DUPONT Plan · Kingsland, GA 31569

$313,990

4 bd · 3.0 ba · 1,774 sqft · SingleFamily · 269 Days on market

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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).

• Appreciation +10.0/10.0
• Cash flow +7.8/30.0
• ARV discount +7.5/15.0
• Schools +4.7/10.0
• Livability +3.5/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• 1% rule +2.3/10.0
• DSCR +1.9/10.0

Listing remarks MLS

Welcome to the our Dupont floor plan. This spacious two-story floor plan offers a blend of comfort, versatility, and style. The open-concept kitchen, dining, and family areas provide a seamless space for everyday living and entertaining, complete with stainless steel appliances, white shaker cabinets, and quartz countertops. On the main floor, you'll find a bedroom and full bath. Upstairs, the loft offers a flexible space for a game room, media area, or second living room. The private owner's suite includes a bathroom with dual vanities and a large walk-in closet. Two additional bedrooms, a full bathroom , and a convenient upstairs laundry room complete the second floor.

Key facts

• Quartz countertops
• Flexible space
• Open-concept kitchen

Tags

• OPEN-CONCEPT KITCHEN
• STAINLESS STEEL APPLIANCES
• WHITE SHAKER CABINETS
• QUARTZ COUNTERTOPS
• FLEXIBLE SPACE
• PRIVATE OWNER'S SUITE

🏗️ New construction. The $313,990 list price is a builder figure, so every metric below is computed on the value from comparable previous sales — $307,261.

What this means for you Summary

Snapshot

• This is a 4-bed/3.0-bath single-family listed at $314k.

Deal economics

• At list price, monthly cash flow is $-346 ($-4k/yr) — negative.
• To cash-flow at today's rent, offer at most $257k (18.1% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $225k (28.3% below list).
• Recommended offer: $225k (28.3% below list) — sets the bar for 1% rule.
• Cap rate 4.9% 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.
• 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 $33k of equity ($2k loan paydown + $31k 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.
• By year 2, paydown + projected appreciation supports a ~$53k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 269 days — a 12% lower offer ($276k) is reasonable based on typical stale-listing flexibility.
• 2 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.

Recommended offer $225,000 (28.3% 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 269 days. Have you received any prior offers? Is the seller open to a 28% concession, seller financing, or rate buy-down credit?
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. 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?
7. 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.
8. 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.
9. 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: 0.73% ✗
• Cap rate: 4.94%
• Cash-on-cash: -4.82%
• DSCR: 0.79
• GRM: 11.4

CMA / ARV

• ARV (median comp): $307,261
• List price: $313,990
• Delta: 2.19%
• 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
105 Taylor Cv	0.16mi	4/3.0	1,774 (0%)	6mo	$269,888	$152	88
216 Landing Blvd	0.23mi	4/3.0	1,774 (0%)	3mo	$289,888	$163	87
106 Taylor Cv	0.20mi	4/3.0	1,774 (0%)	6mo	$280,990	$158	86
211 Landing Blvd	0.12mi	4/3.0	1,774 (0%)	11mo	$312,990	$176	85
100 Taylor Cv	0.15mi	4/3.0	1,774 (0%)	14mo	$310,990	$175	81
204 Landing Blvd	0.17mi	4/3.0	1,774 (0%)	15mo	$305,990	$172	80
219 Landing Blvd	0.23mi	4/3.0	1,774 (0%)	13mo	$315,500	$178	79
104 Taylor Cv	0.19mi	4/2.0	1,684 (-5%)	6mo	$259,888	$154	74
225 Landing Blvd	0.11mi	4/2.0	1,684 (-5%)	12mo	$305,990	$182	73
108 Taylor Cv	0.23mi	4/2.0	1,684 (-5%)	9mo	$303,990	$181	70
218 Landing Blvd	0.24mi	4/2.0	1,684 (-5%)	13mo	$301,990	$179	66
214 Landing Blvd	0.22mi	4/2.0	1,684 (-5%)	14mo	$299,990	$178	66

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: 20.9%
• Equity multiple: 2.69×
• Total profit: $145,345
• Equity at exit: $276,805

10-year hold

• IRR: 18.9%
• Equity multiple: 6.18×
• Total profit: $445,410
• Equity at exit: $596,941

