107 Boxwood Ct · Kingsland, GA 31548

$265,000

3 bd · 2.0 ba · 1,375 sqft · SingleFamily public records · 44 Days on market

Built 1991 0.26 ac lot $193/sqft · 5% above area Est $252k · 5% over

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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 +13.6/30.0
• ARV discount +5.2/15.0
• Schools +4.7/10.0
• DSCR +4.1/10.0
• Livability +3.5/5.0
• 1% rule +2.8/10.0
• Rent growth +2.6/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Here's an offer you can't refuse! This adorable 3 bedroom 2 bathroom home located in Lake Wellington offers a spacious floor plan, a doggo-approved backyard, and a rocking chair front porch. If you aren't completely sold yet, how about a large galley kitchen with a breakfast nook with an additional dining area? The kitchen has plenty of cabinets and counter space, and 4 giant windows so you can enjoy the scenery while you stand at the sink and ask yourself "what do I make for dinner" every night! The primary bedroom has two separate closets, and en suite with a wide vanity to put all your things, and a walk-in shower. The backyard is humongous, and an extra storage shed for the. .. well, the storage. You should probably just come see this home to appreciate it! Call and schedule a showing today.

Key facts

• Breakfast nook
• Large galley kitchen
• Extra storage shed

Tags

• LARGE GALLEY KITCHEN
• BREAKFAST NOOK
• EXTRA STORAGE SHED

Property features AI

Finance

• Other: Lot approximately 0.26 acre; Public records used for area measurements
• HOA & community: No HOA; Street lights in community

Exterior

• Parking: Attached garage (kitchen level access)
• Utilities: Public water; Public sewer; Electricity available; Cable available; High-speed internet; Sewer connected
• Home design: Single-family residence; House with one story; Resale property
• Construction: Built in 1991; Wood siding; Composition roof; Slab foundation
• Exterior features: Patio; Back yard fence; Shed(s)

Interior

• Kitchen: Dishwasher; Microwave; Refrigerator
• Bedrooms: 3 bedrooms on the main level
• Flooring: Carpet; Tile; Vinyl
• Bathrooms: 2 full bathrooms, both on the main level
• Heating & cooling: Central heating; Central air conditioning; Ceiling fan(s)
• Interior features: Tile baths; Walk-in closets; One-level living; No basement; Laundry room
• Laundry & utility: Laundry room (main level)

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $265k.

Deal economics

• At list price, monthly cash flow is $15 ($179/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 $206k (22.4% below list).
• Recommended offer: $206k (22.4% below list) — sets the bar for 1% rule.
• Cap rate 6.4% 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: Matilda Harris Elementary School (math 63% / reading 51%, grade C+, #151 of 1,228 statewide, top 13%, 662 students, 40% FRL); Camden Middle School (math 47% / reading 53%, grade C, #68 of 470 statewide, top 15%, 1,125 students, 49% FRL) — zoned schools at 45% FRL track the district average.
• Market conditions: Rents flat; 388 active listings in the ZIP; 13 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).
• This rent runs 33% of the median local income ($76k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $2k of loan paydown is wiped out by about $8k 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 44 days — a 3% lower offer ($257k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 8y 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.
• Current owner paid $174k; list at $265k implies a 52% 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; extreme-heat days projected 7→19/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $205,711 (22.4% below list)

Questions for the listing agent

1. It's been on market 44 days. Have you received any prior offers? Is the seller open to a 22% 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. 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?
5. 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.
6. 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.
7. 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: 0.78% ✗
• Cap rate: 6.36%
• Cash-on-cash: 0.24%
• DSCR: 1.01
• GRM: 10.7

CMA / ARV

• ARV (median comp): $252,217
• List price: $265,000
• Delta: 5.07%
• 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
201 Chestnut Ct	0.20mi	3/2.0	1,365 (-1%)	3mo	$250,000	$183	87
105 Bright Morning Ct	0.28mi	3/2.0	1,386 (+1%)	1mo	$279,500	$202	85
204 Azalea Ct	0.31mi	3/2.0	1,408 (+2%)	0mo	$285,000	$202	81
127 Chestnut Ct	0.34mi	3/2.0	1,365 (-1%)	3mo	$290,000	$212	81
106 Cherry Tree Ct	0.03mi	3/2.0	1,528 (+11%)	0mo	$290,000	$190	80
101 Gentle Knoll Dr E	0.30mi	3/2.0	1,442 (+5%)	1mo	$297,500	$206	78
120 Lake Wellington Dr	0.03mi	3/2.0	1,197 (-13%)	2mo	$259,900	$217	75
142 Lake Wellington Dr	0.14mi	3/2.0	1,507 (+10%)	4mo	$285,000	$189	74
106 Harvest Moon Way	0.29mi	3/2.0	1,456 (+6%)	3mo	$286,324	$197	74
164 Lake Wellington Dr	0.16mi	3/2.0	1,240 (-10%)	2mo	$262,000	$211	74
138 Lake Ashley Dr	0.35mi	3/2.0	1,498 (+9%)	1mo	$270,000	$180	68
118 Lake Crest Dr	0.60mi	3/2.0	1,484 (+8%)	2mo	$280,000	$189	57

