803 Reserve Ln · St. Simons, GA 31522

$560,000

3 bd · 2.5 ba · 1,902 sqft · Townhouse public records · 135 Days on market

Built 2015 2,613 sqft lot $294/sqft · 8% above area Est $518k · 8% over $225/mo HOA · 5% of rent

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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 +15.5/30.0
• DSCR +4.8/10.0
• ARV discount +3.8/15.0
• 1% rule +3.4/10.0
• 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

Perfectly positioned in one of the most desirable locations within The Reserve at Demere, this beautiful 3-bedroom, 2-1/2-bath townhome offers the ideal blend of island convenience and golf-course tranquility. Backing up to the 4th hole of Sea Island's Retreat Golf Course, this residence enjoys course views and a peaceful setting rarely found in the community. Proximity to the swimming is a bonus as well - just steps from the front door. One of only a few homes with a large enclosed, climate-controlled porch, this residence allows you to enjoy outdoor living year-round-whether you're sipping morning coffee while watching golfers pass by or unwinding at sunset with views of the golf course and moss draped live oaks. Inside, thoughtful upgrades elevate the space, including wood flooring in the upstairs hall, and plantation shutters throughout. The two guest bedrooms upstairs share a guest bath featuring a tiled walk-in shower. The spacious primary suite is a true retreat, offering a large walk-in closet, double vanities with granite countertops, a soaking tub, and a separate glass-enclosed shower. Additional highlights include stainless steel appliances, a large laundry room, a first-floor powder room, and a single car garage with ample storage. Located just minutes from beaches, golf, dining, shopping, and the causeway, this home is perfectly suited as a primary residence, second home, or high-demand rental property. Come experience what makes 803 Reserve Lane one of the most desirable offerings on St. Simons Island!

Key facts

• Plantation shutters
• Tiled walk in shower
• Large laundry room

Tags

• GOLF COURSE VIEWS
• CLIMATE CONTROLLED PORCH
• PLANTATION SHUTTERS
• TILED WALK IN SHOWER
• STAINLESS STEEL APPLIANCES
• LARGE LAUNDRY ROOM

What this means for you Summary

Snapshot

• This is a 3-bed/2.5-bath townhouse listed at $560k.

Deal economics

• At list price, monthly cash flow is $162 ($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 $471k (15.9% below list).
• Recommended offer: $471k (15.9% below list) — sets the bar for 1% rule.
• Cap rate 6.8% 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.
• Market conditions: Rents rising (+2.3%/yr); 577 active listings in the ZIP; 3 comparable units currently listed for rent nearby; rentals lingering (median 44d 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 $4,712/mo this rent would consume 52% 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 $17k 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 135 days — a 12% lower offer ($493k) is reasonable based on typical stale-listing flexibility.
• 9 sale attempts since 12y ago; this cycle's ask has dropped $39k (7%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $378k; 48% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: flood insurance adds $66/mo.
• Climate carrying-cost: major flood risk; 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 $471,182 (15.9% below list)

Questions for the listing agent

1. It's been on market 135 days. Have you received any prior offers? Is the seller open to a 16% concession, seller financing, or rate buy-down credit?
2. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
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: 0.84% ✗
• Cap rate: 6.78%
• Cash-on-cash: 1.75%
• DSCR: 1.08
• GRM: 9.9

CMA / ARV

• ARV (median comp): $517,522
• List price: $560,000
• Delta: 8.21%
• 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
804 Reserve Ln	0.01mi	3/2.5	1,772 (-7%)	9mo	$530,000	$299	81
1202 Reserve Ln	0.07mi	3/2.5	1,772 (-7%)	8mo	$561,750	$317	79
1907 Mariners Cir	0.56mi	3/2.5	1,834 (-4%)	5mo	$580,000	$316	64
105 Gascoigne Ave #103	0.65mi	3/2.0	1,836 (-4%)	0mo	$725,000	$395	62
802 Mariners Cir	0.55mi	3/2.5	2,024 (+6%)	3mo	$539,900	$267	61
302 Lantern Walk	0.22mi	2/2.5 (-1)	2,114 (+11%)	7mo	$525,000	$248	60
111 Gascoigne Ave #201	0.66mi	3/2.5	1,792 (-6%)	2mo	$798,000	$445	58
375 Brockinton Marsh	0.51mi	3/2.0	1,662 (-13%)	1mo	$429,000	$258	53
321 Lantern Walk	0.25mi	3/3.5	2,184 (+15%)	8mo	$613,750	$281	53
105 Gascoigne Ave #302	0.65mi	3/2.0	1,786 (-6%)	6mo	$745,000	$417	52
117 Gascoigne Ave #106	0.69mi	3/2.5	1,792 (-6%)	8mo	$775,000	$432	51
105 Gascoigne Ave #204	0.65mi	3/2.0	1,760 (-8%)	9mo	$750,000	$426	48

