1000 Mallery Street Ext Unit B5 · St. Simons, GA 31522

$310,500

2 bd · 1.5 ba · 1,126 sqft · Condo public records · 311 Days on market

Built 1975 $276/sqft · 12% below area Est $354k · 12% under $395/mo HOA · 12% of rent

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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 +16.7/30.0
• ARV discount +13.0/15.0
• 1% rule +5.6/10.0
• DSCR +5.2/10.0
• 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

Mallery Villas B5 located on the South end of St Simons Island, great location to access restaurants, shopping, and the beach. This unit features a powder room, dining area, kitchen and living room on the main level as well as a screened in rear porch, upstairs you will find 2 bedrooms and a bathroom along with laundry.

Key facts

• Kitchen
• Living room
• Dining area

Tags

• SCREENED IN REAR PORCH
• DINING AREA
• KITCHEN
• LIVING ROOM
• POWDER ROOM
• LAUNDRY

What this means for you Summary

Snapshot

• This is a 2-bed/1.5-bath condo listed at $310k.

Deal economics

• At list price, monthly cash flow is $193 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $310k).
• Recommended offer: $273k (12.0% below list) — sets the bar for market timing.
• Cap rate 7.0% 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 C — 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.
• Zoned schools: St. Simons Elementary School (math 64% / reading 57%, grade B-, #123 of 1,228 statewide, top 10%, 523 students, 48% FRL); Glynn Middle (math 42% / reading 58%, grade C, #68 of 470 statewide, top 15%, 815 students, 51% FRL); Glynn Academy (math 45% / reading 42%, grade F, #50 of 424 statewide, top 12%, 1,823 students, 41% FRL).
• Market conditions: Rents rising (+2.3%/yr); 579 active listings in the ZIP; 3 comparable units currently listed for rent nearby; rentals lingering (median 46d 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).
• This rent runs 36% of the median local income ($109k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $2k of loan paydown is wiped out by about $9k 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 311 days — a 12% lower offer ($273k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 5y ago; this cycle's ask has dropped $29k (9%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $225k; 38% above their basis — modest negotiation headroom, anchor on the comps not their cost.

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 $273,240 (12.0% below list)

Questions for the listing agent

1. It's been on market 311 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1975 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
4. Any open or pending special assessments — roof, HVAC, plumbing, elevator, façade? What's the per-unit balance and payoff schedule, and is the seller paying it off at close or rolling it to the buyer?
5. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
6. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
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 apartment / multifamily construction is in the pipeline within 1–3 miles? Heavy new supply (>2% of stock underway) typically softens rents 12–24 months out; light construction supports rent growth.

Investment metrics

• 1% rule: 1.06% ✓
• Cap rate: 7.04%
• Cash-on-cash: 2.66%
• DSCR: 1.12
• GRM: 7.9

CMA / ARV

• ARV (median comp): $353,515
• List price: $310,500
• Delta: -12.17%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Projected returns pro-forma

-3.0% appreciation · 2.26% rent growth · sell at horizon

5-year hold

• IRR: -12.9%
• Equity multiple: 0.54×
• Total profit: $-40,258
• Equity at exit: $46,297

10-year hold

• IRR: -5.1%
• Equity multiple: 0.68×
• Total profit: $-28,224
• Equity at exit: $26,846

Cash invested: $86,940 (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: 579
• Price-to-rent: 7.9×

Monthly cashflow live

• Estimated rent: $3,291 medium
• Mortgage (P&I): −$1,628
• Tax from tax record: −$255 /mo · $3,055/yr
• Insurance: −$129
• HOA: −$395
• Vacancy / Maint / Mgmt: −$691
• Net cashflow: $193

Break-even live

Break-even rent $3,047

Max offer price $310,500

Occupancy floor 89%

Sensitivity live

Price	-10% $369	-5% $281	+0% $193	+5% $105	+10% $17
Rent	-10% $-67	-5% $63	+0% $193	+5% $323	+10% $453
Rate	-1.0pp $349	-0.5pp $272	base $193	+0.5pp $112	+1.0pp $30

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: $77,625
• Closing costs: $9,315
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
372 Moss Oak Cir St Simons Island, GA	3.0	2.0	1355	$4,250	$3.14	45d	1	1.01mi
1704 Frederica Rd #426 Saint Simons Island, GA	2.0	2.0	1150	$2,150	$1.87	45d	1	1.19mi
122 Shady Brook Cir #100 Saint Simons Island, GA	3.0	2.0	1500	$4,950	$3.30	45d	1	1.30mi

HOA detail condo

• Monthly dues: $395 · $4,740/yr
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 29 events

