805 Mariners Cir · St. Simons, GA 31522

$533,900

3 bd · 2.5 ba · 1,772 sqft · Townhouse public records · 174 Days on market

Built 2017 4,356 sqft lot $301/sqft · 11% above area Est $551k · 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 +17.2/30.0
• ARV discount +8.9/15.0
• DSCR +5.3/10.0
• 1% rule +4.0/10.0
• 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

HOA DUES HAVE ALREADY BEEN PAID FOR THE YEAR 2026!!! Welcome to 805 Mariner’s Circle, a beautifully maintained coastal retreat located in the heart of St. Simons Island. Offering the perfect blend of comfort, quality, and island charm, this inviting home is ideal as a primary residence, second home, or investment opportunity. The interior was freshly painted in November 2025, creating a bright, clean, and move-in-ready feel throughout. Carpets and all furnishings were professionally cleaned in November 2025, ensuring the home feels as good as it looks. The spacious living and dining areas are thoughtfully furnished with high-end Restoration Hardware pieces, adding a refined, timeless touch. Shiplap-accented foyers add character and set a welcoming tone from the moment you walk in. Step outside to the screened porch and unwind by the gas fireplace, surrounded by green space- perfect for morning coffee, evening relaxation, or walking your furry friend. The primary bedroom includes a large safe, offering a secure place for personal belongings and added peace of mind. Additional recent upgrades include garage maintenance completed by MoBetter Garage in November 2025, enhancing both functionality and convenience. Enjoy an easy, low-maintenance lifestyle just minutes from St. Simons’ beaches, shopping, dining, and everything the island has to offer. Schedule your private showing and experience island living at its finest.

Key facts

• Garage
• Built 2017
• Listed 173 days

What this means for you Summary

Snapshot

• This is a 3-bed/2.5-bath townhouse listed at $534k.

Deal economics

• At list price, monthly cash flow is $-49 ($-588/yr) — negative.
• To cash-flow at today's rent, offer at most $525k (1.6% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $482k (9.8% below list).
• Recommended offer: $470k (12.0% below list) — sets the bar for market timing.
• Cap rate 7.1% 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.
• Zoned schools: St. Simons Elementary School (math 64% / reading 57%, grade B-, #123 of 1,228 statewide, top 10%, 523 students, 48% FRL); Glynn Middle (math 42% / reading 58%, grade C, #68 of 470 statewide, top 15%, 815 students, 51% FRL); Glynn Academy (math 45% / reading 42%, grade F, #50 of 424 statewide, top 12%, 1,823 students, 41% FRL).
• Market conditions: Rents rising (+2.3%/yr); 579 active listings in the ZIP; 3 comparable units currently listed for rent nearby; rentals lingering (median 46d 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 $4,818/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 $4k of loan paydown is wiped out by about $16k 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 174 days — a 12% lower offer ($470k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 3y 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.

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 $469,832 (12.0% 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 174 days. Have you received any prior offers? Is the seller open to a 12% 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. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
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: 0.90% ✗
• Cap rate: 7.14%
• Cash-on-cash: 3.03%
• DSCR: 1.13
• GRM: 9.2

CMA / ARV

• ARV (median comp): $550,879
• List price: $533,900
• Delta: -3.08%
• 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	0.15mi	3/2.5	1,792 (+1%)	2mo	$798,000	$445	89
1907 Mariners Cir	0.13mi	3/2.5	1,834 (+4%)	5mo	$580,000	$316	84
117 Gascoigne Ave #106	0.16mi	3/2.5	1,792 (+1%)	8mo	$775,000	$432	84
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
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	0.01mi	3/2.5	2,024 (+14%)	3mo	$539,900	$267	73
1202 Reserve Ln	0.52mi	3/2.5	1,772 (0%)	8mo	$561,750	$317	70
804 Reserve Ln	0.57mi	3/2.5	1,772 (0%)	9mo	$530,000	$299	66
375 Brockinton Marsh	0.59mi	3/2.0	1,662 (-6%)	1mo	$429,000	$258	59
1407 Reserve Ct	0.60mi	3/2.5	2,024 (+14%)	9mo	$491,590	$243	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: -17.8%
• Equity multiple: 0.38×
• Total profit: $-93,024
• Equity at exit: $79,606

10-year hold

• IRR: -11.4%
• Equity multiple: 0.34×
• Total profit: $-98,712
• Equity at exit: $46,162

