1016 Pine St · Darien, GA 31305

$368,800

3 bd · 2.0 ba · 1,537 sqft · SingleFamily public records · 86 Days on market

Built 2024 0.35 ac lot $240/sqft · 67% above area Est $275k · 34% over

---

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 +11.2/30.0
• Appreciation +10.0/10.0
• DSCR +3.3/10.0
• 1% rule +3.0/10.0
• Livability +3.0/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.2/10.0
• ARV discount +0.0/15.0

Listing remarks MLS

NO HOA!!! - Welcome Home to this ALMOST BRAND NEW CRAFTSMAN STYLE HOUSE! You will love the OPEN FLOORPLAN from the moment you walk into the family room from the covered front porch. The spacious kitchen features a large island and tons of cabinets along with a fully walk-in PANTRY. Granite countertops complete the kitchen and all the bathrooms. The Primary Bedroom features a separate sitting room with a large walk in closet. Plus you'll find the extra large MAIN closet inside the Primary Bathroom adjacent from the very large shower featuring beautiful tile. A Double Vanity and Private Water Closet complete the primary suite. With one more bedroom on the main floor and an additional VERY LARGE bedroom upstairs, you're sure to have plenty of space for everyone in your family. Enjoy the backyard while sipping coffee from your covered back porch. This home has so many great features from Hardie Board Siding, Granite Countertops, double vanities, 30 year architectural shingles, spray foam insulation, YKK energy star certified windows, LVP Flooring throughout, stainless steel appliances and an irrigation system. All that is missing is. .. .. YOU!

Key facts

• Open floorplan
• Large island
• Granite countertops

Tags

• CRAFTSMAN STYLE HOUSE
• OPEN FLOORPLAN
• LARGE ISLAND
• FULLY WALK-IN PANTRY
• GRANITE COUNTERTOPS
• SEPARATE SITTING ROOM

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $369k.

Deal economics

• At list price, monthly cash flow is $-140 ($-2k/yr) — negative.
• To cash-flow at today's rent, offer at most $344k (6.7% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $295k (20.0% below list).
• Recommended offer: $295k (20.0% below list) — sets the bar for 1% rule.
• Cap rate 5.8% 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; 1 comparable units currently listed for rent nearby; 127 units permitted in McIntosh County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $39k of equity ($3k loan paydown + $37k 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.
• By year 2, paydown + projected appreciation supports a ~$63k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 86 days — a 6% lower offer ($347k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 2y 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 $303k; 22% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Recommended offer $295,000 (20.0% 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 86 days. Have you received any prior offers? Is the seller open to a 20% concession, seller financing, or rate buy-down credit?
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. 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?
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: 0.80% ✗
• Cap rate: 5.84%
• Cash-on-cash: -1.63%
• DSCR: 0.93
• GRM: 10.4

CMA / ARV

• ARV (median comp): $275,283
• List price: $368,800
• Delta: 33.97%
• Verdict: OVERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
905 SE Wayne Street No Street Suffix Unit 40-B	0.46mi	3/2.0	1,471 (-4%)	3mo	$345,000	$235	69
700 Fort King George Dr	0.58mi	3/2.0	1,522 (-1%)	7mo	$333,000	$219	65
1202 Market St	0.66mi	4/2.0 (+1)	1,544 (+0%)	1mo	$229,000	$148	62
309 Haven Dr	0.58mi	3/2.0	1,588 (+3%)	6mo	$335,000	$211	62
1202 Market St	0.66mi	4/2.0 (+1)	1,544 (+0%)	1mo	$229,000	$148	62
505 Madison St	0.49mi	3/2.0	1,700 (+11%)	4mo	$304,500	$179	56
300 Second St E Unit E	0.54mi	3/2.0	1,375 (-10%)	2mo	$330,000	$240	56
1202 Market St	0.66mi	4/2.0 (+1)	1,469 (-4%)	8mo	$205,000	$140	50
1213 Market St	0.71mi	3/2.0	1,413 (-8%)	4mo	$275,000	$195	50
286 Bridgewater Ln	0.66mi	3/2.0	1,367 (-11%)	3mo	$270,000	$198	48
286 Bridgewater Ln	0.66mi	3/2.0	1,367 (-11%)	3mo	$270,000	$198	48
282 Bridgewater Ln	0.67mi	3/2.0	1,367 (-11%)	4mo	$249,050	$182	47

