503 Sixth St W · Darien, GA 31305

$205,000

3 bd · 1.5 ba · 928 sqft · SingleFamily public records · 417 Days on market

Built 1979 0.27 ac lot $221/sqft · 9% below area Est $225k · 9% under ↓ 10% since listing

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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 +13.7/30.0
• ARV discount +11.5/15.0
• Appreciation +10.0/10.0
• 1% rule +4.1/10.0
• DSCR +4.1/10.0
• Livability +3.0/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.2/10.0

Listing remarks MLS

Discover the charm of coastal living in this adorable cottage, perfectly situated in a fast-growing area brimming with fantastic restaurants and abundant outdoor activities. Here, you can savor the peace and serenity of a classic small coastal Georgia town while still being close to it all. This delightful property presents a unique opportunity, complete with an extra lot for added potential! Investors, take note – with no rental restrictions, this could be an ideal spot for short-term or long-term rentals. The quaint downtown area is just a short bike ride or golf cart cruise away, offering easy access to local shops and eateries. This isn't just a house; it's a chance to embrace a wonderful coastal lifestyle. Properties with this potential in such a desirable location are quickly snatched up. Don't miss out – arrange your visit today!

Key facts

• Extra lot
• Short bike ride
• Eateries

Tags

• EXTRA LOT
• NO RENTAL RESTRICTIONS
• SHORT BIKE RIDE
• GOLF CART CRUISE
• LOCAL SHOPS
• EATERIES

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath single-family listed at $205k.

Deal economics

• At list price, monthly cash flow is $14 ($167/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 $186k (9.4% below list).
• Recommended offer: $180k (12.0% below list) — sets the bar for market timing.
• Cap rate 6.4% vs local median 3.0% 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: schools F, amenities F, commute 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.
• Market conditions: 126 active listings in the ZIP; 2 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 $22k of equity ($1k loan paydown + $20k 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 $57k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 2, paydown + projected appreciation supports a ~$35k 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 ($180k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $45k (18%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Climate carrying-cost: 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 $180,400 (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. Built in 1979 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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: 0.91% ✗
• Cap rate: 6.37%
• Cash-on-cash: 0.29%
• DSCR: 1.01
• GRM: 9.2

CMA / ARV

• ARV (median comp): $225,231
• List price: $205,000
• Delta: -8.98%
• Verdict: FAIR
• Comps: 15 within 1.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: 24.5%
• Equity multiple: 2.96×
• Total profit: $112,583
• Equity at exit: $184,680

10-year hold

• IRR: 21.7%
• Equity multiple: 6.77×
• Total profit: $330,943
• Equity at exit: $398,270

Cash invested: $57,400 (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: 126
• Price-to-rent: 9.2×

Monthly cashflow live

• Estimated rent: $1,857 medium
• Mortgage (P&I): −$1,075
• Tax from tax record: −$293 /mo · $3,514/yr
• Insurance: −$85
• HOA: −$0
• Vacancy / Maint / Mgmt: −$390
• Net cashflow: $14

Break-even live

Break-even rent $1,840

Max offer price $205,000

Occupancy floor 94%

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: $51,250
• Closing costs: $6,150
• 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	44d	1	0.28mi
91 Screven St Darien, GA	2.0	2.0	1022	$2,000	$1.96	44d	1	0.36mi

Listing history 23 events

1. 2026-06-19
   days on market $205,000 Active 417 DOM
2. 2026-06-18
   days on market $205,000 Active 416 DOM
3. 2026-06-17
   days on market $205,000 Active 415 DOM
4. 2026-06-16
   days on market $205,000 Active 414 DOM
5. 2026-06-15
   days on market $205,000 Active 413 DOM
6. 2026-06-14
   days on market $205,000 Active 411 DOM
7. 2026-06-13
   days on market $205,000 Active 410 DOM
8. 2026-06-10
   days on market $205,000 Active 408 DOM
9. 2026-06-09
   days on market $205,000 Active 407 DOM
10. 2026-06-08
    days on market $205,000 Active 406 DOM
11. 2026-06-07
    days on market $205,000 Active 405 DOM
12. 2026-06-05
    days on market $205,000 Active 402 DOM
13. 2026-06-03
    days on market $205,000 Active 401 DOM
14. 2026-06-02
    days on market $205,000 Active 400 DOM
15. 2026-06-01
    days on market $205,000 Active 399 DOM
16. 2026-05-31
    days on market $205,000 Active 398 DOM
17. 2026-05-30
    days on market $205,000 Active 397 DOM
18. 2026-04-01
    price $205,000 860-char remark

    Show marketing remark (860 chars)

    Discover the charm of coastal living in this adorable cottage, perfectly situated in a fast-growing area brimming with fantastic restaurants and abundant outdoor activities. Here, you can savor the peace and serenity of a classic small coastal Georgia town while still being close to it all. This delightful property presents a unique opportunity, complete with an extra lot for added potential! Investors, take note – with no rental restrictions, this could be an ideal spot for short-term or long-term rentals. The quaint downtown area is just a short bike ride or golf cart cruise away, offering easy access to local shops and eateries. This isn't just a house; it's a chance to embrace a wonderful coastal lifestyle. Properties with this potential in such a desirable location are quickly snatched up. Don't miss out – arrange your visit today!

