803 Mariners Cir · St. Simons, GA 31522

$535,000

3 bd · 2.5 ba · 1,772 sqft · Townhouse public records · 109 Days on market

Built 2017 4,791 sqft lot $302/sqft · at area comps Est $544k · at est.

---

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 +17.1/30.0
• ARV discount +8.3/15.0
• 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

Unparalleled location and coastal charm await! Ideally situated for easy on/off access to St. Simons Island, this hidden gem in Mariners Landing offers one of the community’s larger lots perfect for a firepit, garden, or play space, with direct yard access from the screened porch. Enjoy the serene setting just steps from beautiful Gascoigne Bluff Park’s 24 acres of oak-filled grounds, featuring walking trails, a fishing pier, outdoor fitness area, and scenic marsh views. Nearby are the Cassina Garden Club’s historic Tabby Cabins, Lovely Lane Chapel at Epworth by the Sea, and the St. Simons Marina with direct Intracoastal access. This 3BR/2.5BA home features a spacious primary suite with hardwood flooring, sitting area, double vanity, soaking tub, tiled shower, and a generous walk-in closet. The inviting kitchen offers granite countertops, soft-close cabinetry, stainless Frigidaire Gallery appliances, Bosch dishwasher, pantry, and breakfast bar. Two additional bedrooms share a hall bath—one with soaring ceilings, ideal for a home office, studio, gym, or media room. Hardwood floors flow through the main living areas, primary bedroom, and 2nd floor hallway, adding warmth and character throughout. Fully furnished and turnkey, this move-in ready property is ideal as a primary residence, vacation retreat, or investment opportunity. Experience the perfect blend of comfort and coastal lifestyle. Come live on vacation!Motivated seller—bring your offer today! Be sure to cut and paste video into your browser: https://www. youtube.com/watch?v=xt5BoeTmyOY.

Key facts

• Fishing pier
• Larger lots
• Direct yard access

Tags

• LARGER LOTS
• DIRECT YARD ACCESS
• SCREENED PORCH
• WALKING TRAILS
• FISHING PIER
• OUTDOOR FITNESS AREA

What this means for you Summary

Snapshot

• This is a 3-bed/2.5-bath townhouse listed at $535k.

Deal economics

• At list price, monthly cash flow is $-55 ($-663/yr) — negative.
• To cash-flow at today's rent, offer at most $525k (1.8% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $482k (9.9% below list).
• Recommended offer: $482k (9.9% below list) — sets the bar for 1% rule.
• 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 109 days — a 9% lower offer ($487k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 9y 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 $439k; 22% above their basis — modest negotiation headroom, anchor on the comps not their cost.

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 $481,782 (9.9% 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 109 days. Have you received any prior offers? Is the seller open to a 10% 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: 7.13%
• Cash-on-cash: 2.97%
• DSCR: 1.13
• GRM: 9.3

CMA / ARV

• ARV (median comp): $544,143
• List price: $535,000
• Delta: -1.68%
• 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	0.16mi	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	81
1603 Mariners Cir	0.14mi	3/2.5	1,596 (-10%)	4mo	$530,000	$332	74
802 Mariners Cir	0.00mi	3/2.5	2,024 (+14%)	3mo	$539,900	$267	73
1202 Reserve Ln	0.51mi	3/2.5	1,772 (0%)	8mo	$561,750	$317	70
804 Reserve Ln	0.56mi	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	60
1407 Reserve Ct	0.59mi	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: -17.9%
• Equity multiple: 0.38×
• Total profit: $-93,600
• Equity at exit: $79,770

10-year hold

• IRR: -11.5%
• Equity multiple: 0.33×
• Total profit: $-99,728
• Equity at exit: $46,257

Cash invested: $149,800 (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: 9.3×

Monthly cashflow live

• Estimated rent: $4,818 medium
• Mortgage (P&I): −$2,806
• Tax from tax record: −$406 /mo · $4,875/yr
• Insurance: −$223
• Flood insurance flood zone: −$427 /mo · $5,118/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$1,012
• Net cashflow: $-55

Break-even live

Break-even rent $4,888

Max offer price $525,239

Occupancy floor 96%

Sensitivity live

Price	-10% $248	-5% $96	+0% $-55	+5% $-207	+10% $-358
Rent	-10% $-436	-5% $-246	+0% $-55	+5% $135	+10% $325
Rate	-1.0pp $214	-0.5pp $81	base $-55	+0.5pp $-194	+1.0pp $-335

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: $133,750
• Closing costs: $16,050
• 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 29 events

1. 2026-06-22
   days on market $535,000 Active 109 DOM
2. 2026-06-21
   days on market $535,000 Active 108 DOM
3. 2026-06-19
   days on market $535,000 Active 106 DOM
4. 2026-06-18
   days on market $535,000 Active 105 DOM
5. 2026-06-17
   days on market $535,000 Active 104 DOM
6. 2026-06-16
   days on market $535,000 Active 103 DOM
7. 2026-06-15
   days on market $535,000 Active 102 DOM
8. 2026-06-14
   days on market $535,000 Active 100 DOM
9. 2026-06-13
   days on market $535,000 Active 99 DOM
10. 2026-06-10
    days on market $535,000 Active 97 DOM
11. 2026-06-09
    days on market $535,000 Active 96 DOM
12. 2026-06-08
    days on market $535,000 Active 95 DOM
13. 2026-06-07
    days on market $535,000 Active 94 DOM
14. 2026-06-05
    days on market $535,000 Active 91 DOM
15. 2026-06-03
    days on market $535,000 Active 90 DOM
16. 2026-06-02
    days on market $535,000 Active 89 DOM
17. 2026-06-01
    days on market $535,000 Active 88 DOM
18. 2026-05-31
    days on market $535,000 Active 87 DOM
19. 2026-05-30
    days on market $535,000 Active 86 DOM
20. 2026-04-29
    price $535,000 1599-char remark

