90 Daisy Ave · Kingsland, GA 31569

$193,000

3 bd · 1.0 ba · 880 sqft · SingleFamily public records · 58 Days on market

Built 1994 0.43 ac lot $219/sqft · at area comps Est $200k · at est.

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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 +20.1/30.0
• Appreciation +10.0/10.0
• ARV discount +9.1/15.0
• DSCR +6.4/10.0
• Schools +4.7/10.0
• 1% rule +4.0/10.0
• Livability +3.5/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

Back on the market at no fault of the Seller. Welcome home to 90 Daisy Ave, a charming retreat that offers peaceful living with easy access to I-95, Downtown Kingsland dining and shopping, family-friendly attractions, and Naval Submarine Base Kings Bay. Major system updates provide added peace of mind, including a new roof, HVAC, and water heater in 2020, a new septic pump in 2023, and a new well pump and water softener in 2025. Outside, the spacious fully fenced yard with wood privacy fencing creates the perfect setting for entertaining, pets, and everyday enjoyment. A chicken coop and work shed add extra versatility for storage, hobbies, or homesteading. Inside, the kitchen features a butcher block island and opens to the living area and eat-in kitchen, creating a comfortable and functional flow. A spacious laundry room adds convenience, and the home's inviting character makes it an excellent opportunity for first-time buyers or anyone looking for a private oasis close to everything they need. Schedule your showing today.

Key facts

• Work shed
• Butcher block island
• Wood privacy fencing

Tags

• FULLY FENCED YARD
• WOOD PRIVACY FENCING
• CHICKEN COOP
• WORK SHED
• BUTCHER BLOCK ISLAND
• SPACIOUS LAUNDRY ROOM

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $193k.

Deal economics

• At list price, monthly cash flow is $239 ($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 $174k (9.9% below list).
• Recommended offer: $174k (9.9% below list) — sets the bar for 1% rule.
• Cap rate 7.8% 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.
• Market conditions: 112 active listings in the ZIP; 383 units permitted in Camden County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $21k of equity ($1k loan paydown + $19k 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 $54k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 2, paydown + projected appreciation supports a ~$33k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 58 days — a 3% lower offer ($187k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 7y 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 $102k; list at $193k implies a 89% 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; 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 $173,918 (9.9% below list)

Questions for the listing agent

1. It's been on market 58 days. Have you received any prior offers? Is the seller open to a 10% 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. 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.
5. 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.
6. 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: 0.90% ✗
• Cap rate: 7.78%
• Cash-on-cash: 5.31%
• DSCR: 1.24
• GRM: 9.2

CMA / ARV

• ARV (median comp): $199,933
• List price: $193,000
• Delta: -3.47%
• Verdict: FAIR
• Comps: 1 within 2.0 mi

Projected returns pro-forma

10.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 28.1%
• Equity multiple: 3.23×
• Total profit: $120,247
• Equity at exit: $173,870

10-year hold

• IRR: 24.5%
• Equity multiple: 7.33×
• Total profit: $341,940
• Equity at exit: $374,957

Cash invested: $54,040 (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: 9.2×

Monthly cashflow live

• Estimated rent: $1,739 medium
• Mortgage (P&I): −$1,012
• Tax from tax record: −$42 /mo · $508/yr
• Insurance: −$80
• HOA: −$0
• Vacancy / Maint / Mgmt: −$365
• Net cashflow: $239

Break-even live

Break-even rent $1,436

Max offer price $193,000

Occupancy floor 81%

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: $48,250
• Closing costs: $5,790
• Reserves months: —
• Total cash needed: —

Listing history 26 events

1. 2026-06-18
   days on market $193,000 Active 58 DOM
2. 2026-06-17
   days on market $193,000 Active 57 DOM
3. 2026-06-16
   days on market $193,000 Active 56 DOM
4. 2026-06-16
   status $193,000 Active 55 DOM
5. 2026-06-15
   days on market $193,000 Back On Market 55 DOM
6. 2026-06-13
   statusdays on market $193,000 Back On Market 53 DOM
7. 2026-06-13
   days on market $193,000 Active Under Contract 52 DOM
8. 2026-06-09
   days on market $193,000 Active Under Contract 49 DOM
9. 2026-06-08
   days on market $193,000 Active Under Contract 48 DOM
10. 2026-06-07
    statusdays on market $193,000 Active Under Contract 47 DOM
11. 2026-06-05
    days on market $193,000 Active 44 DOM
12. 2026-06-03
    days on market $193,000 Active 43 DOM
13. 2026-06-02
    days on market $193,000 Active 42 DOM
14. 2026-06-01
    days on market $193,000 Active 41 DOM
15. 2026-05-31
    days on market $193,000 Active 40 DOM
16. 2026-05-08
    status Back On Market 1048-char remark

    Show marketing remark (1048 chars)

    Back on the market at no fault of the Seller. Welcome home to 90 Daisy Ave, a charming retreat that offers peaceful living with easy access to I-95, Downtown Kingsland dining and shopping, family-friendly attractions, and Naval Submarine Base Kings Bay. Major system updates provide added peace of mind, including a new roof, HVAC, and water heater in 2020, a new septic pump in 2023, and a new well pump and water softener in 2025. Outside, the spacious fully fenced yard with wood privacy fencing creates the perfect setting for entertaining, pets, and everyday enjoyment. A chicken coop and work shed add extra versatility for storage, hobbies, or homesteading. Inside, the kitchen features a butcher block island and opens to the living area and eat-in kitchen, creating a comfortable and functional flow. A spacious laundry room adds convenience, and the home's inviting character makes it an excellent opportunity for first-time buyers or anyone looking for a private oasis close to everything they need. Schedule your showing today.

