Lot 81 Cassina Garden Way · Darien, GA 31305

$244,900

3 bd · 2.0 ba · 1,232 sqft · SingleFamily · 29 Days on market

Built 2026 Excellent condition 7,841 sqft lot $42/mo HOA · 2% 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).

• Appreciation +10.0/10.0
• ARV discount +7.5/15.0
• Cash flow +6.7/30.0
• Condition / age +5.0/5.0
• Livability +3.0/5.0
• Rent growth +2.5/5.0
• Schools +2.2/10.0
• 1% rule +1.9/10.0
• DSCR +1.0/10.0

Listing remarks MLS

Don't miss this brand new home at an amazing price! 3 bedrooms, 2 bathrooms, 1 car garage, granite countertops throughout, and LVP flooring featured. This home is located in Phase 2 of Ashantilly Cottages, which offers a 5 acre lake with a dock for its homeowners to enjoy, a pickle-ball court, and a community clubhouse. Located just minutes from downtown Darien and all that it has to enjoy. Estimated completion of this home is July 15th, 2026.

Key facts

• 5 acre lake
• Community clubhouse
• Pickle-ball court

Tags

• GRANITE COUNTERTOPS
• LVP FLOORING
• 5 ACRE LAKE
• PICKLE-BALL COURT
• COMMUNITY CLUBHOUSE
• MINUTES FROM DOWNTOWN DARIEN

Property features AI

Finance

• Other: Directions: Turn off of HWY 99 onto Ashantilly Dr., go right at the 4 way, then take the next left and the house will be in the cul-de-sac.; Subdivision: Ashantilly
• HOA & community: Homeowners association with an annual fee of $500; Community clubhouse; Community lake; Street lights in the neighborhood

Exterior

• Parking: Attached garage (1 car)
• Utilities: Public water; Public sewer; Underground utilities
• Home design: Single-family residence; One-story; Residential property; Vinyl siding exterior; Under construction
• Construction: Vinyl siding construction
• Exterior features: Patio; Cul-de-sac lot; Paved road; Has a view

Interior

• Kitchen: Microwave; Oven; Range; Electric water heater
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating (electric); Central air conditioning (electric)
• Interior features: Double vanity; Under construction (new build); Home warranty included
• Laundry & utility: Dedicated laundry room; Washer hookup

🏗️ New construction. The $244,900 list price is a builder figure, so every metric below is computed on the value from comparable previous sales — $289,159.

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $245k. Condition is rated excellent.

Deal economics

• At list price, monthly cash flow is $-457 ($-5k/yr) — negative.
• To cash-flow at today's rent, offer at most $223k (8.9% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $200k (18.1% below list).
• Recommended offer: $200k (18.1% below list) — sets the bar for 1% rule.
• Cap rate 4.4% 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; 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; 127 units permitted in McIntosh County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $31k of equity ($2k loan paydown + $29k 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.
• By year 2, paydown + projected appreciation supports a ~$50k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 29 days — a 2% lower offer ($241k) 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 $200,453 (18.1% 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. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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?
6. 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.
7. 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.
8. 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: 0.69% ✗
• Cap rate: 4.40%
• Cash-on-cash: -6.77%
• DSCR: 0.70
• GRM: 12.0

CMA / ARV

• ARV (median comp): $289,159
• List price: $244,900
• Delta: -15.31%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1005 Elbert St	0.50mi	3/2.0	1,209 (-2%)	4mo	$245,000	$203	70
1013 Elbert St	0.54mi	3/2.0	1,209 (-2%)	4mo	$283,500	$234	68
1007 Elbert St	0.48mi	3/2.0	1,209 (-2%)	14mo	$224,500	$186	63
502 5th St	0.34mi	2/2.0 (-1)	1,150 (-7%)	10mo	$298,500	$260	60
902 Old River Rd	0.47mi	3/2.0	1,108 (-10%)	3mo	$244,000	$220	59
616 Kellsie Cir	0.71mi	3/2.0	1,209 (-2%)	8mo	$175,000	$145	58
805 Pine St	0.60mi	3/2.5	1,300 (+6%)	14mo	$239,000	$184	49
1213 Market St	0.64mi	3/2.0	1,413 (+15%)	4mo	$275,000	$195	42
1125 Old River Rd	0.69mi	3/2.0	1,414 (+15%)	9mo	$280,000	$198	36
1010 Pine St	0.74mi	3/2.0	1,415 (+15%)	11mo	$275,000	$194	31
1010 Pine St	0.74mi	3/2.0	1,415 (+15%)	11mo	$275,000	$194	31
1010 Pine St	0.74mi	3/2.0	1,415 (+15%)	11mo	$275,000	$194	31

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: 19.5%
• Equity multiple: 2.59×
• Total profit: $128,450
• Equity at exit: $260,498

10-year hold

• IRR: 17.9%
• Equity multiple: 5.96×
• Total profit: $401,252
• Equity at exit: $561,773

Cash invested: $80,965 (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: 10.2×

Monthly cashflow live

• Estimated rent: $2,005 medium
• Mortgage (P&I): −$1,516
• Tax est. 1.5%: −$361 /mo · $4,337/yr
• Insurance: −$120
• HOA: −$42
• Vacancy / Maint / Mgmt: −$421
• Net cashflow: $-457

