606 Martin Luther King Jr Blvd · Darien, GA 31305

$140,000

4 bd · 2.0 ba · 1,802 sqft · SingleFamily public records · 156 Days on market

Built 1962 6,534 sqft lot $78/sqft · 65% below area Est $217k · 35% under

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Why this score? — see what drove the A 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 +30.0/30.0
• ARV discount +15.0/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Appreciation +10.0/10.0
• 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

Nestled in the heart of the charming coastal town of Darien, this classic bungalow offers a rare opportunity to own within walking distance of the river, local schools, and neighborhood parks. Full of character and potential, this older home is ready for a new owner to bring their vision and a little TLC. The home has served as a rental for many years, making it an excellent option for investors looking to add to their portfolio or for a buyer seeking an affordable starter home in a desirable location. With its convenient layout and prime setting, the possibilities are endless renovate, refresh, and make it your own. Enjoy the laid-back coastal lifestyle Darien is known for, with historic downtown, waterfront views, and local amenities just minutes away. Whether you're looking for a personal home or an income-producing property, this bungalow offers location, potential, and value.

Key facts

• Waterfront views
• Historic downtown
• Local schools

Tags

• WALKING DISTANCE OF THE RIVER
• LOCAL SCHOOLS
• NEIGHBORHOOD PARKS
• HISTORIC DOWNTOWN
• WATERFRONT VIEWS
• LOCAL AMENITIES

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $140k.

Deal economics

• At list price, monthly cash flow is $1k ($16k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $140k).
• Recommended offer: $123k (12.0% below list) — sets the bar for market timing.
• Cap rate 17.7% 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; 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 $15k of equity ($968 loan paydown + $14k 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 $39k cash investment doubles in ~2 years — after that, you're playing with house money.
• By year 3, paydown + projected appreciation supports a ~$38k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 156 days — a 12% lower offer ($123k) is reasonable based on typical stale-listing flexibility.

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 $123,200 (12.0% below list)

Questions for the listing agent

1. It's been on market 156 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 1962 — 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: 2.11% ✓
• Cap rate: 17.67%
• Cash-on-cash: 40.62%
• DSCR: 2.81
• GRM: 4.0

CMA / ARV

• ARV (median comp): $216,908
• List price: $140,000
• Delta: -35.46%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 10 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
505 Madison St	0.12mi	3/2.0 (-1)	1,700 (-6%)	4mo	$304,500	$179	77
500 Clarke St	0.50mi	3/2.0 (-1)	1,723 (-4%)	9mo	$200,000	$116	57
1202 Market St	0.47mi	4/2.0	1,544 (-14%)	2mo	$229,000	$148	53
1202 Market St	0.48mi	4/2.0	1,544 (-14%)	2mo	$229,000	$148	53
1004 Kelsey Way	0.55mi	3/2.0 (-1)	1,778 (-1%)	19mo	$260,000	$146	52
1107 Wayne St	0.59mi	3/2.0 (-1)	1,673 (-7%)	11mo	$355,000	$212	46
309 Haven Dr	0.52mi	3/2.0 (-1)	1,588 (-12%)	6mo	$335,000	$211	46
402 Houston St	0.62mi	4/2.0	2,041 (+13%)	14mo	$435,000	$213	37
312 Second St E	0.69mi	3/2.0 (-1)	1,659 (-8%)	22mo	$369,000	$222	31
1400 Black Rd	0.73mi	3/2.0 (-1)	1,568 (-13%)	11mo	$214,900	$137	30

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: 55.7%
• Equity multiple: 5.10×
• Total profit: $160,828
• Equity at exit: $126,123

10-year hold

• IRR: 49.3%
• Equity multiple: 11.39×
• Total profit: $407,284
• Equity at exit: $271,989

Cash invested: $39,200 (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 31305

• Home prices YoY: 20.2%
• Active inventory: 126
• Price-to-rent: 4.0×

Monthly cashflow live

• Estimated rent: $2,950 medium
• Mortgage (P&I): −$734
• Tax from tax record: −$211 /mo · $2,533/yr
• Insurance: −$58
• HOA: −$0
• Vacancy / Maint / Mgmt: −$620
• Net cashflow: $1,327

Break-even live

Break-even rent $1,270

Max offer price $140,000

Occupancy floor 50%

Sensitivity live

Price	-10% $1,406	-5% $1,367	+0% $1,327	+5% $1,287	+10% $1,248
Rent	-10% $1,094	-5% $1,210	+0% $1,327	+5% $1,443	+10% $1,560
Rate	-1.0pp $1,397	-0.5pp $1,363	base $1,327	+0.5pp $1,291	+1.0pp $1,254

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: $35,000
• Closing costs: $4,200
• 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	44d	1	0.41mi

Listing history 18 events

1. 2026-06-19
   days on market $140,000 Active 156 DOM
2. 2026-06-18
   days on market $140,000 Active 155 DOM
3. 2026-06-17
   days on market $140,000 Active 154 DOM
4. 2026-06-16
   days on market $140,000 Active 153 DOM
5. 2026-06-15
   days on market $140,000 Active 152 DOM
6. 2026-06-14
   days on market $140,000 Active 150 DOM
7. 2026-06-13
   days on market $140,000 Active 149 DOM
8. 2026-06-10
   days on market $140,000 Active 147 DOM
9. 2026-06-09
   days on market $140,000 Active 146 DOM
10. 2026-06-08
    days on market $140,000 Active 145 DOM
11. 2026-06-07
    days on market $140,000 Active 144 DOM
12. 2026-06-05
    days on market $140,000 Active 141 DOM
13. 2026-06-03
    days on market $140,000 Active 140 DOM
14. 2026-06-02
    days on market $140,000 Active 139 DOM
15. 2026-06-01
    days on market $140,000 Active 138 DOM
16. 2026-05-31
    days on market $140,000 Active 137 DOM
17. 2026-05-30
    days on market $140,000 Active 136 DOM
18. 2026-01-14
    listed $140,000 Active 894-char remark

    Show marketing remark (894 chars)

    Nestled in the heart of the charming coastal town of Darien, this classic bungalow offers a rare opportunity to own within walking distance of the river, local schools, and neighborhood parks. Full of character and potential, this older home is ready for a new owner to bring their vision and a little TLC. The home has served as a rental for many years, making it an excellent option for investors looking to add to their portfolio or for a buyer seeking an affordable starter home in a desirable location. With its convenient layout and prime setting, the possibilities are endless renovate, refresh, and make it your own. Enjoy the laid-back coastal lifestyle Darien is known for, with historic downtown, waterfront views, and local amenities just minutes away. Whether you're looking for a personal home or an income-producing property, this bungalow offers location, potential, and value.

ⓘ 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: $2,533 · $211/mo
• Projected year-2 tax: $2,533 · $211/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: −$7,842
• − Property taxes: −$2,533
• − Insurance: −$700
• − Repairs & maintenance: −$2,832
• − Management: −$2,832
• − Depreciation: −$4,073
• Taxable income: $14,589
• Est. tax owed @ 24.0%: −$3,501
• After-tax cash flow: $12,422/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 event — show timeline

• 2026-01-14 Listed $140,000 ForSaleByOwner.com

Property tax history

+31.2%/yr

Latest (2025): $2,533 · -2.9% YoY. Source: county tax records.