104 Egret Ct · Kingsland, GA 31548

$210,000

3 bd · 2.0 ba · 1,000 sqft · SingleFamily public records · 8 Days on market

Built 1986 5,662 sqft lot $210/sqft · at area comps Est $215k · at est. $44/mo HOA · 3% 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).

• Cash flow +13.1/30.0
• ARV discount +8.5/15.0
• Schools +4.7/10.0
• DSCR +3.9/10.0
• Livability +3.5/5.0
• 1% rule +3.1/10.0
• Rent growth +2.6/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

This adorable home is located on a small cul-de-sac and has woods on one side to make it feel very private. Meticulously maintained 3 bedroom 2 bath move in ready home! Private & easy to maintain back yard with shed. It will fly! Get in to view it ASAP

Key facts

• 5,662 sq ft lot
• Garage
• Community pool

Property features AI

Finance

• Other: Lot size approximately 0.13 acres; Located in the Mariner's Landing subdivision
• HOA & community: Homeowners association with fees; Association fee includes swimming and tennis; Community amenities: lake, park, playground, pool, sidewalks, street lights, tennis courts, near shopping

Exterior

• Parking: Attached garage; Garage with automatic door opener
• Utilities: Public water; Public sewer; Electricity available; Sewer connected; Water available; Cable available; Phone available
• Home design: Single family residence; Residential property; Resale; Built in 1986
• Construction: Vinyl siding; Composition roof; Slab foundation
• Exterior features: Cul-de-sac lot

Interior

• Kitchen: Dishwasher; Refrigerator; Electric water heater; Water softener
• Bedrooms: 3 bedrooms (all on the main level)
• Flooring: Carpet; Tile
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating; Central air conditioning; Ceiling fan(s)
• Interior features: High ceilings; Vaulted ceilings; One level
• Laundry & utility: Laundry area located in the garage

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $210k.

Deal economics

• At list price, monthly cash flow is $-8 ($-94/yr) — negative.
• To cash-flow at today's rent, offer at most $209k (0.7% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $170k (19.1% below list).
• Recommended offer: $170k (19.1% below list) — sets the bar for 1% rule.
• Cap rate 6.2% 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: Sugarmill Elementary (math 67% / reading 60%, grade B, #99 of 1,228 statewide, top 8%, 652 students, 38% FRL); Saint Marys Middle School (math 56% / reading 63%, grade B, #42 of 470 statewide, top 9%, 1,051 students, 44% 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 41% FRL track the district average.
• Market conditions: Rents flat; 390 active listings in the ZIP; 9 comparable units currently listed for rent nearby; rentals at typical pace (median 26d 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).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $1k of loan paydown is wiped out by about $6k 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

• Only 8 days on market — expect competitive offers; lowballing is unlikely to land.
• 4 sale attempts since 14y 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 $165k; 27% above their basis — modest negotiation headroom, anchor on the comps not their cost.

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 $169,916 (19.1% 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. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
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: 0.81% ✗
• Cap rate: 6.25%
• Cash-on-cash: -0.16%
• DSCR: 0.99
• GRM: 10.3

CMA / ARV

• ARV (median comp): $214,832
• List price: $210,000
• Delta: -2.25%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 5 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
101 Egret Ct	0.04mi	3/2.0	1,000 (0%)	6mo	$210,000	$210	94
113 Spinnaker Cir	0.15mi	3/2.0	1,000 (0%)	6mo	$228,000	$228	88
306 Dogwood Ct	0.32mi	3/2.0	1,056 (+6%)	6mo	$210,000	$199	70
117 Spinnaker Cir	0.14mi	3/2.0	1,104 (+10%)	9mo	$234,000	$212	68
165 A Lakemont Dr	0.16mi	2/2.0 (-1)	891 (-11%)	11mo	$169,900	$191	60

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: -19.2%
• Equity multiple: 0.34×
• Total profit: $-38,684
• Equity at exit: $31,312

10-year hold

• IRR: -17.5%
• Equity multiple: 0.14×
• Total profit: $-50,569
• Equity at exit: $18,157

Cash invested: $58,800 (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: 10.3×

Monthly cashflow live

• Estimated rent: $1,699 high
• Mortgage (P&I): −$1,101
• Tax from tax record: −$117 /mo · $1,409/yr
• Insurance: −$88
• HOA: −$44
• Vacancy / Maint / Mgmt: −$357
• Net cashflow: $-8

Break-even live

Break-even rent $1,709

Max offer price $208,621

Occupancy floor 95%

Sensitivity live

Price	-10% $111	-5% $52	+0% $-8	+5% $-67	+10% $-127
Rent	-10% $-142	-5% $-75	+0% $-8	+5% $59	+10% $126
Rate	-1.0pp $98	-0.5pp $46	base $-8	+0.5pp $-62	+1.0pp $-118