1. 2026-06-22
   days on market $310,500 Active 311 DOM
2. 2026-06-21
   days on market $310,500 Active 310 DOM
3. 2026-06-19
   days on market $310,500 Active 308 DOM
4. 2026-06-18
   days on market $310,500 Active 307 DOM
5. 2026-06-17
   days on market $310,500 Active 306 DOM
6. 2026-06-16
   days on market $310,500 Active 305 DOM
7. 2026-06-15
   days on market $310,500 Active 304 DOM
8. 2026-06-14
   days on market $310,500 Active 302 DOM
9. 2026-06-13
   days on market $310,500 Active 301 DOM
10. 2026-06-10
    days on market $310,500 Active 299 DOM
11. 2026-06-09
    days on market $310,500 Active 298 DOM
12. 2026-06-08
    days on market $310,500 Active 297 DOM
13. 2026-06-07
    days on market $310,500 Active 296 DOM
14. 2026-06-05
    days on market $310,500 Active 293 DOM
15. 2026-06-03
    days on market $310,500 Active 292 DOM
16. 2026-06-02
    days on market $310,500 Active 291 DOM
17. 2026-06-01
    days on market $310,500 Active 290 DOM
18. 2026-05-31
    days on market $310,500 Active 289 DOM
19. 2026-05-30
    days on market $310,500 Active 288 DOM
20. 2026-04-08
    price $319,500 321-char remark

    Show marketing remark (321 chars)

    Mallery Villas B5 located on the South end of St Simons Island, great location to access restaurants, shopping, and the beach. This unit features a powder room, dining area, kitchen and living room on the main level as well as a screened in rear porch, upstairs you will find 2 bedrooms and a bathroom along with laundry.

21. 2026-02-28
    historical
22. 2026-01-05
    price $334,500

    Show marketing remark (321 chars)

    Mallery Villas B5 located on the South end of St Simons Island, great location to access restaurants, shopping, and the beach. This unit features a powder room, dining area, kitchen and living room on the main level as well as a screened in rear porch, upstairs you will find 2 bedrooms and a bathroom along with laundry.

23. 2026-01-05
    price $334,500 321-char remark

    Show marketing remark (321 chars)

    Mallery Villas B5 located on the South end of St Simons Island, great location to access restaurants, shopping, and the beach. This unit features a powder room, dining area, kitchen and living room on the main level as well as a screened in rear porch, upstairs you will find 2 bedrooms and a bathroom along with laundry.

24. 2025-08-15
    listed $339,500 Active 321-char remark

    Show marketing remark (321 chars)

    Mallery Villas B5 located on the South end of St Simons Island, great location to access restaurants, shopping, and the beach. This unit features a powder room, dining area, kitchen and living room on the main level as well as a screened in rear porch, upstairs you will find 2 bedrooms and a bathroom along with laundry.

25. 2025-08-13
    listed $339,500 New
26. 2021-10-28
    soldstatus $224,900
27. 2021-10-27
    soldstatus $224,900
28. 2021-09-13
    listed $224,900
29. 2004-09-30
    soldstatus $129,000

ⓘ 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: $3,055 · $255/mo
• Projected year-2 tax: $3,055 · $255/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 (unshaded) · 54% chance over 30 yrs
• 🔥 Wildfire 3/10 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 4 unhealthy d/yr today · 4 by 30 yrs out

Taxation est. · year 1

• Rental income: $39,495
• − Mortgage interest: −$17,393
• − Property taxes: −$3,055
• − Insurance: −$1,552
• − Repairs & maintenance: −$3,160
• − Management: −$3,160
• − HOA: −$4,740
• − Depreciation: −$9,033
• Taxable loss: −$2,598
• Est. tax savings @ 24.0%: +$623
• After-tax cash flow: $2,937/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

+147.7% since first listed

10 events — show timeline

• 2026-04-08 Price Changed $319,500 GIAR
• 2026-02-28 Listing Removed — GAMLS
• 2026-01-05 Price Changed $334,500 GAMLS
• 2026-01-05 Price Changed $334,500 GIAR
• 2025-08-15 Listed $339,500 GIAR
• 2025-08-13 Listed $339,500 GAMLS
• 2021-10-28 Sold (Public Records) $224,900 Public Records
• 2021-10-27 Sold (MLS) $224,900 GIAR
• 2021-09-13 Listed $224,900 GIAR
• 2004-09-30 Sold (Public Records) $129,000 Public Records

Property tax history

+8.4%/yr

Latest (2025): $3,055 · -0.0% YoY. Source: county tax records.