304 Reserve Ln · St. Simons, GA 31522

$545,000

3 bd · 2.5 ba · 1,772 sqft · Townhouse public records · 91 Days on market

Built 2014 2,004 sqft lot $308/sqft · at area comps Est $530k · at est. $225/mo HOA · 5% of rent

---

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 +13.3/30.0
• ARV discount +6.2/15.0
• DSCR +4.0/10.0
• 1% rule +3.7/10.0
• 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

Fully furnished, no rental restrictions, and in one of the best locations on St. Simons—this 3BR/2.5BA townhome in The Reserve at Demere gives you options. Use it as a primary home, second place at the beach, or a short- or long-term rental to help offset ownership costs. Inside you’ve got an easy, open layout with wood floors, 9’ ceilings, and a clean kitchen with granite countertops, stainless appliances, under-cabinet lighting, breakfast bar, and pantry. The primary suite offers tray ceilings, dual vanities, a walk-in shower, and a solid closet. Two additional bedrooms give you flexibility for guests or renters. Private patio off the main living area. Just minutes to the beach, Pier Village, golf, dining, and shopping. Pool community, low HOA, and no flood insurance required. About 15 minutes to FLETC. If you’ve been waiting for the right mix of location, flexibility, and value—this is it. Schedule your showing today.

Key facts

• Pool community
• Minutes to the beach
• Private patio

Tags

• FULLY FURNISHED
• NO RENTAL RESTRICTIONS
• PRIVATE PATIO
• POOL COMMUNITY
• LOW HOA
• MINUTES TO THE BEACH

What this means for you Summary

Snapshot

• This is a 3-bed/2.5-bath townhouse listed at $545k.

Deal economics

• At list price, monthly cash flow is $-1 ($-8/yr) — negative.
• To cash-flow at today's rent, offer at most $545k (0.0% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $472k (13.3% below list).
• Recommended offer: $472k (13.3% below list) — sets the bar for 1% rule.
• Cap rate 6.3% 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 $4,723/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 $16k 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 91 days — a 9% lower offer ($496k) is reasonable based on typical stale-listing flexibility.
• 7 sale attempts since 12y ago 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: 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 $472,289 (13.3% 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. It's been on market 91 days. Have you received any prior offers? Is the seller open to a 13% concession, seller financing, or rate buy-down credit?
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: 0.87% ✗
• Cap rate: 6.29%
• Cash-on-cash: -0.00%
• DSCR: 1.00
• GRM: 9.6

CMA / ARV

• ARV (median comp): $529,977
• List price: $545,000
• Delta: 2.83%
• 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
1202 Reserve Ln	0.09mi	3/2.5	1,772 (0%)	8mo	$561,750	$317	90
804 Reserve Ln	0.10mi	3/2.5	1,772 (0%)	9mo	$530,000	$299	88
111 Gascoigne Ave #201	0.57mi	3/2.5	1,792 (+1%)	2mo	$798,000	$445	70
1907 Mariners Cir	0.46mi	3/2.5	1,834 (+4%)	5mo	$580,000	$316	69
105 Gascoigne Ave #103	0.56mi	3/2.0	1,836 (+4%)	0mo	$725,000	$395	66
105 Gascoigne Ave #302	0.56mi	3/2.0	1,786 (+1%)	6mo	$745,000	$417	65
375 Brockinton Marsh	0.50mi	3/2.0	1,662 (-6%)	1mo	$429,000	$258	64
105 Gascoigne Ave #204	0.56mi	3/2.0	1,760 (-1%)	9mo	$750,000	$426	64
117 Gascoigne Ave #106	0.60mi	3/2.5	1,792 (+1%)	8mo	$775,000	$432	63
1407 Reserve Ct	0.15mi	3/2.5	2,024 (+14%)	9mo	$491,590	$243	62
1603 Mariners Cir	0.53mi	3/2.5	1,596 (-10%)	4mo	$530,000	$332	56
802 Mariners Cir	0.47mi	3/2.5	2,024 (+14%)	3mo	$539,900	$267	52

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: -17.1%
• Equity multiple: 0.40×
• Total profit: $-91,795
• Equity at exit: $81,261

10-year hold

• IRR: -10.5%
• Equity multiple: 0.38×
• Total profit: $-93,895
• Equity at exit: $47,122

Cash invested: $152,600 (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: 9.6×

Monthly cashflow live

• Estimated rent: $4,723 medium
• Mortgage (P&I): −$2,858
• Tax from tax record: −$422 /mo · $5,059/yr
• Insurance: −$227
• HOA: −$225
• Vacancy / Maint / Mgmt: −$992
• Net cashflow: $-1

Break-even live

Break-even rent $4,724

Max offer price $544,888

Occupancy floor 95%

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: $136,250
• Closing costs: $16,350
• 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	0.44mi
122 Shady Brook Cir #100 Saint Simons Island, GA	3.0	2.0	1500	$4,950	$3.30	43d	1	0.58mi
111 Gascoigne Ave #204 Saint Simons Island, GA	3.0	2.0	1760	$5,500	$3.12	43d	1	0.58mi

