144 Cherry Point Dr · St. Marys, GA 31558

$214,000

3 bd · 2.0 ba · 1,524 sqft · SingleFamily public records · 149 Days on market

Built 1987 9,583 sqft lot $140/sqft · 11% below area Est $240k · 11% under

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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 +17.6/30.0
• ARV discount +12.3/15.0
• DSCR +5.5/10.0
• Schools +4.7/10.0
• 1% rule +3.9/10.0
• Rent growth +2.8/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Three bedroom and two baths with 2 car garage. Patio kitchen with lots of natural light, plenty of cabinets, and counter space. Living and dining combination with bay window. Split floor plan. Nicely sized master with walk in closet. Indoor laundry. Enclosed porch for an extra den, office, or just a great flex space. This home needs work inside and out. Paint, flooring, sheetrock work, roof, siding, and HVAC. No FHA or VA in this condition. Investors invited to add this to your portfolio as a rental or a flip.

Key facts

• Patio kitchen
• Split floor plan
• Enclosed porch

Tags

• PATIO KITCHEN
• LIVING AND DINING COMBINATION
• SPLIT FLOOR PLAN
• WALK IN CLOSET
• INDOOR LAUNDRY
• ENCLOSED PORCH

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $214k.

Deal economics

• At list price, monthly cash flow is $169 ($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 $191k (11.0% below list).
• Recommended offer: $188k (12.0% below list) — sets the bar for market timing.
• Cap rate 7.2% vs local median 2.9% in St. Marys — 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.
• Camden County (town): math 56% / reading 54% proficiency, ranked #9 of 174 in GA (top 5%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Zoned schools: Camden County High School (math 47% / reading 47%, grade D-, #37 of 424 statewide, top 9%, 2,673 students, 40% FRL) — zoned schools at 40% FRL track the district average.
• Market conditions: Rents rising (+1.2%/yr); 507 active listings in the ZIP; 9 comparable units currently listed for rent nearby; rentals at typical pace (median 18d on market — plan ~3-4 weeks tenant-placement turnaround); 383 units permitted in Camden County in 2024 (0 in 5+ unit buildings).
• This rent runs 31% of the median local income ($74k/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 $1k of loan paydown is wiped out by about $6k of value loss. Plan a longer hold.
• Camden County population projected to shrink 5% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.

Negotiation context

• It's been on market 149 days — a 12% lower offer ($188k) 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; severe wildfire risk; extreme-heat days projected 7→21/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $188,320 (12.0% below list)

Questions for the listing agent

1. It's been on market 149 days. Have you received any prior offers? Is the seller open to a 12% 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. 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: 0.89% ✗
• Cap rate: 7.24%
• Cash-on-cash: 3.38%
• DSCR: 1.15
• GRM: 9.4

CMA / ARV

• ARV (median comp): $239,809
• List price: $214,000
• Delta: -10.76%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
421 Sunnyside Dr	0.15mi	3/2.0	1,495 (-2%)	4mo	$271,500	$182	87
107 Sunnyside Dr	0.24mi	3/2.0	1,524 (0%)	3mo	$255,000	$167	86
507 Sunnyside Ct	0.34mi	3/2.0	1,524 (0%)	1mo	$254,000	$167	83
412 Cherry Point Ct	0.06mi	3/2.0	1,335 (-12%)	2mo	$269,000	$201	75
236 Silver Fox Dr	0.47mi	3/2.0	1,495 (-2%)	1mo	$299,590	$200	74
114 Plantation Ct	0.59mi	3/2.0	1,575 (+3%)	3mo	$282,500	$179	64
102 Pinedale Dr	0.34mi	4/2.0 (+1)	1,665 (+9%)	6mo	$265,000	$159	59
243 Hayden Dr	0.38mi	3/2.0	1,733 (+14%)	3mo	$332,970	$192	56
106 Piper Cv	0.55mi	4/2.0 (+1)	1,416 (-7%)	3mo	$260,000	$184	55
128 Dogwood Cir	0.58mi	4/2.0 (+1)	1,640 (+8%)	1mo	$203,700	$124	54
116 Dogwood Cir	0.63mi	4/2.0 (+1)	1,414 (-7%)	6mo	$250,000	$177	49
372 Silver Fox Dr	0.48mi	3/2.0	1,733 (+14%)	7mo	$314,780	$182	49

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 · 1.22% rent growth · sell at horizon

5-year hold

• IRR: -12.9%
• Equity multiple: 0.54×
• Total profit: $-27,332
• Equity at exit: $31,908

10-year hold

• IRR: -6.6%
• Equity multiple: 0.61×
• Total profit: $-23,464
• Equity at exit: $18,503

Cash invested: $59,920 (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 31558

• Home prices YoY: -11.1%
• Rents YoY: 1.2%
• Active inventory: 507
• Price-to-rent: 9.4×

Monthly cashflow live

• Estimated rent: $1,906 high
• Mortgage (P&I): −$1,122
• Tax from tax record: −$125 /mo · $1,502/yr
• Insurance: −$89
• HOA: −$0
• Vacancy / Maint / Mgmt: −$400
• Net cashflow: $169

Break-even live

Break-even rent $1,692

Max offer price $214,000

Occupancy floor 86%

Sensitivity live

Price	-10% $290	-5% $229	+0% $169	+5% $108	+10% $48
Rent	-10% $18	-5% $94	+0% $169	+5% $244	+10% $319
Rate	-1.0pp $277	-0.5pp $223	base $169	+0.5pp $113	+1.0pp $57

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: $53,500
• Closing costs: $6,420
• Reserves months: —
• Total cash needed: —