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: -18.4%
• Equity multiple: 0.37×
• Total profit: $-47,083
• Equity at exit: $39,512

10-year hold

• IRR: -15.9%
• Equity multiple: 0.20×
• Total profit: $-59,684
• Equity at exit: $22,912

Cash invested: $74,200 (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 31548

• Home prices YoY: -4.5%
• Rents YoY: 0.5%
• Active inventory: 388
• Price-to-rent: 10.7×

Monthly cashflow live

• Estimated rent: $2,057 high
• Mortgage (P&I): −$1,390
• Tax from tax record: −$110 /mo · $1,321/yr
• Insurance: −$110
• HOA: −$0
• Vacancy / Maint / Mgmt: −$432
• Net cashflow: $15

Break-even live

Break-even rent $2,038

Max offer price $265,000

Occupancy floor 94%

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: $66,250
• Closing costs: $7,950
• Reserves months: —
• Total cash needed: —

Rent comps 13 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
126 Ash Ct Kingsland, GA	4.0	2.0	1579	$1,900	$1.20	11d	1	0.07mi
102 Driftwood Ct Kingsland, GA	4.0	2.0	1438	$1,950	$1.36	44d	1	0.10mi
218 Lake Forest Dr Kingsland, GA	4.0	2.0	1714	$4,300	$2.51	43d	1	0.29mi
123 Magnolia Ct Kingsland, GA	3.0	2.0	1510	$1,800	$1.19	23d	1	0.33mi
211 Royal Palms Ave Kingsland, GA	3.0	2.0	1490	$1,600	$1.07	1d	1	0.48mi
1202 Hospitality Ave Kingsland, GA	3.0	2.0	1215	$1,778	$1.46	1d	14	0.53mi
150 Lake Manor Dr Kingsland, GA	3.0	2.0	1783	$1,925	$1.08	7d	1	0.64mi
123 College St Kingsland, GA	4.0	2.0	1874	$2,200	$1.17	23d	1	0.66mi
149 N Gross Rd Kingsland, GA	2.0	1.0–2.0	587	$1,245	$2.12	43d	1	0.69mi
301 N Gross Rd Kingsland, GA	2.0–3.0	2.0	1089	$1,549	$1.42	43d	1	0.71mi
115 Lake Wisteria Ct Kingsland, GA	3.0	2.0	1622	$1,775	$1.09	10d	1	1.03mi
108 Almond Cir Kingsland, GA	3.0	2.0	1309	$1,900	$1.45	23d	1	1.05mi
108 Almond Cir Kingsland, GA	3.0	2.0	1309	$1,900	$1.45	21d	1	1.05mi

Listing history 17 events

1. 2026-06-07
   statusdays on market $265,000 Under Contract 44 DOM
2. 2026-06-05
   days on market $265,000 Active 42 DOM
3. 2026-06-03
   days on market $265,000 Active 41 DOM
4. 2026-06-02
   days on market $265,000 Active 40 DOM
5. 2026-06-01
   statusdays on market $265,000 Active 39 DOM

   Show marketing remark (816 chars)

   Here's an offer you can't refuse! This adorable 3 bedroom 2 bathroom home located in Lake Wellington offers a spacious floor plan, a doggo-approved backyard, and a rocking chair front porch. If you aren't completely sold yet, how about a large galley kitchen with a breakfast nook with an additional dining area? The kitchen has plenty of cabinets and counter space, and 4 giant windows so you can enjoy the scenery while you stand at the sink and ask yourself "what do I make for dinner" every night! The primary bedroom has two separate closets, and en suite with a wide vanity to put all your things, and a walk-in shower. The backyard is humongous, and an extra storage shed for the. .. well, the storage. You should probably just come see this home to appreciate it! Call and schedule a showing today.

6. 2026-05-31
   days on market $265,000 Price Change 38 DOM
7. 2026-05-01
   price $270,000 816-char remark

   Show marketing remark (816 chars)

   Here's an offer you can't refuse! This adorable 3 bedroom 2 bathroom home located in Lake Wellington offers a spacious floor plan, a doggo-approved backyard, and a rocking chair front porch. If you aren't completely sold yet, how about a large galley kitchen with a breakfast nook with an additional dining area? The kitchen has plenty of cabinets and counter space, and 4 giant windows so you can enjoy the scenery while you stand at the sink and ask yourself "what do I make for dinner" every night! The primary bedroom has two separate closets, and en suite with a wide vanity to put all your things, and a walk-in shower. The backyard is humongous, and an extra storage shed for the. .. well, the storage. You should probably just come see this home to appreciate it! Call and schedule a showing today.

