205 W 3rd St · Woodbine, GA 31569

$359,900

3 bd · 2.0 ba · 2,970 sqft · SingleFamily public records · 124 Days on market

Built 1900 0.61 ac lot $121/sqft · 35% below area Est $551k · 35% under

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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 +15.0/15.0
• Appreciation +10.0/10.0
• Cash flow +5.8/30.0
• Schools +4.7/10.0
• Livability +3.5/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• 1% rule +0.7/10.0
• DSCR +0.2/10.0

Listing remarks MLS

WOULD YOU LIKE TO LIVE STEPS AWAY FROM THE BEAUTIFUL RIVER WALK IN WOODBINE? WOULD YOU LIKE TO LIVE IN THE HEART OF WOODBINE IN A GORGEOUS REMODELED CRAFTSMAN STYLE HOME? NOW IS YOUR CHANCE! DON'T MISS THIS LOVELY HOME THAT HAS SO MUCH TO OFFER. FROM YOUR DREAMY FRONT PORCH YOU WILL STEP INTO THE FOYER THAT IS LIGHT FILLED AND OPENS TO THE DINING ROOM THAT WILL COMFORTABLY SEAT 12. ACROSS THE FOYER IS THE CHARMING LIVING ROOM WITH 10' CEILINGS AND NATURAL LIGHT. EVERYONE IS WELCOME AT THE 8 PERSON BAR IN THIS COOKS DREAM KITCHEN THAT HAS PLENTY OF CABINETS AND COUNTER SPACE, GAS RANGE AND EXTENDED PANTRY. DOWNSTAIRS IS THE OWNER'S RETREAT WITH WALK IN CLOSET, TWO MORE SPACIOUS BEDROOMS WITH AMPLE CLOSET SPACE, GUEST BATHROOM AND INDOOR LAUNDRY WITH SINK. THE PRIVATE LOFT UPSTAIRS CAN BE A 4TH BEDROOM, FAMILY ROOM, PLAY ROOM OR A WONDERFUL HOME OFFICE AREA. RELAX IN YOUR PRIVATE BACKYARD THAT IS LARGE ENOUGH FOR A GARDEN AND MORE. THE POSSIBILITIES ARE ENDLESS IN THIS HOME. CALL TODAY TO VIEW THIS BEAUTIFUL HOME. SELLER IS A LICENSED REALTOR IN THE STATE OF GEORGIA.

Key facts

• Light filled foyer
• Cooks dream kitchen
• 10 foot ceilings

Tags

• REMODELED CRAFTSMAN STYLE HOME
• LIGHT FILLED FOYER
• 10 FOOT CEILINGS
• 8 PERSON BAR
• COOKS DREAM KITCHEN
• GAS RANGE

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $360k.

Deal economics

• At list price, monthly cash flow is $-726 ($-9k/yr) — negative.
• To cash-flow at today's rent, offer at most $232k (35.7% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $204k (43.4% below list).
• Recommended offer: $204k (43.4% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 69/100 on livability (#107 in GA) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, health & safety A; Watch: amenities F, commute F, employment 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: Camden County High School (math 47% / reading 47%, grade D-, #37 of 424 statewide, top 9%, 2,673 students, 40% FRL) — zoned schools at 40% FRL track the district average.
• Market conditions: 116 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 $38k of equity ($2k loan paydown + $36k 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 ~$62k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 124 days — a 12% lower offer ($317k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 10y 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.

