1144 Cypress St SE · Darien, GA 31305

$204,900

3 bd · 2.0 ba · 1,248 sqft · Other · 200 Days on market

Built 2025 0.29 ac lot

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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 +12.7/30.0
• Appreciation +10.0/10.0
• ARV discount +7.5/15.0
• DSCR +3.8/10.0
• 1% rule +3.6/10.0
• 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

If a place in a coastal town is your dream, then look no further! This 2025 mobile home offers 3 bedrooms, 2 bathrooms, a shed, screened in back porch and a nice lot! As you walk into this home, you will first notice the accent wall in the living room, kitchen that has tons of cabinetry, kitchen island, butlers pantry or coffee bar and a dining room. It flows into 2 guest rooms that share a hall bathroom. This is a split plan with the primary on the other side of the home. The primary offers a walk in closet, bathroom with walk in shower and double vanities. Outdoors, you have a nice screened in porch that adds so much value in the south! This home is close to marinas and all that downtown Darien has to offer!

Key facts

• Butlers pantry
• Kitchen island
• Walk in closet

Tags

• ACCENT WALL
• KITCHEN ISLAND
• BUTLERS PANTRY
• SCREENED IN BACK PORCH
• WALK IN CLOSET
• WALK IN SHOWER

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath other listed at $205k.

Deal economics

• At list price, monthly cash flow is $-22 ($-262/yr) — negative.
• To cash-flow at today's rent, offer at most $202k (1.5% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $176k (13.9% below list).
• Recommended offer: $176k (13.9% below list) — sets the bar for 1% rule.
• Cap rate 6.2% vs local median 2.9% 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: 125 active listings in the ZIP; 127 units permitted in McIntosh County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $22k of equity ($1k loan paydown + $20k 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 $57k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 2, paydown + projected appreciation supports a ~$35k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 200 days — a 12% lower offer ($180k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $15k (7%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $35k; list at $205k implies a 485% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: 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 $176,476 (13.9% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. It's been on market 200 days. Have you received any prior offers? Is the seller open to a 14% concession, seller financing, or rate buy-down credit?
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. 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 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: 0.86% ✗
• Cap rate: 6.16%
• Cash-on-cash: -0.46%
• DSCR: 0.98
• GRM: 9.7

CMA / ARV

No comps found within radius.

Projected returns pro-forma

10.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 24.0%
• Equity multiple: 2.92×
• Total profit: $110,228
• Equity at exit: $184,590

10-year hold

• IRR: 21.3%
• Equity multiple: 6.68×
• Total profit: $325,752
• Equity at exit: $398,076

Cash invested: $57,372 (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: 125
• Price-to-rent: 9.7×

Monthly cashflow live

• Estimated rent: $1,765 medium
• Mortgage (P&I): −$1,075
• Tax est. 1.5%: −$256 /mo · $3,074/yr
• Insurance: −$85
• HOA: −$0
• Vacancy / Maint / Mgmt: −$371
• Net cashflow: $-22

Break-even live

Break-even rent $1,792

Max offer price $201,737

Occupancy floor 96%

Sensitivity live

Price	-10% $120	-5% $49	+0% $-22	+5% $-93	+10% $-163
Rent	-10% $-161	-5% $-92	+0% $-22	+5% $48	+10% $118
Rate	-1.0pp $81	-0.5pp $30	base $-22	+0.5pp $-75	+1.0pp $-129

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: $51,225
• Closing costs: $6,147
• Reserves months: —
• Total cash needed: —

Listing history 11 events

1. 2026-05-31
   days on market $204,900 Active 200 DOM
2. 2026-05-30
   days on market $204,900 Active 199 DOM
3. 2026-04-24
   price $204,900 719-char remark

   Show marketing remark (719 chars)

   If a place in a coastal town is your dream, then look no further! This 2025 mobile home offers 3 bedrooms, 2 bathrooms, a shed, screened in back porch and a nice lot! As you walk into this home, you will first notice the accent wall in the living room, kitchen that has tons of cabinetry, kitchen island, butlers pantry or coffee bar and a dining room. It flows into 2 guest rooms that share a hall bathroom. This is a split plan with the primary on the other side of the home. The primary offers a walk in closet, bathroom with walk in shower and double vanities. Outdoors, you have a nice screened in porch that adds so much value in the south! This home is close to marinas and all that downtown Darien has to offer!