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: -15.1%
• Equity multiple: 0.46×
• Total profit: $-84,042
• Equity at exit: $83,498

10-year hold

• IRR: -7.8%
• Equity multiple: 0.53×
• Total profit: $-74,478
• Equity at exit: $48,419

Cash invested: $156,800 (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: 577
• Price-to-rent: 9.9×

Monthly cashflow live

• Estimated rent: $4,712 medium
• Mortgage (P&I): −$2,937
• Tax from tax record: −$99 /mo · $1,189/yr
• Insurance: −$233
• Flood insurance flood zone: −$66 /mo · $798/yr
• HOA: −$225
• Vacancy / Maint / Mgmt: −$989
• Net cashflow: $162

Break-even live

Break-even rent $4,507

Max offer price $560,000

Occupancy floor 92%

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: $140,000
• Closing costs: $16,800
• 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	43d	1	0.53mi
122 Shady Brook Cir #100 Saint Simons Island, GA	3.0	2.0	1500	$4,950	$3.30	43d	1	0.55mi
111 Gascoigne Ave #204 Saint Simons Island, GA	3.0	2.0	1760	$5,500	$3.12	43d	1	0.67mi

HOA detail

• Monthly dues: $225 · $2,700/yr

Listing history 42 events

1. 2026-06-19
   days on market $560,000 Active 135 DOM
2. 2026-06-18
   days on market $560,000 Active 134 DOM
3. 2026-06-17
   days on market $560,000 Active 133 DOM
4. 2026-06-16
   days on market $560,000 Active 132 DOM
5. 2026-06-15
   days on market $560,000 Active 131 DOM
6. 2026-06-14
   statusdays on market $560,000 Active 129 DOM
7. 2026-06-13
   pricestatusdays on market $560,000 Price Change 128 DOM
8. 2026-06-10
   days on market $565,000 Active 126 DOM
9. 2026-06-09
   days on market $565,000 Active 125 DOM
10. 2026-06-08
    days on market $565,000 Active 124 DOM
11. 2026-06-07
    days on market $565,000 Active 123 DOM
12. 2026-06-05
    days on market $565,000 Active 120 DOM
13. 2026-06-03
    days on market $565,000 Active 119 DOM
14. 2026-06-02
    days on market $565,000 Active 118 DOM
15. 2026-06-01
    days on market $565,000 Active 117 DOM
16. 2026-05-31
    days on market $565,000 Active 116 DOM
17. 2026-05-30
    days on market $565,000 Active 115 DOM
18. 2026-04-17
    price $565,000 1554-char remark

    Show marketing remark (1806 chars)

    Perfectly positioned in one of the most desirable locations within The Reserve at Demere, this beautiful 3-bedroom, 2-1/2-bath townhome offers the ideal blend of island convenience and golf-course tranquility. Backing up to the 4th hole of Sea Island’s Retreat Golf Course, this residence enjoys course views and a peaceful setting rarely found in the community. Proximity to the swimming is a bonus as well - just steps from the front door. One of only a few homes with a large enclosed, climate-controlled porch, this residence allows you to enjoy outdoor living year-round—whether you’re sipping morning coffee while watching golfers pass by or unwinding at sunset with views of the golf course and moss draped live oaks. Inside, thoughtful upgrades elevate the space, including wood flooring in the upstairs hall, and plantation shutters throughout. The two guest bedrooms upstairs share a guest bath featuring a tiled walk-in shower. The spacious primary suite is a true retreat, offering a large walk-in closet, double vanities with granite countertops, a soaking tub, and a separate glass-enclosed shower. Lovingly maintained and owner occupied, this unit has never been in a rental program and it shows!Additional highlights include stainless steel appliances, a large laundry room, a first-floor powder room, and a single car garage with ample storage. Located just minutes from beaches, golf, dining, shopping, and the causeway, this home is perfectly suited as a primary residence, second home, or high-demand rental property. Some furniture is negotiable. Come experience what makes 803 Reserve Lane one of the most desirable offerings on St. Simons Island! * * Please note Sq Ft is from Tax Records and likely includes the approx 250sqft of climate controlled sun porch * *

19. 2026-04-17
    price $565,000 1806-char remark

    Show marketing remark (1806 chars)

