479 Laura St · Kingsland, GA 31548

$199,900

3 bd · 2.0 ba · 1,975 sqft · SingleFamily public records · 72 Days on market

Built 1961 0.64 ac lot Est $340k · 41% under

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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).

• Cash flow +20.8/30.0
• ARV discount +15.0/15.0
• DSCR +6.6/10.0
• Schools +4.7/10.0
• 1% rule +4.3/10.0
• Livability +3.5/5.0
• Rent growth +2.6/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Charming Opportunity on a Spacious Corner Lot Sitting on a generous 0.64-acre corner lot, this 3 bedroom, 2-bathroom property offers the perfect canvas for anyone looking to bring their vision to life. The home has solid bones and a functional layout, but it's ready for updates and personal touches that will truly make it shine. Whether you're an investor, a first-time buyer eager to build equity, or someone searching for a renovation project, this property delivers outstanding potential. The expansive lot provides room for additions, outdoor living spaces, gardens, or even a workshop. Mature trees and wide frontage give the property a sense of privacy and presence, while the corner locati

Key facts

• 0.64-acre lot
• Wide frontage
• Mature trees

Tags

• 0.64-ACRE LOT
• OUTDOOR LIVING SPACES
• MATURE TREES
• WIDE FRONTAGE
• SIZEABLE PIECE OF LAND

Property features AI

Finance

• Other: Corner lot size approximately 0.64 acres
• HOA & community: No HOA

Exterior

• Parking: Attached garage for 2 vehicles
• Utilities: Public water; Public sewer; Cable available; Phone service available
• Home design: Single-family house; One level; Resale property
• Construction: Built in 1961; Vinyl siding; Composition roof; Pillar/Post/Pier foundation
• Exterior features: Corner lot; Chain link fence in back yard; Bay window(s)

Interior

• Kitchen: Convection oven; Dishwasher; Microwave; Refrigerator
• Bedrooms: 3 bedrooms on the main level
• Flooring: Laminate flooring
• Bathrooms: 2 full bathrooms (main level)
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Built-in bookcases; Living room fireplace
• Laundry & utility: Laundry room

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $200k.

Deal economics

• At list price, monthly cash flow is $274 ($3k/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 $187k (6.6% below list).
• Recommended offer: $187k (6.6% below list) — sets the bar for 1% rule.
• Cap rate 7.9% 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.
• Zoned schools: Kingsland Elementary School (math 72% / reading 52%, grade B, #111 of 1,228 statewide, top 9%, 371 students, 54% FRL); Camden Middle School (math 47% / reading 53%, grade C, #68 of 470 statewide, top 15%, 1,125 students, 49% FRL).
• Market conditions: Rents flat; 388 active listings in the ZIP; 6 comparable units currently listed for rent nearby; rentals leasing fast (median 8d on market — plan ~1-2 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 $1k of loan paydown is wiped out by about $6k 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 72 days — a 6% lower offer ($188k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $20k (9%) from the opening price — seller is motivated, your offer sets the floor, not the list.

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 $186,729 (6.6% below list)

Questions for the listing agent

1. It's been on market 72 days. Have you received any prior offers? Is the seller open to a 7% concession, seller financing, or rate buy-down credit?
2. Built in 1961 — 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: 0.93% ✗
• Cap rate: 7.94%
• Cash-on-cash: 5.88%
• DSCR: 1.26
• GRM: 8.9

