The Benson II Plan · Kingston, GA 30145

$264,900

3 bd · 2.5 ba · 1,813 sqft · SingleFamily · 491 Days on market

↓ 5% since listing

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Why this score? — see what drove the F 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 +9.2/30.0
• ARV discount +7.5/15.0
• Livability +3.2/5.0
• Schools +2.9/10.0
• 1% rule +2.8/10.0
• DSCR +2.6/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

A wide, light-filled entry welcomes you into the Benson II and leads to a connected living-dining-kitchen layout that spans the entire width of the home. Its well-designed kitchen maximizes efficiency with a countertop workspace, a center island with a sink, a pantry, and an optional planning desk. Upstairs, you'll find the owner's ensuite with a spacious closet, two additional bedrooms, a bath with a conveniently located laundry room, and a loft with a storage closet that can be optioned to a fourth bedroom.

Key facts

• Pantry
• Light-filled entry
• Countertop workspace

Tags

• LIGHT-FILLED ENTRY
• WELL-DESIGNED KITCHEN
• COUNTERTOP WORKSPACE
• CENTER ISLAND WITH A SINK
• PANTRY
• OPTIONAL PLANNING DESK

🏗️ New construction. The $264,900 list price is a builder figure, so every metric below is computed on the value from comparable previous sales — $286,450.

What this means for you Summary

Snapshot

• This is a 3-bed/2.5-bath single-family listed at $265k.

Deal economics

• At list price, monthly cash flow is $-217 ($-3k/yr) — negative.
• To cash-flow at today's rent, offer at most $255k (3.7% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $223k (15.8% below list).
• Recommended offer: $223k (15.8% below list) — sets the bar for 1% rule.

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: schools F, amenities F, commute 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.
• Market conditions: 113 active listings in the ZIP; 6 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 67% 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 491 days — a 12% lower offer ($233k) is reasonable based on typical stale-listing flexibility.

Recommended offer $223,079 (15.8% 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 491 days. Have you received any prior offers? Is the seller open to a 16% 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 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?
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: 0.78% ✗
• Cap rate: 5.38%
• Cash-on-cash: -3.25%
• DSCR: 0.86
• GRM: 10.7

CMA / ARV

• ARV (median comp): $286,450
• List price: $264,900
• Delta: -7.52%
• 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
840 Kensington St	0.10mi	3/2.5	1,813 (0%)	1mo	$285,900	$158	95
846 Kensington St	0.10mi	4/2.5 (+1)	1,813 (0%)	0mo	$334,339	$184	90
850 Kensington St	0.06mi	4/2.5 (+1)	1,813 (0%)	3mo	$322,950	$178	90
842 Kensington St	0.09mi	3/2.5	1,650 (-9%)	1mo	$304,800	$185	80
109 Oxford Ln	0.33mi	4/3.0 (+1)	1,808 (-0%)	2mo	$290,000	$160	76
826 Kensington St	0.16mi	3/2.5	1,650 (-9%)	2mo	$304,900	$185	76
608 Tudor St	0.38mi	4/3.0 (+1)	1,808 (-0%)	15mo	$312,000	$173	62
89 Oxford Ln	0.47mi	4/3.0 (+1)	1,696 (-6%)	1mo	$295,000	$174	60
520 Pemberton St	0.40mi	4/3.0 (+1)	1,696 (-6%)	5mo	$320,000	$189	59
562 Pemberton St	0.17mi	4/2.0 (+1)	1,544 (-15%)	3mo	$287,000	$186	58
96 Oxford Ln	0.40mi	4/2.0 (+1)	1,544 (-15%)	4mo	$286,000	$185	47
99 Oxford Ln	0.40mi	4/2.0 (+1)	1,607 (-11%)	12mo	$304,300	$189	45

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: -21.7%
• Equity multiple: 0.25×
• Total profit: $-60,221
• Equity at exit: $42,711

10-year hold

• IRR: -15.5%
• Equity multiple: 0.13×
• Total profit: $-70,121
• Equity at exit: $24,767

