95 Oxford Ln · Kingston, GA 30145

$290,000

4 bd · 2.5 ba · 2,192 sqft · SingleFamily public records · 6 Days on market

Built 2023 Excellent condition 7,840 sqft lot Est $300k · at est. $38/mo HOA · 2% 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).

• Cash flow +12.7/30.0
• ARV discount +9.0/15.0
• Condition / age +4.8/5.0
• DSCR +3.8/10.0
• Livability +3.2/5.0
• 1% rule +3.1/10.0
• Schools +2.9/10.0
• Rent growth +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome home to this beautifully upgraded 4-bedroom, 2.5-bathroom home in the desirable Kingston Park community. Thoughtful improvements throughout the property make this home both stylish and functional. The kitchen features added cabinet hardware along with under-cabinet and above-cabinet lighting, creating a warm and inviting space for everyday living and entertaining. Framed bathroom mirrors, accent lighting in the front flex room or dining area, and ceiling fans in the living room and primary suite add an elevated touch throughout the home. Step outside and enjoy one of the larger fenced backyards in the neighborhood, complete with a rose garden and an expanded 12-by-25-foot patio that provides plenty of room for grilling, outdoor dining, and relaxing with friends and family. The extended driveway offers rare three-car parking, while the painted garage floor, app-controlled garage door opener, keyless entry, and Ring alarm system provide added convenience and peace of mind. Kingston Park offers neighborhood amenities including a soccer field, basketball court, two tennis courts, and two pavilions with picnic tables. The home is also conveniently located near major interstates, providing easy access throughout the Atlanta area. With its spacious layout, generous outdoor living space, and impressive list of upgrades, this home is ready for its next owner to move in and enjoy. 0PEN H0USE 6/13-6/14 2:00-4:00

Key facts

• Accent lighting
• Ceiling fans
• Upgraded kitchen

Tags

• UPGRADED KITCHEN
• UNDER-CABINET LIGHTING
• ABOVE-CABINET LIGHTING
• FRAMED BATHROOM MIRRORS
• ACCENT LIGHTING
• CEILING FANS

Property features AI

Finance

• HOA & community: Homeowners association with $450 annual fee; HOA covers grounds maintenance and tennis; Community amenities include playground, street lights, tennis courts, nearby trails/greenway, proximity to schools and shopping

Exterior

• Parking: Garage (2 spaces); Total parking for 8 vehicles
• Utilities: Public water; Septic sewer system; Electricity available (220 volts); Natural gas available; Cable and phone available
• Home design: Two-story home; Resale property; Slab foundation; Vinyl siding; Shingle (and other) roof
• Construction: Vinyl siding construction; Slab foundation; Shingle roof
• Exterior features: Private yard with fenced backyard; Garden; Front porch; Rain gutters; Paved road access; Underground utilities available

Interior

• Kitchen: Cabinets; Walk-in pantry; Pantry; Open view to family room; Electric range and oven; Microwave; Dishwasher
• Bedrooms: Oversized master bedroom; Four upper-level bedrooms
• Flooring: Carpet; Luxury vinyl
• Bathrooms: Two full bathrooms; One half bathroom; Master bath with double vanity and tub/shower combo
• Heating & cooling: Central heating (electric); Central air conditioning; Ceiling fans; Electric systems (220 volts)
• Interior features: Entrance foyer; Double vanity(s); Walk-in closet(s); Double-pane windows; No shared/common walls; Great room / open concept dining area; Bonus room and other flexible room types
• Laundry & utility: Laundry room located on upper level; Electric water heater

What this means for you Summary

Snapshot

• This is a 4-bed/2.5-bath single-family listed at $290k. Condition is rated excellent.

Deal economics

• At list price, monthly cash flow is $-30 ($-359/yr) — negative.
• To cash-flow at today's rent, offer at most $285k (1.8% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $235k (18.9% below list).
• Recommended offer: $235k (18.9% below list) — sets the bar for 1% rule.
• Cap rate 6.2% vs local median 5.1% in Kingston — meaningfully above typical; check what's discounted (condition, days-on-market, listing class) to confirm the premium yield is real.

