1048 Austin Pl SE · Darien, GA 31305

$224,900

3 bd · 2.0 ba · 1,568 sqft · Other · 65 Days on market

Built 2025 Good condition 0.62 ac lot $143/sqft · 21% below area Est $284k · 21% under

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Why this score? — see what drove the A- 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 +29.1/30.0
• ARV discount +15.0/15.0
• DSCR +10.0/10.0
• Appreciation +10.0/10.0
• 1% rule +8.1/10.0
• Condition / age +4.0/5.0
• Livability +3.0/5.0
• Rent growth +2.5/5.0
• Schools +2.2/10.0

Listing remarks MLS

This brand-new Rio model by Clayton Homes offers a move-in ready spacious 3-bedroom, 2-bathroom home with approximately 1,568 heated square feet of thoughtfully designed modern living space, set on 0.62 acres complete with a private road for added peace and privacy while still being a mile from Downtown Darien! Inside, you’ll find a spacious open-concept floor plan that seamlessly connects the living room, dining area, and kitchen—ideal for both everyday living and entertaining. The kitchen features abundant durable cabinetry, modern finishes, built-in coffee bar / butler's pantry, breakfast bar and generous counter space, providing both functionality and style. The split-bedroom layout offers added privacy, with a generously sized primary suite that includes an upgraded deluxe private bathroom with a double vanity, walk-in shower and large soaking tub, designed for comfort and convenience. Two additional bedrooms and a full bath provide flexible space for family, guests, or a home office. All bedrooms include a walk-in closet. The laundry room has shelving above for easy and convienent storage and the utility room provides even more space for storage. The front and back decks provide even more space for outdoor living! Built with quality craftsmanship and energy-efficient features, the home includes Low-E insulated windows and modern construction standards designed to enhance comfort while helping maintain energy efficiency throughout the year. This home is built to qualify for FHA and VA financing and is termite treated! Community well services property and water bill is only $57 per month! Located in the charming coastal community of Darien, you'll enjoy small-town coastal living with convenient access to local shops, restaurants, marinas, and the natural beauty of Georgia’s Golden Isles.

Key facts

• Private road
• Split-bedroom layout
• Primary suite

Tags

• PRIVATE ROAD
• OPEN-CONCEPT FLOOR PLAN
• ABUNDANT DURABLE CABINETRY
• GENEROUS COUNTER SPACE
• SPLIT-BEDROOM LAYOUT
• PRIMARY SUITE

🏷️ Possibly a rental listed for sale. The $224,900 price doesn't fit this home's estimated sale value (~$283,782) and the remarks read like a rental — treat the cards below with caution.

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath other listed at $225k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $776 ($9k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $225k).
• Recommended offer: $211k (6.0% below list) — sets the bar for market timing.
• Cap rate 10.4% 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; 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 $24k of equity ($2k 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 $63k cash investment doubles in ~2 years — after that, you're playing with house money.
• By year 2, paydown + projected appreciation supports a ~$39k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 65 days — a 6% lower offer ($211k) is reasonable based on typical stale-listing flexibility.
• 2 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.

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 $211,406 (6.0% below list)

Questions for the listing agent

1. It's been on market 65 days. Have you received any prior offers? Is the seller open to a 6% 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: 1.31% ✓
• Cap rate: 10.43%
• Cash-on-cash: 14.79%
• DSCR: 1.66
• GRM: 6.4

CMA / ARV

• ARV (median comp): $283,782
• List price: $224,900
• Delta: -20.75%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Projected returns pro-forma

10.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 35.2%
• Equity multiple: 3.73×
• Total profit: $171,972
• Equity at exit: $202,608

10-year hold

• IRR: 30.3%
• Equity multiple: 8.43×
• Total profit: $467,637
• Equity at exit: $436,931

Cash invested: $62,972 (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: 6.4×

Monthly cashflow live

• Estimated rent: $2,950 medium
• Mortgage (P&I): −$1,179
• Tax est. 1.5%: −$281 /mo · $3,374/yr
• Insurance: −$94
• HOA: −$0
• Vacancy / Maint / Mgmt: −$620
• Net cashflow: $776

Break-even live

Break-even rent $1,967

Max offer price $224,900

Occupancy floor 69%

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: $56,225
• Closing costs: $6,747
• 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	1.08mi

Listing history 18 events

1. 2026-06-17
   status $224,900 Under Contract 65 DOM
2. 2026-06-16
   days on market $224,900 Active 65 DOM
3. 2026-06-15
   days on market $224,900 Active 64 DOM
4. 2026-06-14
   days on market $224,900 Active 62 DOM
5. 2026-06-13
   days on market $224,900 Active 61 DOM
6. 2026-06-10
   days on market $224,900 Active 59 DOM
7. 2026-06-09
   days on market $224,900 Active 58 DOM
8. 2026-06-08
   days on market $224,900 Active 57 DOM
9. 2026-06-07
   days on market $224,900 Active 56 DOM
10. 2026-06-05
    days on market $224,900 Active 53 DOM
11. 2026-06-03
    days on market $224,900 Active 52 DOM
12. 2026-06-02
    days on market $224,900 Active 51 DOM
13. 2026-06-01
    days on market $224,900 Active 50 DOM
14. 2026-05-31
    days on market $224,900 Active 49 DOM
15. 2026-05-30
    days on market $224,900 Active 48 DOM
16. 2026-04-12
    listed $224,900 Active 1841-char remark