    Show marketing remark (1599 chars)

    Unparalleled location and coastal charm await! Ideally situated for easy on/off access to St. Simons Island, this hidden gem in Mariners Landing offers one of the community’s larger lots perfect for a firepit, garden, or play space, with direct yard access from the screened porch. Enjoy the serene setting just steps from beautiful Gascoigne Bluff Park’s 24 acres of oak-filled grounds, featuring walking trails, a fishing pier, outdoor fitness area, and scenic marsh views. Nearby are the Cassina Garden Club’s historic Tabby Cabins, Lovely Lane Chapel at Epworth by the Sea, and the St. Simons Marina with direct Intracoastal access. This 3BR/2.5BA home features a spacious primary suite with hardwood flooring, sitting area, double vanity, soaking tub, tiled shower, and a generous walk-in closet. The inviting kitchen offers granite countertops, soft-close cabinetry, stainless Frigidaire Gallery appliances, Bosch dishwasher, pantry, and breakfast bar. Two additional bedrooms share a hall bath—one with soaring ceilings, ideal for a home office, studio, gym, or media room. Hardwood floors flow through the main living areas, primary bedroom, and 2nd floor hallway, adding warmth and character throughout. Fully furnished and turnkey, this move-in ready property is ideal as a primary residence, vacation retreat, or investment opportunity. Experience the perfect blend of comfort and coastal lifestyle. Come live on vacation!Motivated seller—bring your offer today! Be sure to cut and paste video into your browser: https://www. youtube.com/watch?v=xt5BoeTmyOY.

21. 2026-03-05
    listed $549,000 Active 1599-char remark

    Show marketing remark (1599 chars)

    Unparalleled location and coastal charm await! Ideally situated for easy on/off access to St. Simons Island, this hidden gem in Mariners Landing offers one of the community’s larger lots perfect for a firepit, garden, or play space, with direct yard access from the screened porch. Enjoy the serene setting just steps from beautiful Gascoigne Bluff Park’s 24 acres of oak-filled grounds, featuring walking trails, a fishing pier, outdoor fitness area, and scenic marsh views. Nearby are the Cassina Garden Club’s historic Tabby Cabins, Lovely Lane Chapel at Epworth by the Sea, and the St. Simons Marina with direct Intracoastal access. This 3BR/2.5BA home features a spacious primary suite with hardwood flooring, sitting area, double vanity, soaking tub, tiled shower, and a generous walk-in closet. The inviting kitchen offers granite countertops, soft-close cabinetry, stainless Frigidaire Gallery appliances, Bosch dishwasher, pantry, and breakfast bar. Two additional bedrooms share a hall bath—one with soaring ceilings, ideal for a home office, studio, gym, or media room. Hardwood floors flow through the main living areas, primary bedroom, and 2nd floor hallway, adding warmth and character throughout. Fully furnished and turnkey, this move-in ready property is ideal as a primary residence, vacation retreat, or investment opportunity. Experience the perfect blend of comfort and coastal lifestyle. Come live on vacation!Motivated seller—bring your offer today! Be sure to cut and paste video into your browser: https://www. youtube.com/watch?v=xt5BoeTmyOY.

22. 2025-09-30
    historical
23. 2025-08-08
    price $574,000
24. 2025-04-15
    listed $584,000 Active
25. 2021-10-04
    soldstatus $439,000
26. 2021-09-23
    soldstatus $439,000
27. 2021-08-26
    listed $439,000
28. 2017-10-13
    soldstatus $342,090
29. 2017-10-01
    listed $339,990

ⓘ 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: $4,922 · $410/mo
• Expected delta: +$47/yr (+$4/mo · 1.0%)

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

Climate risk First Street

• 🌊 Flood 10/10 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: −$29,968
• − Property taxes: −$4,875
• − Insurance: −$7,794
• − Repairs & maintenance: −$4,625
• − Management: −$4,625
• − Depreciation: −$15,564
• Taxable loss: −$9,637
• Est. tax savings @ 24.0%: +$2,313
• After-tax cash flow: $1,650/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

+57.4% since first listed

10 events — show timeline

• 2026-04-29 Price Changed $535,000 GIAR
• 2026-03-05 Listed $549,000 GIAR
• 2025-09-30 Listing Removed — GIAR
• 2025-08-08 Price Changed $574,000 GIAR
• 2025-04-15 Listed $584,000 GIAR
• 2021-10-04 Sold (Public Records) $439,000 Public Records
• 2021-09-23 Sold (MLS) $439,000 GIAR
• 2021-08-26 Listed $439,000 GIAR
• 2017-10-13 Sold (MLS) $342,090 GIAR
• 2017-10-01 Listed $339,990 GIAR

Property tax history

+34.0%/yr

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