1300 Kentucky St · Darien, GA 31305

$310,000

3 bd · 2.0 ba · 1,550 sqft · SingleFamily · 37 Days on market

Built 2026 Good condition 9,148 sqft lot

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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 +21.8/30.0
• Appreciation +10.0/10.0
• ARV discount +7.5/15.0
• DSCR +7.0/10.0
• 1% rule +5.7/10.0
• Condition / age +4.0/5.0
• Livability +3.0/5.0
• Rent growth +2.5/5.0
• Schools +2.2/10.0

Listing remarks MLS

NEW CONSTRUCTION and NO HOA! Whether you're searching for a full-time residence or a smart investment property, this brand-new home by builder RJ Reynolds Construction offers the perfect blend of modern comfort and wide-open freedom. Set on a wooded homesite in sought after Darien, GA, this true one-story design delivers effortless living with no stairs and no carpet—ideal for both convenience and longevity. Here, you can truly live on your terms. With no HOA restrictions, city water and sewer, and no HOA, there's potential for everything—boats on site, work vehicles, and more. Imagine starting your own garden, keeping chickens, or simply enjoying the flexibility and location that's increasingly hard to find. Inside, the home features a bright, open-concept layout designed for both everyday living and entertaining. The kitchen showcases crisp white cabinetry, stainless steel appliances, and durable luxury vinyl plank flooring that flows seamlessly into the dining and great room areas. Clean lines, modern finishes, and a thoughtfully designed floor plan create a space that feels both stylish and welcoming. Built with efficiency in mind, the home features Low-E windows to reduce energy costs. City of Darien public water, sewer and trash pick up. Location is the perfect complement to lifestyle. Enjoy convenient access to I-95, and both Savannah/Hilton Head International Airport as well as Jacksonville airport, all while being just a short bicycle ride to the charm, dining, and culture of historic downtown Darien or an hour to downtown Savannah. For those who love to explore, this home is ideally positioned for easy getaways—one hour to Jekyll and Saint Simons Island, 1.5 hours to Amelia Island, Jacksonville and Jax Beach, 2 hours to St. Augustine and 3.75 hours to Walt Disney World, . New construction that offers space, freedom, and design without compromise! One year builders warranty and Yates Astro termite bond included!

Key facts

• Wooded homesite
• New construction
• One story design

Tags

• NEW CONSTRUCTION
• NO HOA
• WOODED HOMESITE
• ONE STORY DESIGN
• OPEN CONCEPT LAYOUT
• STAINLESS STEEL APPLIANCES

Property features AI

Exterior

• Parking: Off-street parking
• Utilities: Public water; Public sewer; Cable available
• Home design: Single-family residence; One story; Under construction; No common walls
• Construction: Vinyl siding; Asphalt roof; Slab foundation; Built by RJ Reynolds Construction LLC (Ransom plan); New construction; Home warranty included; Windows listed as green/energy efficient
• Exterior features: Garden; Interior lot; Level lot; Asphalt road surface; Public maintained road; Has a view

Interior

• Kitchen: Dishwasher; Microwave; Oven; Range
• Bedrooms: Total rooms: 8
• Bathrooms: 2 full bathrooms
• Heating & cooling: Heat pump heating (electric); Central air conditioning (electric)
• Interior features: Breakfast bar; Recessed lighting; Double pane windows
• Laundry & utility: Washer hookup in hall; Electric water heater

🏗️ New construction. The $310,000 list price is a builder figure, so every metric below is computed on the value from comparable previous sales — $275,283.

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $310k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $428 ($5k/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 $295k (4.8% below list).
• Recommended offer: $295k (4.8% below list) — sets the bar for 1% rule.
• Cap rate 8.2% 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 $29k of equity ($2k loan paydown + $28k 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 $77k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 2, paydown + projected appreciation supports a ~$47k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 37 days — a 3% lower offer ($301k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts 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.