    Show marketing remark (1841 chars)

    This brand-new Rio model by Clayton Homes offers a move-in ready spacious 3-bedroom, 2-bathroom home with approximately 1,568 heated square feet of thoughtfully designed modern living space, set on 0.62 acres complete with a private road for added peace and privacy while still being a mile from Downtown Darien! Inside, you’ll find a spacious open-concept floor plan that seamlessly connects the living room, dining area, and kitchen—ideal for both everyday living and entertaining. The kitchen features abundant durable cabinetry, modern finishes, built-in coffee bar / butler's pantry, breakfast bar and generous counter space, providing both functionality and style. The split-bedroom layout offers added privacy, with a generously sized primary suite that includes an upgraded deluxe private bathroom with a double vanity, walk-in shower and large soaking tub, designed for comfort and convenience. Two additional bedrooms and a full bath provide flexible space for family, guests, or a home office. All bedrooms include a walk-in closet. The laundry room has shelving above for easy and convienent storage and the utility room provides even more space for storage. The front and back decks provide even more space for outdoor living! Built with quality craftsmanship and energy-efficient features, the home includes Low-E insulated windows and modern construction standards designed to enhance comfort while helping maintain energy efficiency throughout the year. This home is built to qualify for FHA and VA financing and is termite treated! Community well services property and water bill is only $57 per month! Located in the charming coastal community of Darien, you'll enjoy small-town coastal living with convenient access to local shops, restaurants, marinas, and the natural beauty of Georgia’s Golden Isles.

17. 2026-04-11
    listed $224,900 New 1822-char remark

    Show marketing remark (1822 chars)

    This brand-new Rio model by Clayton Homes offers a move-in ready spacious 3-bedroom, 2-bathroom home with approximately 1,568 heated square feet of thoughtfully designed modern living space, set on 0.62 acres complete with a private road for added peace and privacy while still being a mile from Downtown Darien! Inside, you'll find a spacious open-concept floor plan that seamlessly connects the living room, dining area, and kitchen-ideal for both everyday living and entertaining. The kitchen features abundant durable cabinetry, modern finishes, built-in coffee bar / butler's pantry, breakfast bar and generous counter space, providing both functionality and style. The split-bedroom layout offers added privacy, with a generously sized primary suite that includes an upgraded deluxe private bathroom with a double vanity, walk-in shower and large soaking tub, designed for comfort and convenience. Two additional bedrooms and a full bath provide flexible space for family, guests, or a home office. All bedrooms include a walk-in closet. The laundry room has shelving above for easy and convienent storage and the utility room provides even more space for storage. The front and back decks provide even more space for outdoor living! Built with quality craftsmanship and energy-efficient features, the home includes Low-E insulated windows and modern construction standards designed to enhance comfort while helping maintain energy efficiency throughout the year. This home is built to qualify for FHA and VA financing and is termite treated! Community well services property and water bill is only $57 per month! Located in the charming coastal community of Darien, you'll enjoy small-town coastal living with convenient access to local shops, restaurants, marinas, and the natural beauty of Georgia's Golden Isles.

18. 2026-03-25
    price $219,900

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% 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: −$12,598
• − Property taxes: −$3,374
• − Insurance: −$1,124
• − Repairs & maintenance: −$2,832
• − Management: −$2,832
• − Depreciation: −$6,543
• Taxable income: $6,098
• Est. tax owed @ 24.0%: −$1,463
• After-tax cash flow: $7,852/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

Good 80/100 None rehab

This move-in ready home offers a spacious and modern floor plan with a good condition score. It is well-maintained and ready for immediate occupancy, with minor updates that could further enhance its value.

Value-add opportunities

• Both Painting the exterior and interior walls — Fresh paint can enhance the home's curb appeal and interior aesthetics.
• Both Landscaping improvements — Enhanced landscaping can increase both resale and rental value.
• Both Adding a small outdoor seating area — This can increase the home's appeal for both buyers and renters.
• Both Upgrading the kitchen appliances — Modern appliances can make the kitchen more functional and attractive to potential buyers and renters.

Renovation cost estimate screening

Value-add ROI direction

• Both Painting the exterior and interior walls — Fresh paint can enhance the home's curb appeal and interior aesthetics. ↑
• Both Landscaping improvements — Enhanced landscaping can increase both resale and rental value. ↑
• Both Adding a small outdoor seating area — This can increase the home's appeal for both buyers and renters. ↑
• Both Upgrading the kitchen appliances — Modern appliances can make the kitchen more functional and attractive to potential buyers and renters. ↑

ⓘ 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

• 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

+2.3% since first listed

3 events — show timeline

• 2026-04-12 Listed $224,900 GIAR
• 2026-04-11 Listed $224,900 GAMLS
• 2026-03-25 Price Changed $219,900 GIAR

Property tax history

+0.0%/yr

Latest (2025): $244 · +0.0% YoY. Source: county tax records.