4. 2025-12-01
   price $214,900 719-char remark

   Show marketing remark (719 chars)

   If a place in a coastal town is your dream, then look no further! This 2025 mobile home offers 3 bedrooms, 2 bathrooms, a shed, screened in back porch and a nice lot! As you walk into this home, you will first notice the accent wall in the living room, kitchen that has tons of cabinetry, kitchen island, butlers pantry or coffee bar and a dining room. It flows into 2 guest rooms that share a hall bathroom. This is a split plan with the primary on the other side of the home. The primary offers a walk in closet, bathroom with walk in shower and double vanities. Outdoors, you have a nice screened in porch that adds so much value in the south! This home is close to marinas and all that downtown Darien has to offer!

5. 2025-11-11
   listed $219,900 Active 719-char remark

   Show marketing remark (719 chars)

   If a place in a coastal town is your dream, then look no further! This 2025 mobile home offers 3 bedrooms, 2 bathrooms, a shed, screened in back porch and a nice lot! As you walk into this home, you will first notice the accent wall in the living room, kitchen that has tons of cabinetry, kitchen island, butlers pantry or coffee bar and a dining room. It flows into 2 guest rooms that share a hall bathroom. This is a split plan with the primary on the other side of the home. The primary offers a walk in closet, bathroom with walk in shower and double vanities. Outdoors, you have a nice screened in porch that adds so much value in the south! This home is close to marinas and all that downtown Darien has to offer!

6. 2025-08-04
   soldstatus $35,000 Closed 218-char remark

   Show marketing remark (218 chars)

   .28 Acre Lot cleared and ready for a mobile home. Located right in Darien, Ga the hard work has been done. Current owner has had septic inspected, water meter installed, and two light poles are located on the property.

7. 2025-07-04
   status Pending 218-char remark

   Show marketing remark (218 chars)

   .28 Acre Lot cleared and ready for a mobile home. Located right in Darien, Ga the hard work has been done. Current owner has had septic inspected, water meter installed, and two light poles are located on the property.

8. 2025-05-29
   listed $40,000 Active 218-char remark

   Show marketing remark (218 chars)

   .28 Acre Lot cleared and ready for a mobile home. Located right in Darien, Ga the hard work has been done. Current owner has had septic inspected, water meter installed, and two light poles are located on the property.

9. 2024-10-22
   soldstatus $20,000
10. 1999-04-09
    soldstatus $9,500
11. 1997-09-02
    soldstatus $6,500

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 Heat 10/10 Extreme 7 d/yr ≥107°F today · 20 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: $21,177
• − Mortgage interest: −$11,478
• − Property taxes: −$3,074
• − Insurance: −$1,024
• − Repairs & maintenance: −$1,694
• − Management: −$1,694
• − Depreciation: −$5,961
• Taxable loss: −$3,748
• Est. tax savings @ 24.0%: +$899
• After-tax cash flow: $637/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

• 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

+3052.3% since first listed

9 events — show timeline

• 2026-04-24 Price Changed $204,900 GIAR
• 2025-12-01 Price Changed $214,900 GIAR
• 2025-11-11 Listed $219,900 GIAR
• 2025-08-04 Sold (MLS) $35,000 GIAR
• 2025-07-04 Pending — GIAR
• 2025-05-29 Listed $40,000 GIAR
• 2024-10-22 Sold (Public Records) $20,000 Public Records
• 1999-04-09 Sold (Public Records) $9,500 Public Records
• 1997-09-02 Sold (Public Records) $6,500 Public Records

Property tax history

+11.5%/yr

Latest (2025): $264 · +268.8% YoY. Source: county tax records.