 97 DOM
3. 2026-06-16
   days on market $479,000 Price Change 96 DOM
4. 2026-06-15
   pricestatusdays on market $479,000 Price Change 95 DOM
5. 2026-06-14
   days on market $519,000 Active 93 DOM
6. 2026-06-13
   days on market $519,000 Active 92 DOM
7. 2026-06-10
   days on market $519,000 Active 90 DOM
8. 2026-06-09
   days on market $519,000 Active 89 DOM
9. 2026-06-08
   days on market $519,000 Active 88 DOM
10. 2026-06-07
    days on market $519,000 Active 87 DOM
11. 2026-06-05
    days on market $519,000 Active 84 DOM
12. 2026-06-03
    days on market $519,000 Active 83 DOM
13. 2026-06-02
    days on market $519,000 Active 82 DOM
14. 2026-06-01
    days on market $519,000 Active 81 DOM
15. 2026-05-31
    days on market $519,000 Active 80 DOM
16. 2026-05-30
    days on market $519,000 Active 79 DOM
17. 2026-05-09
    price $519,000 1535-char remark

    Show marketing remark (1483 chars)

    Welcome to this beautifully maintained townhome in the desirable Mariners Landing community on St. Simons Island. From the moment you step inside, you'll notice the relaxed coastal charm that makes this home both inviting and comfortable. The main level features an open and airy layout perfect for everyday living and entertaining. The kitchen is thoughtfully designed with custom cabinetry, granite countertops, a pantry, and a full suite of appliances. It flows seamlessly into the dining area and spacious family room, creating a bright and welcoming gathering space. A convenient half bath is also located on the main floor. One of the standout features of this home is the private outdoor space. Step outside to the large, covered porch, an ideal spot to enjoy your morning coffee, share dinner outdoors, or unwind in the evening breeze. Upstairs, you'll find all bedrooms along with the laundry room for added convenience. The spacious primary suite offers a peaceful retreat with an en suite bathroom featuring a double vanity, soaking tub, separate shower, and walk-in closet. The secondary bedrooms are generously sized and share a well-appointed hall bathroom. Located just minutes from the St. Simons Marina, Mariners Landing offers a fantastic community atmosphere with amenities including a neighborhood pool and scenic pond, perfect for enjoying warm coastal days. With its ideal location, thoughtful layout, and charming outdoor space, this townhome truly has it all.

18. 2026-05-09
    price $519,000 1483-char remark

    Show marketing remark (1483 chars)

    Welcome to this beautifully maintained townhome in the desirable Mariners Landing community on St. Simons Island. From the moment you step inside, you'll notice the relaxed coastal charm that makes this home both inviting and comfortable. The main level features an open and airy layout perfect for everyday living and entertaining. The kitchen is thoughtfully designed with custom cabinetry, granite countertops, a pantry, and a full suite of appliances. It flows seamlessly into the dining area and spacious family room, creating a bright and welcoming gathering space. A convenient half bath is also located on the main floor. One of the standout features of this home is the private outdoor space. Step outside to the large, covered porch, an ideal spot to enjoy your morning coffee, share dinner outdoors, or unwind in the evening breeze. Upstairs, you'll find all bedrooms along with the laundry room for added convenience. The spacious primary suite offers a peaceful retreat with an en suite bathroom featuring a double vanity, soaking tub, separate shower, and walk-in closet. The secondary bedrooms are generously sized and share a well-appointed hall bathroom. Located just minutes from the St. Simons Marina, Mariners Landing offers a fantastic community atmosphere with amenities including a neighborhood pool and scenic pond, perfect for enjoying warm coastal days. With its ideal location, thoughtful layout, and charming outdoor space, this townhome truly has it all.

