321 Mallard Pointe Dr · Kingsland, GA 31569

$179,000

3 bd · 2.0 ba · 1,428 sqft · SingleFamily public records · 217 Days on market

Built 1990 0.51 ac lot $125/sqft · 38% below area Est $289k · 38% under

---

Why this score? — see what drove the B 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 +21.9/30.0
• ARV discount +15.0/15.0
• Appreciation +10.0/10.0
• DSCR +7.0/10.0
• 1% rule +5.6/10.0
• Schools +4.7/10.0
• Livability +3.5/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

321 Mallard Pointe Dr is a 3 bedroom, 2 full bath, 1428 sq ft home situated on 0.51 acres. This home features a spacious open concept floorplan.

Key facts

• 0.51 acre lot
• Built 1990
• Listed 217 days

Tags

• OPEN CONCEPT FLOORPLAN

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $179k.

Deal economics

• At list price, monthly cash flow is $283 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $179k).
• Recommended offer: $158k (12.0% below list) — sets the bar for market timing.
• Cap rate 8.2% 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.
• Market conditions: 112 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 $19k of equity ($1k loan paydown + $18k 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 $50k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 2, paydown + projected appreciation supports a ~$31k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 217 days — a 12% lower offer ($158k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 5y ago; this cycle's ask has dropped $51k (22%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Climate carrying-cost: moderate flood risk; 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 $157,520 (12.0% below list)

Questions for the listing agent

1. It's been on market 217 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
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: 1.06% ✓
• Cap rate: 8.19%
• Cash-on-cash: 6.77%
• DSCR: 1.30
• GRM: 7.9

CMA / ARV

• ARV (median comp): $289,375
• List price: $179,000
• Delta: -38.14%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 6 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
295 Mallard Pointe Dr	0.03mi	3/2.0	1,416 (-1%)	5mo	$265,000	$187	93
58 Green Wing Rd	0.11mi	3/2.0	1,462 (+2%)	15mo	$289,900	$198	78
46 Pintail Ln	0.28mi	3/2.0	1,348 (-6%)	4mo	$258,000	$191	75
84 Pintail Ln	0.33mi	3/2.0	1,420 (-1%)	12mo	$280,000	$197	73
59 Cinnamon Teal Dr	0.08mi	3/2.0	1,508 (+6%)	17mo	$300,000	$199	72
68 Ruddy Duck Way	0.21mi	3/2.0	1,456 (+2%)	21mo	$315,000	$216	69

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: 29.2%
• Equity multiple: 3.30×
• Total profit: $115,515
• Equity at exit: $161,257

10-year hold

• IRR: 25.4%
• Equity multiple: 7.51×
• Total profit: $326,043
• Equity at exit: $347,758

Cash invested: $50,120 (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: 112
• Price-to-rent: 7.9×

Monthly cashflow live

• Estimated rent: $1,900 medium
• Mortgage (P&I): −$939
• Tax from tax record: −$205 /mo · $2,459/yr
• Insurance: −$75
• HOA: −$0
• Vacancy / Maint / Mgmt: −$399
• Net cashflow: $283

Break-even live

Break-even rent $1,542

Max offer price $179,000

Occupancy floor 80%

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: $44,750
• Closing costs: $5,370
• 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	43d	1	0.16mi

Listing history 27 events

1. 2026-06-18
   days on market $179,000 Active 217 DOM
2. 2026-06-17
   days on market $179,000 Active 216 DOM
3. 2026-06-16
   days on market $179,000 Active 215 DOM
4. 2026-06-15
   days on market $179,000 Active 214 DOM
5. 2026-06-13
   pricedays on market $179,000 Active 212 DOM
6. 2026-06-13
   days on market $199,000 Active 211 DOM
7. 2026-06-09
   days on market $199,000 Active 208 DOM
8. 2026-06-08
   days on market $199,000 Active 207 DOM
9. 2026-06-07
   days on market $199,000 Active 206 DOM
10. 2026-06-05
    days on market $199,000 Active 203 DOM
11. 2026-06-03
    days on market $199,000 Active 202 DOM
12. 2026-06-02
    days on market $199,000 Active 201 DOM
13. 2026-06-01
    days on market $199,000 Active 200 DOM
14. 2026-05-31
    days on market $199,000 Active 199 DOM
15. 2026-04-30
    price $199,000 144-char remark

    Show marketing remark (144 chars)

    321 Mallard Pointe Dr is a 3 bedroom, 2 full bath, 1428 sq ft home situated on 0.51 acres. This home features a spacious open concept floorplan.

16. 2026-03-31
    status Active 144-char remark

    Show marketing remark (144 chars)

    321 Mallard Pointe Dr is a 3 bedroom, 2 full bath, 1428 sq ft home situated on 0.51 acres. This home features a spacious open concept floorplan.

