117 Cattan Way · Darien, GA 31305

$300,000

4 bd · 3.5 ba · 1,819 sqft · SingleFamily public records · 94 Days on market

Built 2023 3,920 sqft lot $165/sqft · at area comps Est $287k · at est.

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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 +19.1/30.0
• Appreciation +10.0/10.0
• DSCR +6.0/10.0
• ARV discount +5.4/15.0
• 1% rule +4.8/10.0
• Livability +3.0/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.2/10.0

Listing remarks MLS

Located in the Cathead Landing community in Darien, this 2023-built home offers access to shared coastal amenities while remaining outside a flood zone. Home Features: 4 bedrooms, 3 full bathrooms + 1 half bath, Approximately 1,800 sq ft, Built in 2023, Well maintained condition, USDA eligible financingFloor Plan: Primary suite located upstairs, Secondary main-level suite suitable for guests or multi-generational living, Functional layout designed for privacyCommunity Amenities: Community river access, Shared boat dock for residents, Community clubhouse and pool, Location:About 5 minutes to Darien waterfront dining and marina area, Approximately 30 minutes to St. Simons Island and Jekyll Island beachesBuyer to verify all information deemed important.

Key facts

• Access to river
• Community pool
• Community clubhouse

Tags

• SHARED COASTAL AMENITIES
• ACCESS TO RIVER
• SHARED BOAT DOCK
• COMMUNITY CLUBHOUSE
• COMMUNITY POOL
• PRIMARY SUITE UPSTAIRS

What this means for you Summary

Snapshot

• This is a 4-bed/3.5-bath single-family listed at $300k.

Deal economics

• At list price, monthly cash flow is $316 ($4k/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 (1.7% below list).
• Recommended offer: $273k (9.0% below list) — sets the bar for market timing.
• Cap rate 7.6% 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 $32k of equity ($2k loan paydown + $30k 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 $84k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 2, paydown + projected appreciation supports a ~$52k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 94 days — a 9% lower offer ($273k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 3y ago; this cycle's ask has dropped $22k (7%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 7→19/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $273,000 (9.0% below list)

Questions for the listing agent

1. It's been on market 94 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
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. 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.
6. 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.
7. 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: 0.98% ✗
• Cap rate: 7.56%
• Cash-on-cash: 4.51%
• DSCR: 1.20
• GRM: 8.5

CMA / ARV

• ARV (median comp): $286,694
• List price: $300,000
• Delta: 4.64%
• 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
129 Mohr Club Dr	0.03mi	4/3.5	1,823 (+0%)	2mo	$308,500	$169	96
106 Cathead Ln	0.02mi	4/3.5	1,823 (+0%)	12mo	$317,000	$174	89
139 Mohr Club Dr	0.04mi	4/3.5	1,819 (0%)	17mo	$315,000	$173	84
125 Cattan Ln	0.02mi	4/3.5	1,819 (0%)	22mo	$299,900	$165	81
128 Mohr Club Dr	0.05mi	4/3.5	1,823 (+0%)	22mo	$269,990	$148	79
130 Mohr Club Dr	0.05mi	4/3.5	1,823 (+0%)	22mo	$272,990	$150	79
128 Mohr Club Dr	0.06mi	4/3.5	1,823 (+0%)	22mo	$269,990	$148	79
130 Mohr Club Dr	0.06mi	4/3.5	1,823 (+0%)	22mo	$272,990	$150	78
101 Cathead Ln	0.03mi	4/3.0	2,016 (+11%)	1mo	$449,000	$223	78
500 Clarke St	0.66mi	3/2.0 (-1)	1,723 (-5%)	9mo	$200,000	$116	42
402 Houston St	0.62mi	4/2.0	2,041 (+12%)	14mo	$435,000	$213	33
309 Haven Dr	0.65mi	3/2.0 (-1)	1,588 (-13%)	6mo	$335,000	$211	32

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: 27.5%
• Equity multiple: 3.18×
• Total profit: $183,516
• Equity at exit: $270,264

10-year hold

• IRR: 24.0%
• Equity multiple: 7.25×
• Total profit: $524,620
• Equity at exit: $582,834

Cash invested: $84,000 (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: 8.5×

Monthly cashflow live

• Estimated rent: $2,950 medium
• Mortgage (P&I): −$1,573
• Tax from tax record: −$316 /mo · $3,796/yr
• Insurance: −$125
• HOA: −$0
• Vacancy / Maint / Mgmt: −$620
• Net cashflow: $316

Break-even live

Break-even rent $2,550

Max offer price $300,000

Occupancy floor 84%

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: $75,000
• Closing costs: $9,000
• 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	43d	1	1.37mi

Listing history 7 events

1. 2026-05-04
   price $300,000 760-char remark

   Show marketing remark (760 chars)

   Located in the Cathead Landing community in Darien, this 2023-built home offers access to shared coastal amenities while remaining outside a flood zone. Home Features: 4 bedrooms, 3 full bathrooms + 1 half bath, Approximately 1,800 sq ft, Built in 2023, Well maintained condition, USDA eligible financingFloor Plan: Primary suite located upstairs, Secondary main-level suite suitable for guests or multi-generational living, Functional layout designed for privacyCommunity Amenities: Community river access, Shared boat dock for residents, Community clubhouse and pool, Location:About 5 minutes to Darien waterfront dining and marina area, Approximately 30 minutes to St. Simons Island and Jekyll Island beachesBuyer to verify all information deemed important.

