205 Reserve Ln · St. Simons, GA 31522

$540,000

3 bd · 2.5 ba · 1,772 sqft · Townhouse public records · 135 Days on market

Built 2014 2,178 sqft lot $305/sqft · at area comps Est $530k · at est. $225/mo HOA · 5% 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 +13.5/30.0
• ARV discount +6.6/15.0
• DSCR +4.1/10.0
• 1% rule +3.7/10.0
• 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

Welcome to 205 Reserve Lane — Where Lakeside Serenity Meets Island ConvenienceExperience effortless coastal living in this pristine 3-bedroom, 2.5-bath townhome, ideally positioned in one of St. Simons Island’s most desirable and centrally located communities. Offering peaceful lake views paired with close proximity to the island’s best amenities, this move-in-ready townhome delivers both tranquility and accessibility. Interior Highlights:• Rich hardwood flooring flows seamlessly throughout the home• Spacious primary suite featuring a spa-inspired bath with soaking tub, walk-in shower with new frameless glass door, and an expansive walk-in closet• Two generously sized guest bedrooms sharing a well-appointed hall bath• Fresh interior paint throughout• One-car garage providing convenient parking and additional storageStep outside and enjoy calming lake views while being just minutes from St. Simons Island’s award-winning beaches, dining, shopping, and recreational offerings. Whether you’re seeking a full-time residence, second home, or investment opportunity, this location offers true island versatility. Meticulously maintained and ready for the next lucky owner to begin enjoying this amazing coastal lifestyle. Photos are virtually staged to illustrate the home’s design potential. Ask about the available furnishing package for a fully seamless move-in experience.

Key facts

• Hardwood flooring
• One car garage
• Fresh interior paint

Tags

• ONE CAR GARAGE
• FRESH INTERIOR PAINT
• HARDWOOD FLOORING
• SPA INSPIRED BATH
• WALK IN SHOWER
• EXPANSIVE WALK IN CLOSET

What this means for you Summary

Snapshot

• This is a 3-bed/2.5-bath townhouse listed at $540k.

Deal economics

• At list price, monthly cash flow is $15 ($182/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 $471k (12.8% below list).
• Recommended offer: $471k (12.8% below list) — sets the bar for 1% rule.
• Cap rate 6.3% 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.
• Market conditions: Rents rising (+2.3%/yr); 577 active listings in the ZIP; 3 comparable units currently listed for rent nearby; rentals lingering (median 45d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 100% of comp listings sitting > 30 days — soft ceiling on asking rent; solid renter incomes; 734 units permitted in Glynn County in 2024 (136 in 5+ unit buildings).
• At $4,707/mo this rent would consume 52% of the median local household income ($109k/yr) (locally 339% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $4k of loan paydown is wiped out by about $16k 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 135 days — a 12% lower offer ($475k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 12y 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.

Risks & watch-outs

• Climate carrying-cost: major 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 $470,703 (12.8% below list)

Questions for the listing agent

1. It's been on market 135 days. Have you received any prior offers? Is the seller open to a 13% 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. 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?
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: 0.87% ✗
• Cap rate: 6.33%
• Cash-on-cash: 0.12%
• DSCR: 1.01
• GRM: 9.6

CMA / ARV

• ARV (median comp): $529,977
• List price: $540,000
• Delta: 1.89%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1202 Reserve Ln	0.06mi	3/2.5	1,772 (0%)	8mo	$561,750	$317	91
804 Reserve Ln	0.08mi	3/2.5	1,772 (0%)	9mo	$530,000	$299	89
111 Gascoigne Ave #201	0.59mi	3/2.5	1,792 (+1%)	2mo	$798,000	$445	69
1907 Mariners Cir	0.48mi	3/2.5	1,834 (+4%)	5mo	$580,000	$316	68
105 Gascoigne Ave #103	0.57mi	3/2.0	1,836 (+4%)	0mo	$725,000	$395	65
375 Brockinton Marsh	0.48mi	3/2.0	1,662 (-6%)	1mo	$429,000	$258	65
105 Gascoigne Ave #302	0.57mi	3/2.0	1,786 (+1%)	6mo	$745,000	$417	65
1407 Reserve Ct	0.12mi	3/2.5	2,024 (+14%)	9mo	$491,590	$243	63
105 Gascoigne Ave #204	0.57mi	3/2.0	1,760 (-1%)	9mo	$750,000	$426	63
117 Gascoigne Ave #106	0.61mi	3/2.5	1,792 (+1%)	8mo	$775,000	$432	63
1603 Mariners Cir	0.54mi	3/2.5	1,596 (-10%)	4mo	$530,000	$332	55
802 Mariners Cir	0.48mi	3/2.5	2,024 (+14%)	3mo	$539,900	$267	51

