102 Cathead Ln · Darien, GA 31305

$300,000

4 bd · 3.5 ba · 1,819 sqft · SingleFamily public records · 48 Days on market

Built 2023 5,227 sqft lot $165/sqft · at area comps Est $303k · at est. $160/mo HOA · 5% of rent ↓ 1% 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 +15.9/30.0
• Appreciation +10.0/10.0
• ARV discount +8.0/15.0
• DSCR +4.9/10.0
• 1% rule +4.8/10.0
• 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

Welcome to Cathead Landing in historic Darien—where coastal charm meets modern living. This 4-bedroom, 3.5-bath home features granite countertops, hardwood cabinetry, and ample storage throughout. Enjoy stunning Cathead River views from private balconies off the main living area and primary suite—perfect for relaxing sunsets. Additional highlights include an oversized single-car garage and access to a clubhouse, pool, and deep-water dock. Experience lowcountry living at its finest in this sought-after gated community.

Key facts

• Cathead river views
• Private balconies
• Gated community

Tags

• CATHEAD RIVER VIEWS
• PRIVATE BALCONIES
• CLUBHOUSE
• POOL
• DEEP-WATER DOCK
• GATED COMMUNITY

Property features AI

Finance

• Other: Located in Cathead Landing subdivision; Address: 102 Cathead Lane, Darien GA 31305
• Financial info: Home warranty included
• HOA & community: Has association; Association fee covers grounds maintenance and swimming; Community features: gated, shared dock, sidewalks

Exterior

• Parking: 2 parking spaces; Attached garage with garage door opener
• Security: Gated community; Smoke detector(s)
• Utilities: Public water; Public sewer; 220-volt electric; Cable available; High speed internet available; Underground utilities; Sewer connected; Electricity available; Water available
• Home design: Single family residence; House; Resale property; Built in 2023; Three or more stories
• Construction: Composition roof; Other construction materials; Built in 2023
• Exterior features: Balcony; Dock; Waterfront property with deep water access; Corner lot; Private lot; Sloped lot; Has view

Interior

• Kitchen: Convection oven; Dishwasher; Microwave; Refrigerator; Electric water heater
• Bedrooms: 4 bedrooms (including 1 bedroom on the lower level)
• Flooring: Carpet; Laminate
• Bathrooms: 3 full bathrooms; 1 half bathroom
• Heating & cooling: Electric heating; Hot water heating; Central air conditioning; Electric cooling
• Interior features: Double vanity; Walk-in closet(s); Three or more levels; No basement; Family room
• Laundry & utility: Washer and dryer included; Laundry on upper level

What this means for you Summary

Snapshot

• This is a 4-bed/3.5-bath single-family listed at $300k.

Deal economics

• At list price, monthly cash flow is $143 ($2k/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 (1.7% below list).
• Recommended offer: $291k (3.0% below list) — sets the bar for market timing.
• Cap rate 6.9% 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: 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 Academy (math 30% / reading 34%, grade F, #109 of 424 statewide, top 26%, 395 students, 79% FRL).
• Market conditions: 126 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 $32k of equity ($2k loan paydown + $30k 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 $84k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 2, paydown + projected appreciation supports a ~$52k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 48 days — a 3% lower offer ($291k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 3y 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: severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 7→19/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $291,000 (3.0% below list)

Questions for the listing agent

1. It's been on market 48 days. Have you received any prior offers? Is the seller open to a 3% 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. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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.
6. 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.
7. 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: 0.98% ✗
• Cap rate: 6.86%
• Cash-on-cash: 2.04%
• DSCR: 1.09
• GRM: 8.5

