511 Greene St · Darien, GA 31305

$215,000

3 bd · 1.0 ba · 1,056 sqft · SingleFamily public records · 19 Days on market

Built 1962 0.30 ac lot Est $249k · 14% under

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Why this score? — see what drove the B- 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 +22.2/30.0
• ARV discount +13.7/15.0
• Appreciation +10.0/10.0
• DSCR +7.1/10.0
• 1% rule +5.4/10.0
• Livability +3.0/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.2/10.0

Listing remarks

Welcome to 511 Greene St in Darien, GA! This spacious 5-bedroom, 2-bath home offers 1,671 sqft of comfortable living space with plenty of room for everyone. The property features a solid foundation, good electrical and plumbing systems, and a roof that is approximately 8 years old. Window-unit HVAC provides efficient cooling throughout the home. Conveniently located near local amenities, this property is a great opportunity for homeowners or investors alike. Property sold AS-IS

Key facts

• 0.3 acre lot
• Built 1962
• Listed 19 days

Property features AI

Finance

• Other: Lot approximately 0.3 acre; Lot size about 13,068 square feet
• Financial info: Listing offered As-Is; Accepts Cash and Conventional financing
• HOA & community: No HOA

Exterior

• Parking: No parking listed
• Utilities: Public water available; Public sewer available
• Home design: Single-family residence (house); Resale property
• Construction: Built in 1962; Wood siding; Composition roof; No basement
• Exterior features: Level, open lot

Interior

• Kitchen: No appliances listed
• Bedrooms: 5 bedrooms on the main level
• Flooring: Laminate flooring; Tile flooring
• Bathrooms: 2 full bathrooms on the main level
• Heating & cooling: Heating present (other type); Central air conditioning
• Interior features: One-level living; No fireplaces; Other interior features
• Laundry & utility: No laundry features listed

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $215k.

Deal economics

• At list price, monthly cash flow is $351 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $215k).
• Recommended offer: $212k (1.5% below list) — sets the bar for market timing.
• 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: 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: 125 active listings in the ZIP; 3 comparable units currently listed for rent nearby; rentals lingering (median 45d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 100% of comp listings sitting > 30 days — soft ceiling on asking rent; 127 units permitted in McIntosh County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $23k of equity ($1k loan paydown + $22k 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 $60k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 2, paydown + projected appreciation supports a ~$37k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 19 days — a 2% lower offer ($212k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; moderate wildfire risk; extreme-heat days projected 7→20/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $211,775 (1.5% below list)

Questions for the listing agent

1. Built in 1962 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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: 1.04% ✓
• Cap rate: 8.25%
• Cash-on-cash: 6.99%
• DSCR: 1.31
• GRM: 8.0

CMA / ARV

• ARV (on-the-fly): $249,216
• Comps found: 6

Show comp detail 6 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
503 Greene St	0.04mi	2/2.0 (-1)	1,110 (+5%)	15mo	$262,500	$236	68
612 Kellsie Cir	0.49mi	3/2.0	1,026 (-3%)	6mo	$209,900	$205	63
206 E 6th St	0.29mi	2/2.0 (-1)	1,026 (-3%)	16mo	$292,500	$285	59
616 Kellsie Cir	0.47mi	3/2.0	1,209 (+14%)	8mo	$175,000	$145	44
502 5th St	0.70mi	2/2.0 (-1)	1,150 (+9%)	10mo	$298,500	$260	36
306 W 6th St	0.62mi	2/2.0 (-1)	1,150 (+9%)	15mo	$225,000	$196	35

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: 29.4%
• Equity multiple: 3.32×
• Total profit: $139,415
• Equity at exit: $193,689

10-year hold

• IRR: 25.5%
• Equity multiple: 7.53×
• Total profit: $392,980
• Equity at exit: $417,698

Cash invested: $60,200 (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: 125
• Price-to-rent: 8.0×

Monthly cashflow live

• Estimated rent: $2,239 medium
• Mortgage (P&I): −$1,127
• Tax from tax record: −$201 /mo · $2,417/yr
• Insurance: −$90
• HOA: −$0
• Vacancy / Maint / Mgmt: −$470
• Net cashflow: $351

Break-even live

Break-even rent $1,796

Max offer price $215,000

Occupancy floor 79%

Sensitivity live

Price	-10% $472	-5% $411	+0% $351	+5% $290	+10% $229
Rent	-10% $174	-5% $262	+0% $351	+5% $439	+10% $527
Rate	-1.0pp $459	-0.5pp $405	base $351	+0.5pp $295	+1.0pp $238

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: $53,750
• Closing costs: $6,450
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
905 Wayne St Darien, GA	3.0	2.0	1482	$2,950	$1.99	45d	1	0.32mi
201 Trumbull St Darien, GA	2.0	2.0	998	$1,750	$1.75	45d	1	0.43mi
91 Screven St Darien, GA	2.0	2.0	1022	$2,000	$1.96	45d	1	0.48mi

Listing history 15 events

1. 2026-06-21
   days on market $215,000 Active 19 DOM
2. 2026-06-19
   days on market $215,000 Active 17 DOM
3. 2026-06-18
   days on market $215,000 Active 16 DOM
4. 2026-06-17
   statusdays on market $215,000 Active 15 DOM
5. 2026-06-16
   days on market $215,000 Price Change 14 DOM
6. 2026-06-15
   pricestatusdays on market $215,000 Price Change 13 DOM
7. 2026-06-14
   days on market $220,000 New 11 DOM
8. 2026-06-13
   days on market $220,000 New 10 DOM
9. 2026-06-10
   days on market $220,000 New 8 DOM
10. 2026-06-09
    days on market $220,000 New 7 DOM
11. 2026-06-08
    days on market $220,000 New 6 DOM
12. 2026-06-07
    days on market $220,000 New 5 DOM
13. 2026-06-05
    days on market $220,000 New 2 DOM
14. 2026-06-03
    remarks 482-char remark
15. 2026-06-03
    listed $220,000 New 1 DOM

ⓘ 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: $2,417 · $201/mo
• Projected year-2 tax: $2,417 · $201/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ 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 5/10 Major
• 🌡 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: $26,871
• − Mortgage interest: −$12,043
• − Property taxes: −$2,417
• − Insurance: −$1,075
• − Repairs & maintenance: −$2,150
• − Management: −$2,150
• − Depreciation: −$6,255
• Taxable income: $782
• Est. tax owed @ 24.0%: −$188
• After-tax cash flow: $4,019/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: 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

1 event — show timeline

• 2026-06-02 Listed $220,000 GAMLS

Property tax history

+7.0%/yr

Latest (2025): $2,417 · +91.3% YoY. Source: county tax records.