606 Martin Luther King Jr Blvd · Darien, GA 31305

$140,000

4 bd · 2.0 ba · 1,802 sqft · SingleFamily public records · 206 Days on market

Built 1962 Fair condition 6,534 sqft lot $78/sqft · 65% below area Est $216k · 35% under

---

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
• Schools +2.8/10.0
• Condition / age +2.8/5.0
• Rent growth +2.5/5.0

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. Condition is rated fair.

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 3.9% 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 County Middle School (math 22% / reading 34%, grade F, #265 of 470 statewide, top 57%, 271 students, 79% FRL); Mcintosh Academy (math 30% / reading 34%, grade F, #109 of 424 statewide, top 26%, 395 students, 79% FRL).
• Market conditions: 159 active listings in the ZIP; 1 comparable units currently listed for rent nearby; lower-income renter base — watch delinquency; 127 units permitted in McIntosh County in 2024 (0 in 5+ unit buildings).
• At $2,950/mo this rent would consume 97% of the median local household income ($36k/yr) (locally 20% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

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 206 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 206 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
3. Built in 1962 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
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 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): $216,088
• List price: $140,000
• Delta: -35.21%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 11 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%)	5mo	$304,500	$179	76
508 Fort King George Dr	0.33mi	3/2.5 (-1)	1,904 (+6%)	1mo	$345,000	$181	67
500 Clarke St	0.50mi	3/2.0 (-1)	1,723 (-4%)	11mo	$200,000	$116	56
1202 Market St	0.47mi	4/2.0	1,544 (-14%)	3mo	$229,000	$148	52
1202 Market St	0.48mi	4/2.0	1,544 (-14%)	3mo	$229,000	$148	51
1004 Kelsey Way	0.55mi	3/2.0 (-1)	1,778 (-1%)	20mo	$260,000	$146	50
1107 Wayne St	0.59mi	3/2.0 (-1)	1,673 (-7%)	13mo	$355,000	$212	45
309 Haven Dr	0.52mi	3/2.0 (-1)	1,588 (-12%)	8mo	$335,000	$211	45
402 Houston St	0.62mi	4/2.0	2,041 (+13%)	16mo	$435,000	$213	36
312 Second St E	0.69mi	3/2.0 (-1)	1,659 (-8%)	23mo	$369,000	$222	30
1400 Black Rd	0.73mi	3/2.0 (-1)	1,568 (-13%)	12mo	$214,900	$137	29

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 →

Balanced market Market conditions within 1.0 mi — comparable homes for sale

Active competition Active MLS

• For sale now: 9 active · 10 under contract
• Months of supply: 3.4 mo (30%/mo absorbed)
• Median asking: $310,000 ($200/sqft)
• Median days on market: 34 d
• This list price: lowest-priced of the active set
• ARV vs active asking: -40.0% vs current asking $/sqft

Closed sales set the value; these active listings set current market conditions and a practical price ceiling.

ZIP-level market 31305

• Home prices YoY: 20.2%
• Active inventory: 159
• 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
• Club membership (one-time): —
• 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	93d	1	0.41mi

