239 B W Lakemont Dr · Kingsland, GA 31548

$189,900

3 bd · 2.0 ba · 1,176 sqft · SingleFamily · 1 Days on market

Built 1994 Good condition 5,662 sqft lot Est $242k · 22% under

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Why this score? — see what drove the C- 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
• Cash flow +13.7/30.0
• Schools +4.7/10.0
• DSCR +4.1/10.0
• Condition / age +4.0/5.0
• 1% rule +3.8/10.0
• Livability +3.5/5.0
• Rent growth +2.6/5.0
• Appreciation +0.0/10.0

Listing remarks

Well-maintained 3-bedroom, 2-bath townhome in Kingsland featuring numerous recent updates! Enjoy peace of mind with a newer roof (2023) and HVAC system (2025). Inside, you'll find recently installed luxury vinyl plank flooring throughout and updated tile flooring in both bathrooms-NO CARPET! The split layout offers a private primary suite with an attached bath, while two front guest bedrooms share a full bathroom. Step outside to a fully fenced backyard with new fencing, providing a great space to relax or entertain. Move-in ready and meticulously cared for, this home is a must-see!

Key facts

• New fencing
• Newer roof
• 5,662 sq ft lot

Tags

• NEWER ROOF
• NEW FENCING
• LUXURY VINYL PLANK FLOORING
• UPDATED TILE FLOORING
• FULLY FENCED BACKYARD

Property features AI

Finance

• Other: Property condition: resale; Electric service on property; Located in the Lakemont subdivision; address: 239 B W Lakemont Dr, Kingsland, GA 31548
• HOA & community: Community association present; Association covers management and swimming; Community amenities include a park, pool, and proximity to shopping

Exterior

• Parking: Open parking; Parking pad
• Utilities: Public water; Public sewer; Electricity available; Cable available; Sewer connected; Water available
• Home design: Single family residence (attached); House; Built in 1994; One story
• Construction: Vinyl siding construction; Composition roof; Built in 1994
• Exterior features: Composition roof; Vinyl siding; Lot backs to no notable features (lot features: none)

Interior

• Kitchen: Dishwasher; Refrigerator; Stainless steel appliances
• Bedrooms: 3 bedrooms on the main level
• Flooring: Tile; Vinyl
• Bathrooms: 2 full bathrooms on the main level
• Heating & cooling: Central heating; Electric heating; Hot water heating; Central air conditioning; Electric cooling; Ceiling fan(s)
• Interior features: High ceilings; Split bedroom plan; Walk-in closet(s); One-level living; Family room; Dining room and living room combo; No basement; Attached to one neighboring unit (1 common wall)
• Laundry & utility: Laundry closet

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $190k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $14 ($166/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $168k (11.6% below list).
• Recommended offer: $168k (11.6% below list) — sets the bar for 1% rule.
• Cap rate 6.4% 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); Camden Middle School (math 47% / reading 53%, grade C, #68 of 470 statewide, top 15%, 1,125 students, 49% 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 43% FRL track the district average.
• Market conditions: Rents flat; 392 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 1 days on market — expect competitive offers; lowballing is unlikely to land.

Risks & watch-outs

• 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 $167,869 (11.6% below list)

Questions for the listing agent

1. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
2. 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?
3. 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.
4. 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.
5. 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: 0.88% ✗
• Cap rate: 6.38%
• Cash-on-cash: 0.31%
• DSCR: 1.01
• GRM: 9.4

CMA / ARV

• ARV (on-the-fly): $242,256
• Comps found: 9

Show comp detail 9 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
106 Leeward Ct	0.16mi	3/2.0	1,163 (-1%)	12mo	$240,000	$206	81
115 Spinnaker Cir	0.27mi	3/2.0	1,177 (+0%)	15mo	$231,000	$196	75
117 Leeward Dr	0.17mi	3/2.0	1,198 (+2%)	21mo	$225,000	$188	71
117 Spinnaker Cir	0.26mi	3/2.0	1,104 (-6%)	9mo	$234,000	$212	70
306 Dogwood Ct	0.36mi	3/2.0	1,056 (-10%)	6mo	$210,000	$199	61
101 Egret Ct	0.21mi	3/2.0	1,000 (-15%)	6mo	$210,000	$210	61
305 Lakeview Dr	0.43mi	3/2.0	1,256 (+7%)	13mo	$264,900	$211	58
113 Spinnaker Cir	0.28mi	3/2.0	1,000 (-15%)	6mo	$228,000	$228	57
325 Dogwood Ct	0.36mi	3/2.0	1,298 (+10%)	14mo	$250,000	$193	54

