1000 Sea Island Rd · St. Simons, GA 31522

$325,000

3 bd · 1.5 ba · 1,344 sqft · Condo · 86 Days on market

Built 1982 Good condition $242/sqft · 16% above area Est $281k · 16% over

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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 +21.1/30.0
• 1% rule +8.0/10.0
• DSCR +6.7/10.0
• Condition / age +4.0/5.0
• Schools +3.4/10.0
• Rent growth +3.1/5.0
• Livability +2.5/5.0
• ARV discount +0.4/15.0
• Appreciation +0.0/10.0

Listing remarks MLS

Charming 3BR/1F1HBA condo located on the southern end of St Simons Island is ready for you to move into! The condo is located just 2.5 miles to Pier Village and a short 3-mile bike ride to East Beach. This condo has been lovingly maintained, with quartz counter tops, custom brick backsplash, LVP flooring, newer upstairs carpet, newer roof and HVAC, spray foam insulation in attic and under the condo which sits over the lagoon. Use it as your vacation getaway or a source of rental income (established rental income history available). The unit has a large deck with direct access to greenspace, lagoon area, and the community pool. The spacious floor plan with 3 bedrooms and full bath upstairs, the south end location and ability to walk to Gascoigne Bluff Park to view the sunset make this an exceptional coastal retreat!

Key facts

• Hvac
• Newer roof
• Lvp flooring

Tags

• QUARTZ COUNTER TOPS
• CUSTOM BRICK BACKSPLASH
• LVP FLOORING
• NEWER ROOF
• HVAC
• SPRAY FOAM INSULATION

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath condo listed at $325k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $39 ($472/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($4k rent vs $325k).
• Recommended offer: $306k (6.0% below list) — sets the bar for market timing.
• Cap rate 8.0% 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 $4,219/mo this rent would consume 47% 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 $2k of loan paydown is wiped out by about $10k 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 86 days — a 6% lower offer ($306k) is reasonable based on typical stale-listing flexibility.
• 14 sale attempts since 26y ago; this cycle's ask is 10954% above the opening price — seller raised mid-cycle; expect resistance to lowballs.

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→21/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $305,500 (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. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
4. Any open or pending special assessments — roof, HVAC, plumbing, elevator, façade? What's the per-unit balance and payoff schedule, and is the seller paying it off at close or rolling it to the buyer?
5. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
6. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
7. 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?
8. 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.
9. 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.
10. How much new apartment / multifamily construction is in the pipeline within 1–3 miles? Heavy new supply (>2% of stock underway) typically softens rents 12–24 months out; light construction supports rent growth.

Investment metrics

• 1% rule: 1.30% ✓
• Cap rate: 8.01%
• Cash-on-cash: 6.14%
• DSCR: 1.27
• GRM: 6.4

CMA / ARV

• ARV (median comp): $280,559
• List price: $325,000
• Delta: 15.84%
• Verdict: OVERPRICED
• Comps: 20 within 1.0 mi

Projected returns pro-forma

-3.0% appreciation · 2.26% rent growth · sell at horizon

5-year hold

• IRR: -16.4%
• Equity multiple: 0.42×
• Total profit: $-52,567
• Equity at exit: $48,459

10-year hold

• IRR: -9.7%
• Equity multiple: 0.43×
• Total profit: $-52,278
• Equity at exit: $28,100

Cash invested: $91,000 (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: 6.4×

Monthly cashflow live

• Estimated rent: $4,219 medium
• Mortgage (P&I): −$1,704
• Tax est. 1.5%: −$406 /mo · $4,875/yr
• Insurance: −$135
• Flood insurance flood zone: −$427 /mo · $5,118/yr
• HOA est. from 5 same-building comps: −$621
• Vacancy / Maint / Mgmt: −$886
• Net cashflow: $39