Cash invested: $86,033 (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: 11.6×

Monthly cashflow live

• Estimated rent: $2,250 medium
• Mortgage (P&I): −$1,611
• Tax est. 1.5%: −$384 /mo · $4,609/yr
• Insurance: −$128
• HOA: −$0
• Vacancy / Maint / Mgmt: −$472
• Net cashflow: $-346

Break-even live

Break-even rent $2,688

Max offer price $257,207

Occupancy floor —

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: $76,815
• Closing costs: $9,218
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
205 Landing Blvd Woodbine, GA	3.0	2.0	1667	$2,250	$1.35	12d	1	0.18mi

Listing history 17 events

1. 2026-06-18
   days on market $313,990 Active 269 DOM
2. 2026-06-17
   days on market $313,990 Active 268 DOM
3. 2026-06-16
   days on market $313,990 Active 267 DOM
4. 2026-06-15
   days on market $313,990 Active 266 DOM
5. 2026-06-13
   days on market $313,990 Active 264 DOM
6. 2026-06-13
   days on market $313,990 Active 263 DOM
7. 2026-06-09
   days on market $313,990 Active 260 DOM
8. 2026-06-08
   days on market $313,990 Active 259 DOM
9. 2026-06-07
   days on market $313,990 Active 258 DOM
10. 2026-06-05
    days on market $313,990 Active 255 DOM
11. 2026-06-03
    days on market $313,990 Active 254 DOM
12. 2026-06-02
    days on market $313,990 Active 253 DOM
13. 2026-06-01
    days on market $313,990 Active 252 DOM
14. 2026-05-31
    days on market $313,990 Active 251 DOM
15. 2025-09-30
    status Active 679-char remark

    Show marketing remark (679 chars)

    Welcome to the our Dupont floor plan. This spacious two-story floor plan offers a blend of comfort, versatility, and style. The open-concept kitchen, dining, and family areas provide a seamless space for everyday living and entertaining, complete with stainless steel appliances, white shaker cabinets, and quartz countertops. On the main floor, you'll find a bedroom and full bath. Upstairs, the loft offers a flexible space for a game room, media area, or second living room. The private owner's suite includes a bathroom with dual vanities and a large walk-in closet. Two additional bedrooms, a full bathroom , and a convenient upstairs laundry room complete the second floor.

16. 2025-09-17
    historical 679-char remark

    Show marketing remark (679 chars)

    Welcome to the our Dupont floor plan. This spacious two-story floor plan offers a blend of comfort, versatility, and style. The open-concept kitchen, dining, and family areas provide a seamless space for everyday living and entertaining, complete with stainless steel appliances, white shaker cabinets, and quartz countertops. On the main floor, you'll find a bedroom and full bath. Upstairs, the loft offers a flexible space for a game room, media area, or second living room. The private owner's suite includes a bathroom with dual vanities and a large walk-in closet. Two additional bedrooms, a full bathroom , and a convenient upstairs laundry room complete the second floor.

17. 2025-09-09
    listed $313,990 Active 679-char remark

    Show marketing remark (679 chars)

    Welcome to the our Dupont floor plan. This spacious two-story floor plan offers a blend of comfort, versatility, and style. The open-concept kitchen, dining, and family areas provide a seamless space for everyday living and entertaining, complete with stainless steel appliances, white shaker cabinets, and quartz countertops. On the main floor, you'll find a bedroom and full bath. Upstairs, the loft offers a flexible space for a game room, media area, or second living room. The private owner's suite includes a bathroom with dual vanities and a large walk-in closet. Two additional bedrooms, a full bathroom , and a convenient upstairs laundry room complete the second floor.

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Taxation est. · year 1

• Rental income: $27,000
• − Mortgage interest: −$17,211
• − Property taxes: −$4,609
• − Insurance: −$1,536
• − Repairs & maintenance: −$2,160
• − Management: −$2,160
• − Depreciation: −$8,939
• Taxable loss: −$9,615
• Est. tax savings @ 24.0%: +$2,308
• After-tax cash flow: $-1,843/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
• 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

3 events — show timeline

• 2025-09-30 Relisted — Zillow
• 2025-09-17 Delisted — Zillow
• 2025-09-09 Listed $313,990 Zillow