1658 Ashantilly Dr · Darien, GA 31305

$259,900

3 bd · 2.0 ba · 1,176 sqft · SingleFamily public records · 8 Days on market

Built 2023 Good condition 10,454 sqft lot Est $253k · at est. $42/mo HOA · 2% 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 +16.2/30.0
• Appreciation +10.0/10.0
• ARV discount +6.2/15.0
• DSCR +5.0/10.0
• 1% rule +3.9/10.0
• Condition / age +3.8/5.0
• Livability +3.0/5.0
• Rent growth +2.5/5.0
• Schools +2.2/10.0

Listing remarks MLS

Welcome to 1658 Ashantilly Drive in Darien, a thoughtfully designed 3 bedroom, 2 bathroom home built in 2023 that offers low maintenance living with modern finishes in a comfortable, efficient layout. With 1,176 square feet, this home makes the most of its space while still feeling open and inviting. Inside, you’ll find luxury vinyl plank flooring throughout with no carpet, a true laundry room, and a split floorplan that provides privacy between the master suite and guest bedrooms. The kitchen features granite countertops, a walk in pantry, and a functional layout that connects easily to the main living area. The master bathroom includes a fully tiled walk in shower with a zero entry floor, adding both style and accessibility. The backyard offers a fenced area for pets or outdoor use, with additional room to expand thanks to the . 24 acre lot that backs up to wooded privacy. A one car garage adds convenience, while the overall design keeps upkeep simple and manageable. Located in a community with a well appointed clubhouse and pickleball courts, this home offers a blend of comfort, practicality, and lifestyle in a growing area of coastal Georgia.

Key facts

• Split floorplan
• Modern finishes
• True laundry room

Tags

• MODERN FINISHES
• LUXURY VINYL PLANK FLOORING
• TRUE LAUNDRY ROOM
• SPLIT FLOORPLAN
• GRANITE COUNTERTOPS
• WALK IN PANTRY

Property features AI

Finance

• Other: Listing accepts Cash, Conventional, FHA, USDA Loan, and VA Loan
• HOA & community: Association with $500 fee (fee covers other services); Community clubhouse; Community tennis courts

Exterior

• Parking: Garage with garage door opener
• Utilities: Public water; Public sewer; Electricity available; Propane; Underground utilities
• Home design: Single-family house; Residential resale; One story
• Construction: Built in 2023; Wood siding; Composition roof; Slab foundation
• Exterior features: Patio; Porch; Level lot

Interior

• Kitchen: Dishwasher; Microwave; Refrigerator; Pantry; Electric water heater
• Bedrooms: 3 bedrooms (all on the main level)
• Flooring: Tile; Vinyl
• Bathrooms: 2 full bathrooms
• Heating & cooling: Electric heating; Heat pump; Ceiling fan(s); Electric cooling
• Interior features: Walk-in closet(s); One-level living; Dining room and living room combo; Pantry; No basement
• Laundry & utility: Washer; Dryer; Laundry room

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $260k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $140 ($2k/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 $232k (10.6% below list).
• Recommended offer: $232k (10.6% below list) — sets the bar for 1% rule.
• Cap rate 6.9% 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: amenities F, commute F, employment 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.
• Zoned schools: Todd Grant Elementary School (math 24% / reading 23%, grade F, #790 of 1,228 statewide, top 65%, 667 students, 79% FRL); Mcintosh Academy (math 30% / reading 34%, grade F, #109 of 424 statewide, top 26%, 395 students, 79% FRL).
• Market conditions: 126 active listings in the ZIP; 2 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 $28k of equity ($2k loan paydown + $26k 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 $73k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 2, paydown + projected appreciation supports a ~$45k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• Only 8 days on market — expect competitive offers; lowballing is unlikely to land.
• 6 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.

Risks & watch-outs

• Climate carrying-cost: 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 $232,460 (10.6% below list)

Questions for the listing agent

1. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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.
5. 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.
6. 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: 0.89% ✗
• Cap rate: 6.94%
• Cash-on-cash: 2.31%
• DSCR: 1.10
• GRM: 9.3

CMA / ARV

• ARV (on-the-fly): $252,840
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1658 Ashantilly Dr	0.00mi	3/2.0	1,176 (0%)	1mo	$263,000	$224	100
1652 Ashantilly Dr	0.05mi	3/2.0	1,176 (0%)	3mo	$255,000	$217	96
1606 Ashantilly Dr	0.31mi	3/2.0	1,176 (0%)	6mo	$279,900	$238	80
1630 Ashantilly Dr	0.21mi	3/2.0	1,176 (0%)	15mo	$266,000	$226	78
1602 Ashantilly Dr	0.28mi	3/2.0	1,232 (+5%)	3mo	$263,000	$213	77
1058 Cottage Way	0.21mi	3/2.0	1,250 (+6%)	4mo	$254,900	$204	77
1086 Cottage Way	0.22mi	3/2.0	1,250 (+6%)	4mo	$255,000	$204	76
1026 Cottage Way	0.20mi	3/2.0	1,232 (+5%)	10mo	$259,000	$210	75
1676 Ashantilly Dr	0.14mi	3/2.0	1,250 (+6%)	16mo	$268,900	$215	70
1932 Black Rd SE	0.30mi	3/2.0	1,008 (-14%)	2mo	$269,000	$267	60
278 Bridgewater Ln	0.74mi	3/2.0	1,262 (+7%)	20mo	$232,500	$184	37
1043 Hillcrest Ln	0.68mi	3/2.0	1,320 (+12%)	14mo	$261,000	$198	36

