Memphis Plan · Kingsland, GA 31548

$269,900

3 bd · 2.0 ba · 1,602 sqft · SingleFamily · 393 Days on market

↓ 11% since listing

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Why this score? — see what drove the F 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 +7.5/15.0
• Cash flow +6.9/30.0
• Schools +4.7/10.0
• Livability +3.5/5.0
• Rent growth +2.6/5.0
• Condition / age +2.5/5.0
• 1% rule +1.9/10.0
• DSCR +1.2/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Discover The Memphis - Smart Design with Timeless Comfort The Memphis is a thoughtfully designed, versatile home that blends comfort and functionality-perfect for first-time buyers, growing families, or those looking to downsize without compromise. A charming covered porch welcomes you into the inviting foyer, which opens up to the heart of the home: a spacious great room, cozy breakfast nook, and a well-placed kitchen that brings everyone together with ease. The secondary bedrooms are cleverly arranged to maximize space and privacy, sharing a conveniently located full bath. At the rear of the home, the private master suite offers a relaxing retreat, complete with a walk-in closet and an amenity-rich bathroom designed for everyday luxury. Whether you're just starting out or simplifying your lifestyle, The Memphis delivers all the modern features and comfort you need in a beautifully efficient layout. Take the next step-schedule your tour of The Memphis today and see why it's the perfect fit for your next chapter.

Key facts

• 2 garage spots
• Listed 393 days

🏗️ New construction. The $269,900 list price is a builder figure, so every metric below is computed on the value from comparable previous sales — $310,343.

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $270k.

Deal economics

• At list price, monthly cash flow is $-462 ($-6k/yr) — negative.
• To cash-flow at today's rent, offer at most $243k (9.8% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $213k (21.1% below list).
• Recommended offer: $213k (21.1% below list) — sets the bar for 1% rule.
• Cap rate 4.5% vs local median 3.5% in Kingsland — meaningfully above typical; check what's discounted (condition, days-on-market, listing class) to confirm the premium yield is real.

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.
• Zoned schools: Camden County High School (math 47% / reading 47%, grade D-, #37 of 424 statewide, top 9%, 2,673 students, 40% FRL) — zoned schools at 40% FRL track the district average.
• Market conditions: Rents flat; 390 active listings in the ZIP; 11 comparable units currently listed for rent nearby; rentals at typical pace (median 19d on market — plan ~3-4 weeks tenant-placement turnaround); solid renter incomes; 383 units permitted in Camden County in 2024 (0 in 5+ unit buildings).
• This rent runs 34% 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 $9k 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 393 days — a 12% lower offer ($238k) is reasonable based on typical stale-listing flexibility.

Recommended offer $212,946 (21.1% 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 393 days. Have you received any prior offers? Is the seller open to a 21% 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: 0.69% ✗
• Cap rate: 4.50%
• Cash-on-cash: -6.39%
• DSCR: 0.72
• GRM: 12.1

CMA / ARV

• ARV (median comp): $310,343
• List price: $269,900
• Delta: -13.03%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
421 Eagle Blvd	0.15mi	2/2.0 (-1)	1,530 (-4%)	0mo	$258,000	$169	80
563 Eagle Blvd	0.27mi	3/2.0	1,766 (+10%)	2mo	$252,000	$143	69
434 Eagle Blvd	0.22mi	3/2.0	1,779 (+11%)	4mo	$270,000	$152	68
593 Eagle Blvd	0.22mi	3/2.0	1,791 (+12%)	3mo	$274,000	$153	67
561 Eagle Blvd	0.28mi	3/2.0	1,779 (+11%)	4mo	$257,000	$144	66
439 Eagle Blvd	0.23mi	3/2.0	1,797 (+12%)	8mo	$291,000	$162	63
144 Green Turtle Ct	0.61mi	2/2.0 (-1)	1,590 (-1%)	7mo	$360,000	$226	60
481 Eagle Blvd	0.39mi	2/2.0 (-1)	1,453 (-9%)	2mo	$240,000	$165	59
322 Brooklet Cir	0.72mi	3/2.0	1,711 (+7%)	1mo	$280,000	$164	54
115 Meridian Dr	0.57mi	3/2.0	1,833 (+14%)	4mo	$305,000	$166	46
107 Kerstin Ct	0.66mi	3/2.0	1,810 (+13%)	4mo	$329,000	$182	44
103 Renee Dr	0.61mi	3/2.0	1,826 (+14%)	5mo	$274,900	$151	44

