902 Martin Luther King Jr Blvd · Darien, GA 31305

$110,000

2 bd · 1.0 ba · 966 sqft · SingleFamily public records · 54 Days on market

Built 1962 Fair condition 6,534 sqft lot $114/sqft · 49% below area Est $215k · 49% 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 +30.0/30.0
• ARV discount +15.0/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Appreciation +10.0/10.0
• Livability +3.0/5.0
• Schools +2.8/10.0
• Rent growth +2.5/5.0
• Condition / age +2.2/5.0

Listing remarks MLS

Charming opportunity in historic Darien! Ideally located in an established community, this property offers endless possibilities for renovation, restoration, or investment. With its convenient location and potential to be transformed into a beautiful residence, this home is ideal for buyers seeking a project in one of Georgia's coastal communities. Bring your imagination and make it your own!

Key facts

• 6,534 sq ft lot
• Built 1962
• Listed 53 days

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $110k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $741 ($9k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $110k).
• Recommended offer: $107k (3.0% below list) — sets the bar for market timing.
• Cap rate 14.4% vs local median 3.9% 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: amenities F, commute F, employment 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.
• Zoned schools: Todd Grant Elementary School (math 24% / reading 23%, grade F, #790 of 1,228 statewide, top 65%, 667 students, 79% FRL); Mcintosh County Middle School (math 22% / reading 34%, grade F, #265 of 470 statewide, top 57%, 271 students, 79% FRL); Mcintosh Academy (math 30% / reading 34%, grade F, #109 of 424 statewide, top 26%, 395 students, 79% FRL).
• Market conditions: 159 active listings in the ZIP; 2 comparable units currently listed for rent nearby; lower-income renter base — watch delinquency; 127 units permitted in McIntosh County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $12k of equity ($761 loan paydown + $11k 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 $31k cash investment doubles in ~2 years — after that, you're playing with house money.
• By year 4, paydown + projected appreciation supports a ~$42k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 54 days — a 3% lower offer ($107k) is reasonable based on typical stale-listing flexibility.
• 8 sale attempts since 23y 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.
• Current owner paid $20k; list at $110k implies a 450% 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 $106,700 (3.0% below list)

Questions for the listing agent

1. It's been on market 54 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
3. Built in 1962 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. 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.
7. 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.
8. 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: 1.67% ✓
• Cap rate: 14.38%
• Cash-on-cash: 28.88%
• DSCR: 2.29
• GRM: 5.0

CMA / ARV

• ARV (median comp): $215,407
• List price: $110,000
• Delta: -35.01%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 5 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
612 Kellsie Cir	0.38mi	3/2.0 (+1)	1,026 (+6%)	8mo	$209,900	$205	56
206 E 6th St	0.50mi	2/2.0	1,026 (+6%)	18mo	$292,500	$285	48
614 Kellsie Cir	0.46mi	2/2.0	860 (-11%)	14mo	$175,000	$203	45
503 Greene St	0.44mi	2/2.0	1,110 (+15%)	17mo	$262,500	$236	36
902 Old River Rd	0.62mi	3/2.0 (+1)	1,108 (+15%)	4mo	$244,000	$220	34

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

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

5-year hold

• IRR: 46.2%
• Equity multiple: 4.48×
• Total profit: $107,121
• Equity at exit: $99,097

10-year hold

• IRR: 40.1%
• Equity multiple: 10.04×
• Total profit: $278,314
• Equity at exit: $213,706

Cash invested: $30,800 (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 →

Buyer's market Market conditions within 1.0 mi — comparable homes for sale

Active competition Active MLS

• For sale now: 6 active · 3 under contract
• Months of supply: 9.0 mo (11%/mo absorbed)
• Median asking: $199,600 ($200/sqft)
• Median days on market: 51 d
• This list price: lowest-priced of the active set
• ARV vs active asking: +11.5% above current asking $/sqft

Closed sales set the value; these active listings set current market conditions and a practical price ceiling.