    Perfectly positioned in one of the most desirable locations within The Reserve at Demere, this beautiful 3-bedroom, 2-1/2-bath townhome offers the ideal blend of island convenience and golf-course tranquility. Backing up to the 4th hole of Sea Island’s Retreat Golf Course, this residence enjoys course views and a peaceful setting rarely found in the community. Proximity to the swimming is a bonus as well - just steps from the front door. One of only a few homes with a large enclosed, climate-controlled porch, this residence allows you to enjoy outdoor living year-round—whether you’re sipping morning coffee while watching golfers pass by or unwinding at sunset with views of the golf course and moss draped live oaks. Inside, thoughtful upgrades elevate the space, including wood flooring in the upstairs hall, and plantation shutters throughout. The two guest bedrooms upstairs share a guest bath featuring a tiled walk-in shower. The spacious primary suite is a true retreat, offering a large walk-in closet, double vanities with granite countertops, a soaking tub, and a separate glass-enclosed shower. Lovingly maintained and owner occupied, this unit has never been in a rental program and it shows!Additional highlights include stainless steel appliances, a large laundry room, a first-floor powder room, and a single car garage with ample storage. Located just minutes from beaches, golf, dining, shopping, and the causeway, this home is perfectly suited as a primary residence, second home, or high-demand rental property. Some furniture is negotiable. Come experience what makes 803 Reserve Lane one of the most desirable offerings on St. Simons Island! * * Please note Sq Ft is from Tax Records and likely includes the approx 250sqft of climate controlled sun porch * *

20. 2026-03-21
    price $575,000 1554-char remark

    Show marketing remark (1806 chars)

    Perfectly positioned in one of the most desirable locations within The Reserve at Demere, this beautiful 3-bedroom, 2-1/2-bath townhome offers the ideal blend of island convenience and golf-course tranquility. Backing up to the 4th hole of Sea Island’s Retreat Golf Course, this residence enjoys course views and a peaceful setting rarely found in the community. Proximity to the swimming is a bonus as well - just steps from the front door. One of only a few homes with a large enclosed, climate-controlled porch, this residence allows you to enjoy outdoor living year-round—whether you’re sipping morning coffee while watching golfers pass by or unwinding at sunset with views of the golf course and moss draped live oaks. Inside, thoughtful upgrades elevate the space, including wood flooring in the upstairs hall, and plantation shutters throughout. The two guest bedrooms upstairs share a guest bath featuring a tiled walk-in shower. The spacious primary suite is a true retreat, offering a large walk-in closet, double vanities with granite countertops, a soaking tub, and a separate glass-enclosed shower. Lovingly maintained and owner occupied, this unit has never been in a rental program and it shows!Additional highlights include stainless steel appliances, a large laundry room, a first-floor powder room, and a single car garage with ample storage. Located just minutes from beaches, golf, dining, shopping, and the causeway, this home is perfectly suited as a primary residence, second home, or high-demand rental property. Some furniture is negotiable. Come experience what makes 803 Reserve Lane one of the most desirable offerings on St. Simons Island! * * Please note Sq Ft is from Tax Records and likely includes the approx 250sqft of climate controlled sun porch * *

21. 2026-03-21
    price $575,000 1806-char remark

    Show marketing remark (1806 chars)

    Perfectly positioned in one of the most desirable locations within The Reserve at Demere, this beautiful 3-bedroom, 2-1/2-bath townhome offers the ideal blend of island convenience and golf-course tranquility. Backing up to the 4th hole of Sea Island’s Retreat Golf Course, this residence enjoys course views and a peaceful setting rarely found in the community. Proximity to the swimming is a bonus as well - just steps from the front door. One of only a few homes with a large enclosed, climate-controlled porch, this residence allows you to enjoy outdoor living year-round—whether you’re sipping morning coffee while watching golfers pass by or unwinding at sunset with views of the golf course and moss draped live oaks. Inside, thoughtful upgrades elevate the space, including wood flooring in the upstairs hall, and plantation shutters throughout. The two guest bedrooms upstairs share a guest bath featuring a tiled walk-in shower. The spacious primary suite is a true retreat, offering a large walk-in closet, double vanities with granite countertops, a soaking tub, and a separate glass-enclosed shower. Lovingly maintained and owner occupied, this unit has never been in a rental program and it shows!Additional highlights include stainless steel appliances, a large laundry room, a first-floor powder room, and a single car garage with ample storage. Located just minutes from beaches, golf, dining, shopping, and the causeway, this home is perfectly suited as a primary residence, second home, or high-demand rental property. Some furniture is negotiable. Come experience what makes 803 Reserve Lane one of the most desirable offerings on St. Simons Island! * * Please note Sq Ft is from Tax Records and likely includes the approx 250sqft of climate controlled sun porch * *

