404 N Orange Edwards Blvd · Kingsland, GA 31548

$79,000

3 bd · 1.0 ba · 1,020 sqft · SingleFamily public records · 88 Days on market

Built 1960 0.25 ac lot $77/sqft · 56% below area

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

Listing remarks MLS

Charming opportunity in the heart of Downtown Kingsland! This classic three-bedroom, one-bath ranch offers a warm blend of character and potential. Inside, you’ll find a mix of laminate, carpet, and timeless pine hardwood flooring throughout, creating a comfortable and inviting atmosphere. The kitchen has been thoughtfully updated with new cabinetry, countertops, and a brand-new dishwasher, while the included washer and dryer add everyday convenience. A window A/C unit provides efficient cooling, and the bathroom has already seen partial remodeling—giving you a head start on making it your own. Whether you’re a first-time buyer, investor, or someone with a vision, this home is the perfect canvas to add your personal touch and bring new life to a charming classic.

Key facts

• Carpet flooring
• Laminate flooring
• New countertops

Tags

• LAMINATE FLOORING
• CARPET FLOORING
• PINE HARDWOOD FLOORING
• UPDATED CABINETRY
• NEW COUNTERTOPS
• BRAND-NEW DISHWASHER

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $79k.

Deal economics

• At list price, monthly cash flow is $568 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $79k).
• Recommended offer: $74k (6.0% below list) — sets the bar for market timing.
• Cap rate 14.9% 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; 18 comparable units currently listed for rent nearby; rentals at typical pace (median 24d 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).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $546 of loan paydown is wiped out by about $2k 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.
• At projected returns (-3.0% appreciation + 0.5% rent growth), your $22k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• It's been on market 88 days — a 6% lower offer ($74k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 6y ago; this cycle's ask has dropped $20k (20%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $45k; list at $79k implies a 76% 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; major 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 $74,260 (6.0% below list)

Questions for the listing agent

1. It's been on market 88 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Built in 1960 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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. 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.
7. 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.
8. 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: 1.84% ✓
• Cap rate: 14.92%
• Cash-on-cash: 30.80%
• DSCR: 2.37
• GRM: 4.5

CMA / ARV

• ARV (median comp): $179,234
• List price: $79,000
• Delta: -55.92%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 9 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
316 S East St	0.57mi	2/1.0 (-1)	986 (-3%)	1mo	$195,000	$198	62
212 E Hilton Ave	0.22mi	3/2.0	1,156 (+13%)	4mo	$173,800	$150	60
201 S Island St	0.63mi	3/1.0	992 (-3%)	15mo	$125,000	$126	54
236 W Dawson Ave	0.07mi	3/2.0	1,170 (+15%)	24mo	$160,000	$137	49
433 E Chester St	0.58mi	2/1.0 (-1)	1,015 (-0%)	23mo	$140,000	$138	48
309 Clarks Bluff Rd	0.74mi	3/2.0	1,000 (-2%)	13mo	$247,000	$247	47
519 Williams St	0.55mi	2/2.0 (-1)	1,000 (-2%)	19mo	$175,000	$175	46
401 W Fulford St	0.57mi	2/2.0 (-1)	1,056 (+4%)	19mo	$151,000	$143	43
108 W Woodhaven Dr	0.49mi	3/2.0	1,136 (+11%)	22mo	$247,900	$218	36

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: 22.7%
• Equity multiple: 1.90×
• Total profit: $19,877
• Equity at exit: $11,779

10-year hold

• IRR: 29.0%
• Equity multiple: 3.27×
• Total profit: $50,289
• Equity at exit: $6,830

Cash invested: $22,120 (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: 4.5×

Monthly cashflow live

• Estimated rent: $1,451 high
• Mortgage (P&I): −$414
• Tax from tax record: −$132 /mo · $1,581/yr
• Insurance: −$33
• HOA: −$0
• Vacancy / Maint / Mgmt: −$305
• Net cashflow: $568

Break-even live

Break-even rent $733

Max offer price $79,000

Occupancy floor 56%

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: $19,750
• Closing costs: $2,370
• Reserves months: —
• Total cash needed: —

