None · Darien, GA 31305

$120,000

1 bd · 1.0 ba · 644 sqft · Other · 59 Days on market

Built 2007 0.28 ac lot

---

Why this score? — see what drove the B- 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 +26.4/30.0
• Appreciation +10.0/10.0
• DSCR +9.0/10.0
• ARV discount +7.5/15.0
• 1% rule +5.7/10.0
• 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

Come buy your 1st investment property! Or occupy. .. could be cheaper than renting! Close to downtown Darien, the middle school, & fabulous dining. Own your MH & land. .. .no HOA fees or lot rent. Independent living, not in MH park. .. .MH & land included. In the past rcvd rent of approx $900/per month rent. Sold 'as is, where is". Tongue removed. Close to Darien schools. Near great fishing spots of Coastal Georgia, would make great weekend cabin too and park your boat onsite.

Key facts

• Land included
• No hoa fees
• 0.28 acre lot

Tags

• CLOSE TO DOWNTOWN DARIEN
• CLOSE TO DARIEN SCHOOLS
• NO HOA FEES
• LAND INCLUDED

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath other listed at $120k.

Deal economics

• At list price, monthly cash flow is $312 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $120k).
• Recommended offer: $116k (3.0% below list) — sets the bar for market timing.
• Cap rate 9.4% 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; 127 units permitted in McIntosh County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $13k of equity ($830 loan paydown + $12k 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 $34k cash investment doubles in ~2 years — after that, you're playing with house money.
• By year 3, paydown + projected appreciation supports a ~$32k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 59 days — a 3% lower offer ($116k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $13k; list at $120k implies a 823% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: major flood risk; 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 $116,400 (3.0% below list)

Questions for the listing agent

1. It's been on market 59 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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.
5. 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.
6. 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: 1.07% ✓
• Cap rate: 9.42%
• Cash-on-cash: 11.15%
• DSCR: 1.50
• GRM: 7.8

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: 32.4%
• Equity multiple: 3.54×
• Total profit: $85,184
• Equity at exit: $108,106

10-year hold

• IRR: 28.0%
• Equity multiple: 8.00×
• Total profit: $235,094
• Equity at exit: $233,134

Cash invested: $33,600 (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: 7.8×

Monthly cashflow live

• Estimated rent: $1,283 medium
• Mortgage (P&I): −$629
• Tax from tax record: −$22 /mo · $264/yr
• Insurance: −$50
• HOA: −$0
• Vacancy / Maint / Mgmt: −$269
• Net cashflow: $312

Break-even live

Break-even rent $888

Max offer price $120,000

Occupancy floor 71%

Sensitivity live

Price	-10% $380	-5% $346	+0% $312	+5% $278	+10% $244
Rent	-10% $211	-5% $262	+0% $312	+5% $363	+10% $414
Rate	-1.0pp $373	-0.5pp $343	base $312	+0.5pp $281	+1.0pp $250

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: $30,000
• Closing costs: $3,600
• Reserves months: —
• Total cash needed: —

Listing history 21 events

1. 2026-06-19
   days on market $120,000 Active 59 DOM
2. 2026-06-18
   days on market $120,000 Active 58 DOM
3. 2026-06-17
   days on market $120,000 Active 57 DOM
4. 2026-06-16
   days on market $120,000 Active 56 DOM
5. 2026-06-15
   days on market $120,000 Active 55 DOM
6. 2026-06-14
   days on market $120,000 Active 53 DOM
7. 2026-06-13
   pricedays on market $120,000 Active 52 DOM
8. 2026-06-10
   days on market $130,000 Active 50 DOM
9. 2026-06-09
   days on market $130,000 Active 49 DOM
10. 2026-06-08
    days on market $130,000 Active 48 DOM
11. 2026-06-07
    days on market $130,000 Active 47 DOM
12. 2026-06-05
    days on market $130,000 Active 44 DOM
13. 2026-06-03
    days on market $130,000 Active 43 DOM
14. 2026-06-02
    days on market $130,000 Active 42 DOM
15. 2026-06-01
    days on market $130,000 Active 41 DOM
16. 2026-05-31
    days on market $130,000 Active 40 DOM
17. 2026-05-30
    days on market $130,000 Active 39 DOM
18. 2026-05-08
    price $130,000 503-char remark

    Show marketing remark (503 chars)

    Come buy your 1st investment property! Or occupy. .. could be cheaper than renting! Close to downtown Darien, the middle school, & fabulous dining. Own your MH & land. .. .no HOA fees or lot rent. Independent living, not in MH park. .. .MH & land included. In the past rcvd rent of approx $900/per month rent. Sold 'as is, where is". Tongue removed. Close to Darien schools. Near great fishing spots of Coastal Georgia, would make great weekend cabin too and park your boat onsite.

19. 2026-04-21
    listed $140,000 Active 503-char remark

    Show marketing remark (503 chars)

    Come buy your 1st investment property! Or occupy. .. could be cheaper than renting! Close to downtown Darien, the middle school, & fabulous dining. Own your MH & land. .. .no HOA fees or lot rent. Independent living, not in MH park. .. .MH & land included. In the past rcvd rent of approx $900/per month rent. Sold 'as is, where is". Tongue removed. Close to Darien schools. Near great fishing spots of Coastal Georgia, would make great weekend cabin too and park your boat onsite.

20. 2006-04-27
    soldstatus $13,000
21. 2003-05-19
    soldstatus $10,000

ⓘ 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: $264 · $22/mo
• Projected year-2 tax: $1,104 · $92/mo
• Expected delta: +$840/yr (+$70/mo · 317.9%)

ⓘ 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 (unshaded) · 68% 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: $15,396
• − Mortgage interest: −$6,722
• − Property taxes: −$264
• − Insurance: −$600
• − Repairs & maintenance: −$1,232
• − Management: −$1,232
• − Depreciation: −$3,491
• Taxable income: $1,856
• Est. tax owed @ 24.0%: −$445
• After-tax cash flow: $3,302/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

+1200.0% since first listed

4 events — show timeline

• 2026-05-08 Price Changed $130,000 GIAR
• 2026-04-21 Listed $140,000 GIAR
• 2006-04-27 Sold (Public Records) $13,000 Public Records
• 2003-05-19 Sold (Public Records) $10,000 Public Records

Property tax history

+11.1%/yr

Latest (2025): $264 · +275.0% YoY. Source: county tax records.