17. 2026-04-29
    historical Active Under Contract 1048-char remark

    Show marketing remark (1048 chars)

    Back on the market at no fault of the Seller. Welcome home to 90 Daisy Ave, a charming retreat that offers peaceful living with easy access to I-95, Downtown Kingsland dining and shopping, family-friendly attractions, and Naval Submarine Base Kings Bay. Major system updates provide added peace of mind, including a new roof, HVAC, and water heater in 2020, a new septic pump in 2023, and a new well pump and water softener in 2025. Outside, the spacious fully fenced yard with wood privacy fencing creates the perfect setting for entertaining, pets, and everyday enjoyment. A chicken coop and work shed add extra versatility for storage, hobbies, or homesteading. Inside, the kitchen features a butcher block island and opens to the living area and eat-in kitchen, creating a comfortable and functional flow. A spacious laundry room adds convenience, and the home's inviting character makes it an excellent opportunity for first-time buyers or anyone looking for a private oasis close to everything they need. Schedule your showing today.

18. 2026-04-20
    listed $195,000 New 1048-char remark

    Show marketing remark (1048 chars)

    Back on the market at no fault of the Seller. Welcome home to 90 Daisy Ave, a charming retreat that offers peaceful living with easy access to I-95, Downtown Kingsland dining and shopping, family-friendly attractions, and Naval Submarine Base Kings Bay. Major system updates provide added peace of mind, including a new roof, HVAC, and water heater in 2020, a new septic pump in 2023, and a new well pump and water softener in 2025. Outside, the spacious fully fenced yard with wood privacy fencing creates the perfect setting for entertaining, pets, and everyday enjoyment. A chicken coop and work shed add extra versatility for storage, hobbies, or homesteading. Inside, the kitchen features a butcher block island and opens to the living area and eat-in kitchen, creating a comfortable and functional flow. A spacious laundry room adds convenience, and the home's inviting character makes it an excellent opportunity for first-time buyers or anyone looking for a private oasis close to everything they need. Schedule your showing today.

19. 2020-07-29
    soldstatus $102,000
20. 2020-07-15
    soldstatus $102,000 434-char remark

    Show marketing remark (434 chars)

    Video Tour Available! Cute 2 bedroom 1 bath home with a carport. Newly remodeled home on large fenced lot. Terrific open floorpan featuring a butcher-block island. Luxury vinyl plank tile, new counters, new appliances, new windows, new water heater, fresh paint inside and out. Located on a quiet paved street. Not in a flood zone and no city taxes. Owner will provide a 1 year Old Republic Home Warranty for buyer's peace of mind.

21. 2020-05-22
    listed $99,900 434-char remark

    Show marketing remark (434 chars)

    Video Tour Available! Cute 2 bedroom 1 bath home with a carport. Newly remodeled home on large fenced lot. Terrific open floorpan featuring a butcher-block island. Luxury vinyl plank tile, new counters, new appliances, new windows, new water heater, fresh paint inside and out. Located on a quiet paved street. Not in a flood zone and no city taxes. Owner will provide a 1 year Old Republic Home Warranty for buyer's peace of mind.

22. 2020-03-05
    soldstatus $30,100
23. 2020-03-05
    soldstatus $30,100
24. 2019-09-13
    listed $29,960
25. 2019-05-18
    listed $29,960
26. 2008-10-01
    soldstatus $71,900

ⓘ 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: $508 · $42/mo
• Projected year-2 tax: $1,776 · $148/mo
• Expected delta: +$1,268/yr (+$106/mo · 249.9%)

ⓘ 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 6/10 Major
• 🌡 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 5/10 Major 9 unhealthy d/yr today · 10 by 30 yrs out

Taxation est. · year 1

• Rental income: $20,870
• − Mortgage interest: −$10,811
• − Property taxes: −$508
• − Insurance: −$965
• − Repairs & maintenance: −$1,670
• − Management: −$1,670
• − Depreciation: −$5,615
• Taxable loss: −$367
• Est. tax savings @ 24.0%: +$88
• After-tax cash flow: $2,958/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

+171.2% since first listed

11 events — show timeline

• 2026-05-08 Relisted — GAMLS
• 2026-04-29 Contingent — GAMLS
• 2026-04-20 Listed $195,000 GAMLS
• 2020-07-29 Sold (Public Records) $102,000 Public Records
• 2020-07-15 Sold (MLS) $102,000 GAMLS
• 2020-05-22 Listed $99,900 GAMLS
• 2020-03-05 Sold (MLS) $30,100 GAMLS
• 2020-03-05 Sold (MLS) $30,100 GIAR
• 2019-09-13 Listed $29,960 GIAR
• 2019-05-18 Listed $29,960 GAMLS
• 2008-10-01 Sold (Public Records) $71,900 Public Records

Property tax history

+0.9%/yr

Latest (2025): $508 · -0.6% YoY. Source: county tax records.