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

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

5-year hold

• IRR: -30.1%
• Equity multiple: 0.02×
• Total profit: $-84,874
• Equity at exit: $46,273

10-year hold

• IRR: -46.5%
• Equity multiple: -0.52×
• Total profit: $-131,871
• Equity at exit: $26,833

Cash invested: $86,896 (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: 390
• Price-to-rent: 10.6×

Monthly cashflow live

• Estimated rent: $2,129 high
• Mortgage (P&I): −$1,627
• Tax est. 1.5%: −$388 /mo · $4,655/yr
• Insurance: −$129
• HOA: −$0
• Vacancy / Maint / Mgmt: −$447
• Net cashflow: $-462

Break-even live

Break-even rent $2,715

Max offer price $243,429

Occupancy floor —

Sensitivity live

Price	-10% $-248	-5% $-355	+0% $-462	+5% $-570	+10% $-677
Rent	-10% $-631	-5% $-547	+0% $-462	+5% $-378	+10% $-294
Rate	-1.0pp $-306	-0.5pp $-383	base $-462	+0.5pp $-543	+1.0pp $-625

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: $77,586
• Closing costs: $9,310
• Reserves months: —
• Total cash needed: —

Rent comps 11 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
516 Eagle Blvd Kingsland, GA	3.0	2.0	1775	$1,950	$1.10	19d	1	0.42mi
107 Green Turtle Ct Kingsland, GA	3.0	2.0	2067	$2,400	$1.16	45d	1	0.56mi
174 Ryan Nicholas Dr Kingsland, GA	3.0	2.0	2146	$2,700	$1.26	19d	1	0.61mi
239 Brooklet Cir Saint Marys, GA	3.0	2.0	1747	$1,900	$1.09	9d	1	0.77mi
227 Brooklet Cir Saint Marys, GA	4.0	2.0	1835	$2,150	$1.17	9d	1	0.81mi
227 Brooklet Cir Saint Marys, GA	4.0	2.0	1835	$2,150	$1.17	45d	1	0.81mi
223 Brooklet Cir Saint Marys, GA	4.0	2.0	1861	$2,150	$1.16	18d	1	0.83mi
108 Almond Cir Kingsland, GA	3.0	2.0	1309	$1,900	$1.45	23d	1	1.48mi
108 Almond Cir Kingsland, GA	3.0	2.0	1309	$1,900	$1.45	25d	1	1.48mi
125 Walnut Way Kingsland, GA	3.0	2.0	2015	$2,200	$1.09	5d	1	1.48mi
125 Walnut Way Kingsland, GA	3.0	2.0	2015	$2,200	$1.09	9d	1	1.48mi

Listing history 24 events

1. 2026-06-21
   days on market $269,900 Active 393 DOM
2. 2026-06-18
   days on market $269,900 Active 390 DOM
3. 2026-06-17
   days on market $269,900 Active 389 DOM
4. 2026-06-16
   days on market $269,900 Active 388 DOM
5. 2026-06-15
   days on market $269,900 Active 387 DOM
6. 2026-06-13
   days on market $269,900 Active 385 DOM
7. 2026-06-13
   days on market $269,900 Active 384 DOM
8. 2026-06-09
   days on market $269,900 Active 381 DOM
9. 2026-06-08
   days on market $269,900 Active 380 DOM
10. 2026-06-07
    days on market $269,900 Active 379 DOM
11. 2026-06-05
    days on market $269,900 Active 376 DOM
12. 2026-06-03
    days on market $269,900 Active 375 DOM
13. 2026-06-02
    days on market $269,900 Active 374 DOM
14. 2026-06-01
    days on market $269,900 Active 373 DOM
15. 2026-05-31
    days on market $269,900 Active 372 DOM
16. 2026-04-08
    price $269,900 1028-char remark

    Show marketing remark (1028 chars)

    Discover The Memphis - Smart Design with Timeless Comfort The Memphis is a thoughtfully designed, versatile home that blends comfort and functionality-perfect for first-time buyers, growing families, or those looking to downsize without compromise. A charming covered porch welcomes you into the inviting foyer, which opens up to the heart of the home: a spacious great room, cozy breakfast nook, and a well-placed kitchen that brings everyone together with ease. The secondary bedrooms are cleverly arranged to maximize space and privacy, sharing a conveniently located full bath. At the rear of the home, the private master suite offers a relaxing retreat, complete with a walk-in closet and an amenity-rich bathroom designed for everyday luxury. Whether you're just starting out or simplifying your lifestyle, The Memphis delivers all the modern features and comfort you need in a beautifully efficient layout. Take the next step-schedule your tour of The Memphis today and see why it's the perfect fit for your next chapter.