ZIP-level market 31305

• Home prices YoY: 20.2%
• Active inventory: 159
• Price-to-rent: 5.0×

Monthly cashflow live

• Estimated rent: $1,834 medium
• Mortgage (P&I): −$577
• Tax from tax record: −$85 /mo · $1,021/yr
• Insurance: −$46
• HOA: −$0
• Vacancy / Maint / Mgmt: −$385
• Net cashflow: $741

Break-even live

Break-even rent $896

Max offer price $110,000

Occupancy floor 55%

Sensitivity live

Price	-10% $804	-5% $772	+0% $741	+5% $710	+10% $679
Rent	-10% $596	-5% $669	+0% $741	+5% $814	+10% $886
Rate	-1.0pp $797	-0.5pp $769	base $741	+0.5pp $713	+1.0pp $684

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: $27,500
• Closing costs: $3,300
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
201 Trumbull St Darien, GA	2.0	2.0	998	$1,750	$1.75	93d	1	0.34mi
91 Screven St Darien, GA	2.0	2.0	1022	$2,000	$1.96	93d	1	0.65mi

Property features AI

Finance

• Other: Property listed as a fixerLot approximately 0.15 acres
• HOA & community: No HOA

Exterior

• Parking: No designated parking
• Utilities: Public waterPublic sewerSewer availableWater available
• Home design: Single-family houseBuilt in 1962Residential property in City R-Mh East subdivision
• Construction: Wood siding constructionComposition roof1962 construction
• Exterior features: Composition roofWood siding

Interior

• Kitchen: Refrigerator included
• Bedrooms: Three bedrooms (all on the main level)
• Flooring: CarpetVinyl
• Bathrooms: One full bathroom and one half bathroom
• Heating & cooling: Central heatingCentral air conditioning
• Interior features: Other interior featuresOne level
• Laundry & utility: Laundry closetFamily room

Listing history 50 events

1. 2026-08-08
   days on market $110,000 Active 54 DOM
2. 2026-08-07
   days on market $110,000 Active 53 DOM
3. 2026-08-06
   days on market $110,000 Active 52 DOM
4. 2026-08-05
   days on market $110,000 Active 51 DOM
5. 2026-08-04
   days on market $110,000 Active 50 DOM
6. 2026-08-03
   days on market $110,000 Active 49 DOM
7. 2026-07-31
   days on market $110,000 Active 46 DOM
8. 2026-07-30
   days on market $110,000 Active 45 DOM
9. 2026-07-29
   days on market $110,000 Active 44 DOM
10. 2026-07-27
    days on market $110,000 Active 42 DOM
11. 2026-07-25
    days on market $110,000 Active 40 DOM
12. 2026-07-24
    days on market $110,000 Active 39 DOM
13. 2026-07-23
    days on market $110,000 Active 38 DOM
14. 2026-07-22
    days on market $110,000 Active 37 DOM
15. 2026-07-21
    days on market $110,000 Active 36 DOM
16. 2026-07-18
    days on market $110,000 Active 33 DOM
17. 2026-07-16
    days on market $110,000 Active 31 DOM
18. 2026-07-16
    days on market $110,000 Active 30 DOM
19. 2026-07-14
    days on market $110,000 Active 29 DOM
20. 2026-07-13
    days on market $110,000 Active 28 DOM
21. 2026-07-12
    days on market $110,000 Active 27 DOM
22. 2026-07-11
    days on market $110,000 Active 26 DOM
23. 2026-07-10
    days on market $110,000 Active 25 DOM
24. 2026-07-09
    days on market $110,000 Active 24 DOM
25. 2026-07-08
    days on market $110,000 Active 23 DOM
26. 2026-07-07
    days on market $110,000 Active 22 DOM
27. 2026-07-06
    days on market $110,000 Active 21 DOM
28. 2026-07-05
    days on market $110,000 Active 20 DOM
29. 2026-07-04
    days on market $110,000 Active 19 DOM
30. 2026-07-03
    days on market $110,000 Active 18 DOM
31. 2026-07-02
    days on market $110,000 Active 17 DOM
32. 2026-07-01
    days on market $110,000 Active 16 DOM
33. 2026-06-30
    days on market $110,000 Active 15 DOM
34. 2026-06-29
    statusdays on market $110,000 Active 14 DOM
35. 2026-06-28
    days on market $110,000 New 13 DOM
36. 2026-06-28
    days on market $110,000 New 12 DOM
37. 2026-06-27
    days on market $110,000 New 11 DOM
38. 2026-06-26
    days on market $110,000 New 10 DOM
39. 2026-06-22
    days on market $110,000 New 7 DOM
40. 2026-06-21
    days on market $110,000 New 6 DOM
41. 2026-06-19
    days on market $110,000 New 4 DOM
42. 2026-06-18
    days on market $110,000 New 3 DOM
43. 2026-06-17
    days on market $110,000 New 2 DOM
44. 2026-06-15
    pricestatusdays on marketlisting id $110,000 New 1 DOM
45. 2026-05-12
    status Under Contract 754-char remark
46. 2026-02-23
    listed $140,000 New 754-char remark
47. 2023-10-25
    historical $1,000
48. 2023-10-22
    listed $1,000
49. 2010-03-31
    historical
50. 2009-10-18
    listed $39,000

