201 Lake Wisteria Dr · Kingsland, GA 31548

$255,000

4 bd · 2.5 ba · 1,749 sqft · SingleFamily public records · 44 Days on market

Built 2001 0.26 ac lot $146/sqft · 6% below area Est $270k · 6% under ↓ 2% since listing

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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 +11.1/30.0
• ARV discount +10.0/15.0
• Schools +4.7/10.0
• Livability +3.5/5.0
• DSCR +3.2/10.0
• 1% rule +3.0/10.0
• Rent growth +2.6/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome to 201 Lake Wisteria Drive! 4-bedroom, 2-bath home with a dedicated office space, perfectly situated on a spacious corner lot in one of Kingsland's most desirable communities. This property features a brand-new roof, offering peace of mind for years to come. Inside, you'll find an open layout with a split-bedroom floor plan, providing both comfort and functionality. The kitchen and living areas flow seamlessly, making it ideal for everyday living and entertaining. A private office adds valuable flexibility. Perfect for remote work, hobbies, or a quiet retreat. The primary suite offers generous space with an en-suite bath, while the additional bedrooms are well-sized for guests, family, or storage. Outside, the corner lot provides added privacy, extra yard space, and attractive curb appeal. Located close to shopping, schools, restaurants, and Kings Bay Naval Base, this home combines convenience with charm.

Key facts

• 0.26 acre lot
• Built 2001
• Listed 44 days

Property features AI

Finance

• Other: Property located in the Lake Wisteria subdivision, Kingsland, GA; Lot size approximately 0.26 acre; Listing is offered As Is; Financing accepted: Cash, Conventional, FHA, VA
• HOA & community: No HOA

Exterior

• Parking: Parking pad (open parking)
• Security: Smoke detectors
• Utilities: Public water; Public sewer; Electricity available; Cable available; Phone available
• Home design: Single-family residence (house); One story; Resale property
• Construction: Built in 2001; Composition roof; Slab foundation; Other construction materials
• Exterior features: Fenced yard; Level lot

Interior

• Kitchen: Dishwasher; Disposal; Microwave; Refrigerator; Trash compactor; Electric water heater
• Bedrooms: 4 bedrooms (all on the main level)
• Flooring: Carpet; Vinyl
• Bathrooms: 2 full bathrooms (on the main level)
• Heating & cooling: Central heating (electric); Central air (electric); Ceiling fans
• Interior features: Split bedroom plan; Walk-in closets; Library
• Laundry & utility: Laundry area (other/unspecified)

What this means for you Summary

Snapshot

• This is a 4-bed/2.5-bath single-family listed at $255k.

Deal economics

• At list price, monthly cash flow is $-100 ($-1k/yr) — negative.
• To cash-flow at today's rent, offer at most $237k (7.0% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $204k (20.2% below list).
• Recommended offer: $204k (20.2% below list) — sets the bar for 1% rule.
• Cap rate 5.8% 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); Camden County High School (math 47% / reading 47%, grade D-, #37 of 424 statewide, top 9%, 2,673 students, 40% FRL) — zoned schools at 43% FRL track the district average.
• Market conditions: Rents flat; 390 active listings in the ZIP; 14 comparable units currently listed for rent nearby; rentals at typical pace (median 23d 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 32% 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 ($247k) is reasonable based on typical stale-listing flexibility.
• 4 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 $203,507 (20.2% 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 44 days. Have you received any prior offers? Is the seller open to a 20% concession, seller financing, or rate buy-down credit?
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. 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: 0.80% ✗
• Cap rate: 5.82%
• Cash-on-cash: -1.69%
• DSCR: 0.92
• GRM: 10.4