19. 2026-05-09
    price $519,000

    Show marketing remark (1483 chars)

    Welcome to this beautifully maintained townhome in the desirable Mariners Landing community on St. Simons Island. From the moment you step inside, you'll notice the relaxed coastal charm that makes this home both inviting and comfortable. The main level features an open and airy layout perfect for everyday living and entertaining. The kitchen is thoughtfully designed with custom cabinetry, granite countertops, a pantry, and a full suite of appliances. It flows seamlessly into the dining area and spacious family room, creating a bright and welcoming gathering space. A convenient half bath is also located on the main floor. One of the standout features of this home is the private outdoor space. Step outside to the large, covered porch, an ideal spot to enjoy your morning coffee, share dinner outdoors, or unwind in the evening breeze. Upstairs, you'll find all bedrooms along with the laundry room for added convenience. The spacious primary suite offers a peaceful retreat with an en suite bathroom featuring a double vanity, soaking tub, separate shower, and walk-in closet. The secondary bedrooms are generously sized and share a well-appointed hall bathroom. Located just minutes from the St. Simons Marina, Mariners Landing offers a fantastic community atmosphere with amenities including a neighborhood pool and scenic pond, perfect for enjoying warm coastal days. With its ideal location, thoughtful layout, and charming outdoor space, this townhome truly has it all.

20. 2026-05-05
    listed $524,900 Active 1535-char remark

    Show marketing remark (1535 chars)

    Welcome to this beautifully maintained townhome in the desirable Mariners Landing community on St. Simons Island. From the moment you step inside, you’ll notice the relaxed coastal charm that makes this home both inviting and comfortable. The main level features an open and airy layout perfect for everyday living and entertaining. The kitchen is thoughtfully designed with custom cabinetry, granite countertops, a pantry, and a full suite of appliances. It flows seamlessly into the dining area and spacious family room, creating a bright and welcoming gathering space. A convenient half bath is also located on the main floor. One of the standout features of this home is the private outdoor space. Step outside to the large, covered porch, an ideal spot to enjoy your morning coffee, share dinner outdoors, or unwind in the evening breeze. Upstairs, you’ll find all bedrooms along with the laundry room for added convenience. The spacious primary suite offers a peaceful retreat with an en suite bathroom featuring a double vanity, soaking tub, separate shower, and walk-in closet. The secondary bedrooms are generously sized and share a well-appointed hall bathroom. Located just minutes from the St. Simons Marina, Mariners Landing offers a fantastic community atmosphere with amenities including a neighborhood pool and scenic pond, perfect for enjoying warm coastal days. With its ideal location, thoughtful layout, and charming outdoor space, this townhome truly has it???????????????????????????????????????? all.

21. 2026-04-27
    price $524,900 1483-char remark

    Show marketing remark (1483 chars)

    Welcome to this beautifully maintained townhome in the desirable Mariners Landing community on St. Simons Island. From the moment you step inside, you'll notice the relaxed coastal charm that makes this home both inviting and comfortable. The main level features an open and airy layout perfect for everyday living and entertaining. The kitchen is thoughtfully designed with custom cabinetry, granite countertops, a pantry, and a full suite of appliances. It flows seamlessly into the dining area and spacious family room, creating a bright and welcoming gathering space. A convenient half bath is also located on the main floor. One of the standout features of this home is the private outdoor space. Step outside to the large, covered porch, an ideal spot to enjoy your morning coffee, share dinner outdoors, or unwind in the evening breeze. Upstairs, you'll find all bedrooms along with the laundry room for added convenience. The spacious primary suite offers a peaceful retreat with an en suite bathroom featuring a double vanity, soaking tub, separate shower, and walk-in closet. The secondary bedrooms are generously sized and share a well-appointed hall bathroom. Located just minutes from the St. Simons Marina, Mariners Landing offers a fantastic community atmosphere with amenities including a neighborhood pool and scenic pond, perfect for enjoying warm coastal days. With its ideal location, thoughtful layout, and charming outdoor space, this townhome truly has it all.