Cash invested: $80,206 (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: 113
• Price-to-rent: 9.9×

Monthly cashflow live

• Estimated rent: $2,231 high
• Mortgage (P&I): −$1,502
• Tax est. 1.5%: −$358 /mo · $4,297/yr
• Insurance: −$119
• HOA: −$0
• Vacancy / Maint / Mgmt: −$468
• Net cashflow: $-217

Break-even live

Break-even rent $2,506

Max offer price $255,011

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: $71,612
• Closing costs: $8,594
• Reserves months: —
• Total cash needed: —

Rent comps 6 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
556 Pemberton St Euharlee, GA	4.0	2.0	1607	$2,250	$1.40	44d	1	0.19mi
522 Pemberton St Euharlee, GA	4.0	3.0	1779	$2,200	$1.24	44d	1	0.37mi
518 Pemberton St Euharlee, GA	4.0	3.0	1808	$2,500	$1.38	21d	1	0.40mi
538 Pemberton St Kingston, GA	4.0	3.0	1808	$2,300	$1.27	44d	1	0.43mi
210 Coventry Ct Kingston, GA	4.0	2.5	2014	$1,969	$0.98	2d	1	0.71mi
10 Plymouth Ct Kingston, GA	3.0	2.5	1606	$1,795	$1.12	44d	1	0.77mi

Listing history 15 events

1. 2026-06-18
   days on market $264,900 Active 491 DOM
2. 2026-06-17
   days on market $264,900 Active 490 DOM
3. 2026-06-16
   days on market $264,900 Active 489 DOM
4. 2026-06-15
   days on market $264,900 Active 488 DOM
5. 2026-06-13
   pricedays on market $264,900 Active 486 DOM
6. 2026-06-09
   days on market $282,900 Active 482 DOM
7. 2026-06-08
   days on market $282,900 Active 481 DOM
8. 2026-06-07
   days on market $282,900 Active 480 DOM
9. 2026-06-04
   days on market $282,900 Active 477 DOM
10. 2026-06-03
    days on market $282,900 Active 476 DOM
11. 2026-06-02
    days on market $282,900 Active 475 DOM
12. 2026-06-01
    days on market $282,900 Active 474 DOM
13. 2026-05-31
    days on market $282,900 Active 473 DOM
14. 2026-03-20
    price $282,900 514-char remark

    Show marketing remark (514 chars)

    A wide, light-filled entry welcomes you into the Benson II and leads to a connected living-dining-kitchen layout that spans the entire width of the home. Its well-designed kitchen maximizes efficiency with a countertop workspace, a center island with a sink, a pantry, and an optional planning desk. Upstairs, you'll find the owner's ensuite with a spacious closet, two additional bedrooms, a bath with a conveniently located laundry room, and a loft with a storage closet that can be optioned to a fourth bedroom.

15. 2025-02-12
    listed $297,900 Active 514-char remark

    Show marketing remark (514 chars)

    A wide, light-filled entry welcomes you into the Benson II and leads to a connected living-dining-kitchen layout that spans the entire width of the home. Its well-designed kitchen maximizes efficiency with a countertop workspace, a center island with a sink, a pantry, and an optional planning desk. Upstairs, you'll find the owner's ensuite with a spacious closet, two additional bedrooms, a bath with a conveniently located laundry room, and a loft with a storage closet that can be optioned to a fourth bedroom.

ⓘ 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: $26,769
• − Mortgage interest: −$16,046
• − Property taxes: −$4,297
• − Insurance: −$1,432
• − Repairs & maintenance: −$2,142
• − Management: −$2,142
• − Depreciation: −$8,333
• Taxable loss: −$7,621
• Est. tax savings @ 24.0%: +$1,829
• After-tax cash flow: $-778/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: 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

-5.0% since first listed

2 events — show timeline

• 2026-03-20 Price Changed $282,900 Zillow
• 2025-02-12 Listed $297,900 Zillow