2079 S Black Rd · Darien, GA 31305

$199,900

3 bd · 2.0 ba · 1,344 sqft · Other · 52 Days on market

Built 2025 0.45 ac lot

---

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 +18.6/30.0
• Appreciation +10.0/10.0
• ARV discount +7.5/15.0
• DSCR +5.9/10.0
• 1% rule +3.8/10.0
• Livability +3.0/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.2/10.0

Listing remarks

MOTIVATED SELLER! NEW HOME! Comes with a 1 year full factory warranty and a Home Protection Plan for years 2 through 4! Welcome to the Coast of Darien! Come make this NEW beautiful 3 Bedroom, 2 Bath home YOUR home at the COAST! This home features a split floor plan with a large living room, large master bedroom, master bath with walk-in closet, Bedrooms 3 & 4 features walk-in closets, spacious kitchen with an Island, dishwasher, over the stove microwave, range/oven, recessed lighting throughout the home, 6X8 front deck, 6x8 back deck, rain gutters, Aluminum skirting and so much more. All this in the quaint little city of Darien, Ga where you can find waterfront dining at some of the b

Key facts

• Split floor plan
• Large living room
• 6x8 front deck

Tags

• 1 YEAR FULL FACTORY WARRANTY
• HOME PROTECTION PLAN
• SPLIT FLOOR PLAN
• LARGE LIVING ROOM
• 6X8 FRONT DECK
• 6X8 BACK DECK

Property features AI

Exterior

• Utilities: Public water
• Home design: New construction; Built by Clayton Homes; Has home warranty
• Exterior features: 0.45-acre lot (approximately 19,602 sq ft)

Interior

• Bathrooms: 2 full bathrooms
• Heating & cooling: Electric heating; Electric cooling
• Interior features: 8 total rooms

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath other listed at $200k.

Deal economics

• At list price, monthly cash flow is $195 ($2k/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 $175k (12.5% below list).
• Recommended offer: $175k (12.5% below list) — sets the bar for 1% rule.
• Cap rate 7.5% vs local median 2.9% 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: 125 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 $21k of equity ($1k loan paydown + $20k 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 $56k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 2, paydown + projected appreciation supports a ~$34k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 52 days — a 3% lower offer ($194k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $61k; list at $200k implies a 228% gain — meaningful room to come down on a strong offer.

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 $175,000 (12.5% below list)

Questions for the listing agent

1. It's been on market 52 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
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: 0.88% ✗
• Cap rate: 7.46%
• Cash-on-cash: 4.17%
• DSCR: 1.19
• GRM: 9.5

CMA / ARV

No comps found within radius.

Projected returns pro-forma

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

5-year hold

• IRR: 27.3%
• Equity multiple: 3.16×
• Total profit: $121,176
• Equity at exit: $180,086

10-year hold

• IRR: 23.8%
• Equity multiple: 7.20×
• Total profit: $346,910
• Equity at exit: $388,362

Cash invested: $55,972 (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: 125
• Price-to-rent: 9.5×

Monthly cashflow live

• Estimated rent: $1,750 medium
• Mortgage (P&I): −$1,048
• Tax from tax record: −$56 /mo · $675/yr
• Insurance: −$83
• HOA: −$0
• Vacancy / Maint / Mgmt: −$368
• Net cashflow: $195

Break-even live

Break-even rent $1,504

Max offer price $199,900

Occupancy floor 84%

Sensitivity live

Price	-10% $308	-5% $251	+0% $195	+5% $138	+10% $81
Rent	-10% $56	-5% $126	+0% $195	+5% $264	+10% $333
Rate	-1.0pp $295	-0.5pp $245	base $195	+0.5pp $143	+1.0pp $90

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: $49,975
• Closing costs: $5,997
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
201 Trumbull St Darien, GA	2.0	2.0	998	$1,750	$1.75	45d	1	1.50mi

Listing history 21 events

1. 2026-06-21
   statusdays on market $199,900 Pending 52 DOM
2. 2026-06-19
   days on market $199,900 Active 51 DOM
3. 2026-06-18
   days on market $199,900 Active 50 DOM
4. 2026-06-17
   days on market $199,900 Active 49 DOM
5. 2026-06-16
   days on market $199,900 Active 48 DOM
6. 2026-06-15
   days on market $199,900 Active 47 DOM
7. 2026-06-14
   days on market $199,900 Active 45 DOM
8. 2026-06-13
   days on market $199,900 Active 44 DOM
9. 2026-06-10
   days on market $199,900 Active 42 DOM
10. 2026-06-09
    days on market $199,900 Active 41 DOM
11. 2026-06-08
    days on market $199,900 Active 40 DOM
12. 2026-06-07
    days on market $199,900 Active 39 DOM
13. 2026-06-05
    pricedays on market $199,900 Active 36 DOM
14. 2026-06-03
    days on market $207,900 Active 35 DOM
15. 2026-06-02
    days on market $207,900 Active 34 DOM
16. 2026-06-01
    days on market $207,900 Active 33 DOM
17. 2026-05-31
    days on market $207,900 Active 32 DOM
18. 2026-05-30
    days on market $207,900 Active 31 DOM
19. 2026-04-29
    listed $207,900 Active 996-char remark
20. 2026-03-17
    price $207,500
21. 2025-03-27
    soldstatus $61,000

ⓘ 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: $675 · $56/mo
• Projected year-2 tax: $1,839 · $153/mo
• Expected delta: +$1,164/yr (+$97/mo · 172.4%)

ⓘ 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 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: $21,000
• − Mortgage interest: −$11,198
• − Property taxes: −$675
• − Insurance: −$1,000
• − Repairs & maintenance: −$1,680
• − Management: −$1,680
• − Depreciation: −$5,815
• Taxable loss: −$1,047
• Est. tax savings @ 24.0%: +$251
• After-tax cash flow: $2,587/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

• 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

+227.7% since first listed

4 events — show timeline

• 2026-06-04 Price Changed $199,900 GIAR
• 2026-04-29 Listed $207,900 GIAR
• 2026-03-17 Price Changed $207,500 GIAR
• 2025-03-27 Sold (Public Records) $61,000 Public Records

Property tax history

+19.1%/yr

Latest (2025): $675 · +194.3% YoY. Source: county tax records.