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: 25.9%
• Equity multiple: 3.07×
• Total profit: $150,454
• Equity at exit: $234,139

10-year hold

• IRR: 22.8%
• Equity multiple: 6.99×
• Total profit: $435,985
• Equity at exit: $504,929

Cash invested: $72,772 (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: 9.3×

Monthly cashflow live

• Estimated rent: $2,325 medium
• Mortgage (P&I): −$1,363
• Tax from tax record: −$183 /mo · $2,196/yr
• Insurance: −$108
• HOA: −$42
• Vacancy / Maint / Mgmt: −$488
• Net cashflow: $140

Break-even live

Break-even rent $2,147

Max offer price $259,900

Occupancy floor 89%

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: $64,975
• Closing costs: $7,797
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
201 Trumbull St Darien, GA	2.0	2.0	998	$1,750	$1.75	43d	1	1.27mi
905 Wayne St Darien, GA	3.0	2.0	1482	$2,950	$1.99	43d	1	1.30mi

HOA detail

• Monthly dues: $42 · $504/yr

Listing history 23 events

1. 2026-04-16
   status Under Contract

   Show marketing remark (1170 chars)

   Welcome to 1658 Ashantilly Drive in Darien, a thoughtfully designed 3 bedroom, 2 bathroom home built in 2023 that offers low maintenance living with modern finishes in a comfortable, efficient layout. With 1,176 square feet, this home makes the most of its space while still feeling open and inviting. Inside, you’ll find luxury vinyl plank flooring throughout with no carpet, a true laundry room, and a split floorplan that provides privacy between the master suite and guest bedrooms. The kitchen features granite countertops, a walk in pantry, and a functional layout that connects easily to the main living area. The master bathroom includes a fully tiled walk in shower with a zero entry floor, adding both style and accessibility. The backyard offers a fenced area for pets or outdoor use, with additional room to expand thanks to the . 24 acre lot that backs up to wooded privacy. A one car garage adds convenience, while the overall design keeps upkeep simple and manageable. Located in a community with a well appointed clubhouse and pickleball courts, this home offers a blend of comfort, practicality, and lifestyle in a growing area of coastal Georgia.

2. 2026-04-16
   status Pending 1170-char remark

   Show marketing remark (1170 chars)

   Welcome to 1658 Ashantilly Drive in Darien, a thoughtfully designed 3 bedroom, 2 bathroom home built in 2023 that offers low maintenance living with modern finishes in a comfortable, efficient layout. With 1,176 square feet, this home makes the most of its space while still feeling open and inviting. Inside, you’ll find luxury vinyl plank flooring throughout with no carpet, a true laundry room, and a split floorplan that provides privacy between the master suite and guest bedrooms. The kitchen features granite countertops, a walk in pantry, and a functional layout that connects easily to the main living area. The master bathroom includes a fully tiled walk in shower with a zero entry floor, adding both style and accessibility. The backyard offers a fenced area for pets or outdoor use, with additional room to expand thanks to the . 24 acre lot that backs up to wooded privacy. A one car garage adds convenience, while the overall design keeps upkeep simple and manageable. Located in a community with a well appointed clubhouse and pickleball courts, this home offers a blend of comfort, practicality, and lifestyle in a growing area of coastal Georgia.

3. 2026-04-08
   listed $259,900 New

   Show marketing remark (1170 chars)

   Welcome to 1658 Ashantilly Drive in Darien, a thoughtfully designed 3 bedroom, 2 bathroom home built in 2023 that offers low maintenance living with modern finishes in a comfortable, efficient layout. With 1,176 square feet, this home makes the most of its space while still feeling open and inviting. Inside, you’ll find luxury vinyl plank flooring throughout with no carpet, a true laundry room, and a split floorplan that provides privacy between the master suite and guest bedrooms. The kitchen features granite countertops, a walk in pantry, and a functional layout that connects easily to the main living area. The master bathroom includes a fully tiled walk in shower with a zero entry floor, adding both style and accessibility. The backyard offers a fenced area for pets or outdoor use, with additional room to expand thanks to the . 24 acre lot that backs up to wooded privacy. A one car garage adds convenience, while the overall design keeps upkeep simple and manageable. Located in a community with a well appointed clubhouse and pickleball courts, this home offers a blend of comfort, practicality, and lifestyle in a growing area of coastal Georgia.