Location & tenants

• Location reads 63/100 on livability (#294 in GA) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing B+; Watch: amenities F, commute F, employment F.
• Bartow County (rural): math 33% / reading 34% proficiency, ranked #70 of 174 in GA (top 40%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Kingston Elementary School (math 15% / reading 21%, grade F, #926 of 1,228 statewide, top 76%, 526 students, 68% FRL); Cass Middle School (math 35% / reading 36%, grade F, #185 of 470 statewide, top 40%, 879 students, 58% FRL); Cass High School (math 17% / reading 25%, grade F, #225 of 424 statewide, top 54%, 1,551 students, 51% FRL).
• Market conditions: 113 active listings in the ZIP; 8 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 50% of comp listings sitting > 30 days — soft ceiling on asking rent; 1,618 units permitted in Bartow County in 2024 (265 in 5+ unit buildings).

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.

Negotiation context

• Only 6 days on market — expect competitive offers; lowballing is unlikely to land.
• 3 sale attempts since 3y ago 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.

Recommended offer $235,154 (18.9% 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. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. Schools are F-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
5. 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?
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: 0.81% ✗
• Cap rate: 6.17%
• Cash-on-cash: -0.44%
• DSCR: 0.98
• GRM: 10.3

CMA / ARV

• ARV (on-the-fly): $300,304
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
65 Oxford Ln	0.22mi	4/2.5	2,192 (0%)	3mo	$295,000	$135	87
521 Pemberton St	0.13mi	5/3.0 (+1)	2,232 (+2%)	4mo	$305,000	$137	81
101 Oxford Ln	0.04mi	5/3.0 (+1)	2,104 (-4%)	6mo	$272,502	$130	80
529 Pemberton St	0.18mi	5/3.0 (+1)	2,232 (+2%)	3mo	$306,000	$137	79
44 Oxford Ln	0.31mi	5/3.0 (+1)	2,131 (-3%)	5mo	$302,900	$142	70
11 Plymouth Ct	0.35mi	5/3.0 (+1)	2,212 (+1%)	10mo	$295,000	$133	66
76 Oxford Ln	0.15mi	4/2.5	2,486 (+13%)	6mo	$320,000	$129	65
120 Oxford Ln	0.21mi	4/2.5	2,014 (-8%)	19mo	$309,990	$154	61
540 Pemberton St	0.27mi	4/2.5	2,014 (-8%)	16mo	$333,000	$165	61
546 Pemberton St	0.29mi	4/2.5	2,014 (-8%)	16mo	$320,000	$159	59
550 Pemberton St	0.30mi	4/2.5	2,014 (-8%)	16mo	$320,000	$159	59
207 Coventry Ct	0.30mi	5/4.0 (+1)	2,384 (+9%)	6mo	$315,000	$132	55

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 · 3.0% rent growth · sell at horizon

5-year hold

• IRR: -17.0%
• Equity multiple: 0.40×
• Total profit: $-48,933
• Equity at exit: $43,240

10-year hold

• IRR: -9.0%
• Equity multiple: 0.44×
• Total profit: $-45,210
• Equity at exit: $25,074

Cash invested: $81,200 (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 30145

• Home prices YoY: -18.3%
• Active inventory: 113
• Price-to-rent: 10.3×

Monthly cashflow live

• Estimated rent: $2,352 high
• Mortgage (P&I): −$1,521
• Tax from tax record: −$208 /mo · $2,496/yr
• Insurance: −$121
• HOA: −$38
• Vacancy / Maint / Mgmt: −$494
• Net cashflow: $-30

Break-even live

Break-even rent $2,389

Max offer price $284,717

Occupancy floor 96%

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: $72,500
• Closing costs: $8,700
• Reserves months: —
• Total cash needed: —

Rent comps 8 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
538 Pemberton St Kingston, GA	4.0	3.0	1808	$2,300	$1.27	43d	1	0.09mi
518 Pemberton St Euharlee, GA	4.0	3.0	1808	$2,500	$1.38	20d	1	0.12mi
522 Pemberton St Euharlee, GA	4.0	3.0	1779	$2,200	$1.24	43d	1	0.14mi
626 Tudor St Euharlee, GA	5.0	3.0	2232	$2,695	$1.21	12d	1	0.21mi
126 Oxford Ln Kingston, GA	5.0	3.0	2232	$2,695	$1.21	20d	1	0.26mi
210 Coventry Ct Kingston, GA	4.0	2.5	2014	$1,969	$0.98	2d	1	0.29mi
556 Pemberton St Euharlee, GA	4.0	2.0	1607	$2,250	$1.40	43d	1	0.31mi
10 Plymouth Ct Kingston, GA	3.0	2.5	1606	$1,795	$1.12	43d	1	0.36mi

