Dunhill Plan · Darien, GA 31305

$329,900

3 bd · 2.0 ba · 1,534 sqft · SingleFamily · 417 Days on market

Excellent condition $50/mo HOA · 2% 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 +18.2/30.0
• Appreciation +10.0/10.0
• ARV discount +7.5/15.0
• DSCR +5.7/10.0
• 1% rule +5.1/10.0
• Condition / age +4.8/5.0
• Livability +3.0/5.0
• Rent growth +2.5/5.0
• Schools +2.2/10.0

Listing remarks MLS

Introducing the charming Dunhill plan - a cozy 3-bedroom, 2-bathroom home spanning across 1534 square feet. This delightful home boasts an open-concept design that exudes warmth and comfort, making it the perfect haven for you and your loved ones. The kitchen is a true standout feature of this home, with its sleek stainless steel appliances that will surely impress any chef. The sensible layout of the kitchen also makes cooking and entertaining a breeze. Whether it's a quick breakfast or a formal dinner party, this kitchen has got you covered. The bedrooms are spacious and cozy, providing ample space for relaxation and rejuvenation. The bathrooms are modern and functional, with plenty of storage space and elegant fixtures that will leave you feeling pampered. The home also comes with a 2-car garage, giving you the convenience of secure parking and additional storage. Best of all, this stunning home is incredibly affordable, making it the perfect option for first-time homeowners and families looking to upgrade. Don't miss this fantastic opportunity to own the Dunhill plan - a home that truly has it all. Schedule a viewing today and experience the warmth and comfort of this lovely abode for yourself!

Key facts

• Open-concept design
• Elegant fixtures
• Secure parking

Tags

• OPEN-CONCEPT DESIGN
• SENSIBLE LAYOUT OF THE KITCHEN
• PLENTY OF STORAGE SPACE
• ELEGANT FIXTURES
• SECURE PARKING
• ADDITIONAL STORAGE

🏗️ New construction. The $329,900 list price is a builder figure, so every metric below is computed on the value from comparable previous sales — $292,101.

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $330k. Condition is rated excellent.

Deal economics

• At list price, monthly cash flow is $262 ($3k/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 $295k (10.6% below list).
• Recommended offer: $290k (12.0% below list) — sets the bar for market timing.
• Cap rate 7.4% vs local median 2.9% 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: 125 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 127 units permitted in McIntosh County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $31k of equity ($2k loan paydown + $29k 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 $82k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 2, paydown + projected appreciation supports a ~$50k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 417 days — a 12% lower offer ($290k) is reasonable based on typical stale-listing flexibility.

Recommended offer $290,312 (12.0% below list)

Questions for the listing agent

1. It's been on market 417 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
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: 1.01% ✓
• Cap rate: 7.37%
• Cash-on-cash: 3.84%
• DSCR: 1.17
• GRM: 8.3

CMA / ARV

• ARV (median comp): $292,101
• List price: $329,900
• Delta: 12.94%
• Verdict: OVERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1072 Cottage Way	0.34mi	3/2.0	1,601 (+4%)	1mo	$294,900	$184	76
1654 Ashantilly Dr	0.21mi	3/2.5	1,489 (-3%)	10mo	$256,100	$172	74
1044 Cottage Way	0.36mi	3/2.0	1,601 (+4%)	3mo	$297,900	$186	74
1400 Black Rd	0.31mi	3/2.0	1,568 (+2%)	11mo	$214,900	$137	73
1626 Meadow Ln SE	0.37mi	3/2.5	1,434 (-6%)	2mo	$260,000	$181	68
309 Haven Dr	0.62mi	3/2.0	1,588 (+4%)	6mo	$335,000	$211	60
1194 Redfish Dr SE	0.59mi	3/2.0	1,433 (-7%)	2mo	$325,000	$227	60
270 Bridgewater Ln SE	0.55mi	3/2.0	1,440 (-6%)	10mo	$260,000	$181	56
282 Bridgewater Ln	0.52mi	3/2.0	1,367 (-11%)	4mo	$249,050	$182	54
286 Bridgewater Ln	0.54mi	3/2.0	1,367 (-11%)	3mo	$270,000	$198	54
286 Bridgewater Ln	0.54mi	3/2.0	1,367 (-11%)	3mo	$270,000	$198	54
1746 Redfish Dr SE	0.58mi	3/2.0	1,323 (-14%)	2mo	$315,000	$238	49

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: 27.1%
• Equity multiple: 3.15×
• Total profit: $175,839
• Equity at exit: $263,148

10-year hold

• IRR: 23.7%
• Equity multiple: 7.17×
• Total profit: $504,851
• Equity at exit: $567,488

Cash invested: $81,788 (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 31305

