93 Oxford Ln · Kingston, GA 30145

$287,000

4 bd · 3.0 ba · 1,808 sqft · SingleFamily public records · 31 Days on market

Built 2023 Fair condition 7,840 sqft lot Est $333k · 14% under $38/mo HOA · 2% of rent

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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).

• ARV discount +13.7/15.0
• Cash flow +12.4/30.0
• DSCR +3.7/10.0
• Livability +3.2/5.0
• 1% rule +3.1/10.0
• Schools +2.9/10.0
• Rent growth +2.5/5.0
• Condition / age +2.2/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Beautifully maintained 4 bedroom, 3 bath home located in desirable Kingston Park! Built with an open concept design, this home offers functional layout perfect for everyday living and entertaining. The main level features a spacious living area and a well-appointed kitchen. Upstairs features 3 bedrooms and additional living space. A great opportunity for buyers seeking for a move in ready home!

Key facts

• 7,840 sq ft lot
• 2 garage spots
• Built 2023

Property features AI

Finance

• Other: Road surface: asphalt; Property located in Bartow County, GA
• HOA & community: Homeowners association fee of $450 annually

Exterior

• Parking: Detached/attached garage (2 garage spaces); Driveway parking; Garage faces the front; Open parking available
• Utilities: Public water; Public sewer; 220-volt electric service; Cable available; Electricity available; Phone service available; Sewer available; Water available; Other utilities available
• Home design: Two levels; Vinyl siding; Shingle roof; Slab foundation; Updated/Remodeled property condition
• Construction: Vinyl siding construction; Shingle roof; Slab foundation
• Exterior features: Private backyard; Back yard fencing; Other exterior features

Interior

• Kitchen: Dishwasher; Electric oven; Electric range; Cabinets; Pantry; Other counter surfaces
• Bedrooms: One main-level bedroom; Three upper-level bedrooms; Bedrooms include walk-in closet(s)
• Flooring: Other flooring
• Bathrooms: Three full bathrooms; One full bathroom on the main level; Two full bathrooms on the upper level; Master bath with additional/other features
• Heating & cooling: Central heating; Central air conditioning
• Interior features: High-speed internet available; Walk-in closet(s); Insulated windows; No shared/common walls; Updated/remodeled condition; Open-concept dining area; Family room
• Laundry & utility: Laundry area with additional/other features

What this means for you Summary

Snapshot

• This is a 4-bed/3.0-bath single-family listed at $287k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $-50 ($-598/yr) — negative.
• To cash-flow at today's rent, offer at most $278k (3.1% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $233k (18.8% below list).
• Recommended offer: $233k (18.8% below list) — sets the bar for 1% rule.
• Cap rate 6.1% vs local median 5.0% in Kingston — meaningfully above typical; check what's discounted (condition, days-on-market, listing class) to confirm the premium yield is real.

Location & tenants

• Location reads 63/100 on livability (#294 in GA) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing B+; Watch: amenities F, commute F, employment F.
• Bartow County (rural): math 33% / reading 34% proficiency, ranked #70 of 174 in GA (top 40%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Kingston Elementary School (math 15% / reading 21%, grade F, #926 of 1,228 statewide, top 76%, 526 students, 68% FRL); Cass Middle School (math 35% / reading 36%, grade F, #185 of 470 statewide, top 40%, 879 students, 58% FRL); Cass High School (math 17% / reading 25%, grade F, #225 of 424 statewide, top 54%, 1,551 students, 51% FRL).
• Market conditions: 115 active listings in the ZIP; 8 comparable units currently listed for rent nearby; rentals lingering (median 45d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 50% of comp listings sitting > 30 days — soft ceiling on asking rent; 1,618 units permitted in Bartow County in 2024 (265 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $2k of loan paydown is wiped out by about $9k of value loss. Plan a longer hold.