8. 2026-05-01
   price $270,000 814-char remark

   Show marketing remark (816 chars)

   Here's an offer you can't refuse! This adorable 3 bedroom 2 bathroom home located in Lake Wellington offers a spacious floor plan, a doggo-approved backyard, and a rocking chair front porch. If you aren't completely sold yet, how about a large galley kitchen with a breakfast nook with an additional dining area? The kitchen has plenty of cabinets and counter space, and 4 giant windows so you can enjoy the scenery while you stand at the sink and ask yourself "what do I make for dinner" every night! The primary bedroom has two separate closets, and en suite with a wide vanity to put all your things, and a walk-in shower. The backyard is humongous, and an extra storage shed for the. .. well, the storage. You should probably just come see this home to appreciate it! Call and schedule a showing today.

9. 2026-04-22
   listed $275,000 New 814-char remark

   Show marketing remark (816 chars)

   Here's an offer you can't refuse! This adorable 3 bedroom 2 bathroom home located in Lake Wellington offers a spacious floor plan, a doggo-approved backyard, and a rocking chair front porch. If you aren't completely sold yet, how about a large galley kitchen with a breakfast nook with an additional dining area? The kitchen has plenty of cabinets and counter space, and 4 giant windows so you can enjoy the scenery while you stand at the sink and ask yourself "what do I make for dinner" every night! The primary bedroom has two separate closets, and en suite with a wide vanity to put all your things, and a walk-in shower. The backyard is humongous, and an extra storage shed for the. .. well, the storage. You should probably just come see this home to appreciate it! Call and schedule a showing today.

10. 2026-04-22
    listed $275,000 Active 816-char remark

    Show marketing remark (816 chars)

    Here's an offer you can't refuse! This adorable 3 bedroom 2 bathroom home located in Lake Wellington offers a spacious floor plan, a doggo-approved backyard, and a rocking chair front porch. If you aren't completely sold yet, how about a large galley kitchen with a breakfast nook with an additional dining area? The kitchen has plenty of cabinets and counter space, and 4 giant windows so you can enjoy the scenery while you stand at the sink and ask yourself "what do I make for dinner" every night! The primary bedroom has two separate closets, and en suite with a wide vanity to put all your things, and a walk-in shower. The backyard is humongous, and an extra storage shed for the. .. well, the storage. You should probably just come see this home to appreciate it! Call and schedule a showing today.

11. 2021-04-16
    soldstatus $174,000
12. 2021-04-07
    soldstatus $174,000 Sold

    Show marketing remark (132 chars)

    Move in ready perfection! Newer Roof, HVAC, driveway, exterior and interior paint, bathrooms, vinyl plank floors, workshop and more!

13. 2021-03-03
    historical

    Show marketing remark (132 chars)

    Move in ready perfection! Newer Roof, HVAC, driveway, exterior and interior paint, bathrooms, vinyl plank floors, workshop and more!

14. 2021-03-01
    listed $179,000

    Show marketing remark (132 chars)

    Move in ready perfection! Newer Roof, HVAC, driveway, exterior and interior paint, bathrooms, vinyl plank floors, workshop and more!

15. 2018-05-30
    soldstatus $140,000
16. 2018-05-25
    soldstatus $140,000
17. 2018-03-17
    listed $145,900

ⓘ 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: $1,321 · $110/mo
• Projected year-2 tax: $2,438 · $203/mo
• Expected delta: +$1,117/yr (+$93/mo · 84.6%)

ⓘ 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 4/10 Moderate
• 🌡 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 6/10 Major 12 unhealthy d/yr today · 12 by 30 yrs out

Taxation est. · year 1

• Rental income: $24,685
• − Mortgage interest: −$14,844
• − Property taxes: −$1,321
• − Insurance: −$1,325
• − Repairs & maintenance: −$1,975
• − Management: −$1,975
• − Depreciation: −$7,709
• Taxable loss: −$4,463
• Est. tax savings @ 24.0%: +$1,071
• After-tax cash flow: $1,251/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

+81.6% since first listed

15 events — show timeline

• 2026-06-08 Pending — GIAR
• 2026-06-06 Pending — GAMLS
• 2026-06-01 Price Changed $265,000 GIAR
• 2026-05-29 Price Changed $265,000 GAMLS
• 2026-05-01 Price Changed $270,000 GIAR
• 2026-05-01 Price Changed $270,000 GAMLS
• 2026-04-22 Listed $275,000 GAMLS
• 2026-04-22 Listed $275,000 GIAR
• 2021-04-16 Sold (Public Records) $174,000 Public Records
• 2021-04-07 Sold (MLS) $174,000 GAMLS
• 2021-03-03 Listing Removed — GAMLS
• 2021-03-01 Listed $179,000 GAMLS
• 2018-05-30 Sold (Public Records) $140,000 Public Records
• 2018-05-25 Sold (MLS) $140,000 GAMLS
• 2018-03-17 Listed $145,900 GAMLS

Property tax history

+2.2%/yr

Latest (2025): $1,321 · -1.2% YoY. Source: county tax records.