310 Borrell Blvd · St. Marys, GA 31558

$150,000

2 bd · 1.0 ba · 1,008 sqft · SingleFamily public records · 42 Days on market

Built 2012 0.52 ac lot $149/sqft · 36% below area Est $235k · 36% 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 +28.7/30.0
• ARV discount +15.0/15.0
• DSCR +10.0/10.0
• 1% rule +8.2/10.0
• 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

CHARMING TWO-BEDROOM EFFICIENCY COTTAGE TUCKED AWAY ON OVER A HALF-ACRE ON THE EDGE OF HISTORIC ST. MARYS, GA. THE OPEN-CONCEPT INTERIOR FEATURES NEWER LUXURY VINYL PLANK FLOORING THROUGHOUT THE MAIN LIVING AREA, CREATING AN INVITING AND LOW-MAINTENANCE SPACE. ONE OF THE TWO BEDROOMS IS CURRENTLY UTILIZED FOR STORAGE AND OFFERS DURABLE CONCRETE FLOORING. THE MAIN BATHROOM INCLUDES CONVENIENT EXTERIOR ACCESS, WHILE THE WASHER IS LOCATED INSIDE THE HALLWAY AND THE DRYER IS POSITIONED IN THE STORAGE AREA OFF THE ATTACHED CARPORT. ENJOY EXCEPTIONAL PRIVACY FROM THE EXPANSIVE LOT WITH MARSH AND RIVER VIEWS FROM THE FRONT YARD. CONVENIENTLY LOCATED JUST MINUTES FROM DOWNTOWN ST. MARYS AND IN CLOSE PROXIMITY TO SCHOOLS, SHOPPING, AND DINING. WITH NO HOA DUES OR RESTRICTIVE NEIGHBORHOOD RULES, THIS PROPERTY OFFERS FLEXIBILITY AND POTENTIAL. PROPERTY IS TENANT OCCUPIED — 24-HOUR NOTICE REQUIRED FOR ALL SHOWINGS. PROPERTY IS LEASED THROUGH FEBRUARY 2027 AT $800/MONTH. THIS WILL NOT ALLOW THE HOME TO QUALIFY FOR FHA, USDA, OR VA FINANCING.

Key facts

• Expansive lot
• 0.52 acre lot
• Parking

Tags

• OPEN-CONCEPT INTERIOR
• DURABLE CONCRETE FLOORING
• CONVENIENT EXTERIOR ACCESS
• EXPANSIVE LOT
• MARSH AND RIVER VIEWS
• CLOSE PROXIMITY TO SCHOOLS

Property features AI

Finance

• Other: Accepts 1031 exchange, cash, and conventional offers
• HOA & community: No homeowners association; Street lights in the community

Exterior

• Parking: Carport with storage; Off-street parking (1 space total)
• Utilities: Public water; Public sewer; Electricity available; Natural gas available; High-speed internet available; Cable available; Phone available; Underground utilities; Sewer connected; Water available
• Home design: Single-family house; Detached; Built in 2012
• Construction: Press board and wood siding exterior; Composition roof; Slab foundation
• Exterior features: Level lot; Cleared vegetation; Double-pane windows

Interior

• Kitchen: Refrigerator included; Solid surface counters
• Bedrooms: 2 bedrooms on the main level
• Flooring: Vinyl flooring
• Bathrooms: 1 full bathroom on the main level
• Heating & cooling: Central heating; Electric heating; Heat pump; Central air conditioning; Ceiling fan(s)
• Interior features: One-level floorplan; Family room; L-shaped dining area; Solid surface kitchen counters; No basement; No common walls
• Laundry & utility: Hall laundry; Additional utility space

🏷️ Possibly a rental listed for sale. The $150,000 price doesn't fit this home's estimated sale value (~$234,620) and the remarks read like a rental — treat the cards below with caution.

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $150k.