Negotiation context

• It's been on market 31 days — a 3% lower offer ($278k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 3y ago; this cycle's ask has dropped $43k (13%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Recommended offer $233,076 (18.8% 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 31 days. Have you received any prior offers? Is the seller open to a 19% concession, seller financing, or rate buy-down credit?
3. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
4. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. Schools are F-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
7. 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?
8. 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.
9. 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.
10. 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: 0.81% ✗
• Cap rate: 6.08%
• Cash-on-cash: -0.74%
• DSCR: 0.97
• GRM: 10.3

CMA / ARV

• ARV (on-the-fly): $332,672
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
109 Oxford Ln	0.11mi	4/3.0	1,808 (0%)	2mo	$290,000	$160	93
89 Oxford Ln	0.03mi	4/3.0	1,696 (-6%)	1mo	$295,000	$174	88
520 Pemberton St	0.15mi	4/3.0	1,696 (-6%)	5mo	$320,000	$189	78
846 Kensington St	0.54mi	4/2.5	1,813 (+0%)	0mo	$334,339	$184	72
850 Kensington St	0.51mi	4/2.5	1,813 (+0%)	3mo	$322,950	$178	72
840 Kensington St	0.51mi	3/2.5 (-1)	1,813 (+0%)	1mo	$285,900	$158	68
96 Oxford Ln	0.05mi	4/2.0	1,544 (-15%)	4mo	$286,000	$185	66
826 Kensington St	0.42mi	3/2.5 (-1)	1,650 (-9%)	2mo	$304,900	$185	57
842 Kensington St	0.52mi	3/2.5 (-1)	1,650 (-9%)	1mo	$304,800	$185	54
562 Pemberton St	0.34mi	4/2.0	1,544 (-15%)	3mo	$287,000	$186	54
9 Windsor Ct #125	0.50mi	3/2.5 (-1)	1,600 (-12%)	2mo	$279,900	$175	48
3 Windsor Ct	0.52mi	3/2.5 (-1)	1,556 (-14%)	11mo	$285,000	$183	36

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 · 3.0% rent growth · sell at horizon

5-year hold

• IRR: -17.5%
• Equity multiple: 0.38×
• Total profit: $-49,701
• Equity at exit: $42,793

10-year hold

• IRR: -9.6%
• Equity multiple: 0.41×
• Total profit: $-47,452
• Equity at exit: $24,815

Cash invested: $80,360 (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 30145

• Home prices YoY: -18.3%
• Active inventory: 115
• Price-to-rent: 10.3×

Monthly cashflow live

• Estimated rent: $2,331 high
• Mortgage (P&I): −$1,505
• Tax from tax record: −$228 /mo · $2,742/yr
• Insurance: −$120
• HOA: −$38
• Vacancy / Maint / Mgmt: −$489
• Net cashflow: $-50

Break-even live

Break-even rent $2,394

Max offer price $278,200

Occupancy floor 97%

Sensitivity live

Price	-10% $113	-5% $31	+0% $-50	+5% $-131	+10% $-212
Rent	-10% $-234	-5% $-142	+0% $-50	+5% $42	+10% $134
Rate	-1.0pp $95	-0.5pp $23	base $-50	+0.5pp $-124	+1.0pp $-200

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: $71,750
• Closing costs: $8,610
• Reserves months: —
• Total cash needed: —

Rent comps 8 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
538 Pemberton St Kingston, GA	4.0	3.0	1808	$2,300	$1.27	44d	1	0.09mi
518 Pemberton St Euharlee, GA	4.0	3.0	1808	$2,500	$1.38	21d	1	0.12mi
522 Pemberton St Euharlee, GA	4.0	3.0	1779	$2,200	$1.24	44d	1	0.14mi
626 Tudor St Euharlee, GA	5.0	3.0	2232	$2,695	$1.21	13d	1	0.21mi
126 Oxford Ln Kingston, GA	5.0	3.0	2232	$2,695	$1.21	21d	1	0.26mi
210 Coventry Ct Kingston, GA	4.0	2.5	2014	$1,969	$0.98	3d	1	0.29mi
556 Pemberton St Euharlee, GA	4.0	2.0	1607	$2,250	$1.40	44d	1	0.31mi
10 Plymouth Ct Kingston, GA	3.0	2.5	1606	$1,795	$1.12	44d	1	0.36mi