Break-even live

Break-even rent $4,169

Max offer price $325,000

Occupancy floor 94%

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: $81,250
• Closing costs: $9,750
• 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	43d	1	0.39mi
122 Shady Brook Cir #100 Saint Simons Island, GA	3.0	2.0	1500	$4,950	$3.30	43d	1	0.73mi
1704 Frederica Rd #426 Saint Simons Island, GA	2.0	2.0	1150	$2,150	$1.87	43d	1	1.14mi

HOA detail condo

• Monthly dues: $0 · $0/yr
• Likely covers: gaspool
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 48 events

1. 2026-06-19
   days on market $325,000 Active 86 DOM
2. 2026-06-18
   days on market $325,000 Active 85 DOM
3. 2026-06-17
   days on market $325,000 Active 84 DOM
4. 2026-06-16
   days on market $325,000 Active 83 DOM
5. 2026-06-15
   days on market $325,000 Active 82 DOM
6. 2026-06-14
   days on market $325,000 Active 80 DOM
7. 2026-06-13
   days on market $325,000 Active 79 DOM
8. 2026-06-10
   days on market $325,000 Active 77 DOM
9. 2026-06-09
   days on market $325,000 Active 76 DOM
10. 2026-06-08
    days on market $325,000 Active 75 DOM
11. 2026-06-07
    days on market $325,000 Active 74 DOM
12. 2026-06-05
    days on market $325,000 Active 71 DOM
13. 2026-06-03
    days on market $325,000 Active 70 DOM
14. 2026-06-02
    days on market $325,000 Active 69 DOM
15. 2026-06-01
    days on market $325,000 Active 68 DOM
16. 2026-05-31
    days on market $325,000 Active 67 DOM
17. 2026-05-30
    days on market $325,000 Active 66 DOM
18. 2026-05-12
    price $2,800
19. 2026-05-05
    listed $2,940
20. 2026-03-26
    listed $325,000 Active 826-char remark

    Show marketing remark (826 chars)

    Charming 3BR/1F1HBA condo located on the southern end of St Simons Island is ready for you to move into! The condo is located just 2.5 miles to Pier Village and a short 3-mile bike ride to East Beach. This condo has been lovingly maintained, with quartz counter tops, custom brick backsplash, LVP flooring, newer upstairs carpet, newer roof and HVAC, spray foam insulation in attic and under the condo which sits over the lagoon. Use it as your vacation getaway or a source of rental income (established rental income history available). The unit has a large deck with direct access to greenspace, lagoon area, and the community pool. The spacious floor plan with 3 bedrooms and full bath upstairs, the south end location and ability to walk to Gascoigne Bluff Park to view the sunset make this an exceptional coastal retreat!

21. 2026-03-04
    listed $325,000 New 826-char remark

    Show marketing remark (826 chars)

    Charming 3BR/1F1HBA condo located on the southern end of St Simons Island is ready for you to move into! The condo is located just 2.5 miles to Pier Village and a short 3-mile bike ride to East Beach. This condo has been lovingly maintained, with quartz counter tops, custom brick backsplash, LVP flooring, newer upstairs carpet, newer roof and HVAC, spray foam insulation in attic and under the condo which sits over the lagoon. Use it as your vacation getaway or a source of rental income (established rental income history available). The unit has a large deck with direct access to greenspace, lagoon area, and the community pool. The spacious floor plan with 3 bedrooms and full bath upstairs, the south end location and ability to walk to Gascoigne Bluff Park to view the sunset make this an exceptional coastal retreat!