Cash invested: $149,492 (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: 579
• Price-to-rent: 9.2×

Monthly cashflow live

• Estimated rent: $4,818 medium
• Mortgage (P&I): −$2,800
• Tax from tax record: −$406 /mo · $4,875/yr
• Insurance: −$222
• Flood insurance flood zone: −$427 /mo · $5,118/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$1,012
• Net cashflow: $-49

Break-even live

Break-even rent $4,880

Max offer price $525,239

Occupancy floor 96%

Sensitivity live

Price	-10% $253	-5% $102	+0% $-49	+5% $-200	+10% $-351
Rent	-10% $-430	-5% $-239	+0% $-49	+5% $141	+10% $332
Rate	-1.0pp $220	-0.5pp $87	base $-49	+0.5pp $-187	+1.0pp $-328

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: $133,475
• Closing costs: $16,017
• 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	45d	1	0.12mi
111 Gascoigne Ave #204 Saint Simons Island, GA	3.0	2.0	1760	$5,500	$3.12	45d	1	0.14mi
122 Shady Brook Cir #100 Saint Simons Island, GA	3.0	2.0	1500	$4,950	$3.30	45d	1	0.73mi

Listing history 24 events

1. 2026-06-22
   days on market $533,900 Active 174 DOM
2. 2026-06-21
   days on market $533,900 Active 173 DOM
3. 2026-06-19
   days on market $533,900 Active 171 DOM
4. 2026-06-18
   days on market $533,900 Active 170 DOM
5. 2026-06-17
   days on market $533,900 Active 169 DOM
6. 2026-06-16
   days on market $533,900 Active 168 DOM
7. 2026-06-15
   days on market $533,900 Active 167 DOM
8. 2026-06-14
   days on market $533,900 Active 165 DOM
9. 2026-06-13
   days on market $533,900 Active 164 DOM
10. 2026-06-10
    days on market $533,900 Active 162 DOM
11. 2026-06-09
    days on market $533,900 Active 161 DOM
12. 2026-06-08
    days on market $533,900 Active 160 DOM
13. 2026-06-07
    days on market $533,900 Active 159 DOM
14. 2026-06-05
    days on market $533,900 Active 156 DOM
15. 2026-06-03
    days on market $533,900 Active 155 DOM
16. 2026-06-02
    days on market $533,900 Active 154 DOM
17. 2026-06-01
    days on market $533,900 Active 153 DOM
18. 2026-05-31
    days on market $533,900 Active 152 DOM
19. 2026-05-30
    days on market $533,900 Active 151 DOM
20. 2025-12-30
    listed $560,000 Active 1452-char remark

    Show marketing remark (1452 chars)

    HOA DUES HAVE ALREADY BEEN PAID FOR THE YEAR 2026!!! Welcome to 805 Mariner’s Circle, a beautifully maintained coastal retreat located in the heart of St. Simons Island. Offering the perfect blend of comfort, quality, and island charm, this inviting home is ideal as a primary residence, second home, or investment opportunity. The interior was freshly painted in November 2025, creating a bright, clean, and move-in-ready feel throughout. Carpets and all furnishings were professionally cleaned in November 2025, ensuring the home feels as good as it looks. The spacious living and dining areas are thoughtfully furnished with high-end Restoration Hardware pieces, adding a refined, timeless touch. Shiplap-accented foyers add character and set a welcoming tone from the moment you walk in. Step outside to the screened porch and unwind by the gas fireplace, surrounded by green space- perfect for morning coffee, evening relaxation, or walking your furry friend. The primary bedroom includes a large safe, offering a secure place for personal belongings and added peace of mind. Additional recent upgrades include garage maintenance completed by MoBetter Garage in November 2025, enhancing both functionality and convenience. Enjoy an easy, low-maintenance lifestyle just minutes from St. Simons’ beaches, shopping, dining, and everything the island has to offer. Schedule your private showing and experience island living at its finest.

