206 Sunnyside Dr · St. Marys, GA 31558

$185,000

3 bd · 2.0 ba · 1,572 sqft · SingleFamily public records · 128 Days on market

Built 1989 0.72 ac lot $118/sqft · 27% below area Est $252k · 27% under

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Why this score? — see what drove the B- 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 +24.6/30.0
• ARV discount +15.0/15.0
• DSCR +7.9/10.0
• 1% rule +5.3/10.0
• Schools +4.7/10.0
• 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

This 3-bedroom, 2-full-bath home features 1,572 square feet of solid living space on a spacious 0.72-acre lot, providing plenty of room for expansion, outdoor living, or future improvements. The home has great bones and a functional layout, making it a strong fixer-upper for buyers looking to customize or investors seeking value. A major highlight is the AC unit, approximately one year old. With generous square footage, a large lot, and endless potential, this property is being sold as-is, amazing for a renovation project, rental, or flip.

Key facts

• Spacious lot
• Strong fixer-upper
• Endless potential

Tags

• SPACIOUS LOT
• STRONG FIXER-UPPER
• ENDLESS POTENTIAL

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $185k.

Deal economics

• At list price, monthly cash flow is $383 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $185k).
• Recommended offer: $163k (12.0% below list) — sets the bar for market timing.
• Cap rate 8.8% vs local median 3.0% 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 B — 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.
• Market conditions: Rents rising (+1.2%/yr); 484 active listings in the ZIP; 9 comparable units currently listed for rent nearby; rentals at typical pace (median 16d 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 128 days — a 12% lower offer ($163k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $110k; list at $185k implies a 68% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: major flood risk; severe wind risk, 99% chance of damaging wind over 30y; severe wildfire risk; extreme-heat days projected 7→20/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $162,800 (12.0% below list)

Questions for the listing agent

1. It's been on market 128 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: 1.03% ✓
• Cap rate: 8.78%
• Cash-on-cash: 8.87%
• DSCR: 1.39
• GRM: 8.1

CMA / ARV

• ARV (median comp): $252,078
• List price: $185,000
• Delta: -26.61%
• 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
507 Sunnyside Ct	0.08mi	3/2.0	1,524 (-3%)	1mo	$254,000	$167	90
107 Sunnyside Dr	0.10mi	3/2.0	1,524 (-3%)	3mo	$255,000	$167	88
421 Sunnyside Dr	0.13mi	3/2.0	1,495 (-5%)	4mo	$271,500	$182	82
114 Plantation Ct	0.38mi	3/2.0	1,575 (+0%)	3mo	$282,500	$179	79
128 Dogwood Cir	0.38mi	4/2.0 (+1)	1,640 (+4%)	1mo	$203,700	$124	69
102 Pinedale Dr	0.25mi	4/2.0 (+1)	1,665 (+6%)	6mo	$265,000	$159	69
308 Pinedale Dr	0.20mi	3/2.0	1,758 (+12%)	4mo	$269,000	$153	68
236 Silver Fox Dr	0.68mi	3/2.0	1,495 (-5%)	1mo	$299,590	$200	59
106 Piper Cv	0.45mi	4/2.0 (+1)	1,416 (-10%)	3mo	$260,000	$184	55
116 Dogwood Cir	0.44mi	4/2.0 (+1)	1,414 (-10%)	6mo	$250,000	$177	53
243 Hayden Dr	0.64mi	3/2.0	1,733 (+10%)	3mo	$332,970	$192	50
372 Silver Fox Dr	0.70mi	3/2.0	1,733 (+10%)	7mo	$314,780	$182	44

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: -4.7%
• Equity multiple: 0.83×
• Total profit: $-9,024
• Equity at exit: $27,584

10-year hold

• IRR: 2.9%
• Equity multiple: 1.19×
• Total profit: $9,969
• Equity at exit: $15,995

Cash invested: $51,800 (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 →

ZIP-level market 31558

• Home prices YoY: -11.1%
• Rents YoY: 1.2%
• Active inventory: 484
• Price-to-rent: 8.1×