Rent comps 9 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
603 Plantation Village Dr Saint Marys, GA	3.0	2.0	1250	$1,700	$1.36	25d	1	0.18mi
413 Sunnyside Dr Saint Marys, GA	3.0	2.0	1231	$3,200	$2.60	45d	1	0.18mi
501 Westgate Cir Saint Marys, GA	3.0	2.0	1215	$1,950	$1.60	3d	1	0.45mi
501 Westgate Cir Unit NA St Marys, GA	3.0	2.0	1215	$1,950	$1.60	16d	1	0.45mi
223 Brooklet Cir Saint Marys, GA	4.0	2.0	1861	$2,150	$1.16	18d	1	1.20mi
227 Brooklet Cir Saint Marys, GA	4.0	2.0	1835	$2,150	$1.17	45d	1	1.22mi
227 Brooklet Cir Saint Marys, GA	4.0	2.0	1835	$2,150	$1.17	9d	1	1.22mi
239 Brooklet Cir Saint Marys, GA	3.0	2.0	1747	$1,900	$1.09	9d	1	1.27mi
107 Green Turtle Ct Kingsland, GA	3.0	2.0	2067	$2,400	$1.16	45d	1	1.42mi

Listing history 2 events

1. 2025-12-26
   listed $214,000 New 515-char remark

   Show marketing remark (515 chars)

   Three bedroom and two baths with 2 car garage. Patio kitchen with lots of natural light, plenty of cabinets, and counter space. Living and dining combination with bay window. Split floor plan. Nicely sized master with walk in closet. Indoor laundry. Enclosed porch for an extra den, office, or just a great flex space. This home needs work inside and out. Paint, flooring, sheetrock work, roof, siding, and HVAC. No FHA or VA in this condition. Investors invited to add this to your portfolio as a rental or a flip.

2. 2025-12-26
   listed $214,000 Active 515-char remark

   Show marketing remark (515 chars)

   Three bedroom and two baths with 2 car garage. Patio kitchen with lots of natural light, plenty of cabinets, and counter space. Living and dining combination with bay window. Split floor plan. Nicely sized master with walk in closet. Indoor laundry. Enclosed porch for an extra den, office, or just a great flex space. This home needs work inside and out. Paint, flooring, sheetrock work, roof, siding, and HVAC. No FHA or VA in this condition. Investors invited to add this to your portfolio as a rental or a flip.

ⓘ 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: $1,502 · $125/mo
• Projected year-2 tax: $1,969 · $164/mo
• Expected delta: +$467/yr (+$39/mo · 31.1%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 4/10 Moderate FEMA zone X (unshaded) · 22% chance over 30 yrs
• 🔥 Wildfire 8/10 Severe
• 🌡 Heat 10/10 Extreme 7 d/yr ≥106°F today · 21 d/yr by 30 yrs out
• 💨 Wind 9/10 Extreme 99% chance of damaging wind over 30 yrs
• 🫁 Air quality 5/10 Major 6 unhealthy d/yr today · 7 by 30 yrs out

Taxation est. · year 1

• Rental income: $22,868
• − Mortgage interest: −$11,987
• − Property taxes: −$1,502
• − Insurance: −$1,070
• − Repairs & maintenance: −$1,829
• − Management: −$1,829
• − Depreciation: −$6,225
• Taxable loss: −$1,576
• Est. tax savings @ 24.0%: +$378
• After-tax cash flow: $2,405/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: Camden County
• NCES district ID: 1300780
• Math proficiency: 56% ▼ -3.00%
• Reading proficiency: 54% ▼ -4.00%
• Median HH income: $51,668
• Composite: 47.1/100
• National rank: #2331
• State rank: #9 of 174 in GA

Livability — St. Marys

No livability data for this city. (Only ~50 U.S. cities are tracked.)

Census & demographics

• Census place: St. Marys, GA
• County: Camden County · 46,661 people
• Metro: St. Marys, GA
• Population (ZIP): 22,591
• Household income: $74,268
• Rent vs Own: 41.2% rent · 58.8% own
• Severe rent burden: 1046.0

Population outlook (Camden County) Hauer SSP2

• Today (2025): 54,358 people
• By 2030: 54,841 · +0.9%
• By 2040: 54,295 · -0.1%
• By 2050: 51,529 · -5.2%
• By 2075: 42,990 · -20.9%
• By 2100: 33,094 · -39.1%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (71%)
• Race & ethnicity: White 71% Black 14% Two or more races 8% Hispanic / Latino 8% Asian 2%
• Hispanic origin (detail): Mexican 1% Puerto Rican 3% Dominican 1%
• Common ancestry: Slovak 3% Lithuanian 2% Serbian 2%
• Foreign-born: 3% · Canada
• Languages at home: 94% English-only · Spanish 3% Other Indo-European 1% Other Asian/Pacific 1%

Political lean MEDSL · Camden

• 2024 margin: Solid R (+35.7) · D 31.9% · R 67.5%
• 2008→2024 swing: -12.1pp toward R · 2008: -23.5pp · 2024: -35.7pp
• All cycles: 2024: R+35.7 2020: R+30.7 2016: R+33.9 2012: R+27.7 2008: R+23.5

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -35.90%
• Current HPI: 289.1157
• Rent YoY: ▲ 1.22%
• Metro: St. Marys, 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

+0.0% since first listed

2 events — show timeline

• 2025-12-26 Listed $214,000 GIAR
• 2025-12-26 Listed $214,000 GAMLS

Property tax history

+3.9%/yr

Latest (2025): $1,502 · +6.8% YoY. Source: county tax records.