Risks & watch-outs

• Watch-outs: built in 1900 — expect roof / HVAC / electrical / plumbing capex.
• 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 $203,683 (43.4% 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 124 days. Have you received any prior offers? Is the seller open to a 43% concession, seller financing, or rate buy-down credit?
3. Built in 1900 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. Schools are D-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: 0.57% ✗
• Cap rate: 3.87%
• Cash-on-cash: -8.65%
• DSCR: 0.62
• GRM: 14.7

CMA / ARV

• ARV (median comp): $551,084
• List price: $359,900
• Delta: -34.69%
• Verdict: UNDERPRICED
• Comps: 6 within 1.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: 18.2%
• Equity multiple: 2.49×
• Total profit: $149,679
• Equity at exit: $324,226

10-year hold

• IRR: 17.0%
• Equity multiple: 5.73×
• Total profit: $477,043
• Equity at exit: $699,207

Cash invested: $100,772 (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: 116
• Price-to-rent: 14.7×

Monthly cashflow live

• Estimated rent: $2,037 medium
• Mortgage (P&I): −$1,887
• Tax from tax record: −$298 /mo · $3,579/yr
• Insurance: −$150
• HOA: −$0
• Vacancy / Maint / Mgmt: −$428
• Net cashflow: $-726

Break-even live

Break-even rent $2,956

Max offer price $231,566

Occupancy floor —

Sensitivity live

Price	-10% $-523	-5% $-625	+0% $-726	+5% $-828	+10% $-930
Rent	-10% $-887	-5% $-807	+0% $-726	+5% $-646	+10% $-566
Rate	-1.0pp $-545	-0.5pp $-635	base $-726	+0.5pp $-820	+1.0pp $-915

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: $89,975
• Closing costs: $10,797
• Reserves months: —
• Total cash needed: —

Listing history 29 events

1. 2026-06-21
   days on market $359,900 Active 124 DOM
2. 2026-06-18
   days on market $359,900 Active 121 DOM
3. 2026-06-17
   days on market $359,900 Active 120 DOM
4. 2026-06-16
   days on market $359,900 Active 119 DOM
5. 2026-06-15
   days on market $359,900 Active 118 DOM
6. 2026-06-13
   days on market $359,900 Active 116 DOM
7. 2026-06-13
   days on market $359,900 Active 115 DOM
8. 2026-06-09
   days on market $359,900 Active 112 DOM
9. 2026-06-08
   days on market $359,900 Active 111 DOM
10. 2026-06-07
    days on market $359,900 Active 110 DOM
11. 2026-06-05
    days on market $359,900 Active 107 DOM
12. 2026-06-03
    days on market $359,900 Active 106 DOM
13. 2026-06-02
    days on market $359,900 Active 105 DOM
14. 2026-06-01
    days on market $359,900 Active 104 DOM
15. 2026-05-31
    days on market $359,900 Active 103 DOM
16. 2026-02-26
    price $359,900 1084-char remark

    Show marketing remark (1084 chars)

    WOULD YOU LIKE TO LIVE STEPS AWAY FROM THE BEAUTIFUL RIVER WALK IN WOODBINE? WOULD YOU LIKE TO LIVE IN THE HEART OF WOODBINE IN A GORGEOUS REMODELED CRAFTSMAN STYLE HOME? NOW IS YOUR CHANCE! DON'T MISS THIS LOVELY HOME THAT HAS SO MUCH TO OFFER. FROM YOUR DREAMY FRONT PORCH YOU WILL STEP INTO THE FOYER THAT IS LIGHT FILLED AND OPENS TO THE DINING ROOM THAT WILL COMFORTABLY SEAT 12. ACROSS THE FOYER IS THE CHARMING LIVING ROOM WITH 10' CEILINGS AND NATURAL LIGHT. EVERYONE IS WELCOME AT THE 8 PERSON BAR IN THIS COOKS DREAM KITCHEN THAT HAS PLENTY OF CABINETS AND COUNTER SPACE, GAS RANGE AND EXTENDED PANTRY. DOWNSTAIRS IS THE OWNER'S RETREAT WITH WALK IN CLOSET, TWO MORE SPACIOUS BEDROOMS WITH AMPLE CLOSET SPACE, GUEST BATHROOM AND INDOOR LAUNDRY WITH SINK. THE PRIVATE LOFT UPSTAIRS CAN BE A 4TH BEDROOM, FAMILY ROOM, PLAY ROOM OR A WONDERFUL HOME OFFICE AREA. RELAX IN YOUR PRIVATE BACKYARD THAT IS LARGE ENOUGH FOR A GARDEN AND MORE. THE POSSIBILITIES ARE ENDLESS IN THIS HOME. CALL TODAY TO VIEW THIS BEAUTIFUL HOME. SELLER IS A LICENSED REALTOR IN THE STATE OF GEORGIA.