Rent comps 18 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
240 W Dawson Ave Kingsland, GA	3.0	2.0	1170	$1,250	$1.07	44d	1	0.05mi
108 Clarks Bluff Rd Kingsland, GA	3.0	2.0	1008	$1,550	$1.54	44d	1	0.50mi
228 S Sheffield St Kingsland, GA	2.0	1.0	800	$1,100	$1.38	24d	1	0.67mi
500 S Orange Edwards Blvd Unit C Kingsland, GA	2.0	1.0	942	$1,050	$1.11	16d	1	0.69mi
107 Lively Oaks Dr Kingsland, GA	2.0	2.0	1016	$1,300	$1.28	44d	1	0.76mi
534 S Arizona St Kingsland, GA	4.0	2.5	1404	$1,900	$1.35	44d	1	0.80mi
409 E Lawnwood Ave Kingsland, GA	2.0	2.0	1016	$1,200	$1.18	44d	1	0.80mi
412 Lawnwood Ct Kingsland, GA	2.0	2.0	1013	$1,200	$1.18	44d	1	0.89mi
124 Huntington Dr Kingsland, GA	3.0	2.0	1225	$1,900	$1.55	12d	1	0.91mi
707 Lawnwood Ave Kingsland, GA	2.0	2.0	1016	$1,200	$1.18	24d	1	0.93mi
204 Merriwood Cir Kingsland, GA	3.0	2.0	1081	$1,550	$1.43	24d	1	1.04mi
111 Seaparc Cir Unit C Kingsland, GA	2.0	1.0	750	$1,350	$1.80	21d	1	1.14mi
111 Seaparc Cir Unit D Kingsland, GA	2.0	1.0	750	$1,350	$1.80	15d	1	1.14mi
111 Seaparc Cir Unit A Kingsland, GA	2.0	1.0	750	$975	$1.30	15d	1	1.14mi
901 S Grove Blvd Kingsland, GA	2.0–3.0	2.0	1187	$955	$0.80	2d	1	1.26mi
100 Stephanie Ave Kingsland, GA	1.0–3.0	1.0	845	$1,295	$1.53	2d	1	1.39mi
69 Rocky's PL Kingsland, GA	2.0	2.0	1000	$1,400	$1.40	7d	1	1.48mi
69 Rocky's PL Kingsland, GA	2.0	2.0	1000	$1,400	$1.40	2d	1	1.48mi

Listing history 22 events

1. 2026-06-17
   status $79,000 Pending 88 DOM
2. 2026-06-17
   days on market $79,000 Active 88 DOM
3. 2026-06-16
   days on market $79,000 Active 87 DOM
4. 2026-06-15
   days on market $79,000 Active 86 DOM
5. 2026-06-13
   days on market $79,000 Active 84 DOM
6. 2026-06-13
   days on market $79,000 Active 83 DOM
7. 2026-06-09
   days on market $79,000 Active 80 DOM
8. 2026-06-08
   days on market $79,000 Active 79 DOM
9. 2026-06-07
   days on market $79,000 Active 78 DOM
10. 2026-06-05
    days on market $79,000 Active 75 DOM
11. 2026-06-03
    days on market $79,000 Active 74 DOM
12. 2026-06-02
    days on market $79,000 Active 73 DOM
13. 2026-06-01
    days on market $79,000 Active 72 DOM
14. 2026-05-31
    days on market $79,000 Active 71 DOM
15. 2026-05-01
    status Active 791-char remark

    Show marketing remark (791 chars)

    Charming opportunity in the heart of Downtown Kingsland! This classic three-bedroom, one-bath ranch offers a warm blend of character and potential. Inside, you’ll find a mix of laminate, carpet, and timeless pine hardwood flooring throughout, creating a comfortable and inviting atmosphere. The kitchen has been thoughtfully updated with new cabinetry, countertops, and a brand-new dishwasher, while the included washer and dryer add everyday convenience. A window A/C unit provides efficient cooling, and the bathroom has already seen partial remodeling—giving you a head start on making it your own. Whether you’re a first-time buyer, investor, or someone with a vision, this home is the perfect canvas to add your personal touch and bring new life to a charming classic.

16. 2026-05-01
    price $79,000 791-char remark

    Show marketing remark (791 chars)

    Charming opportunity in the heart of Downtown Kingsland! This classic three-bedroom, one-bath ranch offers a warm blend of character and potential. Inside, you’ll find a mix of laminate, carpet, and timeless pine hardwood flooring throughout, creating a comfortable and inviting atmosphere. The kitchen has been thoughtfully updated with new cabinetry, countertops, and a brand-new dishwasher, while the included washer and dryer add everyday convenience. A window A/C unit provides efficient cooling, and the bathroom has already seen partial remodeling—giving you a head start on making it your own. Whether you’re a first-time buyer, investor, or someone with a vision, this home is the perfect canvas to add your personal touch and bring new life to a charming classic.

