2514 Demere Rd #7 · St. Simons, GA 31522

$335,000

2 bd · 2.0 ba · 1,210 sqft · Condo · 37 Days on market

Built 1979 $277/sqft · at area comps Est $343k · at est. $277/mo HOA · 9% of rent

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Why this score? — see what drove the D 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 +14.2/30.0
• ARV discount +8.5/15.0
• 1% rule +4.4/10.0
• DSCR +4.3/10.0
• Schools +3.4/10.0
• Rent growth +3.1/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Move-in ready and located within a sought-after gated community of Island Retreat, this well-maintained second-floor condo offers an inviting layout ideal for a primary residence, second home, or investment opportunity. The 2-bedroom, 2-bath floor plan features a bright and open living and dining area designed for comfortable everyday living and easy entertaining plus extra space in the sunroom. The functional kitchen is equipped with ample cabinetry and workspace, while both bedrooms provide privacy and flexibility for guests or rental potential. Both bathrooms have tubs with tile surrounds. The primary bedroom has two walk-in closets. Residents enjoy access to desirable community amenities, including a swimming pool, tennis and pickleball courts, and a fully equipped workout room. With its turnkey condition and versatile appeal, this property presents an excellent opportunity to enjoy low-maintenance living in a highly convenient setting.

Key facts

• Gated community
• Pickleball courts
• Workout room

Tags

• GATED COMMUNITY
• SWIMMING POOL
• TENNIS COURTS
• PICKLEBALL COURTS
• WORKOUT ROOM
• WALK-IN CLOSETS

Property features AI

Finance

• Other: Located in the Island Retreat Condos subdivision; Community features include playground, sidewalks, street lights and nearby shopping
• HOA & community: Association fee covers facilities fee, insurance, grounds maintenance, pest control, trash and water; Annual association fee listed

Exterior

• Parking: Off-street parking for 2 vehicles
• Security: Gated community
• Utilities: Public water; Public sewer; Cable available; Electricity available
• Home design: Attached condominium; One-level; Residential property in a gated community
• Construction: Built in 1979; Tabby construction; Metal roof; Pillar/post/pier and slab foundation
• Exterior features: In-ground pool; Window treatments; No notable lot features

Interior

• Kitchen: Breakfast area/Breakfast room; Dishwasher; Microwave; Refrigerator; Electric water heater
• Bedrooms: 2 bedrooms on the main level
• Flooring: Carpet; Tile
• Bathrooms: 2 full bathrooms, both on the main level
• Heating & cooling: Central heating (electric, heat pump); Central air conditioning (electric, heat pump); Ceiling fans
• Interior features: Split bedroom plan; Split foyer; Entrance foyer; Walk-in closets; Den
• Laundry & utility: Laundry closet; Additional laundry space (other)

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath condo listed at $335k.

Deal economics

• At list price, monthly cash flow is $56 ($676/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 $316k (5.7% below list).
• Recommended offer: $316k (5.7% below list) — sets the bar for 1% rule.
• Cap rate 6.5% vs local median 1.7% in St. Simons — 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 D — affects rentability + tenant quality, not the cash-flow math above.
• Glynn County (other): math 37% / reading 42% proficiency, ranked #47 of 174 in GA (top 27%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Oglethorpe Point Elementary School (math 73% / reading 70%, grade A-, #47 of 1,228 statewide, top 4%, 553 students, 23% FRL); Glynn Middle (math 42% / reading 58%, grade C, #68 of 470 statewide, top 15%, 815 students, 51% FRL); Glynn Academy (math 45% / reading 42%, grade F, #50 of 424 statewide, top 12%, 1,823 students, 41% FRL) — zoned schools average 38% FRL vs 55% district-wide (17 pts lower); this property's tenant base skews higher-income than the district average.
• Zoned-school proficiency averages 55% at this address vs 40% district-wide (+16 pts) — the actual schools serving this property are materially stronger than the Glynn County average implies; a family-tenant draw the district grade alone would hide.
• Market conditions: Rents rising (+2.3%/yr); 580 active listings in the ZIP; 2 comparable units currently listed for rent nearby; solid renter incomes; 734 units permitted in Glynn County in 2024 (136 in 5+ unit buildings).
• This rent runs 35% of the median local income ($109k/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 $2k of loan paydown is wiped out by about $10k of value loss. Plan a longer hold.
• Glynn County population projected at +13% by 2050 — modest demand growth; plan on rents tracking national, not racing it.

Negotiation context

• It's been on market 37 days — a 3% lower offer ($325k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 8y 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 $195k; list at $335k implies a 72% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

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

Recommended offer $316,002 (5.7% below list)

Questions for the listing agent

1. It's been on market 37 days. Have you received any prior offers? Is the seller open to a 6% 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. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
4. Any open or pending special assessments — roof, HVAC, plumbing, elevator, façade? What's the per-unit balance and payoff schedule, and is the seller paying it off at close or rolling it to the buyer?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
7. 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.
8. 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.
9. How much new apartment / multifamily construction is in the pipeline within 1–3 miles? Heavy new supply (>2% of stock underway) typically softens rents 12–24 months out; light construction supports rent growth.