2. 2026-03-30
   price $314,000 760-char remark

   Show marketing remark (760 chars)

   Located in the Cathead Landing community in Darien, this 2023-built home offers access to shared coastal amenities while remaining outside a flood zone. Home Features: 4 bedrooms, 3 full bathrooms + 1 half bath, Approximately 1,800 sq ft, Built in 2023, Well maintained condition, USDA eligible financingFloor Plan: Primary suite located upstairs, Secondary main-level suite suitable for guests or multi-generational living, Functional layout designed for privacyCommunity Amenities: Community river access, Shared boat dock for residents, Community clubhouse and pool, Location:About 5 minutes to Darien waterfront dining and marina area, Approximately 30 minutes to St. Simons Island and Jekyll Island beachesBuyer to verify all information deemed important.

3. 2026-03-12
   price $320,000 760-char remark

   Show marketing remark (760 chars)

   Located in the Cathead Landing community in Darien, this 2023-built home offers access to shared coastal amenities while remaining outside a flood zone. Home Features: 4 bedrooms, 3 full bathrooms + 1 half bath, Approximately 1,800 sq ft, Built in 2023, Well maintained condition, USDA eligible financingFloor Plan: Primary suite located upstairs, Secondary main-level suite suitable for guests or multi-generational living, Functional layout designed for privacyCommunity Amenities: Community river access, Shared boat dock for residents, Community clubhouse and pool, Location:About 5 minutes to Darien waterfront dining and marina area, Approximately 30 minutes to St. Simons Island and Jekyll Island beachesBuyer to verify all information deemed important.

4. 2026-02-16
   listed $322,000 Active 760-char remark

   Show marketing remark (760 chars)

   Located in the Cathead Landing community in Darien, this 2023-built home offers access to shared coastal amenities while remaining outside a flood zone. Home Features: 4 bedrooms, 3 full bathrooms + 1 half bath, Approximately 1,800 sq ft, Built in 2023, Well maintained condition, USDA eligible financingFloor Plan: Primary suite located upstairs, Secondary main-level suite suitable for guests or multi-generational living, Functional layout designed for privacyCommunity Amenities: Community river access, Shared boat dock for residents, Community clubhouse and pool, Location:About 5 minutes to Darien waterfront dining and marina area, Approximately 30 minutes to St. Simons Island and Jekyll Island beachesBuyer to verify all information deemed important.

5. 2023-09-26
   soldstatus $295,000 741-char remark

   Show marketing remark (741 chars)

   Nestled along the shores of the Cathead River, this gated community offers coastal style NEW CONSTRUCTION homes featuring Hardie Plank siding, 4 bedrooms, 3.5 baths, an oversized 1 car garage and large balconies with many offering water views. Kitchens come complete with white shaker cabinets, granite countertops & stainless steel appliances including a range, microwave & dishwasher. Amenities include a deep water community dock with access to the intracoastal, pool & clubhouse with full kitchen & fitness room. The community is conveniently located with quick access to I-95 and all that the historic City of Darien offers including shopping, seafood restaurants, festivals & many recreational activities.

6. 2023-06-09
   listed $298,990 741-char remark

   Show marketing remark (741 chars)

   Nestled along the shores of the Cathead River, this gated community offers coastal style NEW CONSTRUCTION homes featuring Hardie Plank siding, 4 bedrooms, 3.5 baths, an oversized 1 car garage and large balconies with many offering water views. Kitchens come complete with white shaker cabinets, granite countertops & stainless steel appliances including a range, microwave & dishwasher. Amenities include a deep water community dock with access to the intracoastal, pool & clubhouse with full kitchen & fitness room. The community is conveniently located with quick access to I-95 and all that the historic City of Darien offers including shopping, seafood restaurants, festivals & many recreational activities.

7. 2023-06-09
   listed $298,990

   Show marketing remark (741 chars)

   Nestled along the shores of the Cathead River, this gated community offers coastal style NEW CONSTRUCTION homes featuring Hardie Plank siding, 4 bedrooms, 3.5 baths, an oversized 1 car garage and large balconies with many offering water views. Kitchens come complete with white shaker cabinets, granite countertops & stainless steel appliances including a range, microwave & dishwasher. Amenities include a deep water community dock with access to the intracoastal, pool & clubhouse with full kitchen & fitness room. The community is conveniently located with quick access to I-95 and all that the historic City of Darien offers including shopping, seafood restaurants, festivals & many recreational activities.

ⓘ 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: $3,796 · $316/mo
• Projected year-2 tax: $3,796 · $316/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 3/10 Moderate FEMA zone X (unshaded) · 9% chance over 30 yrs
• 🔥 Wildfire 4/10 Moderate
• 🌡 Heat 10/10 Extreme 7 d/yr ≥107°F today · 19 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: $35,400
• − Mortgage interest: −$16,805
• − Property taxes: −$3,796
• − Insurance: −$1,500
• − Repairs & maintenance: −$2,832
• − Management: −$2,832
• − Depreciation: −$8,727
• Taxable loss: −$1,092
• Est. tax savings @ 24.0%: +$262
• After-tax cash flow: $4,053/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

+0.3% since first listed

7 events — show timeline

• 2026-05-04 Price Changed $300,000 GIAR
• 2026-03-30 Price Changed $314,000 GIAR
• 2026-03-12 Price Changed $320,000 GIAR
• 2026-02-16 Listed $322,000 GIAR
• 2023-09-26 Sold (MLS) $295,000 Hive MLS
• 2023-06-09 Listed $298,990 Hive MLS
• 2023-06-09 Listed $298,990 Hive MLS

Property tax history

+27.3%/yr

Latest (2025): $3,796 · -15.7% YoY. Source: county tax records.