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 · 2.26% rent growth · sell at horizon

5-year hold

• IRR: -16.9%
• Equity multiple: 0.40×
• Total profit: $-89,965
• Equity at exit: $80,516

10-year hold

• IRR: -10.2%
• Equity multiple: 0.40×
• Total profit: $-90,946
• Equity at exit: $46,689

Cash invested: $151,200 (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: 577
• Price-to-rent: 9.6×

Monthly cashflow live

• Estimated rent: $4,707 medium
• Mortgage (P&I): −$2,832
• Tax from tax record: −$422 /mo · $5,059/yr
• Insurance: −$225
• HOA: −$225
• Vacancy / Maint / Mgmt: −$988
• Net cashflow: $15

Break-even live

Break-even rent $4,688

Max offer price $540,000

Occupancy floor 95%

Sensitivity live

Price	-10% $321	-5% $168	+0% $15	+5% $-138	+10% $-291
Rent	-10% $-357	-5% $-171	+0% $15	+5% $201	+10% $387
Rate	-1.0pp $287	-0.5pp $152	base $15	+0.5pp $-125	+1.0pp $-267

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: $135,000
• Closing costs: $16,200
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
205 Mariners Cir Saint Simons Island, GA	4.0	3.5	2286	$5,700	$2.49	44d	1	0.47mi
122 Shady Brook Cir #100 Saint Simons Island, GA	3.0	2.0	1500	$4,950	$3.30	44d	1	0.52mi
111 Gascoigne Ave #204 Saint Simons Island, GA	3.0	2.0	1760	$5,500	$3.12	44d	1	0.61mi

HOA detail

• Monthly dues: $225 · $2,700/yr

Listing history 26 events

1. 2026-06-19
   days on market $540,000 Active 135 DOM
2. 2026-06-18
   days on market $540,000 Active 134 DOM
3. 2026-06-17
   days on market $540,000 Active 133 DOM
4. 2026-06-16
   days on market $540,000 Active 132 DOM
5. 2026-06-15
   days on market $540,000 Active 131 DOM
6. 2026-06-14
   days on market $540,000 Active 129 DOM
7. 2026-06-13
   days on market $540,000 Active 128 DOM
8. 2026-06-10
   days on market $540,000 Active 126 DOM
9. 2026-06-09
   days on market $540,000 Active 125 DOM
10. 2026-06-08
    days on market $540,000 Active 124 DOM
11. 2026-06-07
    days on market $540,000 Active 123 DOM
12. 2026-06-05
    days on market $540,000 Active 120 DOM
13. 2026-06-03
    days on market $540,000 Active 119 DOM
14. 2026-06-02
    days on market $540,000 Active 118 DOM
15. 2026-06-01
    days on market $540,000 Active 117 DOM
16. 2026-05-31
    days on market $540,000 Active 116 DOM
17. 2026-05-30
    days on market $540,000 Active 115 DOM
18. 2026-04-11
    price $540,000 1444-char remark

    Show marketing remark (1444 chars)

    Welcome to 205 Reserve Lane — Where Lakeside Serenity Meets Island ConvenienceExperience effortless coastal living in this pristine 3-bedroom, 2.5-bath townhome, ideally positioned in one of St. Simons Island’s most desirable and centrally located communities. Offering peaceful lake views paired with close proximity to the island’s best amenities, this move-in-ready townhome delivers both tranquility and accessibility. Interior Highlights:• Rich hardwood flooring flows seamlessly throughout the home• Spacious primary suite featuring a spa-inspired bath with soaking tub, walk-in shower with new frameless glass door, and an expansive walk-in closet• Two generously sized guest bedrooms sharing a well-appointed hall bath• Fresh interior paint throughout• One-car garage providing convenient parking and additional storageStep outside and enjoy calming lake views while being just minutes from St. Simons Island’s award-winning beaches, dining, shopping, and recreational offerings. Whether you’re seeking a full-time residence, second home, or investment opportunity, this location offers true island versatility. Meticulously maintained and ready for the next lucky owner to begin enjoying this amazing coastal lifestyle. Photos are virtually staged to illustrate the home’s design potential. Ask about the available furnishing package for a fully seamless move-in experience.