CMA / ARV

• ARV (median comp): $303,375
• List price: $300,000
• Delta: -1.11%
• 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
129 Mohr Club Dr	0.05mi	4/3.5	1,823 (+0%)	2mo	$308,500	$169	96
106 Cathead Ln	0.02mi	4/3.5	1,823 (+0%)	12mo	$317,000	$174	89
139 Mohr Club Dr	0.06mi	4/3.5	1,819 (0%)	17mo	$315,000	$173	83
125 Cattan Ln	0.02mi	4/3.5	1,819 (0%)	22mo	$299,900	$165	81
128 Mohr Club Dr	0.06mi	4/3.5	1,823 (+0%)	22mo	$269,990	$148	79
130 Mohr Club Dr	0.06mi	4/3.5	1,823 (+0%)	22mo	$272,990	$150	78
101 Cathead Ln	0.02mi	4/3.0	2,016 (+11%)	1mo	$449,000	$223	78
128 Mohr Club Dr	0.08mi	4/3.5	1,823 (+0%)	22mo	$269,990	$148	78
130 Mohr Club Dr	0.08mi	4/3.5	1,823 (+0%)	22mo	$272,990	$150	78
500 Clarke St	0.65mi	3/2.0 (-1)	1,723 (-5%)	9mo	$200,000	$116	42
402 Houston St	0.61mi	4/2.0	2,041 (+12%)	14mo	$435,000	$213	33
309 Haven Dr	0.64mi	3/2.0 (-1)	1,588 (-13%)	6mo	$335,000	$211	33

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: 25.8%
• Equity multiple: 3.05×
• Total profit: $172,593
• Equity at exit: $270,264

10-year hold

• IRR: 22.7%
• Equity multiple: 6.97×
• Total profit: $501,338
• Equity at exit: $582,834

Cash invested: $84,000 (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 31305

• Home prices YoY: 20.2%
• Active inventory: 126
• Price-to-rent: 8.5×

Monthly cashflow live

• Estimated rent: $2,950 medium
• Mortgage (P&I): −$1,573
• Tax from tax record: −$330 /mo · $3,955/yr
• Insurance: −$125
• HOA: −$160
• Vacancy / Maint / Mgmt: −$620
• Net cashflow: $143

Break-even live

Break-even rent $2,769

Max offer price $300,000

Occupancy floor 90%

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: $75,000
• Closing costs: $9,000
• 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	43d	1	1.37mi

HOA detail

• Monthly dues: $160 · $1,920/yr
• Likely covers: waterpoolsecurity

Listing history 24 events

1. 2026-06-15
   status $300,000 Under Contract 48 DOM

   Show marketing remark (535 chars)

   Welcome to Cathead Landing in historic Darien—where coastal charm meets modern living. This 4-bedroom, 3.5-bath home features granite countertops, hardwood cabinetry, and ample storage throughout. Enjoy stunning Cathead River views from private balconies off the main living area and primary suite—perfect for relaxing sunsets. Additional highlights include an oversized single-car garage and access to a clubhouse, pool, and deep-water dock. Experience lowcountry living at its finest in this sought-after gated community.

2. 2026-06-15
   days on market $300,000 Active 48 DOM

   Show marketing remark (535 chars)

   Welcome to Cathead Landing in historic Darien—where coastal charm meets modern living. This 4-bedroom, 3.5-bath home features granite countertops, hardwood cabinetry, and ample storage throughout. Enjoy stunning Cathead River views from private balconies off the main living area and primary suite—perfect for relaxing sunsets. Additional highlights include an oversized single-car garage and access to a clubhouse, pool, and deep-water dock. Experience lowcountry living at its finest in this sought-after gated community.

3. 2026-06-14
   days on market $300,000 Active 46 DOM
4. 2026-06-13
   days on market $300,000 Active 45 DOM
5. 2026-06-10
   days on market $300,000 Active 43 DOM
6. 2026-06-09
   days on market $300,000 Active 42 DOM
7. 2026-06-08
   statusdays on market $300,000 Active 41 DOM
8. 2026-06-07
   pricestatusdays on market $300,000 Price Change 40 DOM
9. 2026-06-05
   statusdays on market $310,000 Active 37 DOM

   Show marketing remark (535 chars)

   Welcome to Cathead Landing in historic Darien—where coastal charm meets modern living. This 4-bedroom, 3.5-bath home features granite countertops, hardwood cabinetry, and ample storage throughout. Enjoy stunning Cathead River views from private balconies off the main living area and primary suite—perfect for relaxing sunsets. Additional highlights include an oversized single-car garage and access to a clubhouse, pool, and deep-water dock. Experience lowcountry living at its finest in this sought-after gated community.