17. 2026-02-17
    listed $369,900 New 1084-char remark

    Show marketing remark (1084 chars)

    WOULD YOU LIKE TO LIVE STEPS AWAY FROM THE BEAUTIFUL RIVER WALK IN WOODBINE? WOULD YOU LIKE TO LIVE IN THE HEART OF WOODBINE IN A GORGEOUS REMODELED CRAFTSMAN STYLE HOME? NOW IS YOUR CHANCE! DON'T MISS THIS LOVELY HOME THAT HAS SO MUCH TO OFFER. FROM YOUR DREAMY FRONT PORCH YOU WILL STEP INTO THE FOYER THAT IS LIGHT FILLED AND OPENS TO THE DINING ROOM THAT WILL COMFORTABLY SEAT 12. ACROSS THE FOYER IS THE CHARMING LIVING ROOM WITH 10' CEILINGS AND NATURAL LIGHT. EVERYONE IS WELCOME AT THE 8 PERSON BAR IN THIS COOKS DREAM KITCHEN THAT HAS PLENTY OF CABINETS AND COUNTER SPACE, GAS RANGE AND EXTENDED PANTRY. DOWNSTAIRS IS THE OWNER'S RETREAT WITH WALK IN CLOSET, TWO MORE SPACIOUS BEDROOMS WITH AMPLE CLOSET SPACE, GUEST BATHROOM AND INDOOR LAUNDRY WITH SINK. THE PRIVATE LOFT UPSTAIRS CAN BE A 4TH BEDROOM, FAMILY ROOM, PLAY ROOM OR A WONDERFUL HOME OFFICE AREA. RELAX IN YOUR PRIVATE BACKYARD THAT IS LARGE ENOUGH FOR A GARDEN AND MORE. THE POSSIBILITIES ARE ENDLESS IN THIS HOME. CALL TODAY TO VIEW THIS BEAUTIFUL HOME. SELLER IS A LICENSED REALTOR IN THE STATE OF GEORGIA.

18. 2022-08-26
    soldstatus $350,000
19. 2022-08-19
    soldstatus $345,000 Sold 1183-char remark

    Show marketing remark (1183 chars)

    You must see this beautiful remodeled craftsman style home built in the 1900's. Situated on .61 acre conveniently located only half of a mile from the boat ramp and steps away from the river walk in Woodbine. 2970 sqft of perfection. 3 oversized bedrooms on the main level with spacious closets. Laundry room provides you a deep sink as well as upper and lower cabinets for extra storage space. Private upstairs loft area that could be used as a 4th bedroom or extra living room. The closet area upstairs boast a beautiful window with plenty of natural light and is large enough to conform to a quiet but quaint office. The wide foyer and 10ft ceilings when you step in the front door give you a sense of openness. Beautiful extra large windows in the living room and dining room provide tons of natural light. Dining room area is large enough to sit 12 comfortably. The kitchen host is an 8 person bar as well as a gas range and extended pantry. Stunning curb appeal with a walk way off the street and up to a cozy front porch area will give your guests an overwhelming sense of welcome. Kings Bay Naval Sub Base is approximately 20 miles away, FLETC is approximately 30 miles away.