22. 2026-04-27
    price $524,900

    Show marketing remark (1483 chars)

    Welcome to this beautifully maintained townhome in the desirable Mariners Landing community on St. Simons Island. From the moment you step inside, you'll notice the relaxed coastal charm that makes this home both inviting and comfortable. The main level features an open and airy layout perfect for everyday living and entertaining. The kitchen is thoughtfully designed with custom cabinetry, granite countertops, a pantry, and a full suite of appliances. It flows seamlessly into the dining area and spacious family room, creating a bright and welcoming gathering space. A convenient half bath is also located on the main floor. One of the standout features of this home is the private outdoor space. Step outside to the large, covered porch, an ideal spot to enjoy your morning coffee, share dinner outdoors, or unwind in the evening breeze. Upstairs, you'll find all bedrooms along with the laundry room for added convenience. The spacious primary suite offers a peaceful retreat with an en suite bathroom featuring a double vanity, soaking tub, separate shower, and walk-in closet. The secondary bedrooms are generously sized and share a well-appointed hall bathroom. Located just minutes from the St. Simons Marina, Mariners Landing offers a fantastic community atmosphere with amenities including a neighborhood pool and scenic pond, perfect for enjoying warm coastal days. With its ideal location, thoughtful layout, and charming outdoor space, this townhome truly has it all.

23. 2026-04-18
    price $534,900 1483-char remark

    Show marketing remark (1483 chars)

    Welcome to this beautifully maintained townhome in the desirable Mariners Landing community on St. Simons Island. From the moment you step inside, you'll notice the relaxed coastal charm that makes this home both inviting and comfortable. The main level features an open and airy layout perfect for everyday living and entertaining. The kitchen is thoughtfully designed with custom cabinetry, granite countertops, a pantry, and a full suite of appliances. It flows seamlessly into the dining area and spacious family room, creating a bright and welcoming gathering space. A convenient half bath is also located on the main floor. One of the standout features of this home is the private outdoor space. Step outside to the large, covered porch, an ideal spot to enjoy your morning coffee, share dinner outdoors, or unwind in the evening breeze. Upstairs, you'll find all bedrooms along with the laundry room for added convenience. The spacious primary suite offers a peaceful retreat with an en suite bathroom featuring a double vanity, soaking tub, separate shower, and walk-in closet. The secondary bedrooms are generously sized and share a well-appointed hall bathroom. Located just minutes from the St. Simons Marina, Mariners Landing offers a fantastic community atmosphere with amenities including a neighborhood pool and scenic pond, perfect for enjoying warm coastal days. With its ideal location, thoughtful layout, and charming outdoor space, this townhome truly has it all.

24. 2026-04-18
    price $534,900

    Show marketing remark (1483 chars)

    Welcome to this beautifully maintained townhome in the desirable Mariners Landing community on St. Simons Island. From the moment you step inside, you'll notice the relaxed coastal charm that makes this home both inviting and comfortable. The main level features an open and airy layout perfect for everyday living and entertaining. The kitchen is thoughtfully designed with custom cabinetry, granite countertops, a pantry, and a full suite of appliances. It flows seamlessly into the dining area and spacious family room, creating a bright and welcoming gathering space. A convenient half bath is also located on the main floor. One of the standout features of this home is the private outdoor space. Step outside to the large, covered porch, an ideal spot to enjoy your morning coffee, share dinner outdoors, or unwind in the evening breeze. Upstairs, you'll find all bedrooms along with the laundry room for added convenience. The spacious primary suite offers a peaceful retreat with an en suite bathroom featuring a double vanity, soaking tub, separate shower, and walk-in closet. The secondary bedrooms are generously sized and share a well-appointed hall bathroom. Located just minutes from the St. Simons Marina, Mariners Landing offers a fantastic community atmosphere with amenities including a neighborhood pool and scenic pond, perfect for enjoying warm coastal days. With its ideal location, thoughtful layout, and charming outdoor space, this townhome truly has it all.

25. 2026-03-11
    listed $539,900 New 1483-char remark

    Show marketing remark (1483 chars)

    Welcome to this beautifully maintained townhome in the desirable Mariners Landing community on St. Simons Island. From the moment you step inside, you'll notice the relaxed coastal charm that makes this home both inviting and comfortable. The main level features an open and airy layout perfect for everyday living and entertaining. The kitchen is thoughtfully designed with custom cabinetry, granite countertops, a pantry, and a full suite of appliances. It flows seamlessly into the dining area and spacious family room, creating a bright and welcoming gathering space. A convenient half bath is also located on the main floor. One of the standout features of this home is the private outdoor space. Step outside to the large, covered porch, an ideal spot to enjoy your morning coffee, share dinner outdoors, or unwind in the evening breeze. Upstairs, you'll find all bedrooms along with the laundry room for added convenience. The spacious primary suite offers a peaceful retreat with an en suite bathroom featuring a double vanity, soaking tub, separate shower, and walk-in closet. The secondary bedrooms are generously sized and share a well-appointed hall bathroom. Located just minutes from the St. Simons Marina, Mariners Landing offers a fantastic community atmosphere with amenities including a neighborhood pool and scenic pond, perfect for enjoying warm coastal days. With its ideal location, thoughtful layout, and charming outdoor space, this townhome truly has it all.