22. 2025-12-31
    historical
23. 2025-12-03
    historical
24. 2025-10-31
    historical
25. 2025-10-31
    historical
26. 2025-10-31
    historical
27. 2025-10-24
    price $263,500
28. 2025-10-09
    price $273,500
29. 2025-09-23
    price $283,500
30. 2025-09-09
    listed $293,500 New
31. 2025-07-22
    listed $282,500 New
32. 2025-07-21
    listed $304,500 New
33. 2025-07-21
    listed $280,000 New
34. 2025-07-15
    soldstatus $345,000 Closed
35. 2025-07-04
    historical $2,500
36. 2025-06-03
    listed $2,500
37. 2025-04-16
    status Pending
38. 2025-04-11
    historical Active Under Contract
39. 2025-04-04
    listed $345,000 Active
40. 2025-02-22
    listed $324,900 New
41. 2024-12-20
    soldstatus $304,000
42. 2024-10-03
    listed $315,900
43. 2008-08-31
    historical
44. 2008-04-02
    listed $215,000
45. 2002-04-08
    soldstatus $94,000
46. 2002-01-23
    listed $101,500
47. 2001-04-09
    soldstatus $89,000
48. 2000-12-11
    listed $89,900

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Climate risk First Street

• 🌊 Flood 10/10 Extreme FEMA zone AE · 99% chance over 30 yrs
• 🔥 Wildfire 4/10 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: $50,627
• − Mortgage interest: −$18,205
• − Property taxes: −$4,875
• − Insurance: −$6,744
• − Repairs & maintenance: −$4,050
• − Management: −$4,050
• − HOA: −$7,452
• − Depreciation: −$9,455
• Taxable loss: −$4,204
• Est. tax savings @ 24.0%: +$1,009
• After-tax cash flow: $1,481/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 · 12 photos

Good 80/100 Cosmetic rehab

This well-maintained and updated condo is ready for immediate move-in and offers a great opportunity for both resale and rental income.

Value-add opportunities

• Both Painting the exterior — Enhances curb appeal and resale value
• Both Landscaping improvements — Enhances curb appeal and rental value
• Resale Upgrading the kitchen appliances — Modernizes the kitchen and increases resale value

Renovation cost estimate screening

Value-add ROI direction

• Both Painting the exterior — Enhances curb appeal and resale value ↑
• Both Landscaping improvements — Enhances curb appeal and rental value ↑
• Resale Upgrading the kitchen appliances — Modernizes the kitchen and increases resale value ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

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

-96.9% since first listed

31 events — show timeline

• 2026-05-12 Price Changed $2,800 APPFOLIO
• 2026-05-05 Listed for Rent $2,940 APPFOLIO
• 2026-03-26 Listed $325,000 CGMLS
• 2026-03-04 Listed $325,000 GAMLS
• 2025-12-31 Listing Removed — GAMLS
• 2025-12-03 Listing Removed — GAMLS
• 2025-10-31 Listing Removed — GAMLS
• 2025-10-31 Listing Removed — GAMLS
• 2025-10-31 Listing Removed — GAMLS
• 2025-10-24 Price Changed $263,500 GAMLS
• 2025-10-09 Price Changed $273,500 GAMLS
• 2025-09-23 Price Changed $283,500 GAMLS
• 2025-09-09 Listed $293,500 GAMLS
• 2025-07-22 Listed $282,500 GAMLS
• 2025-07-21 Listed $280,000 GAMLS
• 2025-07-21 Listed $304,500 GAMLS
• 2025-07-15 Sold (MLS) $345,000 GIAR
• 2025-07-04 Rental Removed $2,500 TURBOTENANT
• 2025-06-03 Listed for Rent $2,500 TURBOTENANT
• 2025-04-16 Pending — GIAR
• 2025-04-11 Contingent — GIAR
• 2025-04-04 Listed $345,000 GIAR
• 2025-02-22 Listed $324,900 GAMLS
• 2024-12-20 Sold (MLS) $304,000 GAMLS
• 2024-10-03 Listed $315,900 GAMLS
• 2008-08-31 Listing Removed — GIAR
• 2008-04-02 Listed $215,000 GIAR
• 2002-04-08 Sold (MLS) $94,000 GIAR
• 2002-01-23 Listed $101,500 GIAR
• 2001-04-09 Sold (MLS) $89,000 GIAR
• 2000-12-11 Listed $89,900 GIAR