CMA / ARV

• ARV (median comp): $270,270
• List price: $255,000
• Delta: -5.65%
• 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
101 Zinnia Ct	0.03mi	4/2.0	1,624 (-7%)	4mo	$274,000	$169	82
116 Cedar Circle Dr	0.47mi	4/2.0	1,769 (+1%)	1mo	$315,000	$178	73
138 Cedar Circle Dr	0.41mi	4/2.0	1,631 (-7%)	2mo	$260,000	$159	66
106 Lake Manor Ct	0.55mi	4/2.0	1,833 (+5%)	0mo	$379,000	$207	64
106 Acacia Dr	0.58mi	4/2.0	1,662 (-5%)	4mo	$269,900	$162	60
104 Olson Way	0.65mi	3/2.0 (-1)	1,714 (-2%)	2mo	$337,000	$197	58
111 Willow Oak Ct	0.56mi	5/2.0 (+1)	1,657 (-5%)	1mo	$325,450	$196	57
326 Daniel Trent Way	0.54mi	4/3.0	1,948 (+11%)	2mo	$350,000	$180	52
265 Daniel Trent Way	0.63mi	3/2.0 (-1)	1,576 (-10%)	0mo	$334,900	$213	47
113 Willow Oak Ct	0.55mi	4/2.0	1,489 (-15%)	1mo	$325,450	$219	47
153 College St	0.71mi	3/2.0 (-1)	1,998 (+14%)	2mo	$339,000	$170	34
131 Lakeside Dr	0.74mi	3/2.0 (-1)	1,501 (-14%)	4mo	$260,000	$173	32

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: -21.8%
• Equity multiple: 0.26×
• Total profit: $-52,656
• Equity at exit: $38,021

10-year hold

• IRR: -22.7%
• Equity multiple: -0.03×
• Total profit: $-73,375
• Equity at exit: $22,048

Cash invested: $71,400 (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: 390
• Price-to-rent: 10.4×

Monthly cashflow live

• Estimated rent: $2,035 high
• Mortgage (P&I): −$1,337
• Tax from tax record: −$265 /mo · $3,176/yr
• Insurance: −$106
• HOA: −$0
• Vacancy / Maint / Mgmt: −$427
• Net cashflow: $-100

Break-even live

Break-even rent $2,162

Max offer price $237,259

Occupancy floor 100%

Sensitivity live

Price	-10% $44	-5% $-28	+0% $-100	+5% $-173	+10% $-245
Rent	-10% $-261	-5% $-181	+0% $-100	+5% $-20	+10% $60
Rate	-1.0pp $28	-0.5pp $-36	base $-100	+0.5pp $-167	+1.0pp $-234

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: $63,750
• Closing costs: $7,650
• Reserves months: —
• Total cash needed: —

Rent comps 14 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
115 Lake Wisteria Ct Kingsland, GA	3.0	2.0	1622	$1,775	$1.09	12d	1	0.11mi
125 Walnut Way Kingsland, GA	3.0	2.0	2015	$2,200	$1.09	4d	1	0.20mi
125 Walnut Way Kingsland, GA	3.0	2.0	2015	$2,200	$1.09	9d	1	0.20mi
108 Almond Cir Kingsland, GA	3.0	2.0	1309	$1,900	$1.45	23d	1	0.22mi
108 Almond Cir Kingsland, GA	3.0	2.0	1309	$1,900	$1.45	25d	1	0.22mi
150 Lake Manor Dr Kingsland, GA	3.0	2.0	1783	$1,925	$1.08	9d	1	0.50mi
218 Lake Forest Dr Kingsland, GA	4.0	2.0	1714	$4,300	$2.51	45d	1	0.78mi
301 N Gross Rd Kingsland, GA	2.0–3.0	2.0	1089	$1,549	$1.42	45d	1	0.79mi
123 College St Kingsland, GA	4.0	2.0	1874	$2,200	$1.17	25d	1	0.83mi
102 Driftwood Ct Kingsland, GA	4.0	2.0	1438	$1,950	$1.36	46d	1	0.84mi
126 Ash Ct Kingsland, GA	4.0	2.0	1579	$1,900	$1.20	13d	1	0.91mi
123 Magnolia Ct Kingsland, GA	3.0	2.0	1510	$1,800	$1.19	25d	1	1.10mi
211 Royal Palms Ave Kingsland, GA	3.0	2.0	1490	$1,600	$1.07	3d	1	1.15mi
1202 Hospitality Ave Kingsland, GA	3.0	2.0	1215	$1,778	$1.46	3d	14	1.32mi