17. 2026-01-30
    price $289,900 1028-char remark

    Show marketing remark (1028 chars)

    Discover The Memphis - Smart Design with Timeless Comfort The Memphis is a thoughtfully designed, versatile home that blends comfort and functionality-perfect for first-time buyers, growing families, or those looking to downsize without compromise. A charming covered porch welcomes you into the inviting foyer, which opens up to the heart of the home: a spacious great room, cozy breakfast nook, and a well-placed kitchen that brings everyone together with ease. The secondary bedrooms are cleverly arranged to maximize space and privacy, sharing a conveniently located full bath. At the rear of the home, the private master suite offers a relaxing retreat, complete with a walk-in closet and an amenity-rich bathroom designed for everyday luxury. Whether you're just starting out or simplifying your lifestyle, The Memphis delivers all the modern features and comfort you need in a beautifully efficient layout. Take the next step-schedule your tour of The Memphis today and see why it's the perfect fit for your next chapter.

18. 2026-01-28
    price $293,400 1028-char remark

    Show marketing remark (1028 chars)

    Discover The Memphis - Smart Design with Timeless Comfort The Memphis is a thoughtfully designed, versatile home that blends comfort and functionality-perfect for first-time buyers, growing families, or those looking to downsize without compromise. A charming covered porch welcomes you into the inviting foyer, which opens up to the heart of the home: a spacious great room, cozy breakfast nook, and a well-placed kitchen that brings everyone together with ease. The secondary bedrooms are cleverly arranged to maximize space and privacy, sharing a conveniently located full bath. At the rear of the home, the private master suite offers a relaxing retreat, complete with a walk-in closet and an amenity-rich bathroom designed for everyday luxury. Whether you're just starting out or simplifying your lifestyle, The Memphis delivers all the modern features and comfort you need in a beautifully efficient layout. Take the next step-schedule your tour of The Memphis today and see why it's the perfect fit for your next chapter.

19. 2026-01-23
    price $284,900 1028-char remark

    Show marketing remark (1028 chars)

    Discover The Memphis - Smart Design with Timeless Comfort The Memphis is a thoughtfully designed, versatile home that blends comfort and functionality-perfect for first-time buyers, growing families, or those looking to downsize without compromise. A charming covered porch welcomes you into the inviting foyer, which opens up to the heart of the home: a spacious great room, cozy breakfast nook, and a well-placed kitchen that brings everyone together with ease. The secondary bedrooms are cleverly arranged to maximize space and privacy, sharing a conveniently located full bath. At the rear of the home, the private master suite offers a relaxing retreat, complete with a walk-in closet and an amenity-rich bathroom designed for everyday luxury. Whether you're just starting out or simplifying your lifestyle, The Memphis delivers all the modern features and comfort you need in a beautifully efficient layout. Take the next step-schedule your tour of The Memphis today and see why it's the perfect fit for your next chapter.

20. 2025-11-15
    price $283,900 1028-char remark

    Show marketing remark (1028 chars)

    Discover The Memphis - Smart Design with Timeless Comfort The Memphis is a thoughtfully designed, versatile home that blends comfort and functionality-perfect for first-time buyers, growing families, or those looking to downsize without compromise. A charming covered porch welcomes you into the inviting foyer, which opens up to the heart of the home: a spacious great room, cozy breakfast nook, and a well-placed kitchen that brings everyone together with ease. The secondary bedrooms are cleverly arranged to maximize space and privacy, sharing a conveniently located full bath. At the rear of the home, the private master suite offers a relaxing retreat, complete with a walk-in closet and an amenity-rich bathroom designed for everyday luxury. Whether you're just starting out or simplifying your lifestyle, The Memphis delivers all the modern features and comfort you need in a beautifully efficient layout. Take the next step-schedule your tour of The Memphis today and see why it's the perfect fit for your next chapter.