19. 2026-02-04
    listed $560,000 Active 1444-char remark

    Show marketing remark (1444 chars)

    Welcome to 205 Reserve Lane — Where Lakeside Serenity Meets Island ConvenienceExperience effortless coastal living in this pristine 3-bedroom, 2.5-bath townhome, ideally positioned in one of St. Simons Island’s most desirable and centrally located communities. Offering peaceful lake views paired with close proximity to the island’s best amenities, this move-in-ready townhome delivers both tranquility and accessibility. Interior Highlights:• Rich hardwood flooring flows seamlessly throughout the home• Spacious primary suite featuring a spa-inspired bath with soaking tub, walk-in shower with new frameless glass door, and an expansive walk-in closet• Two generously sized guest bedrooms sharing a well-appointed hall bath• Fresh interior paint throughout• One-car garage providing convenient parking and additional storageStep outside and enjoy calming lake views while being just minutes from St. Simons Island’s award-winning beaches, dining, shopping, and recreational offerings. Whether you’re seeking a full-time residence, second home, or investment opportunity, this location offers true island versatility. Meticulously maintained and ready for the next lucky owner to begin enjoying this amazing coastal lifestyle. Photos are virtually staged to illustrate the home’s design potential. Ask about the available furnishing package for a fully seamless move-in experience.

20. 2022-03-16
    soldstatus $495,000
21. 2022-03-11
    soldstatus $495,000 537-char remark

    Show marketing remark (537 chars)

    Charming townhome in sought-after south end Reserve at Demere. Steps away from the community pool and a beautiful view out of the lake and fountain. 3 Bedroom 2.5 bath, with custom upgrades including ceramic tile and hardwood floors, granite counter tops, custom kitchen cabinets, 9 ft. ceilings, stone back splashes, powder room, single car garage, patio overlooking the lake and more. Immaculate property near shopping, restaurants, golf courses, and beaches and is perfect for a primary island home, second home, or rental investment.

22. 2022-02-07
    listed $495,000 537-char remark

    Show marketing remark (537 chars)

    Charming townhome in sought-after south end Reserve at Demere. Steps away from the community pool and a beautiful view out of the lake and fountain. 3 Bedroom 2.5 bath, with custom upgrades including ceramic tile and hardwood floors, granite counter tops, custom kitchen cabinets, 9 ft. ceilings, stone back splashes, powder room, single car garage, patio overlooking the lake and more. Immaculate property near shopping, restaurants, golf courses, and beaches and is perfect for a primary island home, second home, or rental investment.

23. 2019-09-10
    soldstatus $320,000
24. 2019-08-15
    listed $320,000
25. 2014-06-06
    soldstatus $227,900
26. 2014-01-07
    listed $220,900

ⓘ 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: $5,059 · $422/mo
• Projected year-2 tax: $5,059 · $422/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 6/10 Major FEMA zone X (shaded) · 70% 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: $56,484
• − Mortgage interest: −$30,248
• − Property taxes: −$5,059
• − Insurance: −$2,700
• − Repairs & maintenance: −$4,519
• − Management: −$4,519
• − HOA: −$2,700
• − Depreciation: −$15,709
• Taxable loss: −$8,970
• Est. tax savings @ 24.0%: +$2,153
• After-tax cash flow: $2,334/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

+144.5% since first listed

9 events — show timeline

• 2026-04-11 Price Changed $540,000 GIAR
• 2026-02-04 Listed $560,000 GIAR
• 2022-03-16 Sold (Public Records) $495,000 Public Records
• 2022-03-11 Sold (MLS) $495,000 GIAR
• 2022-02-07 Listed $495,000 GIAR
• 2019-09-10 Sold (MLS) $320,000 GIAR
• 2019-08-15 Listed $320,000 GIAR
• 2014-06-06 Sold (MLS) $227,900 GIAR
• 2014-01-07 Listed $220,900 GIAR

Property tax history

+8.0%/yr

Latest (2025): $5,059 · +0.0% YoY. Source: county tax records.