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: 23.1%
• Equity multiple: 2.86×
• Total profit: $191,936
• Equity at exit: $332,244

10-year hold

• IRR: 20.6%
• Equity multiple: 6.54×
• Total profit: $572,226
• Equity at exit: $716,497

Cash invested: $103,264 (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: 10.4×

Monthly cashflow live

• Estimated rent: $2,950 medium
• Mortgage (P&I): −$1,934
• Tax from tax record: −$383 /mo · $4,594/yr
• Insurance: −$154
• HOA: −$0
• Vacancy / Maint / Mgmt: −$620
• Net cashflow: $-140

Break-even live

Break-even rent $3,127

Max offer price $344,062

Occupancy floor 100%

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: $92,200
• Closing costs: $11,064
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
905 Wayne St Darien, GA	3.0	2.0	1482	$2,950	$1.99	43d	1	0.48mi

Listing history 24 events

1. 2026-06-19
   days on market $368,800 Active 86 DOM
2. 2026-06-18
   days on market $368,800 Active 85 DOM
3. 2026-06-17
   days on market $368,800 Active 84 DOM
4. 2026-06-16
   days on market $368,800 Active 83 DOM
5. 2026-06-15
   days on market $368,800 Active 82 DOM
6. 2026-06-14
   statusdays on market $368,800 Active 80 DOM
7. 2026-06-13
   pricestatusdays on market $368,800 Price Change 79 DOM
8. 2026-06-10
   days on market $368,900 Active 77 DOM
9. 2026-06-09
   days on market $368,900 Active 76 DOM
10. 2026-06-08
    days on market $368,900 Active 75 DOM
11. 2026-06-07
    days on market $368,900 Active 74 DOM
12. 2026-06-05
    days on market $368,900 Active 71 DOM
13. 2026-06-03
    days on market $368,900 Active 70 DOM
14. 2026-06-02
    days on market $368,900 Active 69 DOM
15. 2026-06-01
    days on market $368,900 Active 68 DOM
16. 2026-05-31
    days on market $368,900 Active 67 DOM
17. 2026-05-30
    days on market $368,900 Active 66 DOM
18. 2026-05-07
    price $369,900 1159-char remark

    Show marketing remark (1153 chars)

    Welcome Home to this ALMOST BRAND NEW CRAFTSMAN STYLE HOUSE! You will love the OPEN FLOORPLAN from the moment you walk into the family room from the covered front porch. The spacious kitchen features a large island and tons of cabinets along with a fully walk-in PANTRY. Granite countertops complete the kitchen and all the bathrooms. The Primary Bedroom features a separate sitting room with a large walk in closet. Plus you'll find the extra large MAIN closet inside the Primary Bathroom adjacent from the very large shower featuring beautiful tile. A Double Vanity and Private Water Closet complete the primary suite. With one more bedroom on the main floor and an additional VERY LARGE bedroom upstairs, you're sure to have plenty of space for everyone in your family. Enjoy the backyard while sipping coffee from your covered back porch. This home has so many great features from Hardie Board Siding, Granite Countertops, double vanities, 30 year architectural shingles, spray foam insulation, YKK energy star certified windows, LVP Flooring throughout, stainless steel appliances and an irrigation system. All that is missing is.....YOU!