CMA / ARV

• ARV (on-the-fly): $339,700
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
479 Laura St	0.00mi	3/2.0	1,975 (0%)	0mo	$170,000	$86	100
480 Laura St	0.11mi	4/2.0 (+1)	1,744 (-12%)	0mo	$334,900	$192	70
246 W Pine Ave	0.34mi	3/2.0	2,105 (+7%)	14mo	$280,000	$133	62
215 W Peach Ave	0.31mi	3/2.0	1,747 (-12%)	11mo	$269,900	$154	57
223 S Sheffield St	0.62mi	3/2.0	1,782 (-10%)	1mo	$295,000	$166	54
240 Hide Away Lake Dr	0.68mi	4/2.0 (+1)	1,891 (-4%)	8mo	$327,000	$173	50
195 W Magnolia Ave	0.36mi	4/2.0 (+1)	1,700 (-14%)	8mo	$290,000	$171	48
232 Hide Away Lake Dr	0.67mi	4/3.0 (+1)	2,066 (+5%)	10mo	$355,000	$172	44
522 Hide Away Lake Loop	0.60mi	4/2.0 (+1)	1,773 (-10%)	8mo	$294,990	$166	43
526 Hide Away Lake Loop	0.60mi	4/2.0 (+1)	1,773 (-10%)	9mo	$314,000	$177	42
520 Hide Away Lake Loop	0.60mi	4/2.0 (+1)	1,773 (-10%)	10mo	$309,990	$175	41
523 Hide Away Lake Loop	0.60mi	4/3.0 (+1)	1,774 (-10%)	12mo	$315,990	$178	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: -9.8%
• Equity multiple: 0.65×
• Total profit: $-19,524
• Equity at exit: $29,806

10-year hold

• IRR: -3.7%
• Equity multiple: 0.78×
• Total profit: $-12,516
• Equity at exit: $17,284

Cash invested: $55,972 (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: 8.9×

Monthly cashflow live

• Estimated rent: $1,867 high
• Mortgage (P&I): −$1,048
• Tax from tax record: −$69 /mo · $829/yr
• Insurance: −$83
• HOA: −$0
• Vacancy / Maint / Mgmt: −$392
• Net cashflow: $274

Break-even live

Break-even rent $1,520

Max offer price $199,900

Occupancy floor 80%

Sensitivity live

Price	-10% $388	-5% $331	+0% $274	+5% $218	+10% $161
Rent	-10% $127	-5% $201	+0% $274	+5% $348	+10% $422
Rate	-1.0pp $375	-0.5pp $325	base $274	+0.5pp $223	+1.0pp $170

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: $49,975
• Closing costs: $5,997
• Reserves months: —
• Total cash needed: —

Rent comps 6 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
534 S Arizona St Kingsland, GA	4.0	2.5	1404	$1,900	$1.35	44d	1	0.52mi
901 S Grove Blvd Kingsland, GA	2.0–3.0	2.0	1187	$955	$0.80	2d	1	1.06mi
511 Canal St Kingsland, GA	3.0	2.0	1726	$2,000	$1.16	8d	1	1.18mi
511 Canal St Kingsland, GA	3.0	2.0	1822	$2,000	$1.10	2d	1	1.18mi
239 Sweet Gum St Kingsland, GA	3.0	3.0	1440	$1,800	$1.25	8d	1	1.23mi
124 Huntington Dr Kingsland, GA	3.0	2.0	1225	$1,900	$1.55	12d	1	1.45mi

Listing history 6 events

1. 2026-04-29
   status Under Contract
2. 2026-04-10
   price $199,900
3. 2026-03-03
   status Back On Market
4. 2026-02-18
   status Under Contract
5. 2026-02-02
   listed $219,900 New
6. 2020-09-21
   soldstatus $182,000

ⓘ 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: $829 · $69/mo
• Projected year-2 tax: $1,839 · $153/mo
• Expected delta: +$1,010/yr (+$84/mo · 121.8%)

ⓘ 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 7/10 Severe
• 🌡 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: $22,407
• − Mortgage interest: −$11,198
• − Property taxes: −$829
• − Insurance: −$1,000
• − Repairs & maintenance: −$1,793
• − Management: −$1,793
• − Depreciation: −$5,815
• Taxable loss: −$19
• Est. tax savings @ 24.0%: +$5
• After-tax cash flow: $3,298/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

+9.8% since first listed

6 events — show timeline

• 2026-04-29 Pending — GAMLS
• 2026-04-10 Price Changed $199,900 GAMLS
• 2026-03-03 Relisted — GAMLS
• 2026-02-18 Pending — GAMLS
• 2026-02-02 Listed $219,900 GAMLS
• 2020-09-21 Sold (Public Records) $182,000 Public Records

Property tax history

+8.5%/yr

Latest (2025): $829 · -1.6% YoY. Source: county tax records.