20. 2022-06-29
    status Under Contract 1183-char remark

    Show marketing remark (1183 chars)

    You must see this beautiful remodeled craftsman style home built in the 1900's. Situated on .61 acre conveniently located only half of a mile from the boat ramp and steps away from the river walk in Woodbine. 2970 sqft of perfection. 3 oversized bedrooms on the main level with spacious closets. Laundry room provides you a deep sink as well as upper and lower cabinets for extra storage space. Private upstairs loft area that could be used as a 4th bedroom or extra living room. The closet area upstairs boast a beautiful window with plenty of natural light and is large enough to conform to a quiet but quaint office. The wide foyer and 10ft ceilings when you step in the front door give you a sense of openness. Beautiful extra large windows in the living room and dining room provide tons of natural light. Dining room area is large enough to sit 12 comfortably. The kitchen host is an 8 person bar as well as a gas range and extended pantry. Stunning curb appeal with a walk way off the street and up to a cozy front porch area will give your guests an overwhelming sense of welcome. Kings Bay Naval Sub Base is approximately 20 miles away, FLETC is approximately 30 miles away.

21. 2022-06-17
    listed $350,000 New 1183-char remark

    Show marketing remark (1183 chars)

    You must see this beautiful remodeled craftsman style home built in the 1900's. Situated on .61 acre conveniently located only half of a mile from the boat ramp and steps away from the river walk in Woodbine. 2970 sqft of perfection. 3 oversized bedrooms on the main level with spacious closets. Laundry room provides you a deep sink as well as upper and lower cabinets for extra storage space. Private upstairs loft area that could be used as a 4th bedroom or extra living room. The closet area upstairs boast a beautiful window with plenty of natural light and is large enough to conform to a quiet but quaint office. The wide foyer and 10ft ceilings when you step in the front door give you a sense of openness. Beautiful extra large windows in the living room and dining room provide tons of natural light. Dining room area is large enough to sit 12 comfortably. The kitchen host is an 8 person bar as well as a gas range and extended pantry. Stunning curb appeal with a walk way off the street and up to a cozy front porch area will give your guests an overwhelming sense of welcome. Kings Bay Naval Sub Base is approximately 20 miles away, FLETC is approximately 30 miles away.

22. 2021-06-21
    soldstatus $315,000
23. 2021-06-11
    soldstatus $315,000 Sold
24. 2021-06-11
    soldstatus $315,000
25. 2021-04-20
    status Under Contract
26. 2021-04-02
    listed $315,000 New
27. 2021-04-02
    listed $315,000
28. 2016-07-05
    historical
29. 2016-04-27
    listed $315,000

ⓘ 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: $3,579 · $298/mo
• Projected year-2 tax: $3,579 · $298/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 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 8 unhealthy d/yr today · 9 by 30 yrs out

Taxation est. · year 1

• Rental income: $24,442
• − Mortgage interest: −$20,160
• − Property taxes: −$3,579
• − Insurance: −$1,800
• − Repairs & maintenance: −$1,955
• − Management: −$1,955
• − Depreciation: −$10,470
• Taxable loss: −$15,477
• Est. tax savings @ 24.0%: +$3,715
• After-tax cash flow: $-5,003/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 — Woodbine

• Score: 69/100
• State rank: #107
• US rank: #8282

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Woodbine, GA
• 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

+14.3% since first listed

14 events — show timeline

• 2026-02-26 Price Changed $359,900 GAMLS
• 2026-02-17 Listed $369,900 GAMLS
• 2022-08-26 Sold (Public Records) $350,000 Public Records
• 2022-08-19 Sold (MLS) $345,000 GAMLS
• 2022-06-29 Pending — GAMLS
• 2022-06-17 Listed $350,000 GAMLS
• 2021-06-21 Sold (Public Records) $315,000 Public Records
• 2021-06-11 Sold (MLS) $315,000 GIAR
• 2021-06-11 Sold (MLS) $315,000 GAMLS
• 2021-04-20 Pending — GAMLS
• 2021-04-02 Listed $315,000 GIAR
• 2021-04-02 Listed $315,000 GAMLS
• 2016-07-05 Listing Removed — GIAR
• 2016-04-27 Listed $315,000 GIAR

Property tax history

+8.8%/yr

Latest (2025): $3,579 · -0.6% YoY. Source: county tax records.