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: -18.6%
• Equity multiple: 0.36×
• Total profit: $-33,939
• Equity at exit: $28,315

10-year hold

• IRR: -16.9%
• Equity multiple: 0.17×
• Total profit: $-44,219
• Equity at exit: $16,419

Cash invested: $53,172 (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: 392
• Price-to-rent: 9.4×

Monthly cashflow live

• Estimated rent: $1,679 high
• Mortgage (P&I): −$996
• Tax est. 1.5%: −$237 /mo · $2,848/yr
• Insurance: −$79
• HOA: −$0
• Vacancy / Maint / Mgmt: −$353
• Net cashflow: $14

Break-even live

Break-even rent $1,661

Max offer price $189,900

Occupancy floor 94%

Sensitivity live

Price	-10% $145	-5% $79	+0% $14	+5% $-52	+10% $-117
Rent	-10% $-119	-5% $-52	+0% $14	+5% $80	+10% $146
Rate	-1.0pp $109	-0.5pp $62	base $14	+0.5pp $-35	+1.0pp $-85

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: $47,475
• Closing costs: $5,697
• Reserves months: —
• Total cash needed: —

Rent comps 9 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
235 W Lakemont Dr Unit B Kingsland, GA	2.0	2.0	891	$1,250	$1.40	10d	1	0.05mi
108 E Lakemont Dr Kingsland, GA	2.0	2.0	927	$1,350	$1.46	26d	1	0.14mi
106 Egret Ct Kingsland, GA	3.0	2.0	1174	$1,750	$1.49	26d	1	0.18mi
332 Mission Forest Trl Kingsland, GA	3.0	2.0	1194	$1,650	$1.38	46d	1	0.30mi
202 Cypress Dr Kingsland, GA	3.0	2.0	1305	$1,750	$1.34	26d	1	0.37mi
202 Cypress Dr Kingsland, GA	3.0	2.0	1305	$1,750	$1.34	10d	1	0.37mi
114 N Woodvalley Dr Unit 114 Kingsland, GA	3.0	2.0	1401	$1,750	$1.25	46d	1	0.57mi
14 Fox Path Saint Marys, GA	2.0	2.0	1307	$1,750	$1.34	26d	1	1.23mi
201 Winding Rd Kingsland, GA	2.0	2.0	1170	$1,512	$1.29	0d	39	1.38mi

Listing history 3 events

1. 2026-06-13
   status $189,900 Under Contract 1 DOM
2. 2026-06-10
   remarks 589-char remark
3. 2026-06-10
   listed $189,900 New 1 DOM

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

Climate risk First Street

• 🌊 Flood 4/10 Moderate FEMA zone X (unshaded) · 23% chance over 30 yrs
• 🔥 Wildfire 6/10 Major
• 🌡 Heat 9/10 Extreme 7 d/yr ≥106°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 6 unhealthy d/yr today · 7 by 30 yrs out

Taxation est. · year 1

• Rental income: $20,144
• − Mortgage interest: −$10,637
• − Property taxes: −$2,848
• − Insurance: −$950
• − Repairs & maintenance: −$1,612
• − Management: −$1,612
• − Depreciation: −$5,524
• Taxable loss: −$3,039
• Est. tax savings @ 24.0%: +$729
• After-tax cash flow: $895/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

Good 80/100 Cosmetic rehab

This well-maintained 3-bedroom, 2-bath townhome in Kingsland features numerous recent updates, including a new roof and HVAC system, and is move-in ready.

Value-add opportunities

• Both landscaping — enhances curb appeal and adds value
• Both paint exterior shutters — improves curb appeal and adds value
• Both install new outdoor lighting — enhances curb appeal and adds value

Renovation cost estimate screening

Value-add ROI direction

• Both landscaping — enhances curb appeal and adds value ↑
• Both paint exterior shutters — improves curb appeal and adds value ↑
• Both install new outdoor lighting — enhances curb appeal and adds value ↑

ⓘ 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: 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

1 event — show timeline

• 2026-06-05 Listed $189,900 GAMLS