Listing history 50 events

1. 2026-08-08
   days on market $140,000 Active 206 DOM
2. 2026-08-07
   days on market $140,000 Active 205 DOM
3. 2026-08-06
   days on market $140,000 Active 204 DOM
4. 2026-08-05
   days on market $140,000 Active 203 DOM
5. 2026-08-04
   days on market $140,000 Active 202 DOM
6. 2026-08-03
   days on market $140,000 Active 201 DOM
7. 2026-07-31
   days on market $140,000 Active 198 DOM
8. 2026-07-30
   days on market $140,000 Active 197 DOM
9. 2026-07-29
   days on market $140,000 Active 196 DOM
10. 2026-07-27
    days on market $140,000 Active 194 DOM
11. 2026-07-25
    days on market $140,000 Active 192 DOM
12. 2026-07-24
    days on market $140,000 Active 191 DOM
13. 2026-07-23
    days on market $140,000 Active 190 DOM
14. 2026-07-22
    days on market $140,000 Active 189 DOM
15. 2026-07-21
    days on market $140,000 Active 188 DOM
16. 2026-07-18
    days on market $140,000 Active 185 DOM
17. 2026-07-16
    days on market $140,000 Active 183 DOM
18. 2026-07-16
    days on market $140,000 Active 182 DOM
19. 2026-07-14
    days on market $140,000 Active 181 DOM
20. 2026-07-13
    days on market $140,000 Active 180 DOM
21. 2026-07-12
    days on market $140,000 Active 179 DOM
22. 2026-07-11
    days on market $140,000 Active 178 DOM
23. 2026-07-10
    days on market $140,000 Active 177 DOM
24. 2026-07-09
    days on market $140,000 Active 176 DOM
25. 2026-07-08
    days on market $140,000 Active 175 DOM
26. 2026-07-07
    days on market $140,000 Active 174 DOM
27. 2026-07-06
    days on market $140,000 Active 173 DOM
28. 2026-07-05
    days on market $140,000 Active 172 DOM
29. 2026-07-04
    days on market $140,000 Active 171 DOM
30. 2026-07-03
    days on market $140,000 Active 170 DOM
31. 2026-07-02
    days on market $140,000 Active 169 DOM
32. 2026-07-01
    days on market $140,000 Active 168 DOM
33. 2026-06-30
    days on market $140,000 Active 167 DOM
34. 2026-06-29
    days on market $140,000 Active 166 DOM
35. 2026-06-28
    days on market $140,000 Active 165 DOM
36. 2026-06-28
    days on market $140,000 Active 164 DOM
37. 2026-06-27
    days on market $140,000 Active 163 DOM
38. 2026-06-26
    days on market $140,000 Active 162 DOM
39. 2026-06-22
    days on market $140,000 Active 159 DOM
40. 2026-06-21
    days on market $140,000 Active 158 DOM
41. 2026-06-19
    days on market $140,000 Active 156 DOM
42. 2026-06-18
    days on market $140,000 Active 155 DOM
43. 2026-06-17
    days on market $140,000 Active 154 DOM
44. 2026-06-16
    days on market $140,000 Active 153 DOM
45. 2026-06-15
    days on market $140,000 Active 152 DOM
46. 2026-06-14
    days on market $140,000 Active 150 DOM
47. 2026-06-13
    days on market $140,000 Active 149 DOM
48. 2026-06-10
    days on market $140,000 Active 147 DOM
49. 2026-06-09
    days on market $140,000 Active 146 DOM
50. 2026-06-08
    days on market $140,000 Active 145 DOM

ⓘ 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.

Condition & rehab AI · 9 photos

Fair 55/100 Moderate rehab Est. rehab $45,050–$81,090 screening

This older bungalow requires moderate renovations to improve its condition and increase its value. Key areas for improvement include the roof, HVAC, and exterior paint, which would significantly enhance its curb appeal and marketability.

Repairs flagged

• Moderate roof shingles — visible wear
• Moderate foundation — visible issues
• Minor HVAC unit — basic unit

Value-add opportunities

• Both new roof — major upgrade to exterior ↑
• Both HVAC system — energy-efficient upgrade ↑
• Both exterior paint — enhances curb appeal ↑
• Both landscaping — improves curb appeal and adds value ↑

ⓘ Rehab cost is a screening estimate — Moderate scope × the home's square footage at US $/sqft rules of thumb (the same model as the Flip Finder). Get contractor quotes + a written scope before underwriting.

F Composite school gradezoned avg 28/100

Zoned Schools

Elementary Todd Grant Elementary School F GA #790/1,228 Nat'l #31,549/41,679 Middle Mcintosh County Middle School F GA #265/470 Nat'l #9,545/14,009 High Mcintosh Academy F GA #109/424 Nat'l #10,401/17,239

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

D Composite livability gradescore 59/100

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
• County: McIntosh · 12,922 people
• Metro: Brunswick-St. Simons, GA
• Population (ZIP): 5,119
• Household income: $36,339
• Rent vs Own: 27.7% rent · 72.3% own
• Severe rent burden: 20% of renters

---

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.