856 River Landing Rd · Kingsland, GA 31548

$269,900

5 bd · 3.0 ba · 2,304 sqft · Land · 269 Days on market

Built 2024 0.69 ac lot $117/sqft · 14% below area Est $315k · 14% under

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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).

• ARV discount +14.0/15.0
• Cash flow +7.5/30.0
• Schools +4.7/10.0
• Livability +3.5/5.0
• Rent growth +2.6/5.0
• Condition / age +2.5/5.0
• 1% rule +2.1/10.0
• DSCR +1.6/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

This newly built home offers 5 bedrooms, 3 baths, open-concept living with both a living and family room, a modern kitchen with island, formal dining, and upgraded vinyl flooring throughout. The private owner's suite features a garden tub, double vanity, separate shower, and a massive walk-in closet. Includes a 1-year builder warranty. Located in Kingsland, GA - a welcoming small town near the Georgia coast, with easy access to Kings Bay Naval Base, outdoor recreation, and half and hour from Jacksonville and Brunswick. Move-in ready - schedule your showing today!

Key facts

• Double vanity
• Open-concept living
• Garden tub

Tags

• OPEN-CONCEPT LIVING
• MODERN KITCHEN WITH ISLAND
• PRIVATE OWNER'S SUITE
• GARDEN TUB
• DOUBLE VANITY
• MASSIVE WALK-IN CLOSET

What this means for you Summary

Snapshot

• This is a 5-bed/3.0-bath land listed at $270k.

Deal economics

• At list price, monthly cash flow is $-341 ($-4k/yr) — negative.
• To cash-flow at today's rent, offer at most $221k (18.3% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $193k (28.5% below list).
• Recommended offer: $193k (28.5% below list) — sets the bar for 1% rule.
• Cap rate 4.8% vs local median 3.5% in Kingsland — 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 69/100 on livability (#111 in GA) — a middle-class / working-renter tenant base. Strengths: housing A+, crime A, cost of living A; Watch: employment C-, amenities F, commute F.
• Camden County (town): math 56% / reading 54% proficiency, ranked #9 of 174 in GA (top 5%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Market conditions: Rents flat; 388 active listings in the ZIP; solid renter incomes; 383 units permitted in Camden County in 2024 (0 in 5+ unit buildings).
• This rent runs 31% of the median local income ($76k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $2k of loan paydown is wiped out by about $8k of value loss. Plan a longer hold.
• Camden County population projected to shrink 5% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.

Negotiation context

• It's been on market 269 days — a 12% lower offer ($238k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 2y ago; this cycle's ask has dropped $23k (8%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $90k; list at $270k implies a 200% 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; severe wildfire risk; extreme-heat days projected 7→19/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $192,894 (28.5% 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 269 days. Have you received any prior offers? Is the seller open to a 29% 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 B-rated — typically a magnet for longer-tenancy family renters. What's the average tenant stay here, and is there a school-zone premium baked into asking?
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: 0.71% ✗
• Cap rate: 4.78%
• Cash-on-cash: -5.42%
• DSCR: 0.76
• GRM: 11.7

CMA / ARV

• ARV (median comp): $315,263
• List price: $269,900
• Delta: -14.39%
• Verdict: UNDERPRICED
• Comps: 13 within 1.0 mi

Projected returns pro-forma

-3.0% appreciation · 0.53% rent growth · sell at horizon

5-year hold

• IRR: -28.3%
• Equity multiple: 0.07×
• Total profit: $-70,126
• Equity at exit: $40,243

10-year hold

• IRR: -40.5%
• Equity multiple: -0.42×
• Total profit: $-107,213
• Equity at exit: $23,336

Cash invested: $75,572 (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 31548

• Home prices YoY: -4.5%
• Rents YoY: 0.5%
• Active inventory: 388
• Price-to-rent: 11.7×

Monthly cashflow live

• Estimated rent: $1,929 medium
• Mortgage (P&I): −$1,415
• Tax est. 1.5%: −$337 /mo · $4,048/yr
• Insurance: −$112
• HOA: −$0
• Vacancy / Maint / Mgmt: −$405
• Net cashflow: $-341

Break-even live

Break-even rent $2,361

Max offer price $220,505

Occupancy floor —

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: $67,475
• Closing costs: $8,097
• Reserves months: —
• Total cash needed: —

