100 Landing Blvd · Kingsland, GA 31569

$320,000

4 bd · 2.0 ba · 1,856 sqft · SingleFamily public records · 46 Days on market

Built 2023 10,454 sqft lot $172/sqft · at area comps Est $307k · at est. $58/mo HOA · 3% of rent

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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).

• Appreciation +10.0/10.0
• Cash flow +7.3/30.0
• ARV discount +5.6/15.0
• Schools +4.7/10.0
• Livability +3.5/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• 1% rule +2.0/10.0
• DSCR +1.5/10.0

Listing remarks MLS

LOVELY 4 BEDROOM HOME WITH VINYL FENCED BACKYARD. SPACIOUS BEDROOMS, OPEN KITCHEN WITH ISLAND AND PANTRY. BIG BACKYARD WITH ROOM FOR PEOPLE AND PETS. STAINLESS STEEL APPLIANCES. SMART HOME SYSTEM. 2 CAR GARAGE. THIS HOME IS CONVENIENTLY LOCATED CLOSE TO I-95, FOR EASY ACCESS TO JACKSONVILLE FLORIDA, BRUNSWICK, JEKYLL AND ST SIMONS ISLAND GEORGIA.

Key facts

• 0.24 acre lot
• Garage
• Built 2023

Property features AI

Finance

• Other: Corner lot parcel in Woodbine, GA (The Landing at Crooked River)
• HOA & community: Community association with monthly fee (association fee reported); Association fee covers maintenance of grounds; Street lights in community

Exterior

• Parking: Attached garage
• Security: Security system; Smoke detectors
• Utilities: Public water; Public sewer; Electricity available; Cable available; Phone available; Sewer connected; Underground utilities
• Home design: Single-family residence; House; One story; Resale property; Located in The Landing at Crooked River subdivision
• Construction: Built in 2023; Concrete construction; Composition roof; No basement
• Exterior features: Patio; Privacy and other backyard fencing; Corner, level lot

Interior

• Kitchen: Kitchen island; Pantry; Dishwasher; Disposal; Microwave; Refrigerator; Stainless steel appliances
• Bedrooms: 4 bedrooms (all on main level)
• Flooring: Carpet; Vinyl
• Bathrooms: 2 full bathrooms (both on main level)
• Heating & cooling: Central heating (electric); Central air conditioning (electric)
• Interior features: Double vanity; Separate shower; Soaking tub; Split bedroom plan; Walk-in closets; Family room; Foyer
• Laundry & utility: Washer and dryer included; Laundry in hall; Electric water heater; Water softener

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $320k.

Deal economics

• At list price, monthly cash flow is $-423 ($-5k/yr) — negative.
• To cash-flow at today's rent, offer at most $245k (23.3% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $225k (29.7% below list).
• Recommended offer: $225k (29.7% below list) — sets the bar for 1% rule.
• Cap rate 4.7% 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); Camden County High School (math 47% / reading 47%, grade D-, #37 of 424 statewide, top 9%, 2,673 students, 40% 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 $34k of equity ($2k loan paydown + $32k 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.
• By year 2, paydown + projected appreciation supports a ~$55k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 46 days — a 3% lower offer ($310k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; major wildfire risk; extreme-heat days projected 7→20/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $225,000 (29.7% 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 46 days. Have you received any prior offers? Is the seller open to a 30% concession, seller financing, or rate buy-down credit?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
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: 0.70% ✗
• Cap rate: 4.71%
• Cash-on-cash: -5.66%
• DSCR: 0.75
• GRM: 11.9

CMA / ARV

• ARV (median comp): $307,270
• List price: $320,000
• Delta: 4.14%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
105 Taylor Cv	0.07mi	4/3.0	1,774 (-4%)	6mo	$269,888	$152	80
216 Landing Blvd	0.15mi	4/3.0	1,774 (-4%)	3mo	$289,888	$163	79
106 Taylor Cv	0.11mi	4/3.0	1,774 (-4%)	6mo	$280,990	$158	78
211 Landing Blvd	0.05mi	4/3.0	1,774 (-4%)	11mo	$312,990	$176	77
104 Taylor Cv	0.10mi	4/2.0	1,684 (-9%)	6mo	$259,888	$154	75
100 Taylor Cv	0.07mi	4/3.0	1,774 (-4%)	14mo	$310,990	$175	74
225 Landing Blvd	0.04mi	4/2.0	1,684 (-9%)	12mo	$305,990	$182	73
219 Landing Blvd	0.15mi	4/3.0	1,774 (-4%)	13mo	$315,500	$178	71
204 Landing Blvd	0.11mi	4/3.0	1,774 (-4%)	15mo	$305,990	$172	71
108 Taylor Cv	0.14mi	4/2.0	1,684 (-9%)	9mo	$303,990	$181	71
218 Landing Blvd	0.16mi	4/2.0	1,684 (-9%)	13mo	$301,990	$179	66
214 Landing Blvd	0.15mi	4/2.0	1,684 (-9%)	14mo	$299,990	$178	66

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: 20.3%
• Equity multiple: 2.64×
• Total profit: $147,382
• Equity at exit: $288,281

10-year hold

• IRR: 18.5%
• Equity multiple: 6.08×
• Total profit: $455,244
• Equity at exit: $621,690