Deal economics

• At list price, monthly cash flow is $71 ($849/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $150k).
• Recommended offer: $146k (3.0% below list) — sets the bar for market timing.
• Cap rate 10.3% 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.
• Zoned schools: Saint Marys Elementary School (math 67% / reading 50%, grade B-, #139 of 1,228 statewide, top 11%, 598 students, 48% FRL); Saint Marys Middle School (math 56% / reading 63%, grade B, #42 of 470 statewide, top 9%, 1,051 students, 44% FRL).
• Market conditions: Rents rising (+1.2%/yr); 484 active listings in the ZIP; 14 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 57% of comp listings sitting > 30 days — soft ceiling on asking rent; 383 units permitted in Camden County in 2024 (0 in 5+ unit buildings).
• This rent runs 32% 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 $4k 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 42 days — a 3% lower offer ($146k) 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.
• Current owner paid $25k; list at $150k implies a 500% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: flood insurance adds $427/mo.
• Climate carrying-cost: in FEMA flood zone AE (mandatory federal flood insurance); severe wind risk, 99% chance of damaging wind over 30y; major 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 $145,500 (3.0% below list)

Questions for the listing agent

1. It's been on market 42 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
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: 1.32% ✓
• Cap rate: 10.27%
• Cash-on-cash: 14.21%
• DSCR: 1.63
• GRM: 6.3

CMA / ARV

• ARV (median comp): $234,620
• List price: $150,000
• Delta: -36.07%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 8 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
302 Borrell Blvd	0.06mi	3/1.0 (+1)	888 (-12%)	2mo	$230,000	$259	70
204 Gunter St	0.19mi	2/1.0	912 (-10%)	7mo	$235,000	$258	69
103 Bound St	0.39mi	2/1.0	864 (-14%)	2mo	$244,900	$283	57
1310 Dilworth St	0.38mi	2/1.0	1,108 (+10%)	12mo	$270,000	$244	55
1011 Dilworth St	0.29mi	3/2.0 (+1)	1,137 (+13%)	2mo	$235,000	$207	55
136 Borrell Blvd	0.21mi	3/1.0 (+1)	898 (-11%)	16mo	$285,000	$317	54
202 Borrell Blvd	0.17mi	3/1.0 (+1)	1,152 (+14%)	12mo	$234,000	$203	54
802 Margaret St	0.64mi	2/1.0	912 (-10%)	11mo	$247,500	$271	45

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: -15.7%
• Equity multiple: 0.45×
• Total profit: $-22,970
• Equity at exit: $22,365

10-year hold

• IRR: -11.9%
• Equity multiple: 0.36×
• Total profit: $-26,712
• Equity at exit: $12,969

Cash invested: $42,000 (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: 6.3×

Monthly cashflow live

• Estimated rent: $1,975 high
• Mortgage (P&I): −$787
• Tax from tax record: −$214 /mo · $2,570/yr
• Insurance: −$62
• Flood insurance flood zone: −$427 /mo · $5,118/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$415
• Net cashflow: $71

Break-even live

Break-even rent $1,886

Max offer price $150,000

Occupancy floor 91%

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: $37,500
• Closing costs: $4,500
• Reserves months: —
• Total cash needed: —

Rent comps 14 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
212 Gunter St Saint Marys, GA	3.0	1.5	1226	$1,775	$1.45	24d	1	0.16mi
212 Gunter St Saint Marys, GA	3.0	1.5	1226	$1,775	$1.45	44d	1	0.16mi
208 Gunter St Saint Marys, GA	3.0	2.0	1196	$3,500	$2.93	44d	1	0.18mi
900 Dilworth St Saint Marys, GA	2.0	1.5	940	$1,620	$1.72	24d	3	0.46mi
4450 St Marys, GA	1.0–2.0	1.0–2.0	893	$1,591	$1.78	8d	17	0.60mi
600 Margaret St Saint Marys, GA	3.0	2.0	1056	$1,550	$1.47	44d	1	0.82mi
207 Saint Patrick St Unit B St Marys, GA	2.0	1.0	1000	$1,100	$1.10	44d	1	0.87mi
504 Bailey St Saint Marys, GA	3.0	1.0	1296	$2,800	$2.16	44d	1	0.93mi
501 Bailey St Saint Marys, GA	3.0	2.0	1156	$2,600	$2.25	17d	1	0.94mi
540 Chateau Cir Saint Marys, GA	2.0	2.0	1000	$1,450	$1.45	21d	1	0.97mi
604 Wheeler St Saint Marys, GA	3.0	1.0	912	$1,850	$2.03	4d	1	1.11mi
601 Norris St Unit B St Marys, GA	1.0	1.0	800	$1,920	$2.40	44d	1	1.33mi
601 Norris St Unit C St Marys, GA	1.0	1.0	870	$1,970	$2.26	44d	1	1.33mi
601 Norris St Apt A St Marys, GA	2.0	2.0	1450	$2,500	$1.72	44d	1	1.33mi