Listing history 22 events

1. 2026-06-21
   days on market $255,000 Active 44 DOM
2. 2026-06-18
   days on market $255,000 Active 41 DOM
3. 2026-06-17
   days on market $255,000 Active 40 DOM
4. 2026-06-16
   days on market $255,000 Active 39 DOM
5. 2026-06-15
   days on market $255,000 Active 38 DOM
6. 2026-06-13
   days on market $255,000 Active 36 DOM
7. 2026-06-13
   days on market $255,000 Active 35 DOM
8. 2026-06-09
   days on market $255,000 Active 32 DOM
9. 2026-06-08
   days on market $255,000 Active 31 DOM
10. 2026-06-07
    days on market $255,000 Active 30 DOM
11. 2026-06-05
    days on market $255,000 Active 27 DOM
12. 2026-06-03
    days on market $255,000 Active 26 DOM
13. 2026-06-02
    days on market $255,000 Active 25 DOM
14. 2026-06-01
    days on market $255,000 Active 24 DOM
15. 2026-05-31
    days on market $255,000 Active 23 DOM
16. 2026-05-08
    listed $255,000 Active 926-char remark

    Show marketing remark (926 chars)

    Welcome to 201 Lake Wisteria Drive! 4-bedroom, 2-bath home with a dedicated office space, perfectly situated on a spacious corner lot in one of Kingsland's most desirable communities. This property features a brand-new roof, offering peace of mind for years to come. Inside, you'll find an open layout with a split-bedroom floor plan, providing both comfort and functionality. The kitchen and living areas flow seamlessly, making it ideal for everyday living and entertaining. A private office adds valuable flexibility. Perfect for remote work, hobbies, or a quiet retreat. The primary suite offers generous space with an en-suite bath, while the additional bedrooms are well-sized for guests, family, or storage. Outside, the corner lot provides added privacy, extra yard space, and attractive curb appeal. Located close to shopping, schools, restaurants, and Kings Bay Naval Base, this home combines convenience with charm.

17. 2026-05-07
    listed $255,000 New 926-char remark
18. 2026-05-04
    historical
19. 2025-12-04
    listed $260,000 New
20. 2025-10-31
    historical
21. 2025-04-17
    listed $260,000 Active
22. 2025-04-16
    historical

ⓘ 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: $3,176 · $265/mo
• Projected year-2 tax: $3,176 · $265/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 1/10 Low FEMA zone X (unshaded) · 0% 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 5/10 Major 6 unhealthy d/yr today · 7 by 30 yrs out

Taxation est. · year 1

• Rental income: $24,421
• − Mortgage interest: −$14,284
• − Property taxes: −$3,176
• − Insurance: −$1,275
• − Repairs & maintenance: −$1,954
• − Management: −$1,954
• − Depreciation: −$7,418
• Taxable loss: −$5,639
• Est. tax savings @ 24.0%: +$1,353
• After-tax cash flow: $148/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

-1.9% since first listed

7 events — show timeline

• 2026-05-08 Listed $255,000 GIAR
• 2026-05-07 Listed $255,000 GAMLS
• 2026-05-04 Listing Removed — GAMLS
• 2025-12-04 Listed $260,000 GAMLS
• 2025-10-31 Listing Removed — FMLS
• 2025-04-17 Listed $260,000 FMLS
• 2025-04-16 Coming Soon — FMLS

Property tax history

+5.9%/yr

Latest (2025): $3,176 · -0.9% YoY. Source: county tax records.