HOA detail

• Monthly dues: $38 · $456/yr

Listing history 5 events

1. 2026-06-15
   status $290,000 Pending 6 DOM
2. 2026-06-15
   days on market $290,000 Active 6 DOM
3. 2026-06-13
   days on market $290,000 Active 4 DOM
4. 2026-06-10
   remarks 699-char remark
5. 2026-06-10
   listed $290,000 Active 1 DOM

ⓘ 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: $2,496 · $208/mo
• Projected year-2 tax: $2,668 · $222/mo
• Expected delta: +$172/yr (+$14/mo · 6.9%)

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

Taxation est. · year 1

• Rental income: $28,218
• − Mortgage interest: −$16,245
• − Property taxes: −$2,496
• − Insurance: −$1,450
• − Repairs & maintenance: −$2,257
• − Management: −$2,257
• − HOA: −$456
• − Depreciation: −$8,436
• Taxable loss: −$5,379
• Est. tax savings @ 24.0%: +$1,291
• After-tax cash flow: $932/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.

Condition & rehab AI · 12 photos

Excellent 95/100 None rehab

This beautifully upgraded home in the Kingston Park community is move-in ready with modern updates throughout, including a well-maintained exterior and interior. It offers a great balance of style and functionality, making it an excellent investment.

Value-add opportunities

• Both Painting exterior and interior walls — Fresh paint enhances curb appeal and interior aesthetics
• Both Landscaping and adding plants — Enhances curb appeal and adds greenery
• Both Adding smart home features — Improves functionality and adds modern appeal

Renovation cost estimate screening

Value-add ROI direction

• Both Painting exterior and interior walls — Fresh paint enhances curb appeal and interior aesthetics ↑
• Both Landscaping and adding plants — Enhances curb appeal and adds greenery ↑
• Both Adding smart home features — Improves functionality and adds modern appeal ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

Schools (NCES district)

• District: Bartow County
• NCES district ID: 1300330
• Math proficiency: 33% ▼ -8.00%
• Reading proficiency: 34% ▼ -7.00%
• Median HH income: $50,596
• Composite: 29.16/100
• National rank: #6577
• State rank: #70 of 174 in GA

Livability — Kingston

• Score: 63/100
• State rank: #294
• US rank: #16075

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Kingston, GA
• Population (ZIP): 9,065

Population outlook (Bartow County) Hauer SSP2

• Today (2025): 107,887 people
• By 2030: 109,594 · +1.6%
• By 2040: 111,038 · +2.9%
• By 2050: 109,046 · +1.1%
• By 2075: 99,484 · -7.8%
• By 2100: 83,431 · -22.7%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (88%)
• Race & ethnicity: White 88% Black 5% Two or more races 4% Hispanic / Latino 3%
• Common ancestry: Slovak 3% Serbian 2% Scotch-Irish 1%
• Foreign-born: 2% · Canada, Vietnam
• Languages at home: 97% English-only · Spanish 3%

Political lean MEDSL · Bartow

• 2024 margin: Solid R (+51.0) · D 24.2% · R 75.2%
• 2008→2024 swing: -5.8pp toward R · 2008: -45.2pp · 2024: -51.0pp
• All cycles: 2024: R+51.0 2020: R+50.7 2016: R+55.2 2012: R+51.7 2008: R+45.2

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -63.20%
• Current HPI: 282.8922
• 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

+8.0% since first listed

6 events — show timeline

• 2026-06-09 Listed $290,000 FMLS
• 2026-06-09 Listed $290,000 GAMLS
• 2023-05-26 Sold (MLS) $264,490 GAMLS
• 2023-04-04 Pending — GAMLS
• 2023-03-22 Price Changed $264,490 GAMLS
• 2023-02-23 Listed $268,490 GAMLS

Property tax history

+123.8%/yr

Latest (2025): $2,496 · +1.0% YoY. Source: county tax records.