Listing history 18 events

1. 2026-06-19
   status $150,000 Under Contract 42 DOM
2. 2026-06-18
   days on market $150,000 Active 42 DOM
3. 2026-06-17
   days on market $150,000 Active 41 DOM
4. 2026-06-16
   days on market $150,000 Active 40 DOM
5. 2026-06-15
   days on market $150,000 Active 39 DOM
6. 2026-06-13
   days on market $150,000 Active 37 DOM
7. 2026-06-13
   days on market $150,000 Active 36 DOM
8. 2026-06-09
   days on market $150,000 Active 33 DOM
9. 2026-06-08
   days on market $150,000 Active 32 DOM
10. 2026-06-07
    days on market $150,000 Active 31 DOM
11. 2026-06-05
    days on market $150,000 Active 28 DOM
12. 2026-06-03
    days on market $150,000 Active 27 DOM
13. 2026-06-02
    days on market $150,000 Active 26 DOM
14. 2026-06-01
    days on market $150,000 Active 25 DOM
15. 2026-05-31
    days on market $150,000 Active 24 DOM
16. 2026-05-07
    listed $150,000 Active 1050-char remark

    Show marketing remark (1050 chars)

    CHARMING TWO-BEDROOM EFFICIENCY COTTAGE TUCKED AWAY ON OVER A HALF-ACRE ON THE EDGE OF HISTORIC ST. MARYS, GA. THE OPEN-CONCEPT INTERIOR FEATURES NEWER LUXURY VINYL PLANK FLOORING THROUGHOUT THE MAIN LIVING AREA, CREATING AN INVITING AND LOW-MAINTENANCE SPACE. ONE OF THE TWO BEDROOMS IS CURRENTLY UTILIZED FOR STORAGE AND OFFERS DURABLE CONCRETE FLOORING. THE MAIN BATHROOM INCLUDES CONVENIENT EXTERIOR ACCESS, WHILE THE WASHER IS LOCATED INSIDE THE HALLWAY AND THE DRYER IS POSITIONED IN THE STORAGE AREA OFF THE ATTACHED CARPORT. ENJOY EXCEPTIONAL PRIVACY FROM THE EXPANSIVE LOT WITH MARSH AND RIVER VIEWS FROM THE FRONT YARD. CONVENIENTLY LOCATED JUST MINUTES FROM DOWNTOWN ST. MARYS AND IN CLOSE PROXIMITY TO SCHOOLS, SHOPPING, AND DINING. WITH NO HOA DUES OR RESTRICTIVE NEIGHBORHOOD RULES, THIS PROPERTY OFFERS FLEXIBILITY AND POTENTIAL. PROPERTY IS TENANT OCCUPIED — 24-HOUR NOTICE REQUIRED FOR ALL SHOWINGS. PROPERTY IS LEASED THROUGH FEBRUARY 2027 AT $800/MONTH. THIS WILL NOT ALLOW THE HOME TO QUALIFY FOR FHA, USDA, OR VA FINANCING.

17. 2026-04-23
    listed $150,000 New 1053-char remark
18. 2019-06-04
    soldstatus $25,000

ⓘ 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: $2,570 · $214/mo
• Projected year-2 tax: $2,570 · $214/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 9/10 Extreme FEMA zone AE · 99% chance over 30 yrs
• 🔥 Wildfire 6/10 Major
• 🌡 Heat 10/10 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 · 8 by 30 yrs out

Taxation est. · year 1

• Rental income: $23,705
• − Mortgage interest: −$8,402
• − Property taxes: −$2,570
• − Insurance: −$5,868
• − Repairs & maintenance: −$1,896
• − Management: −$1,896
• − Depreciation: −$4,364
• Taxable loss: −$1,293
• Est. tax savings @ 24.0%: +$310
• After-tax cash flow: $1,159/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

+500.0% since first listed

3 events — show timeline

• 2026-05-07 Listed $150,000 GIAR
• 2026-04-23 Listed $150,000 GAMLS
• 2019-06-04 Sold (Public Records) $25,000 Public Records

Property tax history

+26.0%/yr

Latest (2025): $2,570 · +399.5% YoY. Source: county tax records.