26. 2026-03-11
    listed $539,900 Active

    Show marketing remark (1483 chars)

    Welcome to this beautifully maintained townhome in the desirable Mariners Landing community on St. Simons Island. From the moment you step inside, you'll notice the relaxed coastal charm that makes this home both inviting and comfortable. The main level features an open and airy layout perfect for everyday living and entertaining. The kitchen is thoughtfully designed with custom cabinetry, granite countertops, a pantry, and a full suite of appliances. It flows seamlessly into the dining area and spacious family room, creating a bright and welcoming gathering space. A convenient half bath is also located on the main floor. One of the standout features of this home is the private outdoor space. Step outside to the large, covered porch, an ideal spot to enjoy your morning coffee, share dinner outdoors, or unwind in the evening breeze. Upstairs, you'll find all bedrooms along with the laundry room for added convenience. The spacious primary suite offers a peaceful retreat with an en suite bathroom featuring a double vanity, soaking tub, separate shower, and walk-in closet. The secondary bedrooms are generously sized and share a well-appointed hall bathroom. Located just minutes from the St. Simons Marina, Mariners Landing offers a fantastic community atmosphere with amenities including a neighborhood pool and scenic pond, perfect for enjoying warm coastal days. With its ideal location, thoughtful layout, and charming outdoor space, this townhome truly has it all.

27. 2022-06-27
    soldstatus $540,000
28. 2022-05-24
    listed $555,000
29. 2019-12-13
    soldstatus $363,000
30. 2019-09-13
    listed $369,000
31. 2016-10-21
    soldstatus $259,990
32. 2016-10-21
    soldstatus $259,990
33. 2016-06-16
    listed $259,990
34. 2016-02-09
    listed $259,990

ⓘ 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: $4,541 · $378/mo
• Projected year-2 tax: $4,541 · $378/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 6/10 Major FEMA zone X (shaded) · 73% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 Heat 10/10 Extreme 7 d/yr ≥105°F today · 21 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: $55,471
• − Mortgage interest: −$26,831
• − Property taxes: −$4,541
• − Insurance: −$2,395
• − Repairs & maintenance: −$4,438
• − Management: −$4,438
• − HOA: −$432
• − Depreciation: −$13,935
• Taxable loss: −$1,538
• Est. tax savings @ 24.0%: +$369
• After-tax cash flow: $6,680/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

+99.6% since first listed

18 events — show timeline

• 2026-05-09 Price Changed $519,000 Hive MLS
• 2026-05-09 Price Changed $519,000 GAMLS
• 2026-05-09 Price Changed $519,000 GIAR
• 2026-05-05 Listed $524,900 Hive MLS
• 2026-04-27 Price Changed $524,900 GAMLS
• 2026-04-27 Price Changed $524,900 GIAR
• 2026-04-18 Price Changed $534,900 GAMLS
• 2026-04-18 Price Changed $534,900 GIAR
• 2026-03-11 Listed $539,900 GIAR
• 2026-03-11 Listed $539,900 GAMLS
• 2022-06-27 Sold (MLS) $540,000 GIAR
• 2022-05-24 Listed $555,000 GIAR
• 2019-12-13 Sold (MLS) $363,000 GIAR
• 2019-09-13 Listed $369,000 GIAR
• 2016-10-21 Sold (MLS) $259,990 GIAR
• 2016-10-21 Sold (MLS) $259,990 GIAR
• 2016-06-16 Listed $259,990 GIAR
• 2016-02-09 Listed $259,990 GIAR

Property tax history

+6.7%/yr

Latest (2025): $4,541 · -0.0% YoY. Source: county tax records.