19. 2026-04-01
    historical

    Show marketing remark (860 chars)

    Discover the charm of coastal living in this adorable cottage, perfectly situated in a fast-growing area brimming with fantastic restaurants and abundant outdoor activities. Here, you can savor the peace and serenity of a classic small coastal Georgia town while still being close to it all. This delightful property presents a unique opportunity, complete with an extra lot for added potential! Investors, take note – with no rental restrictions, this could be an ideal spot for short-term or long-term rentals. The quaint downtown area is just a short bike ride or golf cart cruise away, offering easy access to local shops and eateries. This isn't just a house; it's a chance to embrace a wonderful coastal lifestyle. Properties with this potential in such a desirable location are quickly snatched up. Don't miss out – arrange your visit today!

20. 2025-10-28
    price $229,000 860-char remark

    Show marketing remark (860 chars)

    Discover the charm of coastal living in this adorable cottage, perfectly situated in a fast-growing area brimming with fantastic restaurants and abundant outdoor activities. Here, you can savor the peace and serenity of a classic small coastal Georgia town while still being close to it all. This delightful property presents a unique opportunity, complete with an extra lot for added potential! Investors, take note – with no rental restrictions, this could be an ideal spot for short-term or long-term rentals. The quaint downtown area is just a short bike ride or golf cart cruise away, offering easy access to local shops and eateries. This isn't just a house; it's a chance to embrace a wonderful coastal lifestyle. Properties with this potential in such a desirable location are quickly snatched up. Don't miss out – arrange your visit today!

21. 2025-06-27
    price $235,000 860-char remark

    Show marketing remark (860 chars)

    Discover the charm of coastal living in this adorable cottage, perfectly situated in a fast-growing area brimming with fantastic restaurants and abundant outdoor activities. Here, you can savor the peace and serenity of a classic small coastal Georgia town while still being close to it all. This delightful property presents a unique opportunity, complete with an extra lot for added potential! Investors, take note – with no rental restrictions, this could be an ideal spot for short-term or long-term rentals. The quaint downtown area is just a short bike ride or golf cart cruise away, offering easy access to local shops and eateries. This isn't just a house; it's a chance to embrace a wonderful coastal lifestyle. Properties with this potential in such a desirable location are quickly snatched up. Don't miss out – arrange your visit today!

22. 2025-04-28
    listed $250,000 Active 860-char remark

    Show marketing remark (860 chars)

    Discover the charm of coastal living in this adorable cottage, perfectly situated in a fast-growing area brimming with fantastic restaurants and abundant outdoor activities. Here, you can savor the peace and serenity of a classic small coastal Georgia town while still being close to it all. This delightful property presents a unique opportunity, complete with an extra lot for added potential! Investors, take note – with no rental restrictions, this could be an ideal spot for short-term or long-term rentals. The quaint downtown area is just a short bike ride or golf cart cruise away, offering easy access to local shops and eateries. This isn't just a house; it's a chance to embrace a wonderful coastal lifestyle. Properties with this potential in such a desirable location are quickly snatched up. Don't miss out – arrange your visit today!

23. 2025-04-25
    listed $229,000 New

ⓘ 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: $3,514 · $293/mo
• Projected year-2 tax: $3,514 · $293/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 6/10 Major
• 🌡 Heat 10/10 Extreme 7 d/yr ≥107°F today · 20 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: $22,286
• − Mortgage interest: −$11,483
• − Property taxes: −$3,514
• − Insurance: −$1,025
• − Repairs & maintenance: −$1,783
• − Management: −$1,783
• − Depreciation: −$5,964
• Taxable loss: −$3,266
• Est. tax savings @ 24.0%: +$784
• After-tax cash flow: $950/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: 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

-10.5% since first listed

6 events — show timeline

• 2026-04-01 Price Changed $205,000 GIAR
• 2026-04-01 Listing Removed — GAMLS
• 2025-10-28 Price Changed $229,000 GIAR
• 2025-06-27 Price Changed $235,000 GIAR
• 2025-04-28 Listed $250,000 GIAR
• 2025-04-25 Listed $229,000 GAMLS

Property tax history

+9.6%/yr

Latest (2025): $3,514 · +1.5% YoY. Source: county tax records.