HOA detail

• Monthly dues: $38 · $456/yr

Listing history 20 events

1. 2026-06-21
   days on market $287,000 Active 31 DOM
2. 2026-06-18
   days on market $287,000 Active 28 DOM
3. 2026-06-17
   days on market $287,000 Active 27 DOM
4. 2026-06-16
   days on market $287,000 Active 26 DOM
5. 2026-06-15
   days on market $287,000 Active 25 DOM
6. 2026-06-13
   days on market $287,000 Active 23 DOM
7. 2026-06-09
   days on market $287,000 Active 19 DOM
8. 2026-06-08
   days on market $287,000 Active 18 DOM
9. 2026-06-08
   price $287,000 Active 17 DOM
10. 2026-06-07
    days on market $295,000 Active 17 DOM

    Show marketing remark (397 chars)

    Beautifully maintained 4 bedroom, 3 bath home located in desirable Kingston Park! Built with an open concept design, this home offers functional layout perfect for everyday living and entertaining. The main level features a spacious living area and a well-appointed kitchen. Upstairs features 3 bedrooms and additional living space. A great opportunity for buyers seeking for a move in ready home!

11. 2026-06-04
    days on market $295,000 Active 14 DOM
12. 2026-06-03
    days on market $295,000 Active 13 DOM
13. 2026-06-02
    days on market $295,000 Active 12 DOM
14. 2026-06-01
    days on market $295,000 Active 11 DOM
15. 2026-05-31
    days on market $295,000 Active 10 DOM
16. 2026-05-01
    listed $329,900 New 397-char remark

    Show marketing remark (397 chars)

    Beautifully maintained 4 bedroom, 3 bath home located in desirable Kingston Park! Built with an open concept design, this home offers functional layout perfect for everyday living and entertaining. The main level features a spacious living area and a well-appointed kitchen. Upstairs features 3 bedrooms and additional living space. A great opportunity for buyers seeking for a move in ready home!

17. 2026-04-21
    historical $329,900 397-char remark

    Show marketing remark (397 chars)

    Beautifully maintained 4 bedroom, 3 bath home located in desirable Kingston Park! Built with an open concept design, this home offers functional layout perfect for everyday living and entertaining. The main level features a spacious living area and a well-appointed kitchen. Upstairs features 3 bedrooms and additional living space. A great opportunity for buyers seeking for a move in ready home!

18. 2023-05-19
    soldstatus $260,490 Sold 725-char remark

    Show marketing remark (725 chars)

    Come check out this BEAUTIFUL NEW 2-Story Home in the Kingston Park Community! The desirable Dupont Plan boasts an open design encompassing the Living, Dining, and Kitchen spaces. The Kitchen has gorgeous cabinets, granite countertops, and Stainless-Steel Appliances (Including Range with a Microwave hood and Dishwasher). There are 1 bedroom and a full bathroom on the 1st floor. All other bedrooms, including the primary suite, are on the 2nd floor. In addition, the primary suite has a private bath with dual vanity sinks and a walk-in closet. The other 2 bedrooms are well-sized and share another full-sized bath. This desirable plan also comes with an additional Loft Space and a Walk-in Laundry room on the 2nd floor.

19. 2023-03-09
    status Under Contract 725-char remark

    Show marketing remark (725 chars)

    Come check out this BEAUTIFUL NEW 2-Story Home in the Kingston Park Community! The desirable Dupont Plan boasts an open design encompassing the Living, Dining, and Kitchen spaces. The Kitchen has gorgeous cabinets, granite countertops, and Stainless-Steel Appliances (Including Range with a Microwave hood and Dishwasher). There are 1 bedroom and a full bathroom on the 1st floor. All other bedrooms, including the primary suite, are on the 2nd floor. In addition, the primary suite has a private bath with dual vanity sinks and a walk-in closet. The other 2 bedrooms are well-sized and share another full-sized bath. This desirable plan also comes with an additional Loft Space and a Walk-in Laundry room on the 2nd floor.

20. 2023-02-23
    listed $260,490 New 725-char remark

    Show marketing remark (725 chars)

    Come check out this BEAUTIFUL NEW 2-Story Home in the Kingston Park Community! The desirable Dupont Plan boasts an open design encompassing the Living, Dining, and Kitchen spaces. The Kitchen has gorgeous cabinets, granite countertops, and Stainless-Steel Appliances (Including Range with a Microwave hood and Dishwasher). There are 1 bedroom and a full bathroom on the 1st floor. All other bedrooms, including the primary suite, are on the 2nd floor. In addition, the primary suite has a private bath with dual vanity sinks and a walk-in closet. The other 2 bedrooms are well-sized and share another full-sized bath. This desirable plan also comes with an additional Loft Space and a Walk-in Laundry room on the 2nd floor.