Recommended offer $295,000 (4.8% below list)

Questions for the listing agent

1. It's been on market 37 days. Have you received any prior offers? Is the seller open to a 5% concession, seller financing, or rate buy-down credit?
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: 1.07% ✓
• Cap rate: 8.16%
• Cash-on-cash: 6.66%
• DSCR: 1.30
• GRM: 7.8

CMA / ARV

• ARV (median comp): $275,283
• List price: $310,000
• Delta: 12.61%
• 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
309 Haven Dr	0.32mi	3/2.0	1,588 (+2%)	6mo	$335,000	$211	76
1202 Market St	0.47mi	4/2.0 (+1)	1,544 (-0%)	2mo	$229,000	$148	71
1202 Market St	0.47mi	4/2.0 (+1)	1,544 (-0%)	2mo	$229,000	$148	71
1002 Oglethorpe Ln	0.32mi	3/2.0	1,415 (-9%)	10mo	$263,500	$186	63
286 Bridgewater Ln	0.34mi	3/2.0	1,367 (-12%)	3mo	$270,000	$198	62
286 Bridgewater Ln	0.34mi	3/2.0	1,367 (-12%)	3mo	$270,000	$198	62
282 Bridgewater Ln	0.35mi	3/2.0	1,367 (-12%)	4mo	$249,050	$182	61
1213 Market St	0.48mi	3/2.0	1,413 (-9%)	4mo	$275,000	$195	59
1202 Market St	0.47mi	4/2.0 (+1)	1,469 (-5%)	8mo	$205,000	$140	58
1626 Meadow Ln SE	0.58mi	3/2.5	1,434 (-8%)	2mo	$260,000	$181	57
505 Madison St	0.68mi	3/2.0	1,700 (+10%)	4mo	$304,500	$179	49
1746 Redfish Dr SE	0.56mi	3/2.0	1,323 (-15%)	1mo	$315,000	$238	48

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: 29.1%
• Equity multiple: 3.30×
• Total profit: $177,236
• Equity at exit: $247,996

10-year hold

• IRR: 25.3%
• Equity multiple: 7.49×
• Total profit: $500,577
• Equity at exit: $534,814

Cash invested: $77,079 (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: 8.8×

Monthly cashflow live

• Estimated rent: $2,950 medium
• Mortgage (P&I): −$1,444
• Tax est. 1.5%: −$344 /mo · $4,129/yr
• Insurance: −$115
• HOA: −$0
• Vacancy / Maint / Mgmt: −$620
• Net cashflow: $428

Break-even live

Break-even rent $2,408

Max offer price $275,283

Occupancy floor 80%

Sensitivity live

Price	-10% $618	-5% $523	+0% $428	+5% $333	+10% $238
Rent	-10% $195	-5% $312	+0% $428	+5% $545	+10% $661
Rate	-1.0pp $567	-0.5pp $498	base $428	+0.5pp $357	+1.0pp $284

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: $68,821
• Closing costs: $8,258
• 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	44d	1	0.80mi

Listing history 21 events

1. 2026-06-19
   days on market $310,000 Active 37 DOM
2. 2026-06-18
   days on market $310,000 Active 36 DOM
3. 2026-06-17
   days on market $310,000 Active 35 DOM
4. 2026-06-16
   days on market $310,000 Active 34 DOM
5. 2026-06-15
   days on market $310,000 Active 33 DOM
6. 2026-06-14
   days on market $310,000 Active 31 DOM
7. 2026-06-13
   days on market $310,000 Active 30 DOM
8. 2026-06-10
   days on market $310,000 Active 28 DOM
9. 2026-06-09
   days on market $310,000 Active 27 DOM
10. 2026-06-08
    days on market $310,000 Active 26 DOM
11. 2026-06-07
    days on market $310,000 Active 25 DOM
12. 2026-06-05
    days on market $310,000 Active 22 DOM
13. 2026-06-03
    days on market $310,000 Active 21 DOM
14. 2026-06-02
    days on market $310,000 Active 20 DOM
15. 2026-06-01
    days on market $310,000 Active 19 DOM
16. 2026-05-31
    days on market $310,000 Active 18 DOM
17. 2026-05-30
    days on market $310,000 Active 17 DOM
18. 2026-05-14
    listed $310,000 Active 1972-char remark

    Show marketing remark (1972 chars)