17. 2026-03-18
    historical 144-char remark

    Show marketing remark (144 chars)

    321 Mallard Pointe Dr is a 3 bedroom, 2 full bath, 1428 sq ft home situated on 0.51 acres. This home features a spacious open concept floorplan.

18. 2025-12-09
    price $220,000 144-char remark

    Show marketing remark (144 chars)

    321 Mallard Pointe Dr is a 3 bedroom, 2 full bath, 1428 sq ft home situated on 0.51 acres. This home features a spacious open concept floorplan.

19. 2025-10-30
    listed $230,000 Active 144-char remark

    Show marketing remark (144 chars)

    321 Mallard Pointe Dr is a 3 bedroom, 2 full bath, 1428 sq ft home situated on 0.51 acres. This home features a spacious open concept floorplan.

20. 2022-01-24
    soldstatus $210,000 Sold 453-char remark

    Show marketing remark (453 chars)

    This home is move-in ready! With a large lot, no HOA, and only a few minutes from the interstate and shopping, you'll be right at home in this well established neighborhood outside of city limits. The kitchen has stainless steel appliances, solid surface countertops, and looks out over the open living room floorplan. The HVAC is 4 years old and recently serviced, the roof is 6 years old. This home is on public water source. Schedule a showing today!

21. 2021-10-07
    status Under Contract 453-char remark

    Show marketing remark (453 chars)

    This home is move-in ready! With a large lot, no HOA, and only a few minutes from the interstate and shopping, you'll be right at home in this well established neighborhood outside of city limits. The kitchen has stainless steel appliances, solid surface countertops, and looks out over the open living room floorplan. The HVAC is 4 years old and recently serviced, the roof is 6 years old. This home is on public water source. Schedule a showing today!

22. 2021-10-04
    price $210,000 453-char remark

    Show marketing remark (453 chars)

    This home is move-in ready! With a large lot, no HOA, and only a few minutes from the interstate and shopping, you'll be right at home in this well established neighborhood outside of city limits. The kitchen has stainless steel appliances, solid surface countertops, and looks out over the open living room floorplan. The HVAC is 4 years old and recently serviced, the roof is 6 years old. This home is on public water source. Schedule a showing today!

23. 2021-09-28
    listed $220,000 New 453-char remark

    Show marketing remark (453 chars)

    This home is move-in ready! With a large lot, no HOA, and only a few minutes from the interstate and shopping, you'll be right at home in this well established neighborhood outside of city limits. The kitchen has stainless steel appliances, solid surface countertops, and looks out over the open living room floorplan. The HVAC is 4 years old and recently serviced, the roof is 6 years old. This home is on public water source. Schedule a showing today!

24. 2015-06-26
    soldstatus $146,500
25. 2015-06-24
    soldstatus $146,500
26. 2008-09-24
    soldstatus $142,500
27. 2008-06-09
    soldstatus $94,000

ⓘ 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: $2,459 · $205/mo
• Projected year-2 tax: $2,459 · $205/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 5/10 Major FEMA zone X (unshaded) · 47% chance over 30 yrs
• 🔥 Wildfire 7/10 Severe
• 🌡 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 4/10 Moderate 6 unhealthy d/yr today · 7 by 30 yrs out

Taxation est. · year 1

• Rental income: $22,800
• − Mortgage interest: −$10,027
• − Property taxes: −$2,459
• − Insurance: −$895
• − Repairs & maintenance: −$1,824
• − Management: −$1,824
• − Depreciation: −$5,207
• Taxable income: $563
• Est. tax owed @ 24.0%: −$135
• After-tax cash flow: $3,258/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

+111.7% since first listed

13 events — show timeline

• 2026-04-30 Price Changed $199,000 GIAR
• 2026-03-31 Relisted — GIAR
• 2026-03-18 Listing Removed — GIAR
• 2025-12-09 Price Changed $220,000 GIAR
• 2025-10-30 Listed $230,000 GIAR
• 2022-01-24 Sold (MLS) $210,000 GAMLS
• 2021-10-07 Pending — GAMLS
• 2021-10-04 Price Changed $210,000 GAMLS
• 2021-09-28 Listed $220,000 GAMLS
• 2015-06-26 Sold (Public Records) $146,500 Public Records
• 2015-06-24 Sold (MLS) $146,500 GAMLS
• 2008-09-24 Sold (Public Records) $142,500 Public Records
• 2008-06-09 Sold (Public Records) $94,000 Public Records

Property tax history

+6.6%/yr

Latest (2025): $2,459 · -0.6% YoY. Source: county tax records.