352 Rainbow Ln · Kingsland, GA 31569

$255,000

3 bd · 2.0 ba · 1,710 sqft · SingleFamily public records · 60 Days on market

Built 2003 0.93 ac lot Est $369k · 31% under ↓ 15% since listing

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Why this score? — see what drove the C 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 +15.0/15.0
• Cash flow +13.3/30.0
• Appreciation +10.0/10.0
• Schools +4.7/10.0
• DSCR +4.0/10.0
• Livability +3.5/5.0
• 1% rule +2.5/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks

Unlock the potential with this 4-bedroom, 2-bath home situated on a full acre lot! Offering plenty of space both inside and out. This home features a grape vine set-up in the back yard. This property is the perfect opportunity for investors, flippers, or buyers looking to add their personal touch. Enjoy the freedom of no HOA and no city taxes, all while being connected to public sewer for added convenience. Sold as-is, this home is ready for its next chapter. Bring your vision and make it your own!

Key facts

• 0.93 acre lot
• Garage
• Built 2003

Property features AI

Finance

• Other: Approximately 0.93-acre lot; Subdivision: Sheffield Island
• HOA & community: No HOA

Exterior

• Parking: Garage
• Utilities: Public water; Septic tank; Other utilities
• Home design: Single family residence; House; Resale property; Built in 2003
• Construction: Wood siding; Composition roof; No basement
• Exterior features: Cul-de-sac lot

Interior

• Kitchen: Dishwasher
• Bedrooms: 4 bedrooms (all on the main level)
• Flooring: Tile flooring
• Bathrooms: 2 full bathrooms (main level)
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Other interior features; One level
• Laundry & utility: Laundry in garage

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $255k.

Deal economics

• At list price, monthly cash flow is $1 ($11/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $190k (25.5% below list).
• Recommended offer: $190k (25.5% below list) — sets the bar for 1% rule.
• Cap rate 6.3% 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.
• Zoned schools: Mamie Lou Gross Elementary School (math 62% / reading 47%, grade C, #185 of 1,228 statewide, top 16%, 452 students, 57% FRL); Camden Middle School (math 47% / reading 53%, grade C, #68 of 470 statewide, top 15%, 1,125 students, 49% FRL).
• Market conditions: 116 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 383 units permitted in Camden County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $27k of equity ($2k loan paydown + $26k appreciation (10.0% local appreciation)).
• Camden County population projected to shrink 5% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.
• At projected returns (10.0% appreciation + 3.0% rent growth), your $71k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 2, paydown + projected appreciation supports a ~$44k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 60 days — a 3% lower offer ($247k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; moderate 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 $190,000 (25.5% below list)

Questions for the listing agent

1. It's been on market 60 days. Have you received any prior offers? Is the seller open to a 25% 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 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?
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: 0.75% ✗
• Cap rate: 6.30%
• Cash-on-cash: 0.02%
• DSCR: 1.00
• GRM: 11.2

CMA / ARV

• ARV (on-the-fly): $369,360
• Comps found: 5

Show comp detail 5 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
352 Rainbow Ln	0.00mi	4/2.0 (+1)	1,710 (0%)	1mo	$250,000	$146	94
8 W London Hill Rd	0.23mi	3/2.0	1,714 (+0%)	4mo	$370,000	$216	86
88 Rainbow Ln	0.10mi	4/2.0 (+1)	1,470 (-14%)	2mo	$290,000	$197	65
87 Windsor Cir	0.71mi	3/2.0	1,747 (+2%)	3mo	$399,000	$228	61
68 Ruddy Duck Way	0.65mi	3/2.0	1,456 (-15%)	21mo	$315,000	$216	27

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

Projected returns pro-forma

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

5-year hold

• IRR: 24.3%
• Equity multiple: 2.94×
• Total profit: $138,806
• Equity at exit: $229,724

10-year hold

• IRR: 21.5%
• Equity multiple: 6.72×
• Total profit: $408,452
• Equity at exit: $495,409

Cash invested: $71,400 (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 31569

• Home prices YoY: 6.7%
• Active inventory: 116
• Price-to-rent: 11.2×

Monthly cashflow live

• Estimated rent: $1,900 medium
• Mortgage (P&I): −$1,337
• Tax from tax record: −$57 /mo · $679/yr
• Insurance: −$106
• HOA: −$0
• Vacancy / Maint / Mgmt: −$399
• Net cashflow: $1

Break-even live

Break-even rent $1,899

Max offer price $255,000

Occupancy floor 95%

Sensitivity live

Price	-10% $145	-5% $73	+0% $1	+5% $-71	+10% $-143
Rent	-10% $-149	-5% $-74	+0% $1	+5% $76	+10% $151
Rate	-1.0pp $129	-0.5pp $66	base $1	+0.5pp $-65	+1.0pp $-132

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: $63,750
• Closing costs: $7,650
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
196 Wood Duck Dr Woodbine, GA	3.0	2.0	1200	$1,900	$1.58	45d	1	0.76mi

Listing history 3 events

1. 2026-04-29
   status Under Contract
2. 2026-04-11
   price $255,000
3. 2026-01-29
   listed $300,000 New

ⓘ 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: $679 · $57/mo
• Projected year-2 tax: $2,346 · $196/mo
• Expected delta: +$1,667/yr (+$139/mo · 245.5%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 4/10 Moderate FEMA zone X (unshaded) · 22% chance over 30 yrs
• 🔥 Wildfire 5/10 Major
• 🌡 Heat 9/10 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 5/10 Major 6 unhealthy d/yr today · 7 by 30 yrs out

Taxation est. · year 1

• Rental income: $22,800
• − Mortgage interest: −$14,284
• − Property taxes: −$679
• − Insurance: −$1,275
• − Repairs & maintenance: −$1,824
• − Management: −$1,824
• − Depreciation: −$7,418
• Taxable loss: −$4,504
• Est. tax savings @ 24.0%: +$1,081
• After-tax cash flow: $1,092/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

• City population: 24,070
• Population (ZIP): 4,998

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 (68%)
• Race & ethnicity: White 68% Black 28% Two or more races 3%
• Common ancestry: Slovak 3% Lithuanian 1% Portuguese 1%
• Foreign-born: 1%
• Languages at home: 98% English-only · Spanish 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: ▲ 20.51%
• Current HPI: 326.5284
• 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

-15.0% since first listed

3 events — show timeline

• 2026-04-29 Pending — GAMLS
• 2026-04-11 Price Changed $255,000 GAMLS
• 2026-01-29 Listed $300,000 GAMLS

Property tax history

-0.6%/yr

Latest (2025): $679 · -0.6% YoY. Source: county tax records.