10. 2026-06-03
    days on market $310,000 Price Change 36 DOM
11. 2026-06-02
    days on market $310,000 Price Change 35 DOM
12. 2026-06-01
    pricestatusdays on market $310,000 Price Change 34 DOM
13. 2026-05-31
    days on market $314,900 Active 33 DOM
14. 2026-05-30
    days on market $314,900 Active 32 DOM
15. 2026-04-24
    listed $314,900 New 525-char remark

    Show marketing remark (535 chars)

    Welcome to Cathead Landing in historic Darien—where coastal charm meets modern living. This 4-bedroom, 3.5-bath home features granite countertops, hardwood cabinetry, and ample storage throughout. Enjoy stunning Cathead River views from private balconies off the main living area and primary suite—perfect for relaxing sunsets. Additional highlights include an oversized single-car garage and access to a clubhouse, pool, and deep-water dock. Experience lowcountry living at its finest in this sought-after gated community.

16. 2026-04-24
    listed $314,900 Active 535-char remark

    Show marketing remark (535 chars)

    Welcome to Cathead Landing in historic Darien—where coastal charm meets modern living. This 4-bedroom, 3.5-bath home features granite countertops, hardwood cabinetry, and ample storage throughout. Enjoy stunning Cathead River views from private balconies off the main living area and primary suite—perfect for relaxing sunsets. Additional highlights include an oversized single-car garage and access to a clubhouse, pool, and deep-water dock. Experience lowcountry living at its finest in this sought-after gated community.

17. 2026-04-22
    historical
18. 2026-02-26
    price $319,000
19. 2025-11-12
    price $329,900
20. 2025-10-16
    price $333,500
21. 2025-08-27
    price $336,500
22. 2025-08-02
    price $339,000
23. 2025-05-07
    price $342,900
24. 2025-04-24
    listed $319,000 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: $3,955 · $330/mo
• Projected year-2 tax: $3,955 · $330/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 4/10 Moderate
• 🌡 Heat 10/10 Extreme 7 d/yr ≥107°F today · 19 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: $35,400
• − Mortgage interest: −$16,805
• − Property taxes: −$3,955
• − Insurance: −$1,500
• − Repairs & maintenance: −$2,832
• − Management: −$2,832
• − HOA: −$1,920
• − Depreciation: −$8,727
• Taxable loss: −$3,170
• Est. tax savings @ 24.0%: +$761
• After-tax cash flow: $2,474/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

-1.3% since first listed

24 events — show timeline

• 2026-06-15 Pending — GAMLS
• 2026-06-15 Pending — GIAR
• 2026-06-05 Price Changed $300,000 GIAR
• 2026-06-05 Price Changed $300,000 GAMLS
• 2026-06-01 Price Changed $310,000 GAMLS
• 2026-05-29 Price Changed $310,000 GIAR
• 2026-04-24 Listed $314,900 GIAR
• 2026-04-24 Listed $314,900 GAMLS
• 2026-04-22 Listing Removed — GAMLS
• 2026-02-26 Price Changed $319,000 GIAR
• 2025-11-12 Price Changed $329,900 GIAR
• 2025-10-16 Price Changed $333,500 GIAR
• 2025-08-27 Price Changed $336,500 GIAR
• 2025-08-02 Price Changed $339,000 GIAR
• 2025-05-07 Price Changed $342,900 GIAR
• 2025-04-24 Listed $319,000 GAMLS
• 2023-06-21 Sold (MLS) $298,990 GIAR
• 2023-05-11 Pending — GIAR
• 2023-04-26 Price Changed $298,990 GIAR
• 2023-04-14 Price Changed $302,990 GIAR
• 2023-03-22 Price Changed $299,990 GIAR
• 2023-02-23 Price Changed $301,990 GIAR
• 2023-02-22 Price Changed $299,990 GIAR
• 2023-02-03 Listed $303,990 GIAR

Property tax history

+27.8%/yr

Latest (2025): $3,955 · -12.7% YoY. Source: county tax records.