22. 2026-03-19
    price $589,000 1554-char remark

    Show marketing remark (1554 chars)

    Perfectly positioned in one of the most desirable locations within The Reserve at Demere, this beautiful 3-bedroom, 2-1/2-bath townhome offers the ideal blend of island convenience and golf-course tranquility. Backing up to the 4th hole of Sea Island's Retreat Golf Course, this residence enjoys course views and a peaceful setting rarely found in the community. Proximity to the swimming is a bonus as well - just steps from the front door. One of only a few homes with a large enclosed, climate-controlled porch, this residence allows you to enjoy outdoor living year-round-whether you're sipping morning coffee while watching golfers pass by or unwinding at sunset with views of the golf course and moss draped live oaks. Inside, thoughtful upgrades elevate the space, including wood flooring in the upstairs hall, and plantation shutters throughout. The two guest bedrooms upstairs share a guest bath featuring a tiled walk-in shower. The spacious primary suite is a true retreat, offering a large walk-in closet, double vanities with granite countertops, a soaking tub, and a separate glass-enclosed shower. Additional highlights include stainless steel appliances, a large laundry room, a first-floor powder room, and a single car garage with ample storage. Located just minutes from beaches, golf, dining, shopping, and the causeway, this home is perfectly suited as a primary residence, second home, or high-demand rental property. Come experience what makes 803 Reserve Lane one of the most desirable offerings on St. Simons Island!

23. 2026-03-03
    price $589,000 1806-char remark

    Show marketing remark (1806 chars)

    Perfectly positioned in one of the most desirable locations within The Reserve at Demere, this beautiful 3-bedroom, 2-1/2-bath townhome offers the ideal blend of island convenience and golf-course tranquility. Backing up to the 4th hole of Sea Island’s Retreat Golf Course, this residence enjoys course views and a peaceful setting rarely found in the community. Proximity to the swimming is a bonus as well - just steps from the front door. One of only a few homes with a large enclosed, climate-controlled porch, this residence allows you to enjoy outdoor living year-round—whether you’re sipping morning coffee while watching golfers pass by or unwinding at sunset with views of the golf course and moss draped live oaks. Inside, thoughtful upgrades elevate the space, including wood flooring in the upstairs hall, and plantation shutters throughout. The two guest bedrooms upstairs share a guest bath featuring a tiled walk-in shower. The spacious primary suite is a true retreat, offering a large walk-in closet, double vanities with granite countertops, a soaking tub, and a separate glass-enclosed shower. Lovingly maintained and owner occupied, this unit has never been in a rental program and it shows!Additional highlights include stainless steel appliances, a large laundry room, a first-floor powder room, and a single car garage with ample storage. Located just minutes from beaches, golf, dining, shopping, and the causeway, this home is perfectly suited as a primary residence, second home, or high-demand rental property. Some furniture is negotiable. Come experience what makes 803 Reserve Lane one of the most desirable offerings on St. Simons Island! * * Please note Sq Ft is from Tax Records and likely includes the approx 250sqft of climate controlled sun porch * *

24. 2026-02-01
    listed $599,000 Active 1806-char remark

    Show marketing remark (1806 chars)

    Perfectly positioned in one of the most desirable locations within The Reserve at Demere, this beautiful 3-bedroom, 2-1/2-bath townhome offers the ideal blend of island convenience and golf-course tranquility. Backing up to the 4th hole of Sea Island’s Retreat Golf Course, this residence enjoys course views and a peaceful setting rarely found in the community. Proximity to the swimming is a bonus as well - just steps from the front door. One of only a few homes with a large enclosed, climate-controlled porch, this residence allows you to enjoy outdoor living year-round—whether you’re sipping morning coffee while watching golfers pass by or unwinding at sunset with views of the golf course and moss draped live oaks. Inside, thoughtful upgrades elevate the space, including wood flooring in the upstairs hall, and plantation shutters throughout. The two guest bedrooms upstairs share a guest bath featuring a tiled walk-in shower. The spacious primary suite is a true retreat, offering a large walk-in closet, double vanities with granite countertops, a soaking tub, and a separate glass-enclosed shower. Lovingly maintained and owner occupied, this unit has never been in a rental program and it shows!Additional highlights include stainless steel appliances, a large laundry room, a first-floor powder room, and a single car garage with ample storage. Located just minutes from beaches, golf, dining, shopping, and the causeway, this home is perfectly suited as a primary residence, second home, or high-demand rental property. Some furniture is negotiable. Come experience what makes 803 Reserve Lane one of the most desirable offerings on St. Simons Island! * * Please note Sq Ft is from Tax Records and likely includes the approx 250sqft of climate controlled sun porch * *

