1401 Laura Way · Darien, GA 31305

$229,000

3 bd · 2.0 ba · 2,280 sqft · Manufactured public records · 14 Days on market

Built 2008 0.54 ac lot Est $228k · at est.

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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 +14.0/30.0
• Appreciation +10.0/10.0
• ARV discount +7.3/15.0
• DSCR +4.2/10.0
• Livability +3.0/5.0
• 1% rule +2.8/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.2/10.0

Listing remarks MLS

Large 4 bedroom 2 Bathroom mobile home on .54 of an acre, large fenced in yard, quiet neighborhood in historic Darien, GA. Beautiful coastal city close to barrier Islands and intercoastal water way. Visit the waterfront park, fine dining and shopping. Walk or ride bikes in down town, fish off the city docks. Owner holds a GA Real Estate License.

Key facts

• Screened-in porch
• Formal dining room
• Custom built-ins

Tags

• SCREENED-IN PORCH
• CUSTOM BUILT-INS
• COZY FIREPLACE
• FORMAL DINING ROOM
• OPEN-CONCEPT LAYOUT
• WELL-APPOINTED KITCHEN

Property features AI

Finance

• Other: Lot approximately 0.54 acre

Exterior

• Parking: Has carport
• Utilities: Utilities located in feet from property (electric, gas, sewer, water)
• Home design: Single-family property
• Construction: Metal roof
• Exterior features: Spa on the property

Interior

• Bedrooms: 4 main-level bedrooms
• Bathrooms: 2 full bathrooms
• Interior features: 6 total rooms

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $229k.

Deal economics

• At list price, monthly cash flow is $-38 ($-461/yr) — negative.
• To cash-flow at today's rent, offer at most $222k (3.0% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $179k (21.8% below list).
• Recommended offer: $179k (21.8% below list) — sets the bar for 1% rule.
• Cap rate 6.4% vs local median 3.0% 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: schools F, amenities F, commute 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.
• Market conditions: 126 active listings in the ZIP; 127 units permitted in McIntosh County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $24k of equity ($2k loan paydown + $23k 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 $64k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 2, paydown + projected appreciation supports a ~$39k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• Only 14 days on market — expect competitive offers; lowballing is unlikely to land.
• 3 sale attempts since 6y 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 $108k; list at $229k implies a 113% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: flood insurance adds $66/mo.
• Climate carrying-cost: major flood risk; 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 $179,097 (21.8% 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. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
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. 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?
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: 0.78% ✗
• Cap rate: 6.44%
• Cash-on-cash: 0.52%
• DSCR: 1.02
• GRM: 10.7

CMA / ARV

• ARV (on-the-fly): $228,000
• Comps found: 2

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1007 Franklin St	0.56mi	3/2.0	2,000 (-12%)	12mo	$200,000	$100	43
1005 Murray Townsend Rd SE	0.54mi	3/2.0	1,960 (-14%)	24mo	$179,000	$91	32

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: 23.8%
• Equity multiple: 2.91×
• Total profit: $122,220
• Equity at exit: $206,301

10-year hold

• IRR: 21.1%
• Equity multiple: 6.64×
• Total profit: $361,737
• Equity at exit: $444,897

Cash invested: $64,120 (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 31305

• Home prices YoY: 20.2%
• Active inventory: 126
• Price-to-rent: 10.7×

Monthly cashflow live

• Estimated rent: $1,791 medium
• Mortgage (P&I): −$1,201
• Tax from tax record: −$91 /mo · $1,086/yr
• Insurance: −$95
• Flood insurance flood zone: −$66 /mo · $798/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$376
• Net cashflow: $-38

Break-even live

Break-even rent $1,840

Max offer price $222,212

Occupancy floor 97%

Sensitivity live

Price	-10% $91	-5% $26	+0% $-38	+5% $-103	+10% $-168
Rent	-10% $-180	-5% $-109	+0% $-38	+5% $32	+10% $103
Rate	-1.0pp $77	-0.5pp $20	base $-38	+0.5pp $-98	+1.0pp $-158

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: $57,250
• Closing costs: $6,870
• Reserves months: —
• Total cash needed: —

Listing history 12 events

1. 2026-06-19
   days on market $229,000 Active 14 DOM
2. 2026-06-18
   days on market $229,000 Active 13 DOM
3. 2026-06-17
   days on market $229,000 Active 12 DOM
4. 2026-06-16
   days on market $229,000 Active 11 DOM
5. 2026-06-15
   days on market $229,000 Active 10 DOM
6. 2026-06-14
   days on market $229,000 Active 8 DOM
7. 2026-06-13
   days on market $229,000 Active 7 DOM
8. 2026-06-10
   days on market $229,000 Active 5 DOM
9. 2026-06-09
   days on market $229,000 Active 4 DOM
10. 2026-06-08
    days on market $229,000 Active 3 DOM
11. 2026-06-07
    remarks 699-char remark
12. 2026-06-07
    listed $229,000 Active 2 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: $1,086 · $91/mo
• Projected year-2 tax: $2,107 · $176/mo
• Expected delta: +$1,021/yr (+$85/mo · 94.0%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 7/10 Severe FEMA zone X (unshaded) · 99% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 Heat 10/10 Extreme 7 d/yr ≥107°F today · 19 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: $21,492
• − Mortgage interest: −$12,828
• − Property taxes: −$1,086
• − Insurance: −$1,942
• − Repairs & maintenance: −$1,719
• − Management: −$1,719
• − Depreciation: −$6,662
• Taxable loss: −$4,465
• Est. tax savings @ 24.0%: +$1,072
• After-tax cash flow: $611/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

+193.6% since first listed

9 events — show timeline

• 2026-06-05 Listed $229,000 GIAR
• 2021-02-22 Sold (Public Records) $107,500 Public Records
• 2021-02-08 Sold (MLS) $107,500 HABR
• 2021-02-08 Sold (MLS) $107,500 GAMLS
• 2020-12-07 Listed $109,985 HABR
• 2020-12-04 Listing Removed — GIAR
• 2020-11-13 Listed $129,987 GIAR
• 2020-08-03 Sold (Public Records) $20,000 Public Records
• 2005-08-04 Sold (Public Records) $78,000 Public Records

Property tax history

+3.6%/yr

Latest (2025): $1,086 · +5.2% YoY. Source: county tax records.