21. 2025-09-06
    price $279,900 1028-char remark

    Show marketing remark (1028 chars)

    Discover The Memphis - Smart Design with Timeless Comfort The Memphis is a thoughtfully designed, versatile home that blends comfort and functionality-perfect for first-time buyers, growing families, or those looking to downsize without compromise. A charming covered porch welcomes you into the inviting foyer, which opens up to the heart of the home: a spacious great room, cozy breakfast nook, and a well-placed kitchen that brings everyone together with ease. The secondary bedrooms are cleverly arranged to maximize space and privacy, sharing a conveniently located full bath. At the rear of the home, the private master suite offers a relaxing retreat, complete with a walk-in closet and an amenity-rich bathroom designed for everyday luxury. Whether you're just starting out or simplifying your lifestyle, The Memphis delivers all the modern features and comfort you need in a beautifully efficient layout. Take the next step-schedule your tour of The Memphis today and see why it's the perfect fit for your next chapter.

22. 2025-09-03
    price $299,400 1028-char remark

    Show marketing remark (1028 chars)

    Discover The Memphis - Smart Design with Timeless Comfort The Memphis is a thoughtfully designed, versatile home that blends comfort and functionality-perfect for first-time buyers, growing families, or those looking to downsize without compromise. A charming covered porch welcomes you into the inviting foyer, which opens up to the heart of the home: a spacious great room, cozy breakfast nook, and a well-placed kitchen that brings everyone together with ease. The secondary bedrooms are cleverly arranged to maximize space and privacy, sharing a conveniently located full bath. At the rear of the home, the private master suite offers a relaxing retreat, complete with a walk-in closet and an amenity-rich bathroom designed for everyday luxury. Whether you're just starting out or simplifying your lifestyle, The Memphis delivers all the modern features and comfort you need in a beautifully efficient layout. Take the next step-schedule your tour of The Memphis today and see why it's the perfect fit for your next chapter.

23. 2025-06-25
    price $299,900 1028-char remark

    Show marketing remark (1028 chars)

    Discover The Memphis - Smart Design with Timeless Comfort The Memphis is a thoughtfully designed, versatile home that blends comfort and functionality-perfect for first-time buyers, growing families, or those looking to downsize without compromise. A charming covered porch welcomes you into the inviting foyer, which opens up to the heart of the home: a spacious great room, cozy breakfast nook, and a well-placed kitchen that brings everyone together with ease. The secondary bedrooms are cleverly arranged to maximize space and privacy, sharing a conveniently located full bath. At the rear of the home, the private master suite offers a relaxing retreat, complete with a walk-in closet and an amenity-rich bathroom designed for everyday luxury. Whether you're just starting out or simplifying your lifestyle, The Memphis delivers all the modern features and comfort you need in a beautifully efficient layout. Take the next step-schedule your tour of The Memphis today and see why it's the perfect fit for your next chapter.

24. 2025-05-24
    listed $304,900 Active 1028-char remark

    Show marketing remark (1028 chars)

    Discover The Memphis - Smart Design with Timeless Comfort The Memphis is a thoughtfully designed, versatile home that blends comfort and functionality-perfect for first-time buyers, growing families, or those looking to downsize without compromise. A charming covered porch welcomes you into the inviting foyer, which opens up to the heart of the home: a spacious great room, cozy breakfast nook, and a well-placed kitchen that brings everyone together with ease. The secondary bedrooms are cleverly arranged to maximize space and privacy, sharing a conveniently located full bath. At the rear of the home, the private master suite offers a relaxing retreat, complete with a walk-in closet and an amenity-rich bathroom designed for everyday luxury. Whether you're just starting out or simplifying your lifestyle, The Memphis delivers all the modern features and comfort you need in a beautifully efficient layout. Take the next step-schedule your tour of The Memphis today and see why it's the perfect fit for your next chapter.

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

Taxation est. · year 1

• Rental income: $25,554
• − Mortgage interest: −$17,384
• − Property taxes: −$4,655
• − Insurance: −$1,552
• − Repairs & maintenance: −$2,044
• − Management: −$2,044
• − Depreciation: −$9,028
• Taxable loss: −$11,154
• Est. tax savings @ 24.0%: +$2,677
• After-tax cash flow: $-2,872/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

• Census place: Kingsland, GA
• 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

-11.5% since first listed

9 events — show timeline

• 2026-04-08 Price Changed $269,900 Zillow
• 2026-01-30 Price Changed $289,900 Zillow
• 2026-01-28 Price Changed $293,400 Zillow
• 2026-01-23 Price Changed $284,900 Zillow
• 2025-11-15 Price Changed $283,900 Zillow
• 2025-09-06 Price Changed $279,900 Zillow
• 2025-09-03 Price Changed $299,400 Zillow
• 2025-06-25 Price Changed $299,900 Zillow
• 2025-05-24 Listed $304,900 Zillow