17. 2026-04-27
    status Pending 791-char remark

    Show marketing remark (791 chars)

    Charming opportunity in the heart of Downtown Kingsland! This classic three-bedroom, one-bath ranch offers a warm blend of character and potential. Inside, you’ll find a mix of laminate, carpet, and timeless pine hardwood flooring throughout, creating a comfortable and inviting atmosphere. The kitchen has been thoughtfully updated with new cabinetry, countertops, and a brand-new dishwasher, while the included washer and dryer add everyday convenience. A window A/C unit provides efficient cooling, and the bathroom has already seen partial remodeling—giving you a head start on making it your own. Whether you’re a first-time buyer, investor, or someone with a vision, this home is the perfect canvas to add your personal touch and bring new life to a charming classic.

18. 2026-04-22
    price $89,000 791-char remark

    Show marketing remark (791 chars)

    Charming opportunity in the heart of Downtown Kingsland! This classic three-bedroom, one-bath ranch offers a warm blend of character and potential. Inside, you’ll find a mix of laminate, carpet, and timeless pine hardwood flooring throughout, creating a comfortable and inviting atmosphere. The kitchen has been thoughtfully updated with new cabinetry, countertops, and a brand-new dishwasher, while the included washer and dryer add everyday convenience. A window A/C unit provides efficient cooling, and the bathroom has already seen partial remodeling—giving you a head start on making it your own. Whether you’re a first-time buyer, investor, or someone with a vision, this home is the perfect canvas to add your personal touch and bring new life to a charming classic.

19. 2026-03-17
    listed $99,000 Active 791-char remark

    Show marketing remark (791 chars)

    Charming opportunity in the heart of Downtown Kingsland! This classic three-bedroom, one-bath ranch offers a warm blend of character and potential. Inside, you’ll find a mix of laminate, carpet, and timeless pine hardwood flooring throughout, creating a comfortable and inviting atmosphere. The kitchen has been thoughtfully updated with new cabinetry, countertops, and a brand-new dishwasher, while the included washer and dryer add everyday convenience. A window A/C unit provides efficient cooling, and the bathroom has already seen partial remodeling—giving you a head start on making it your own. Whether you’re a first-time buyer, investor, or someone with a vision, this home is the perfect canvas to add your personal touch and bring new life to a charming classic.

20. 2021-01-26
    soldstatus $45,000
21. 2021-01-04
    soldstatus $45,000 240-char remark

    Show marketing remark (240 chars)

    3 bedroom, 1 bath in Downtown Kingsland. With some love this could be a sweet place to call home. Two of the bedrooms do not have closets. Laminate flooring and carpet. Washer and dryer included. Convenient to I-95 and Kings Bay Naval Base.

22. 2020-11-17
    listed $49,000 240-char remark

    Show marketing remark (240 chars)

    3 bedroom, 1 bath in Downtown Kingsland. With some love this could be a sweet place to call home. Two of the bedrooms do not have closets. Laminate flooring and carpet. Washer and dryer included. Convenient to I-95 and Kings Bay Naval Base.

ⓘ 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: $1,581 · $132/mo
• Projected year-2 tax: $1,581 · $132/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 6/10 Major
• 🌡 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 6/10 Major 12 unhealthy d/yr today · 12 by 30 yrs out

Taxation est. · year 1

• Rental income: $17,417
• − Mortgage interest: −$4,425
• − Property taxes: −$1,581
• − Insurance: −$395
• − Repairs & maintenance: −$1,393
• − Management: −$1,393
• − Depreciation: −$2,298
• Taxable income: $5,931
• Est. tax owed @ 24.0%: −$1,423
• After-tax cash flow: $5,389/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

+61.2% since first listed

8 events — show timeline

• 2026-05-01 Relisted — GIAR
• 2026-05-01 Price Changed $79,000 GIAR
• 2026-04-27 Pending — GIAR
• 2026-04-22 Price Changed $89,000 GIAR
• 2026-03-17 Listed $99,000 GIAR
• 2021-01-26 Sold (Public Records) $45,000 Public Records
• 2021-01-04 Sold (MLS) $45,000 GAMLS
• 2020-11-17 Listed $49,000 GAMLS

Property tax history

+10.9%/yr

Latest (2025): $1,581 · +38.4% YoY. Source: county tax records.