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: $52,500
• Closing costs: $6,300
• Reserves months: —
• Total cash needed: —

Rent comps 9 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
106 Egret Ct Kingsland, GA	3.0	2.0	1174	$1,750	$1.49	25d	1	0.03mi
108 E Lakemont Dr Kingsland, GA	2.0	2.0	927	$1,350	$1.46	25d	1	0.07mi
235 W Lakemont Dr Unit B Kingsland, GA	2.0	2.0	891	$1,250	$1.40	9d	1	0.18mi
332 Mission Forest Trl Kingsland, GA	3.0	2.0	1194	$1,650	$1.38	45d	1	0.24mi
202 Cypress Dr Kingsland, GA	3.0	2.0	1305	$1,750	$1.34	25d	1	0.25mi
202 Cypress Dr Kingsland, GA	3.0	2.0	1305	$1,750	$1.34	9d	1	0.25mi
114 N Woodvalley Dr Unit 114 Kingsland, GA	3.0	2.0	1401	$1,750	$1.25	45d	1	0.41mi
14 Fox Path Saint Marys, GA	2.0	2.0	1307	$1,750	$1.34	25d	1	1.05mi
201 Winding Rd Kingsland, GA	2.0	2.0	1170	$1,512	$1.29	5d	36	1.17mi

HOA detail

• Monthly dues: $44 · $528/yr

Listing history 13 events

1. 2026-05-06
   status Under Contract 1383-char remark
2. 2026-05-01
   status Back On Market 1383-char remark
3. 2026-04-24
   status Under Contract 1383-char remark
4. 2026-04-23
   listed $210,000 New 1383-char remark
5. 2026-04-21
   historical $210,000 1383-char remark
6. 2022-06-02
   soldstatus $165,000
7. 2022-05-30
   soldstatus $165,000 Sold 256-char remark

   Show marketing remark (256 chars)

   This adorable home is located on a small cul-de-sac and has woods on one side to make it feel very private. Meticulously maintained 3 bedroom 2 bath move in ready home! Private & easy to maintain back yard with shed. It will fly! Get in to view it ASAP

8. 2022-03-25
   status Under Contract 256-char remark

   Show marketing remark (256 chars)

   This adorable home is located on a small cul-de-sac and has woods on one side to make it feel very private. Meticulously maintained 3 bedroom 2 bath move in ready home! Private & easy to maintain back yard with shed. It will fly! Get in to view it ASAP

9. 2022-03-22
   listed $155,000 New 256-char remark

   Show marketing remark (256 chars)

   This adorable home is located on a small cul-de-sac and has woods on one side to make it feel very private. Meticulously maintained 3 bedroom 2 bath move in ready home! Private & easy to maintain back yard with shed. It will fly! Get in to view it ASAP

10. 2014-01-10
    soldstatus $78,500
11. 2014-01-09
    soldstatus $78,500

    Show marketing remark (151 chars)

    adorable renovated 3/2. New carpet,paint, A/C and appliances on cul-de-sac lot. Fenced backyard that backs up to woods. Near base, schools, shopping.

12. 2013-02-22
    soldstatus $49,500
13. 2012-12-28
    listed $49,500

ⓘ 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: $1,409 · $117/mo
• Projected year-2 tax: $1,932 · $161/mo
• Expected delta: +$523/yr (+$44/mo · 37.2%)

ⓘ 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 ≥106°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: $20,390
• − Mortgage interest: −$11,763
• − Property taxes: −$1,409
• − Insurance: −$1,050
• − Repairs & maintenance: −$1,631
• − Management: −$1,631
• − HOA: −$528
• − Depreciation: −$6,109
• Taxable loss: −$3,731
• Est. tax savings @ 24.0%: +$896
• After-tax cash flow: $802/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

+324.2% since first listed

13 events — show timeline

• 2026-05-06 Pending — GAMLS
• 2026-05-01 Relisted — GAMLS
• 2026-04-24 Pending — GAMLS
• 2026-04-23 Listed $210,000 GAMLS
• 2026-04-21 Coming Soon $210,000 GAMLS
• 2022-06-02 Sold (Public Records) $165,000 Public Records
• 2022-05-30 Sold (MLS) $165,000 GAMLS
• 2022-03-25 Pending — GAMLS
• 2022-03-22 Listed $155,000 GAMLS
• 2014-01-10 Sold (Public Records) $78,500 Public Records
• 2014-01-09 Sold (MLS) $78,500 GAMLS
• 2013-02-22 Sold (MLS) $49,500 GIAR
• 2012-12-28 Listed $49,500 GIAR

Property tax history

+4.6%/yr

Latest (2025): $1,409 · -1.1% YoY. Source: county tax records.