ⓘ 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: $2,742 · $228/mo
• Projected year-2 tax: $2,742 · $228/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Taxation est. · year 1

• Rental income: $27,969
• − Mortgage interest: −$16,076
• − Property taxes: −$2,742
• − Insurance: −$1,435
• − Repairs & maintenance: −$2,238
• − Management: −$2,238
• − HOA: −$456
• − Depreciation: −$8,349
• Taxable loss: −$5,564
• Est. tax savings @ 24.0%: +$1,335
• After-tax cash flow: $738/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.

Condition & rehab AI · 12 photos

Fair 45/100 Moderate rehab

This home requires moderate repairs and updates to improve its condition and value. Fresh paint and new cabinets would significantly enhance its appeal.

Repairs flagged

• Moderate Kitchen cabinets — Worn appearance
• Minor Bathroom curtains — Dated design

Value-add opportunities

• Both Paint interior walls — Fresh paint enhances curb appeal and interior aesthetics
• Both Replace worn kitchen cabinets — New cabinets improve functionality and appearance
• Both Upgrade bathroom curtains — Fresh curtains enhance bathroom aesthetics and functionality

Renovation cost estimate screening

Repair item	Severity	Est. cost
Kitchen cabinets · Worn appearance	Moderate	$3,000–15,000
Bathroom curtains · Dated design	Minor	$500–3,000
Total estimated repair cost · 2 items		$3,500–18,000

Value-add ROI direction

• Both Paint interior walls — Fresh paint enhances curb appeal and interior aesthetics ↑
• Both Replace worn kitchen cabinets — New cabinets improve functionality and appearance ↑
• Both Upgrade bathroom curtains — Fresh curtains enhance bathroom aesthetics and functionality ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

Schools (NCES district)

• District: Bartow County
• NCES district ID: 1300330
• Math proficiency: 33% ▼ -8.00%
• Reading proficiency: 34% ▼ -7.00%
• Median HH income: $50,596
• Composite: 29.16/100
• National rank: #6577
• State rank: #70 of 174 in GA

Livability — Kingston

• Score: 63/100
• State rank: #294
• US rank: #16075

Category grades

Amenities F Commute F Cost of living A+ Crime A+ Employment F Housing B+ Health & safety B- User ratings F

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Kingston, GA
• Population (ZIP): 9,065

Population outlook (Bartow County) Hauer SSP2

• Today (2025): 107,887 people
• By 2030: 109,594 · +1.6%
• By 2040: 111,038 · +2.9%
• By 2050: 109,046 · +1.1%
• By 2075: 99,484 · -7.8%
• By 2100: 83,431 · -22.7%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (88%)
• Race & ethnicity: White 88% Black 5% Two or more races 4% Hispanic / Latino 3%
• Common ancestry: Slovak 3% Serbian 2% Scotch-Irish 1%
• Foreign-born: 2% · Canada, Vietnam
• Languages at home: 97% English-only · Spanish 3%

Political lean MEDSL · Bartow

• 2024 margin: Solid R (+51.0) · D 24.2% · R 75.2%
• 2008→2024 swing: -5.8pp toward R · 2008: -45.2pp · 2024: -51.0pp
• All cycles: 2024: R+51.0 2020: R+50.7 2016: R+55.2 2012: R+51.7 2008: R+45.2

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -63.20%
• Current HPI: 282.8922
• 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

+10.2% since first listed

10 events — show timeline

• 2026-06-07 Price Changed $287,000 GAMLS
• 2026-06-07 Price Changed $287,000 FMLS
• 2026-05-25 Price Changed $295,000 GAMLS
• 2026-05-25 Price Changed $295,000 FMLS
• 2026-05-21 Listed $329,900 FMLS
• 2026-05-01 Listed $329,900 GAMLS
• 2026-04-21 Coming Soon $329,900 GAMLS
• 2023-05-19 Sold (MLS) $260,490 GAMLS
• 2023-03-09 Pending — GAMLS
• 2023-02-23 Listed $260,490 GAMLS

Property tax history

+134.5%/yr

Latest (2025): $2,742 · +6.0% YoY. Source: county tax records.