• Home prices YoY: 20.2%
• Active inventory: 125
• Price-to-rent: 9.3×

Monthly cashflow live

• Estimated rent: $2,950 medium
• Mortgage (P&I): −$1,532
• Tax est. 1.5%: −$365 /mo · $4,382/yr
• Insurance: −$122
• HOA: −$50
• Vacancy / Maint / Mgmt: −$620
• Net cashflow: $262

Break-even live

Break-even rent $2,619

Max offer price $292,101

Occupancy floor 86%

Sensitivity live

Price	-10% $464	-5% $363	+0% $262	+5% $161	+10% $60
Rent	-10% $29	-5% $145	+0% $262	+5% $378	+10% $495
Rate	-1.0pp $409	-0.5pp $336	base $262	+0.5pp $186	+1.0pp $109

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: $73,025
• Closing costs: $8,763
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
905 Wayne St Darien, GA	3.0	2.0	1482	$2,950	$1.99	45d	1	1.25mi

HOA detail

• Monthly dues: $50 · $600/yr

Listing history 20 events

1. 2026-06-22
   days on market $329,900 Active 417 DOM
2. 2026-06-21
   days on market $329,900 Active 416 DOM
3. 2026-06-19
   days on market $329,900 Active 414 DOM
4. 2026-06-18
   days on market $329,900 Active 413 DOM
5. 2026-06-17
   days on market $329,900 Active 412 DOM
6. 2026-06-16
   days on market $329,900 Active 411 DOM
7. 2026-06-15
   days on market $329,900 Active 410 DOM
8. 2026-06-14
   days on market $329,900 Active 408 DOM
9. 2026-06-13
   days on market $329,900 Active 407 DOM
10. 2026-06-10
    days on market $329,900 Active 405 DOM
11. 2026-06-09
    days on market $329,900 Active 404 DOM
12. 2026-06-08
    days on market $329,900 Active 403 DOM
13. 2026-06-07
    days on market $329,900 Active 402 DOM
14. 2026-06-05
    days on market $329,900 Active 399 DOM
15. 2026-06-03
    days on market $329,900 Active 398 DOM
16. 2026-06-02
    days on market $329,900 Active 397 DOM
17. 2026-06-01
    days on market $329,900 Active 396 DOM
18. 2026-05-31
    days on market $329,900 Active 395 DOM
19. 2026-05-30
    days on market $329,900 Active 394 DOM
20. 2025-05-01
    listed $329,900 Active 1217-char remark

    Show marketing remark (1217 chars)

    Introducing the charming Dunhill plan - a cozy 3-bedroom, 2-bathroom home spanning across 1534 square feet. This delightful home boasts an open-concept design that exudes warmth and comfort, making it the perfect haven for you and your loved ones. The kitchen is a true standout feature of this home, with its sleek stainless steel appliances that will surely impress any chef. The sensible layout of the kitchen also makes cooking and entertaining a breeze. Whether it's a quick breakfast or a formal dinner party, this kitchen has got you covered. The bedrooms are spacious and cozy, providing ample space for relaxation and rejuvenation. The bathrooms are modern and functional, with plenty of storage space and elegant fixtures that will leave you feeling pampered. The home also comes with a 2-car garage, giving you the convenience of secure parking and additional storage. Best of all, this stunning home is incredibly affordable, making it the perfect option for first-time homeowners and families looking to upgrade. Don't miss this fantastic opportunity to own the Dunhill plan - a home that truly has it all. Schedule a viewing today and experience the warmth and comfort of this lovely abode for yourself!

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Taxation est. · year 1

• Rental income: $35,400
• − Mortgage interest: −$16,362
• − Property taxes: −$4,382
• − Insurance: −$1,461
• − Repairs & maintenance: −$2,832
• − Management: −$2,832
• − HOA: −$600
• − Depreciation: −$8,497
• Taxable loss: −$1,566
• Est. tax savings @ 24.0%: +$376
• After-tax cash flow: $3,518/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 · 2 photos

Excellent 95/100 None rehab

This Dunhill plan home is in excellent condition with no visible repairs needed. It offers a good return on investment with updates that can further enhance its curb appeal and marketability.

Value-add opportunities

• Both Painting exterior siding — Enhances curb appeal and value.
• Both Landscaping improvements — Enhances curb appeal and value.
• Both Add smart home features — Improves convenience and marketability.
• Both Install energy-efficient windows — Reduces energy costs and enhances curb appeal.

Renovation cost estimate screening

Value-add ROI direction

• Both Painting exterior siding — Enhances curb appeal and value. ↑
• Both Landscaping improvements — Enhances curb appeal and value. ↑
• Both Add smart home features — Improves convenience and marketability. ↑
• Both Install energy-efficient windows — Reduces energy costs and enhances curb appeal. ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

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

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
• Population (ZIP): 5,119

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%

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%

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

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

1 event — show timeline

• 2025-05-01 Listed $329,900 Zillow