    NEW CONSTRUCTION and NO HOA! Whether you're searching for a full-time residence or a smart investment property, this brand-new home by builder RJ Reynolds Construction offers the perfect blend of modern comfort and wide-open freedom. Set on a wooded homesite in sought after Darien, GA, this true one-story design delivers effortless living with no stairs and no carpet—ideal for both convenience and longevity. Here, you can truly live on your terms. With no HOA restrictions, city water and sewer, and no HOA, there's potential for everything—boats on site, work vehicles, and more. Imagine starting your own garden, keeping chickens, or simply enjoying the flexibility and location that's increasingly hard to find. Inside, the home features a bright, open-concept layout designed for both everyday living and entertaining. The kitchen showcases crisp white cabinetry, stainless steel appliances, and durable luxury vinyl plank flooring that flows seamlessly into the dining and great room areas. Clean lines, modern finishes, and a thoughtfully designed floor plan create a space that feels both stylish and welcoming. Built with efficiency in mind, the home features Low-E windows to reduce energy costs. City of Darien public water, sewer and trash pick up. Location is the perfect complement to lifestyle. Enjoy convenient access to I-95, and both Savannah/Hilton Head International Airport as well as Jacksonville airport, all while being just a short bicycle ride to the charm, dining, and culture of historic downtown Darien or an hour to downtown Savannah. For those who love to explore, this home is ideally positioned for easy getaways—one hour to Jekyll and Saint Simons Island, 1.5 hours to Amelia Island, Jacksonville and Jax Beach, 2 hours to St. Augustine and 3.75 hours to Walt Disney World, . New construction that offers space, freedom, and design without compromise! One year builders warranty and Yates Astro termite bond included!

19. 2026-05-14
    listed $310,000 Active 1972-char remark

    Show marketing remark (1972 chars)

    NEW CONSTRUCTION and NO HOA! Whether you're searching for a full-time residence or a smart investment property, this brand-new home by builder RJ Reynolds Construction offers the perfect blend of modern comfort and wide-open freedom. Set on a wooded homesite in sought after Darien, GA, this true one-story design delivers effortless living with no stairs and no carpet—ideal for both convenience and longevity. Here, you can truly live on your terms. With no HOA restrictions, city water and sewer, and no HOA, there's potential for everything—boats on site, work vehicles, and more. Imagine starting your own garden, keeping chickens, or simply enjoying the flexibility and location that's increasingly hard to find. Inside, the home features a bright, open-concept layout designed for both everyday living and entertaining. The kitchen showcases crisp white cabinetry, stainless steel appliances, and durable luxury vinyl plank flooring that flows seamlessly into the dining and great room areas. Clean lines, modern finishes, and a thoughtfully designed floor plan create a space that feels both stylish and welcoming. Built with efficiency in mind, the home features Low-E windows to reduce energy costs. City of Darien public water, sewer and trash pick up. Location is the perfect complement to lifestyle. Enjoy convenient access to I-95, and both Savannah/Hilton Head International Airport as well as Jacksonville airport, all while being just a short bicycle ride to the charm, dining, and culture of historic downtown Darien or an hour to downtown Savannah. For those who love to explore, this home is ideally positioned for easy getaways—one hour to Jekyll and Saint Simons Island, 1.5 hours to Amelia Island, Jacksonville and Jax Beach, 2 hours to St. Augustine and 3.75 hours to Walt Disney World, . New construction that offers space, freedom, and design without compromise! One year builders warranty and Yates Astro termite bond included!

20. 2026-05-13
    listed $310,000 Active

    Show marketing remark (1966 chars)

    NEW CONSTRUCTION and NO HOA! Whether you're searching for a full-time residence or a smart investment property, this brand-new home by builder RJ Reynolds Construction offers the perfect blend of modern comfort and wide-open freedom. Set on a wooded homesite in sought-after Darien, GA, this true one-story design delivers effortless living with no stairs and no carpet—ideal for both convenience and longevity. Here, you can truly live on your terms. With no HOA restrictions, city water and sewer, and no HOA, there's potential for everything—boats on site, work vehicles, and more. Imagine starting your own garden, keeping chickens, or simply enjoying the flexibility and location that's increasingly hard to find. Inside, the home features a bright, open-concept layout designed for both everyday living and entertaining. The kitchen showcases crisp white cabinetry, stainless steel appliances, and durable luxury vinyl plank flooring that flows seamlessly into the dining and great room areas. Clean lines, modern finishes, and a thoughtfully designed floor plan create a space that feels both stylish and welcoming. Built with efficiency in mind, the home features Low-E windows to reduce energy costs. City of Darien public water, sewer, and trash pickup. Location is the perfect complement to lifestyle. Enjoy convenient access to I-95, and both Savannah/Hilton Head International Airport and Jacksonville Airport, all while being just a short bicycle ride to the charm, dining, and culture of historic downtown Darien or an hour to downtown Savannah. For those who love to explore, this home is ideally positioned for easy getaways—one hour to Jekyll and Saint Simons Island, 1.5 hours to Amelia Island, Jacksonville, and Jax Beach, 2 hours to St. Augustine, and 3.75 hours to Walt Disney World. New construction that offers space, freedom, and design without compromise! One-year builder's warranty and Yates Astro termite bond included!