Break-even live

Break-even rent $2,583

Max offer price $223,069

Occupancy floor —

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: $72,290
• Closing costs: $8,675
• Reserves months: —
• Total cash needed: —

Rent comps 3 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	0.18mi
91 Screven St Darien, GA	2.0	2.0	1022	$2,000	$1.96	43d	1	0.19mi
905 Wayne St Darien, GA	3.0	2.0	1482	$2,950	$1.99	43d	1	0.66mi

HOA detail

• Monthly dues: $42 · $504/yr

Listing history 15 events

1. 2026-06-13
   status $244,900 Pending 29 DOM
2. 2026-06-10
   days on market $244,900 Active 29 DOM
3. 2026-06-09
   days on market $244,900 Active 28 DOM
4. 2026-06-08
   days on market $244,900 Active 27 DOM
5. 2026-06-07
   days on market $244,900 Active 26 DOM
6. 2026-06-05
   days on market $244,900 Active 23 DOM
7. 2026-06-03
   days on market $244,900 Active 22 DOM
8. 2026-06-02
   days on market $244,900 Active 21 DOM
9. 2026-06-01
   days on market $244,900 Active 20 DOM
10. 2026-05-31
    days on market $244,900 Active 19 DOM
11. 2026-05-30
    days on market $244,900 Active 18 DOM
12. 2026-05-15
    listed $244,900 Active 447-char remark

    Show marketing remark (447 chars)

    Don't miss this brand new home at an amazing price! 3 bedrooms, 2 bathrooms, 1 car garage, granite countertops throughout, and LVP flooring featured. This home is located in Phase 2 of Ashantilly Cottages, which offers a 5 acre lake with a dock for its homeowners to enjoy, a pickle-ball court, and a community clubhouse. Located just minutes from downtown Darien and all that it has to enjoy. Estimated completion of this home is July 15th, 2026.

13. 2026-05-12
    listed $244,900 Active 447-char remark

    Show marketing remark (513 chars)

    Don't miss this brand new home at an amazing price! 3 bedrooms, 2 bathrooms, 1 car garage, granite countertops throughout, and LVP flooring featured. This home is located in Phase 2 of Ashantilly Cottages, which offers a 5 acre lake with a dock for its homeowners to enjoy, a pickle-ball court, and a community clubhouse. Located just minutes from downtown Darien and all that it has to enjoy. Estimated completion of this home is July 15th, 2026. Listing agent is related to a member of the construction company.

14. 2026-05-12
    listed $244,900 New

    Show marketing remark (513 chars)

    Don't miss this brand new home at an amazing price! 3 bedrooms, 2 bathrooms, 1 car garage, granite countertops throughout, and LVP flooring featured. This home is located in Phase 2 of Ashantilly Cottages, which offers a 5 acre lake with a dock for its homeowners to enjoy, a pickle-ball court, and a community clubhouse. Located just minutes from downtown Darien and all that it has to enjoy. Estimated completion of this home is July 15th, 2026. Listing agent is related to a member of the construction company.

15. 2026-05-12
    listed $244,900 Active

    Show marketing remark (513 chars)

    Don't miss this brand new home at an amazing price! 3 bedrooms, 2 bathrooms, 1 car garage, granite countertops throughout, and LVP flooring featured. This home is located in Phase 2 of Ashantilly Cottages, which offers a 5 acre lake with a dock for its homeowners to enjoy, a pickle-ball court, and a community clubhouse. Located just minutes from downtown Darien and all that it has to enjoy. Estimated completion of this home is July 15th, 2026. Listing agent is related to a member of the construction company.

ⓘ 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: $24,054
• − Mortgage interest: −$16,197
• − Property taxes: −$4,337
• − Insurance: −$1,446
• − Repairs & maintenance: −$1,924
• − Management: −$1,924
• − HOA: −$504
• − Depreciation: −$8,412
• Taxable loss: −$10,691
• Est. tax savings @ 24.0%: +$2,566
• After-tax cash flow: $-2,915/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 · 12 photos

Excellent 100/100 None rehab

This brand new home is move-in ready with modern finishes and a great location. It offers a perfect balance of style and functionality.

Value-add opportunities

• Both Landscaping — Enhances curb appeal and property value
• Both Painting exterior — Fresh paint can improve curb appeal and property value
• Both Add outdoor lighting — Improves safety and enhances curb appeal

Renovation cost estimate screening

Value-add ROI direction

• Both Landscaping — Enhances curb appeal and property value ↑
• Both Painting exterior — Fresh paint can improve curb appeal and property value ↑
• Both Add outdoor lighting — Improves safety and enhances curb appeal ↑

ⓘ 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

8 events — show timeline

• 2026-06-11 Pending — HABR
• 2026-06-11 Pending — Hive MLS
• 2026-06-11 Pending — GAMLS
• 2026-06-08 Pending — GIAR
• 2026-05-15 Listed $244,900 HABR
• 2026-05-12 Listed $244,900 GIAR
• 2026-05-12 Listed $244,900 GAMLS
• 2026-05-12 Listed $244,900 Hive MLS