Listing history 32 events

1. 2026-06-18
   days on market $269,900 Active 269 DOM
2. 2026-06-17
   days on market $269,900 Active 268 DOM
3. 2026-06-16
   days on market $269,900 Active 267 DOM
4. 2026-06-16
   status $269,900 Active 266 DOM
5. 2026-06-15
   pricestatusdays on market $269,900 Price Change 266 DOM
6. 2026-06-13
   days on market $269,499 Active 264 DOM
7. 2026-06-13
   days on market $269,499 Active 263 DOM
8. 2026-06-09
   statusdays on market $269,499 Active 260 DOM
9. 2026-06-08
   days on market $269,499 Price Change 259 DOM
10. 2026-06-07
    pricestatusdays on market $269,499 Price Change 258 DOM
11. 2026-06-05
    statusdays on market $269,888 Active 255 DOM
12. 2026-06-03
    days on market $269,888 Price Change 254 DOM
13. 2026-06-02
    days on market $269,888 Price Change 253 DOM
14. 2026-06-02
    pricestatus $269,888 Price Change 252 DOM
15. 2026-06-01
    days on market $269,900 Active 252 DOM
16. 2026-05-31
    days on market $269,900 Active 251 DOM
17. 2026-05-19
    price $269,888 575-char remark

    Show marketing remark (575 chars)

    This newly built home offers 5 bedrooms, 3 baths, open-concept living with both a living and family room, a modern kitchen with island, formal dining, and upgraded vinyl flooring throughout. The private owner's suite features a garden tub, double vanity, separate shower, and a massive walk-in closet. Includes a 1-year builder warranty. Located in Kingsland, GA - a welcoming small town near the Georgia coast, with easy access to Kings Bay Naval Base, outdoor recreation, and half and hour from Jacksonville and Brunswick. Move-in ready - schedule your showing today!

18. 2026-05-08
    price $269,900 575-char remark

    Show marketing remark (575 chars)

    This newly built home offers 5 bedrooms, 3 baths, open-concept living with both a living and family room, a modern kitchen with island, formal dining, and upgraded vinyl flooring throughout. The private owner's suite features a garden tub, double vanity, separate shower, and a massive walk-in closet. Includes a 1-year builder warranty. Located in Kingsland, GA - a welcoming small town near the Georgia coast, with easy access to Kings Bay Naval Base, outdoor recreation, and half and hour from Jacksonville and Brunswick. Move-in ready - schedule your showing today!

19. 2026-05-01
    price $269,888 575-char remark

    Show marketing remark (575 chars)

    This newly built home offers 5 bedrooms, 3 baths, open-concept living with both a living and family room, a modern kitchen with island, formal dining, and upgraded vinyl flooring throughout. The private owner's suite features a garden tub, double vanity, separate shower, and a massive walk-in closet. Includes a 1-year builder warranty. Located in Kingsland, GA - a welcoming small town near the Georgia coast, with easy access to Kings Bay Naval Base, outdoor recreation, and half and hour from Jacksonville and Brunswick. Move-in ready - schedule your showing today!

20. 2026-04-15
    price $269,900 575-char remark

    Show marketing remark (575 chars)

    This newly built home offers 5 bedrooms, 3 baths, open-concept living with both a living and family room, a modern kitchen with island, formal dining, and upgraded vinyl flooring throughout. The private owner's suite features a garden tub, double vanity, separate shower, and a massive walk-in closet. Includes a 1-year builder warranty. Located in Kingsland, GA - a welcoming small town near the Georgia coast, with easy access to Kings Bay Naval Base, outdoor recreation, and half and hour from Jacksonville and Brunswick. Move-in ready - schedule your showing today!

21. 2026-04-14
    price $274,900 575-char remark

    Show marketing remark (575 chars)

    This newly built home offers 5 bedrooms, 3 baths, open-concept living with both a living and family room, a modern kitchen with island, formal dining, and upgraded vinyl flooring throughout. The private owner's suite features a garden tub, double vanity, separate shower, and a massive walk-in closet. Includes a 1-year builder warranty. Located in Kingsland, GA - a welcoming small town near the Georgia coast, with easy access to Kings Bay Naval Base, outdoor recreation, and half and hour from Jacksonville and Brunswick. Move-in ready - schedule your showing today!