21. 2026-05-13
    listed $310,000 Active

    Show marketing remark (1966 chars)

    NEW CONSTRUCTION and NO HOA! Whether you're searching for a full-time residence or a smart investment property, this brand-new home by builder RJ Reynolds Construction offers the perfect blend of modern comfort and wide-open freedom. Set on a wooded homesite in sought-after Darien, GA, this true one-story design delivers effortless living with no stairs and no carpet—ideal for both convenience and longevity. Here, you can truly live on your terms. With no HOA restrictions, city water and sewer, and no HOA, there's potential for everything—boats on site, work vehicles, and more. Imagine starting your own garden, keeping chickens, or simply enjoying the flexibility and location that's increasingly hard to find. Inside, the home features a bright, open-concept layout designed for both everyday living and entertaining. The kitchen showcases crisp white cabinetry, stainless steel appliances, and durable luxury vinyl plank flooring that flows seamlessly into the dining and great room areas. Clean lines, modern finishes, and a thoughtfully designed floor plan create a space that feels both stylish and welcoming. Built with efficiency in mind, the home features Low-E windows to reduce energy costs. City of Darien public water, sewer, and trash pickup. Location is the perfect complement to lifestyle. Enjoy convenient access to I-95, and both Savannah/Hilton Head International Airport and Jacksonville Airport, all while being just a short bicycle ride to the charm, dining, and culture of historic downtown Darien or an hour to downtown Savannah. For those who love to explore, this home is ideally positioned for easy getaways—one hour to Jekyll and Saint Simons Island, 1.5 hours to Amelia Island, Jacksonville, and Jax Beach, 2 hours to St. Augustine, and 3.75 hours to Walt Disney World. New construction that offers space, freedom, and design without compromise! One-year builder's warranty and Yates Astro termite bond included!

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

Taxation est. · year 1

• Rental income: $35,400
• − Mortgage interest: −$15,420
• − Property taxes: −$4,129
• − Insurance: −$1,376
• − Repairs & maintenance: −$2,832
• − Management: −$2,832
• − Depreciation: −$8,008
• Taxable income: $802
• Est. tax owed @ 24.0%: −$192
• After-tax cash flow: $4,945/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 · 5 photos

Good 80/100 Cosmetic rehab

This new construction home in Darien, GA is nearly complete and ready for move-in. Minor finishing touches will enhance its curb appeal and interior comfort.

Value-add opportunities

• Both Paint interior walls and trim — Fresh paint enhances curb appeal and interior aesthetics
• Both Install flooring (e.g., hardwood or tile) — Flooring improves comfort and adds value
• Both Install kitchen cabinets and appliances — Kitchen is the heart of the home and completing it boosts both resale and rental value
• Both Complete bathroom fixtures and finishes — Bathrooms are essential for both living and rental purposes

Renovation cost estimate screening

Value-add ROI direction

• Both Paint interior walls and trim — Fresh paint enhances curb appeal and interior aesthetics ↑
• Both Install flooring (e.g., hardwood or tile) — Flooring improves comfort and adds value ↑
• Both Install kitchen cabinets and appliances — Kitchen is the heart of the home and completing it boosts both resale and rental value ↑
• Both Complete bathroom fixtures and finishes — Bathrooms are essential for both living and rental purposes ↑

ⓘ 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

+0.0% since first listed

5 events — show timeline

• 2026-05-20 Relisted — HABR
• 2026-05-20 Delisted — HABR
• 2026-05-14 Listed $310,000 HABR
• 2026-05-13 Listed $310,000 Hive MLS
• 2026-05-13 Listed $310,000 GIAR