21. 2023-09-19
    soldstatus $559,000
22. 2023-09-08
    soldstatus $559,000 Closed 1217-char remark

    Show marketing remark (1217 chars)

    Mariners Landing is a Premier Townhouse Community situated conveniently to enjoy all that Saint Simons Island has to offer and also allow easy access to the mainland. This gorgeous home shows like brand new! Amazing curb appeal with beautifully landscaped River Rock Gardens. Enter the Foyer adorned with handsome shiplap and driftwood like engineered wood flooring that flows seamlessly throughout this open concept floor plan. Modern chandeliers and natural lighting create a relaxing ambience. The kitchen is very well appointed with ample cabinetry, granite countertops, stainless steel appliances, pantry, raised breakfast bar, and designated by handsome bulkhead ceiling beams between the large Dining Room and Living Room. The home opens to the outside space through sliding glass doors to an lovely screened Lanai to enjoy perfect Sunrises. A pretty walkway leads to the large tree lined backyard. The Owner’s Bedroom is big enough for a sitting area and has a relaxing en-suite Bath with separate tiled shower, soaking tub, double vanity, and awesome walk-in closet. There are Two additional Bedrooms, Guest Bath, Laundry Room, and Half-Bath. Don’t miss this opportunity. This Home is stunning.

23. 2023-07-22
    status Pending 1217-char remark

    Show marketing remark (1217 chars)

    Mariners Landing is a Premier Townhouse Community situated conveniently to enjoy all that Saint Simons Island has to offer and also allow easy access to the mainland. This gorgeous home shows like brand new! Amazing curb appeal with beautifully landscaped River Rock Gardens. Enter the Foyer adorned with handsome shiplap and driftwood like engineered wood flooring that flows seamlessly throughout this open concept floor plan. Modern chandeliers and natural lighting create a relaxing ambience. The kitchen is very well appointed with ample cabinetry, granite countertops, stainless steel appliances, pantry, raised breakfast bar, and designated by handsome bulkhead ceiling beams between the large Dining Room and Living Room. The home opens to the outside space through sliding glass doors to an lovely screened Lanai to enjoy perfect Sunrises. A pretty walkway leads to the large tree lined backyard. The Owner’s Bedroom is big enough for a sitting area and has a relaxing en-suite Bath with separate tiled shower, soaking tub, double vanity, and awesome walk-in closet. There are Two additional Bedrooms, Guest Bath, Laundry Room, and Half-Bath. Don’t miss this opportunity. This Home is stunning.

24. 2023-07-17
    listed $559,000 Active 1217-char remark

    Show marketing remark (1217 chars)

    Mariners Landing is a Premier Townhouse Community situated conveniently to enjoy all that Saint Simons Island has to offer and also allow easy access to the mainland. This gorgeous home shows like brand new! Amazing curb appeal with beautifully landscaped River Rock Gardens. Enter the Foyer adorned with handsome shiplap and driftwood like engineered wood flooring that flows seamlessly throughout this open concept floor plan. Modern chandeliers and natural lighting create a relaxing ambience. The kitchen is very well appointed with ample cabinetry, granite countertops, stainless steel appliances, pantry, raised breakfast bar, and designated by handsome bulkhead ceiling beams between the large Dining Room and Living Room. The home opens to the outside space through sliding glass doors to an lovely screened Lanai to enjoy perfect Sunrises. A pretty walkway leads to the large tree lined backyard. The Owner’s Bedroom is big enough for a sitting area and has a relaxing en-suite Bath with separate tiled shower, soaking tub, double vanity, and awesome walk-in closet. There are Two additional Bedrooms, Guest Bath, Laundry Room, and Half-Bath. Don’t miss this opportunity. This Home is stunning.

ⓘ 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: $4,875 · $406/mo
• Projected year-2 tax: $4,912 · $409/mo
• Expected delta: +$37/yr (+$3/mo · 0.8%)

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

Climate risk First Street

• 🌊 Flood 9/10 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: $57,814
• − Mortgage interest: −$29,907
• − Property taxes: −$4,875
• − Insurance: −$7,788
• − Repairs & maintenance: −$4,625
• − Management: −$4,625
• − Depreciation: −$15,532
• Taxable loss: −$9,538
• Est. tax savings @ 24.0%: +$2,289
• After-tax cash flow: $1,701/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

+0.2% since first listed

5 events — show timeline

• 2025-12-30 Listed $560,000 GIAR
• 2023-09-19 Sold (Public Records) $559,000 Public Records
• 2023-09-08 Sold (MLS) $559,000 GIAR
• 2023-07-22 Pending — GIAR
• 2023-07-17 Listed $559,000 GIAR

Property tax history

+34.0%/yr

Latest (2025): $4,875 · -0.0% YoY. Source: county tax records.