Investment metrics

• 1% rule: 0.94% ✗
• Cap rate: 6.49%
• Cash-on-cash: 0.72%
• DSCR: 1.03
• GRM: 8.8

CMA / ARV

• ARV (median comp): $342,577
• List price: $335,000
• Delta: -2.21%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Projected returns pro-forma

-3.0% appreciation · 2.26% rent growth · sell at horizon

5-year hold

• IRR: -16.0%
• Equity multiple: 0.44×
• Total profit: $-52,908
• Equity at exit: $49,950

10-year hold

• IRR: -9.0%
• Equity multiple: 0.46×
• Total profit: $-50,388
• Equity at exit: $28,965

Cash invested: $93,800 (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 31522

• Rents YoY: 2.3%
• Active inventory: 580
• Price-to-rent: 8.8×

Monthly cashflow live

• Estimated rent: $3,160 medium
• Mortgage (P&I): −$1,757
• Tax from tax record: −$267 /mo · $3,201/yr
• Insurance: −$140
• HOA: −$277
• Vacancy / Maint / Mgmt: −$664
• Net cashflow: $56

Break-even live

Break-even rent $3,089

Max offer price $335,000

Occupancy floor 93%

Sensitivity live

Price	-10% $246	-5% $151	+0% $56	+5% $-38	+10% $-133
Rent	-10% $-193	-5% $-68	+0% $56	+5% $181	+10% $306
Rate	-1.0pp $225	-0.5pp $142	base $56	+0.5pp $-30	+1.0pp $-119

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: $83,750
• Closing costs: $10,050
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
122 Shady Brook Cir #100 Saint Simons Island, GA	3.0	2.0	1500	$4,950	$3.30	45d	1	0.29mi
1704 Frederica Rd #426 Saint Simons Island, GA	2.0	2.0	1150	$2,150	$1.87	45d	1	0.56mi

HOA detail condo

• Monthly dues: $277 · $3,324/yr
• Likely covers: poolsecurity
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 26 events

1. 2026-06-21
   days on market $335,000 Active 37 DOM
2. 2026-06-19
   days on market $335,000 Active 35 DOM
3. 2026-06-18
   days on market $335,000 Active 34 DOM
4. 2026-06-17
   days on market $335,000 Active 33 DOM
5. 2026-06-16
   days on market $335,000 Active 32 DOM
6. 2026-06-15
   days on market $335,000 Active 31 DOM
7. 2026-06-14
   days on market $335,000 Active 29 DOM
8. 2026-06-13
   days on market $335,000 Active 28 DOM
9. 2026-06-10
   days on market $335,000 Active 26 DOM
10. 2026-06-09
    days on market $335,000 Active 25 DOM
11. 2026-06-08
    days on market $335,000 Active 24 DOM
12. 2026-06-07
    days on market $335,000 Active 23 DOM
13. 2026-06-05
    days on market $335,000 Active 20 DOM
14. 2026-06-03
    days on market $335,000 Active 19 DOM
15. 2026-06-02
    days on market $335,000 Active 18 DOM
16. 2026-06-01
    days on market $335,000 Active 17 DOM
17. 2026-05-31
    days on market $335,000 Active 16 DOM
18. 2026-05-30
    days on market $335,000 Active 15 DOM
19. 2026-05-14
    listed $335,000 New 954-char remark

    Show marketing remark (954 chars)

    Move-in ready and located within a sought-after gated community of Island Retreat, this well-maintained second-floor condo offers an inviting layout ideal for a primary residence, second home, or investment opportunity. The 2-bedroom, 2-bath floor plan features a bright and open living and dining area designed for comfortable everyday living and easy entertaining plus extra space in the sunroom. The functional kitchen is equipped with ample cabinetry and workspace, while both bedrooms provide privacy and flexibility for guests or rental potential. Both bathrooms have tubs with tile surrounds. The primary bedroom has two walk-in closets. Residents enjoy access to desirable community amenities, including a swimming pool, tennis and pickleball courts, and a fully equipped workout room. With its turnkey condition and versatile appeal, this property presents an excellent opportunity to enjoy low-maintenance living in a highly convenient setting.