Monthly cashflow live

• Estimated rent: $1,908 high
• Mortgage (P&I): −$970
• Tax from tax record: −$78 /mo · $932/yr
• Insurance: −$77
• HOA: −$0
• Vacancy / Maint / Mgmt: −$401
• Net cashflow: $383

Break-even live

Break-even rent $1,424

Max offer price $185,000

Occupancy floor 75%

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: $46,250
• Closing costs: $5,550
• Reserves months: —
• Total cash needed: —

Rent comps 9 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
413 Sunnyside Dr Saint Marys, GA	3.0	2.0	1231	$3,200	$2.60	43d	1	0.16mi
603 Plantation Village Dr Saint Marys, GA	3.0	2.0	1250	$1,700	$1.36	23d	1	0.19mi
501 Westgate Cir Saint Marys, GA	3.0	2.0	1215	$1,950	$1.60	1d	1	0.38mi
501 Westgate Cir Unit NA St Marys, GA	3.0	2.0	1215	$1,950	$1.60	14d	1	0.38mi
223 Brooklet Cir Saint Marys, GA	4.0	2.0	1861	$2,150	$1.16	16d	1	1.43mi
227 Brooklet Cir Saint Marys, GA	4.0	2.0	1835	$2,150	$1.17	43d	1	1.44mi
227 Brooklet Cir Saint Marys, GA	4.0	2.0	1835	$2,150	$1.17	7d	1	1.44mi
107 Green Turtle Ct Kingsland, GA	3.0	2.0	2067	$2,400	$1.16	43d	1	1.49mi
239 Brooklet Cir Saint Marys, GA	3.0	2.0	1747	$1,900	$1.09	7d	1	1.49mi

Listing history 16 events

1. 2026-06-18
   days on market $185,000 Active 128 DOM
2. 2026-06-17
   days on market $185,000 Active 127 DOM
3. 2026-06-16
   days on market $185,000 Active 126 DOM
4. 2026-06-15
   days on market $185,000 Active 125 DOM
5. 2026-06-13
   days on market $185,000 Active 123 DOM
6. 2026-06-13
   days on market $185,000 Active 122 DOM
7. 2026-06-09
   days on market $185,000 Active 119 DOM
8. 2026-06-08
   days on market $185,000 Active 118 DOM
9. 2026-06-07
   days on market $185,000 Active 117 DOM
10. 2026-06-05
    days on market $185,000 Active 114 DOM
11. 2026-06-03
    days on market $185,000 Active 113 DOM
12. 2026-06-02
    days on market $185,000 Active 112 DOM
13. 2026-06-01
    days on market $185,000 Active 111 DOM
14. 2026-05-31
    days on market $185,000 Active 110 DOM
15. 2026-02-10
    listed $185,000 New 545-char remark

    Show marketing remark (545 chars)

    This 3-bedroom, 2-full-bath home features 1,572 square feet of solid living space on a spacious 0.72-acre lot, providing plenty of room for expansion, outdoor living, or future improvements. The home has great bones and a functional layout, making it a strong fixer-upper for buyers looking to customize or investors seeking value. A major highlight is the AC unit, approximately one year old. With generous square footage, a large lot, and endless potential, this property is being sold as-is, amazing for a renovation project, rental, or flip.

16. 2025-10-09
    soldstatus $110,000

ⓘ 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: $932 · $78/mo
• Projected year-2 tax: $1,702 · $142/mo
• Expected delta: +$770/yr (+$64/mo · 82.7%)

ⓘ 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) · 51% chance over 30 yrs
• 🔥 Wildfire 8/10 Severe
• 🌡 Heat 9/10 Extreme 7 d/yr ≥106°F today · 20 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: $22,901
• − Mortgage interest: −$10,363
• − Property taxes: −$932
• − Insurance: −$925
• − Repairs & maintenance: −$1,832
• − Management: −$1,832
• − Depreciation: −$5,382
• Taxable income: $1,635
• Est. tax owed @ 24.0%: −$392
• After-tax cash flow: $4,201/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

+68.2% since first listed

2 events — show timeline

• 2026-02-10 Listed $185,000 GAMLS
• 2025-10-09 Sold (Public Records) $110,000 Public Records

Property tax history

-0.6%/yr

Latest (2025): $932 · -0.6% YoY. Source: county tax records.