HOA detail

• Monthly dues: $225 · $2,700/yr
• Likely covers: pool

Listing history 32 events

1. 2026-06-19
   days on market $545,000 Active 91 DOM
2. 2026-06-18
   days on market $545,000 Active 90 DOM
3. 2026-06-17
   days on market $545,000 Active 89 DOM
4. 2026-06-16
   days on market $545,000 Active 88 DOM
5. 2026-06-15
   days on market $545,000 Active 87 DOM
6. 2026-06-14
   days on market $545,000 Active 85 DOM
7. 2026-06-13
   days on market $545,000 Active 84 DOM
8. 2026-06-10
   days on market $545,000 Active 82 DOM
9. 2026-06-09
   days on market $545,000 Active 81 DOM
10. 2026-06-08
    days on market $545,000 Active 80 DOM
11. 2026-06-07
    days on market $545,000 Active 79 DOM
12. 2026-06-05
    days on market $545,000 Active 76 DOM
13. 2026-06-03
    days on market $545,000 Active 75 DOM
14. 2026-06-02
    days on market $545,000 Active 74 DOM
15. 2026-06-01
    days on market $545,000 Active 73 DOM
16. 2026-05-31
    days on market $545,000 Active 72 DOM
17. 2026-05-30
    days on market $545,000 Active 71 DOM
18. 2026-03-20
    listed $545,000 Active 964-char remark

    Show marketing remark (964 chars)

    Fully furnished, no rental restrictions, and in one of the best locations on St. Simons—this 3BR/2.5BA townhome in The Reserve at Demere gives you options. Use it as a primary home, second place at the beach, or a short- or long-term rental to help offset ownership costs. Inside you’ve got an easy, open layout with wood floors, 9’ ceilings, and a clean kitchen with granite countertops, stainless appliances, under-cabinet lighting, breakfast bar, and pantry. The primary suite offers tray ceilings, dual vanities, a walk-in shower, and a solid closet. Two additional bedrooms give you flexibility for guests or renters. Private patio off the main living area. Just minutes to the beach, Pier Village, golf, dining, and shopping. Pool community, low HOA, and no flood insurance required. About 15 minutes to FLETC. If you’ve been waiting for the right mix of location, flexibility, and value—this is it. Schedule your showing today.

19. 2026-03-20
    listed $545,000 Active 964-char remark

    Show marketing remark (964 chars)

    Fully furnished, no rental restrictions, and in one of the best locations on St. Simons—this 3BR/2.5BA townhome in The Reserve at Demere gives you options. Use it as a primary home, second place at the beach, or a short- or long-term rental to help offset ownership costs. Inside you’ve got an easy, open layout with wood floors, 9’ ceilings, and a clean kitchen with granite countertops, stainless appliances, under-cabinet lighting, breakfast bar, and pantry. The primary suite offers tray ceilings, dual vanities, a walk-in shower, and a solid closet. Two additional bedrooms give you flexibility for guests or renters. Private patio off the main living area. Just minutes to the beach, Pier Village, golf, dining, and shopping. Pool community, low HOA, and no flood insurance required. About 15 minutes to FLETC. If you’ve been waiting for the right mix of location, flexibility, and value—this is it. Schedule your showing today.

20. 2026-01-28
    listed $545,000 New
21. 2024-03-22
    soldstatus $576,000
22. 2024-03-08
    soldstatus $576,000 Closed
23. 2024-03-08
    soldstatus $576,000 Sold
24. 2024-02-13
    status Pending
25. 2024-02-13
    status Under Contract
26. 2024-01-01
    listed $575,000 Active
27. 2024-01-01
    listed $575,000 New
28. 2021-05-26
    soldstatus $370,000
29. 2021-05-26
    soldstatus $370,000
30. 2021-04-26
    listed $367,000
31. 2014-07-29
    soldstatus $217,165
32. 2014-01-07
    listed $216,990

ⓘ 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: $5,059 · $422/mo
• Projected year-2 tax: $5,059 · $422/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 6/10 Major FEMA zone X (shaded) · 70% chance over 30 yrs
• 🔥 Wildfire 4/10 Moderate
• 🌡 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: $56,675
• − Mortgage interest: −$30,528
• − Property taxes: −$5,059
• − Insurance: −$2,725
• − Repairs & maintenance: −$4,534
• − Management: −$4,534
• − HOA: −$2,700
• − Depreciation: −$15,855
• Taxable loss: −$9,260
• Est. tax savings @ 24.0%: +$2,222
• After-tax cash flow: $2,215/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

+151.2% since first listed

15 events — show timeline

• 2026-03-20 Listed $545,000 Hive MLS
• 2026-03-20 Listed $545,000 GIAR
• 2026-01-28 Listed $545,000 GAMLS
• 2024-03-22 Sold (Public Records) $576,000 Public Records
• 2024-03-08 Sold (MLS) $576,000 GAMLS
• 2024-03-08 Sold (MLS) $576,000 GIAR
• 2024-02-13 Pending — GIAR
• 2024-02-13 Pending — GAMLS
• 2024-01-01 Listed $575,000 GAMLS
• 2024-01-01 Listed $575,000 GIAR
• 2021-05-26 Sold (Public Records) $370,000 Public Records
• 2021-05-26 Sold (MLS) $370,000 GIAR
• 2021-04-26 Listed $367,000 GIAR
• 2014-07-29 Sold (MLS) $217,165 GIAR
• 2014-01-07 Listed $216,990 GIAR

Property tax history

+8.0%/yr

Latest (2025): $5,059 · +0.0% YoY. Source: county tax records.