22. 2026-02-26
    price $269,888 575-char remark

    Show marketing remark (575 chars)

    This newly built home offers 5 bedrooms, 3 baths, open-concept living with both a living and family room, a modern kitchen with island, formal dining, and upgraded vinyl flooring throughout. The private owner's suite features a garden tub, double vanity, separate shower, and a massive walk-in closet. Includes a 1-year builder warranty. Located in Kingsland, GA - a welcoming small town near the Georgia coast, with easy access to Kings Bay Naval Base, outdoor recreation, and half and hour from Jacksonville and Brunswick. Move-in ready - schedule your showing today!

23. 2026-01-29
    price $269,900 575-char remark

    Show marketing remark (575 chars)

    This newly built home offers 5 bedrooms, 3 baths, open-concept living with both a living and family room, a modern kitchen with island, formal dining, and upgraded vinyl flooring throughout. The private owner's suite features a garden tub, double vanity, separate shower, and a massive walk-in closet. Includes a 1-year builder warranty. Located in Kingsland, GA - a welcoming small town near the Georgia coast, with easy access to Kings Bay Naval Base, outdoor recreation, and half and hour from Jacksonville and Brunswick. Move-in ready - schedule your showing today!

24. 2026-01-14
    price $299,499 575-char remark

    Show marketing remark (575 chars)

    This newly built home offers 5 bedrooms, 3 baths, open-concept living with both a living and family room, a modern kitchen with island, formal dining, and upgraded vinyl flooring throughout. The private owner's suite features a garden tub, double vanity, separate shower, and a massive walk-in closet. Includes a 1-year builder warranty. Located in Kingsland, GA - a welcoming small town near the Georgia coast, with easy access to Kings Bay Naval Base, outdoor recreation, and half and hour from Jacksonville and Brunswick. Move-in ready - schedule your showing today!

25. 2025-12-30
    price $299,900 575-char remark

    Show marketing remark (575 chars)

    This newly built home offers 5 bedrooms, 3 baths, open-concept living with both a living and family room, a modern kitchen with island, formal dining, and upgraded vinyl flooring throughout. The private owner's suite features a garden tub, double vanity, separate shower, and a massive walk-in closet. Includes a 1-year builder warranty. Located in Kingsland, GA - a welcoming small town near the Georgia coast, with easy access to Kings Bay Naval Base, outdoor recreation, and half and hour from Jacksonville and Brunswick. Move-in ready - schedule your showing today!

26. 2025-11-11
    price $289,900 575-char remark

    Show marketing remark (575 chars)

    This newly built home offers 5 bedrooms, 3 baths, open-concept living with both a living and family room, a modern kitchen with island, formal dining, and upgraded vinyl flooring throughout. The private owner's suite features a garden tub, double vanity, separate shower, and a massive walk-in closet. Includes a 1-year builder warranty. Located in Kingsland, GA - a welcoming small town near the Georgia coast, with easy access to Kings Bay Naval Base, outdoor recreation, and half and hour from Jacksonville and Brunswick. Move-in ready - schedule your showing today!

27. 2025-10-09
    price $291,900 575-char remark

    Show marketing remark (575 chars)

    This newly built home offers 5 bedrooms, 3 baths, open-concept living with both a living and family room, a modern kitchen with island, formal dining, and upgraded vinyl flooring throughout. The private owner's suite features a garden tub, double vanity, separate shower, and a massive walk-in closet. Includes a 1-year builder warranty. Located in Kingsland, GA - a welcoming small town near the Georgia coast, with easy access to Kings Bay Naval Base, outdoor recreation, and half and hour from Jacksonville and Brunswick. Move-in ready - schedule your showing today!

28. 2025-09-30
    price $292,499 575-char remark

    Show marketing remark (575 chars)

    This newly built home offers 5 bedrooms, 3 baths, open-concept living with both a living and family room, a modern kitchen with island, formal dining, and upgraded vinyl flooring throughout. The private owner's suite features a garden tub, double vanity, separate shower, and a massive walk-in closet. Includes a 1-year builder warranty. Located in Kingsland, GA - a welcoming small town near the Georgia coast, with easy access to Kings Bay Naval Base, outdoor recreation, and half and hour from Jacksonville and Brunswick. Move-in ready - schedule your showing today!