20. 2026-05-14
    listed $335,000 Active 954-char remark

    Show marketing remark (954 chars)

    Move-in ready and located within a sought-after gated community of Island Retreat, this well-maintained second-floor condo offers an inviting layout ideal for a primary residence, second home, or investment opportunity. The 2-bedroom, 2-bath floor plan features a bright and open living and dining area designed for comfortable everyday living and easy entertaining plus extra space in the sunroom. The functional kitchen is equipped with ample cabinetry and workspace, while both bedrooms provide privacy and flexibility for guests or rental potential. Both bathrooms have tubs with tile surrounds. The primary bedroom has two walk-in closets. Residents enjoy access to desirable community amenities, including a swimming pool, tennis and pickleball courts, and a fully equipped workout room. With its turnkey condition and versatile appeal, this property presents an excellent opportunity to enjoy low-maintenance living in a highly convenient setting.

21. 2021-02-26
    soldstatus $195,000

    Show marketing remark (384 chars)

    Immaculate mid-island condo! This 2nd floor condo offers a great floor plan with plenty of storage. New paint throughout, updated HVAC & water heater, light fixtures and is move in ready! Condo complex features a pool, tennis courts and exercise room. This gated community is within walking distance of shopping & dining and an easy bike ride to the beach or village area!

22. 2021-01-15
    listed $195,000

    Show marketing remark (384 chars)

    Immaculate mid-island condo! This 2nd floor condo offers a great floor plan with plenty of storage. New paint throughout, updated HVAC & water heater, light fixtures and is move in ready! Condo complex features a pool, tennis courts and exercise room. This gated community is within walking distance of shopping & dining and an easy bike ride to the beach or village area!

23. 2018-12-21
    soldstatus $170,500
24. 2018-12-21
    soldstatus $170,500
25. 2018-05-21
    listed $170,500
26. 2018-05-21
    listed $169,500

ⓘ 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: $3,201 · $267/mo
• Projected year-2 tax: $3,201 · $267/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 5/10 Major FEMA zone X (unshaded) · 24% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 Heat 10/10 Extreme 7 d/yr ≥105°F today · 20 d/yr by 30 yrs out
• 💨 Wind 9/10 Extreme 99% chance of damaging wind over 30 yrs
• 🫁 Air quality 4/10 Moderate 6 unhealthy d/yr today · 6 by 30 yrs out

Taxation est. · year 1

• Rental income: $37,920
• − Mortgage interest: −$18,765
• − Property taxes: −$3,201
• − Insurance: −$1,675
• − Repairs & maintenance: −$3,034
• − Management: −$3,034
• − HOA: −$3,324
• − Depreciation: −$9,745
• Taxable loss: −$4,857
• Est. tax savings @ 24.0%: +$1,166
• After-tax cash flow: $1,842/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: Glynn County
• NCES district ID: 1302400
• Math proficiency: 37% ▼ -9.00%
• Reading proficiency: 42% ▼ -7.00%
• Median HH income: $47,554
• Composite: 33.83/100
• National rank: #5359
• State rank: #47 of 174 in GA

Livability — St. Simons

No livability data for this city. (Only ~50 U.S. cities are tracked.)

Census & demographics

• Census place: St. Simons, GA
• County: Glynn County · 69,019 people
• Metro: Brunswick, GA
• Population (ZIP): 17,780
• Household income: $108,632
• Rent vs Own: 15.2% rent · 84.8% own
• Severe rent burden: 339.0

Population outlook (Glynn County) Hauer SSP2

• Today (2025): 91,404 people
• By 2030: 94,806 · +3.7%
• By 2040: 100,060 · +9.5%
• By 2050: 103,258 · +13.0%
• By 2075: 107,970 · +18.1%
• By 2100: 103,363 · +13.1%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (92%)
• Race & ethnicity: White 92% Two or more races 3% Hispanic / Latino 3% Black 2%
• Common ancestry: Slovak 5% Italian 3% Romanian 3%
• Foreign-born: 4% · Canada
• Languages at home: 96% English-only · Spanish 2% French/Haitian/Cajun 1%

Political lean MEDSL · Glynn

• 2024 margin: Strong R (+26.0) · D 36.8% · R 62.8%
• 2008→2024 swing: -2.6pp toward R · 2008: -23.4pp · 2024: -26.0pp
• All cycles: 2024: R+26.0 2020: R+23.2 2016: R+28.6 2012: R+27.0 2008: R+23.4

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -564.58%
• Current HPI: 191.6942
• Rent YoY: ▲ 2.26%
• Metro: Brunswick, 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

+96.5% since first listed

8 events — show timeline

• 2026-05-14 Listed $335,000 GIAR
• 2026-05-14 Listed $335,000 GAMLS
• 2021-02-26 Sold (MLS) $195,000 GIAR
• 2021-01-15 Listed $195,000 GIAR
• 2018-12-21 Sold (MLS) $170,500 GAMLS
• 2018-12-21 Sold (MLS) $170,500 GIAR
• 2018-05-21 Listed $169,500 GAMLS
• 2018-05-21 Listed $170,500 GIAR

Property tax history

+11.4%/yr

Latest (2025): $3,201 · -3.7% YoY. Source: county tax records.