19. 2026-05-07
    price $369,900 1153-char remark

    Show marketing remark (1153 chars)

    Welcome Home to this ALMOST BRAND NEW CRAFTSMAN STYLE HOUSE! You will love the OPEN FLOORPLAN from the moment you walk into the family room from the covered front porch. The spacious kitchen features a large island and tons of cabinets along with a fully walk-in PANTRY. Granite countertops complete the kitchen and all the bathrooms. The Primary Bedroom features a separate sitting room with a large walk in closet. Plus you'll find the extra large MAIN closet inside the Primary Bathroom adjacent from the very large shower featuring beautiful tile. A Double Vanity and Private Water Closet complete the primary suite. With one more bedroom on the main floor and an additional VERY LARGE bedroom upstairs, you're sure to have plenty of space for everyone in your family. Enjoy the backyard while sipping coffee from your covered back porch. This home has so many great features from Hardie Board Siding, Granite Countertops, double vanities, 30 year architectural shingles, spray foam insulation, YKK energy star certified windows, LVP Flooring throughout, stainless steel appliances and an irrigation system. All that is missing is.....YOU!

20. 2026-03-24
    listed $379,900 New 1153-char remark

    Show marketing remark (1159 chars)

    NO HOA!!! - Welcome Home to this ALMOST BRAND NEW CRAFTSMAN STYLE HOUSE! You will love the OPEN FLOORPLAN from the moment you walk into the family room from the covered front porch. The spacious kitchen features a large island and tons of cabinets along with a fully walk-in PANTRY. Granite countertops complete the kitchen and all the bathrooms. The Primary Bedroom features a separate sitting room with a large walk in closet. Plus you'll find the extra large MAIN closet inside the Primary Bathroom adjacent from the very large shower featuring beautiful tile. A Double Vanity and Private Water Closet complete the primary suite. With one more bedroom on the main floor and an additional VERY LARGE bedroom upstairs, you're sure to have plenty of space for everyone in your family. Enjoy the backyard while sipping coffee from your covered back porch. This home has so many great features from Hardie Board Siding, Granite Countertops, double vanities, 30 year architectural shingles, spray foam insulation, YKK energy star certified windows, LVP Flooring throughout, stainless steel appliances and an irrigation system. All that is missing is. .. .. YOU!

21. 2026-03-24
    listed $379,900 Active 1159-char remark

    Show marketing remark (1159 chars)

    NO HOA!!! - Welcome Home to this ALMOST BRAND NEW CRAFTSMAN STYLE HOUSE! You will love the OPEN FLOORPLAN from the moment you walk into the family room from the covered front porch. The spacious kitchen features a large island and tons of cabinets along with a fully walk-in PANTRY. Granite countertops complete the kitchen and all the bathrooms. The Primary Bedroom features a separate sitting room with a large walk in closet. Plus you'll find the extra large MAIN closet inside the Primary Bathroom adjacent from the very large shower featuring beautiful tile. A Double Vanity and Private Water Closet complete the primary suite. With one more bedroom on the main floor and an additional VERY LARGE bedroom upstairs, you're sure to have plenty of space for everyone in your family. Enjoy the backyard while sipping coffee from your covered back porch. This home has so many great features from Hardie Board Siding, Granite Countertops, double vanities, 30 year architectural shingles, spray foam insulation, YKK energy star certified windows, LVP Flooring throughout, stainless steel appliances and an irrigation system. All that is missing is. .. .. YOU!

22. 2024-12-04
    soldstatus $303,000 Closed
23. 2024-11-13
    status Pending
24. 2024-10-03
    listed $319,900 Active

ⓘ 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: $4,594 · $383/mo
• Projected year-2 tax: $4,594 · $383/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

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

Taxation est. · year 1

• Rental income: $35,400
• − Mortgage interest: −$20,659
• − Property taxes: −$4,594
• − Insurance: −$1,844
• − Repairs & maintenance: −$2,832
• − Management: −$2,832
• − Depreciation: −$10,729
• Taxable loss: −$8,089
• Est. tax savings @ 24.0%: +$1,941
• After-tax cash flow: $261/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

+15.6% since first listed

7 events — show timeline

• 2026-05-07 Price Changed $369,900 GIAR
• 2026-05-07 Price Changed $369,900 GAMLS
• 2026-03-24 Listed $379,900 GIAR
• 2026-03-24 Listed $379,900 GAMLS
• 2024-12-04 Sold (MLS) $303,000 GIAR
• 2024-11-13 Pending — GIAR
• 2024-10-03 Listed $319,900 GIAR