4. 2026-04-08
   listed $259,900 Active 1170-char remark

   Show marketing remark (1170 chars)

   Welcome to 1658 Ashantilly Drive in Darien, a thoughtfully designed 3 bedroom, 2 bathroom home built in 2023 that offers low maintenance living with modern finishes in a comfortable, efficient layout. With 1,176 square feet, this home makes the most of its space while still feeling open and inviting. Inside, you’ll find luxury vinyl plank flooring throughout with no carpet, a true laundry room, and a split floorplan that provides privacy between the master suite and guest bedrooms. The kitchen features granite countertops, a walk in pantry, and a functional layout that connects easily to the main living area. The master bathroom includes a fully tiled walk in shower with a zero entry floor, adding both style and accessibility. The backyard offers a fenced area for pets or outdoor use, with additional room to expand thanks to the . 24 acre lot that backs up to wooded privacy. A one car garage adds convenience, while the overall design keeps upkeep simple and manageable. Located in a community with a well appointed clubhouse and pickleball courts, this home offers a blend of comfort, practicality, and lifestyle in a growing area of coastal Georgia.

5. 2026-03-26
   historical
6. 2026-03-26
   historical
7. 2026-02-09
   price $258,500
8. 2026-02-09
   price $258,500
9. 2026-02-09
   price $258,500
10. 2026-02-09
    price $258,500
11. 2025-12-22
    status Active
12. 2025-12-22
    price $262,000
13. 2025-12-08
    price $262,000
14. 2025-12-08
    price $262,000
15. 2025-12-08
    price $262,000
16. 2025-12-08
    historical
17. 2025-05-25
    price $264,000
18. 2025-05-25
    price $264,000
19. 2025-04-04
    listed $266,000 New
20. 2025-04-04
    listed $264,000
21. 2024-11-29
    historical
22. 2024-11-08
    listed $279,900 Active
23. 2023-03-01
    soldstatus $920,000

ⓘ 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: $2,196 · $183/mo
• Projected year-2 tax: $2,391 · $199/mo
• Expected delta: +$195/yr (+$16/mo · 8.9%)

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

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 4/10 Moderate
• 🌡 Heat 10/10 Extreme 7 d/yr ≥107°F today · 20 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: $27,895
• − Mortgage interest: −$14,558
• − Property taxes: −$2,196
• − Insurance: −$1,300
• − Repairs & maintenance: −$2,232
• − Management: −$2,232
• − HOA: −$504
• − Depreciation: −$7,561
• Taxable loss: −$2,686
• Est. tax savings @ 24.0%: +$645
• After-tax cash flow: $2,327/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 · 1 photo

Good 75/100 Cosmetic rehab

This 2023-built home in Darien, GA, offers a good condition with modern finishes and low-maintenance living. It is ready for a fresh coat of paint and some landscaping updates to maximize its value.

Value-add opportunities

• Both Paint exterior and interior — Enhances curb appeal and interior aesthetics
• Both Replace landscaping with more drought-resistant plants — Reduces maintenance and enhances curb appeal
• Both Install smart home features — Attracts tech-savvy buyers and renters

Renovation cost estimate screening

Value-add ROI direction

• Both Paint exterior and interior — Enhances curb appeal and interior aesthetics ↑
• Both Replace landscaping with more drought-resistant plants — Reduces maintenance and enhances curb appeal ↑
• Both Install smart home features — Attracts tech-savvy buyers and renters ↑

ⓘ 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: 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

-71.8% since first listed

23 events — show timeline

• 2026-04-16 Pending — GAMLS
• 2026-04-16 Pending — GIAR
• 2026-04-08 Listed $259,900 GIAR
• 2026-04-08 Listed $259,900 GAMLS
• 2026-03-26 Listing Removed — Hive MLS
• 2026-03-26 Listing Removed — GAMLS
• 2026-02-09 Price Changed $258,500 HABR
• 2026-02-09 Price Changed $258,500 Hive MLS
• 2026-02-09 Price Changed $258,500 GAMLS
• 2026-02-09 Price Changed $258,500 GIAR
• 2025-12-22 Relisted — Hive MLS
• 2025-12-22 Price Changed $262,000 Hive MLS
• 2025-12-08 Price Changed $262,000 HABR
• 2025-12-08 Price Changed $262,000 GAMLS
• 2025-12-08 Price Changed $262,000 GIAR
• 2025-12-08 Listing Removed — Hive MLS
• 2025-05-25 Price Changed $264,000 HABR
• 2025-05-25 Price Changed $264,000 GIAR
• 2025-04-04 Listed $264,000 Hive MLS
• 2025-04-04 Listed $266,000 GAMLS
• 2024-11-29 Listing Removed — GIAR
• 2024-11-08 Listed $279,900 GIAR
• 2023-03-01 Sold (Public Records) $920,000 Public Records

Property tax history

+136.0%/yr

Latest (2025): $2,196 · +3.3% YoY. Source: county tax records.