ⓘ 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: $1,021 · $85/mo
• Projected year-2 tax: $1,021 · $85/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 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 3/10 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: $22,012
• − Mortgage interest: −$6,162
• − Property taxes: −$1,021
• − Insurance: −$550
• − Repairs & maintenance: −$1,761
• − Management: −$1,761
• − Depreciation: −$3,200
• Taxable income: $7,557
• Est. tax owed @ 24.0%: −$1,814
• After-tax cash flow: $7,082/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 · 9 photos

Fair 45/100 Moderate rehab Est. rehab $24,150–$43,470 screening

This single-family home in Darien, GA, requires moderate repairs and maintenance to improve its condition and value. Painting the exterior and interior, along with landscaping, would significantly enhance its appeal.

Repairs flagged

• Moderate Exterior siding — The exterior siding shows signs of wear and tear.
• Moderate Flooring — The flooring in the living area appears worn and may need replacement.

Value-add opportunities

• Both Painting the exterior and interior — Painting will improve the curb appeal and interior aesthetics, making the home more attractive to buyers and renters. ↑
• Both Landscaping — Landscaping will enhance the curb appeal and make the home more inviting for potential buyers and renters. ↑

ⓘ Rehab cost is a screening estimate — Moderate scope × the home's square footage at US $/sqft rules of thumb (the same model as the Flip Finder). Get contractor quotes + a written scope before underwriting.

F Composite school gradezoned avg 28/100

Zoned Schools

Elementary Todd Grant Elementary School F GA #790/1,228 Nat'l #31,549/41,679 Middle Mcintosh County Middle School F GA #265/470 Nat'l #9,545/14,009 High Mcintosh Academy F GA #109/424 Nat'l #10,401/17,239

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

D Composite livability gradescore 59/100

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

• Census place: Darien, GA
• County: McIntosh · 12,922 people
• Metro: Brunswick-St. Simons, GA
• Population (ZIP): 5,119
• Household income: $36,339
• Rent vs Own: 27.7% rent · 72.3% own
• Severe rent burden: 20% of renters

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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%

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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%

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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

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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

Property features AI

Finance

• Other: Property listed as a fixerLot approximately 0.15 acres
• HOA & community: No HOA

Exterior

• Parking: No designated parking
• Utilities: Public waterPublic sewerSewer availableWater available
• Home design: Single-family houseBuilt in 1962Residential property in City R-Mh East subdivision
• Construction: Wood siding constructionComposition roof1962 construction
• Exterior features: Composition roofWood siding

Interior

• Kitchen: Refrigerator included
• Bedrooms: Three bedrooms (all on the main level)
• Flooring: CarpetVinyl
• Bathrooms: One full bathroom and one half bathroom
• Heating & cooling: Central heatingCentral air conditioning
• Interior features: Other interior featuresOne level
• Laundry & utility: Laundry closetFamily room

Price history

+292.9% since first listed

15 events — show timeline

• 2026-06-04 Listed $110,000 GAMLS
• 2026-05-27 Listed $110,000 GIAR
• 2026-05-26 Listing Removed — GAMLS
• 2026-05-21 Relisted — GAMLS
• 2026-05-12 Pending — GAMLS
• 2026-02-23 Listed $140,000 GAMLS
• 2023-10-25 Rental Removed $1,000 LISTANZA
• 2023-10-22 Listed for Rent $1,000 LISTANZA
• 2010-03-31 Listing Removed — GIAR
• 2009-10-18 Listed $39,000 GIAR
• 2007-04-26 Sold (Public Records) $20,000 Public Records
• 2007-04-23 Sold (MLS) $20,000 Hive MLS
• 2006-12-04 Listed $38,000 Hive MLS
• 2004-03-20 Listing Removed — GIAR
• 2003-09-23 Listed $28,000 GIAR

Property tax history

+4.5%/yr

Latest (2025): $1,021 · -39.5% YoY. Source: county tax records.