Cash invested: $89,600 (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 31569

• Home prices YoY: 6.7%
• Active inventory: 116
• Price-to-rent: 11.9×

Monthly cashflow live

• Estimated rent: $2,250 medium
• Mortgage (P&I): −$1,678
• Tax from tax record: −$331 /mo · $3,970/yr
• Insurance: −$133
• HOA: −$58
• Vacancy / Maint / Mgmt: −$472
• Net cashflow: $-423

Break-even live

Break-even rent $2,785

Max offer price $245,318

Occupancy floor —

Sensitivity live

Price	-10% $-242	-5% $-332	+0% $-423	+5% $-513	+10% $-604
Rent	-10% $-601	-5% $-512	+0% $-423	+5% $-334	+10% $-245
Rate	-1.0pp $-262	-0.5pp $-341	base $-423	+0.5pp $-506	+1.0pp $-590

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: $80,000
• Closing costs: $9,600
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
205 Landing Blvd Woodbine, GA	3.0	2.0	1667	$2,250	$1.35	14d	1	0.14mi

HOA detail

• Monthly dues: $58 · $696/yr

Listing history 20 events

1. 2026-06-21
   days on market $320,000 Active 46 DOM
2. 2026-06-18
   days on market $320,000 Active 43 DOM
3. 2026-06-17
   days on market $320,000 Active 42 DOM
4. 2026-06-16
   days on market $320,000 Active 41 DOM
5. 2026-06-15
   days on market $320,000 Active 40 DOM
6. 2026-06-13
   days on market $320,000 Active 38 DOM
7. 2026-06-13
   days on market $320,000 Active 37 DOM
8. 2026-06-09
   days on market $320,000 Active 34 DOM
9. 2026-06-08
   statusdays on market $320,000 Active 33 DOM
10. 2026-06-07
    pricestatusdays on market $320,000 Price Change 32 DOM
11. 2026-06-05
    days on market $327,500 Active 29 DOM

    Show marketing remark (348 chars)

    LOVELY 4 BEDROOM HOME WITH VINYL FENCED BACKYARD. SPACIOUS BEDROOMS, OPEN KITCHEN WITH ISLAND AND PANTRY. BIG BACKYARD WITH ROOM FOR PEOPLE AND PETS. STAINLESS STEEL APPLIANCES. SMART HOME SYSTEM. 2 CAR GARAGE. THIS HOME IS CONVENIENTLY LOCATED CLOSE TO I-95, FOR EASY ACCESS TO JACKSONVILLE FLORIDA, BRUNSWICK, JEKYLL AND ST SIMONS ISLAND GEORGIA.

12. 2026-06-03
    days on market $327,500 Active 28 DOM
13. 2026-06-02
    days on market $327,500 Active 27 DOM
14. 2026-06-01
    days on market $327,500 Active 26 DOM
15. 2026-05-31
    days on market $327,500 Active 25 DOM
16. 2026-05-18
    price $327,500 357-char remark
17. 2026-05-11
    listed $330,000 Active 348-char remark

    Show marketing remark (348 chars)

    LOVELY 4 BEDROOM HOME WITH VINYL FENCED BACKYARD. SPACIOUS BEDROOMS, OPEN KITCHEN WITH ISLAND AND PANTRY. BIG BACKYARD WITH ROOM FOR PEOPLE AND PETS. STAINLESS STEEL APPLIANCES. SMART HOME SYSTEM. 2 CAR GARAGE. THIS HOME IS CONVENIENTLY LOCATED CLOSE TO I-95, FOR EASY ACCESS TO JACKSONVILLE FLORIDA, BRUNSWICK, JEKYLL AND ST SIMONS ISLAND GEORGIA.

18. 2026-05-07
    listed $330,000 New 357-char remark
19. 2026-05-06
    historical $330,000 357-char remark
20. 2023-05-19
    soldstatus $1,250,000

ⓘ 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: $3,970 · $331/mo
• Projected year-2 tax: $3,970 · $331/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 4/10 Moderate FEMA zone X (unshaded) · 13% chance over 30 yrs
• 🔥 Wildfire 7/10 Severe
• 🌡 Heat 9/10 Extreme 7 d/yr ≥107°F today · 20 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: $27,000
• − Mortgage interest: −$17,925
• − Property taxes: −$3,970
• − Insurance: −$1,600
• − Repairs & maintenance: −$2,160
• − Management: −$2,160
• − HOA: −$696
• − Depreciation: −$9,309
• Taxable loss: −$10,820
• Est. tax savings @ 24.0%: +$2,597
• After-tax cash flow: $-2,476/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
• 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

-74.4% since first listed

8 events — show timeline

• 2026-06-05 Price Changed $320,000 GIAR
• 2026-06-05 Price Changed $320,000 GAMLS
• 2026-05-19 Price Changed $327,500 GIAR
• 2026-05-18 Price Changed $327,500 GAMLS
• 2026-05-11 Listed $330,000 GIAR
• 2026-05-07 Listed $330,000 GAMLS
• 2026-05-06 Coming Soon $330,000 GAMLS
• 2023-05-19 Sold (Public Records) $1,250,000 Public Records

Property tax history

+44.5%/yr

Latest (2025): $3,970 · +1.0% YoY. Source: county tax records.