25. 2026-01-31
    listed $599,000 New 1554-char remark

    Show marketing remark (1554 chars)

    Perfectly positioned in one of the most desirable locations within The Reserve at Demere, this beautiful 3-bedroom, 2-1/2-bath townhome offers the ideal blend of island convenience and golf-course tranquility. Backing up to the 4th hole of Sea Island's Retreat Golf Course, this residence enjoys course views and a peaceful setting rarely found in the community. Proximity to the swimming is a bonus as well - just steps from the front door. One of only a few homes with a large enclosed, climate-controlled porch, this residence allows you to enjoy outdoor living year-round-whether you're sipping morning coffee while watching golfers pass by or unwinding at sunset with views of the golf course and moss draped live oaks. Inside, thoughtful upgrades elevate the space, including wood flooring in the upstairs hall, and plantation shutters throughout. The two guest bedrooms upstairs share a guest bath featuring a tiled walk-in shower. The spacious primary suite is a true retreat, offering a large walk-in closet, double vanities with granite countertops, a soaking tub, and a separate glass-enclosed shower. Additional highlights include stainless steel appliances, a large laundry room, a first-floor powder room, and a single car garage with ample storage. Located just minutes from beaches, golf, dining, shopping, and the causeway, this home is perfectly suited as a primary residence, second home, or high-demand rental property. Come experience what makes 803 Reserve Lane one of the most desirable offerings on St. Simons Island!

26. 2021-05-14
    soldstatus $378,000
27. 2021-05-07
    soldstatus $378,000
28. 2021-03-18
    listed $362,500
29. 2019-06-04
    soldstatus $342,000
30. 2019-05-31
    soldstatus $342,000
31. 2019-05-08
    listed $344,900
32. 2019-01-07
    historical
33. 2018-09-30
    historical
34. 2018-08-08
    listed $344,900
35. 2018-07-09
    listed $344,900
36. 2018-05-28
    historical
37. 2017-11-06
    listed $344,900
38. 2015-05-28
    soldstatus $262,390
39. 2015-04-27
    soldstatus $1,170,000
40. 2015-02-18
    historical
41. 2014-08-16
    listed $269,990
42. 2014-06-13
    listed $234,990

ⓘ 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: $1,189 · $99/mo
• Projected year-2 tax: $5,152 · $429/mo
• Expected delta: +$3,963/yr (+$330/mo · 333.4%)

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

Climate risk First Street

• 🌊 Flood 7/10 Severe FEMA zone X (shaded) · 74% chance over 30 yrs
• 🔥 Wildfire 2/10 Low
• 🌡 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: $56,542
• − Mortgage interest: −$31,369
• − Property taxes: −$1,189
• − Insurance: −$3,598
• − Repairs & maintenance: −$4,523
• − Management: −$4,523
• − HOA: −$2,700
• − Depreciation: −$16,291
• Taxable loss: −$7,651
• Est. tax savings @ 24.0%: +$1,836
• After-tax cash flow: $3,778/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

+140.4% since first listed

25 events — show timeline

• 2026-04-17 Price Changed $565,000 GAMLS
• 2026-04-17 Price Changed $565,000 GIAR
• 2026-03-21 Price Changed $575,000 GAMLS
• 2026-03-21 Price Changed $575,000 GIAR
• 2026-03-19 Price Changed $589,000 GAMLS
• 2026-03-03 Price Changed $589,000 GIAR
• 2026-02-01 Listed $599,000 GIAR
• 2026-01-31 Listed $599,000 GAMLS
• 2021-05-14 Sold (Public Records) $378,000 Public Records
• 2021-05-07 Sold (MLS) $378,000 GIAR
• 2021-03-18 Listed $362,500 GIAR
• 2019-06-04 Sold (Public Records) $342,000 Public Records
• 2019-05-31 Sold (MLS) $342,000 GIAR
• 2019-05-08 Listed $344,900 GIAR
• 2019-01-07 Listing Removed — GIAR
• 2018-09-30 Listing Removed — GIAR
• 2018-08-08 Listed $344,900 GIAR
• 2018-07-09 Listed $344,900 GIAR
• 2018-05-28 Listing Removed — GIAR
• 2017-11-06 Listed $344,900 GIAR
• 2015-05-28 Sold (MLS) $262,390 GIAR
• 2015-04-27 Sold (Public Records) $1,170,000 Public Records
• 2015-02-18 Listing Removed — GIAR
• 2014-08-16 Listed $269,990 GIAR
• 2014-06-13 Listed $234,990 GIAR

Property tax history

+5.0%/yr

Latest (2025): $1,189 · +0.0% YoY. Source: county tax records.