29. 2025-09-22
    listed $292,900 New 575-char remark

    Show marketing remark (575 chars)

    This newly built home offers 5 bedrooms, 3 baths, open-concept living with both a living and family room, a modern kitchen with island, formal dining, and upgraded vinyl flooring throughout. The private owner's suite features a garden tub, double vanity, separate shower, and a massive walk-in closet. Includes a 1-year builder warranty. Located in Kingsland, GA - a welcoming small town near the Georgia coast, with easy access to Kings Bay Naval Base, outdoor recreation, and half and hour from Jacksonville and Brunswick. Move-in ready - schedule your showing today!

30. 2025-09-02
    historical
31. 2024-09-09
    listed $319,900 New
32. 2023-10-20
    soldstatus $90,000

ⓘ 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 8/10 Severe
• 🌡 Heat 9/10 Extreme 7 d/yr ≥108°F today · 19 d/yr by 30 yrs out
• 💨 Wind 9/10 Extreme 99% chance of damaging wind over 30 yrs
• 🫁 Air quality 5/10 Major 8 unhealthy d/yr today · 9 by 30 yrs out

Taxation est. · year 1

• Rental income: $23,147
• − Mortgage interest: −$15,119
• − Property taxes: −$4,048
• − Insurance: −$1,350
• − Repairs & maintenance: −$1,852
• − Management: −$1,852
• − Depreciation: −$7,852
• Taxable loss: −$8,925
• Est. tax savings @ 24.0%: +$2,142
• After-tax cash flow: $-1,954/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: Camden County
• NCES district ID: 1300780
• Math proficiency: 56% ▼ -3.00%
• Reading proficiency: 54% ▼ -4.00%
• Median HH income: $51,668
• Composite: 47.1/100
• National rank: #2331
• State rank: #9 of 174 in GA

Livability — Kingsland

• Score: 69/100
• State rank: #111
• US rank: #8436

Category grades

Amenities F Commute F Cost of living A Crime A Employment C- Housing A+ Health & safety D- User ratings A

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Camden County · 46,661 people
• City population: 24,070
• Metro: St. Marys, GA
• Population (ZIP): 24,070
• Household income: $75,804
• Rent vs Own: 31.2% rent · 68.8% own
• Severe rent burden: 626.0

Population outlook (Camden County) Hauer SSP2

• Today (2025): 54,358 people
• By 2030: 54,841 · +0.9%
• By 2040: 54,295 · -0.1%
• By 2050: 51,529 · -5.2%
• By 2075: 42,990 · -20.9%
• By 2100: 33,094 · -39.1%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (65%)
• Race & ethnicity: White 65% Black 19% Two or more races 9% Hispanic / Latino 8% Asian 2%
• Hispanic origin (detail): Mexican 4% Puerto Rican 3%
• Common ancestry: Slovak 3% Italian 2% Lithuanian 2%
• Foreign-born: 2% · Vietnam, China, Canada
• Languages at home: 95% English-only · Spanish 3% Other Asian/Pacific 1%

Political lean MEDSL · Camden

• 2024 margin: Solid R (+35.7) · D 31.9% · R 67.5%
• 2008→2024 swing: -12.1pp toward R · 2008: -23.5pp · 2024: -35.7pp
• All cycles: 2024: R+35.7 2020: R+30.7 2016: R+33.9 2012: R+27.7 2008: R+23.5

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -15.33%
• Current HPI: 324.5893
• Rent YoY: ▲ 0.53%
• Metro: St. Marys, GA
• 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

+199.9% since first listed

16 events — show timeline

• 2026-05-19 Price Changed $269,888 GAMLS
• 2026-05-08 Price Changed $269,900 GAMLS
• 2026-05-01 Price Changed $269,888 GAMLS
• 2026-04-15 Price Changed $269,900 GAMLS
• 2026-04-14 Price Changed $274,900 GAMLS
• 2026-02-26 Price Changed $269,888 GAMLS
• 2026-01-29 Price Changed $269,900 GAMLS
• 2026-01-14 Price Changed $299,499 GAMLS
• 2025-12-30 Price Changed $299,900 GAMLS
• 2025-11-11 Price Changed $289,900 GAMLS
• 2025-10-09 Price Changed $291,900 GAMLS
• 2025-09-30 Price Changed $292,499 GAMLS
• 2025-09-22 Listed $292,900 GAMLS
• 2025-09-02 Listing Removed — GAMLS
• 2024-09-09 Listed $319,900 GAMLS
• 2023-10-20 Sold (Public Records) $90,000 Public Records

Property tax history

-3.8%/yr

Latest (2025): $232 · +19.3% YoY. Source: county tax records.