300 Crestview Dr · Woodbine, GA 31569

$329,900

3 bd · 2.0 ba · 1,563 sqft · SingleFamily public records · 144 Days on market

Built 2005 0.96 ac lot

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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).

• Appreciation +10.0/10.0
• ARV discount +7.5/15.0
• Cash flow +7.1/30.0
• Schools +4.7/10.0
• Livability +3.5/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• DSCR +1.3/10.0
• 1% rule +0.8/10.0

Listing remarks

Welcome to 300 Crestview Drive in Woodbine, GA—an exceptional home offering a perfect balance of comfort, style, and outdoor living. Situated on nearly an acre of land, this beautifully maintained 3-bedroom, 2-bathroom residence spans 1,563 square feet and features a thoughtfully designed split floor plan. Inside, you’ll find a spacious living and dining area with vaulted ceilings that flows effortlessly into a bright sunroom, ideal for relaxing or entertaining. The kitchen includes an eat-in breakfast nook and connects to a private laundry room with built-in shelving for added storage. The owner’s suite is generously sized, complete with a large walk-in closet and an en-s

Key facts

• Split floor plan
• Newer metal roof
• Hvac system

Tags

• SPLIT FLOOR PLAN
• EXPANSIVE COVERED PATIO
• FULLY FENCED BACKYARD
• NEWER METAL ROOF
• CEMENT COMPOSITE SIDING
• HVAC SYSTEM

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $330k.

Deal economics

• At list price, monthly cash flow is $-468 ($-6k/yr) — negative.
• To cash-flow at today's rent, offer at most $247k (25.1% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $193k (41.5% below list).
• Recommended offer: $193k (41.5% below list) — sets the bar for 1% rule.
• Cap rate 4.6% vs local median 2.9% in Woodbine — 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 (#107 in GA) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, health & safety A; Watch: schools D+, 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.
• Market conditions: 112 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 $35k of equity ($2k loan paydown + $33k 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 ~$57k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 144 days — a 12% lower offer ($290k) is reasonable based on typical stale-listing flexibility.
• 9 sale attempts since 4y 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 $220k; 50% 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; extreme-heat days projected 7→19/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $192,971 (41.5% 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 144 days. Have you received any prior offers? Is the seller open to a 42% 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 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?
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: 0.58% ✗
• Cap rate: 4.59%
• Cash-on-cash: -6.08%
• DSCR: 0.73
• GRM: 14.2

CMA / ARV

• ARV (on-the-fly): $214,131
• Comps found: 5

Show comp detail 5 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
208 Crestview Dr	0.05mi	3/2.0	1,564 (+0%)	21mo	$265,000	$169	81
500 Georgia Ave	0.28mi	3/1.0	1,648 (+5%)	7mo	$225,000	$137	68
300 Colson Ave	0.38mi	3/2.0	1,448 (-7%)	20mo	$173,000	$119	54
400 Parker St	0.45mi	3/2.0	1,343 (-14%)	9mo	$295,000	$220	48
806 Bedell Ave	0.41mi	3/1.0	1,427 (-9%)	19mo	$75,000	$53	46

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

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

5-year hold

• IRR: 20.0%
• Equity multiple: 2.62×
• Total profit: $149,714
• Equity at exit: $297,200

10-year hold

• IRR: 18.3%
• Equity multiple: 6.02×
• Total profit: $464,032
• Equity at exit: $640,923

Cash invested: $92,372 (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: 112
• Price-to-rent: 14.2×

Monthly cashflow live

• Estimated rent: $1,930 medium
• Mortgage (P&I): −$1,730
• Tax from tax record: −$125 /mo · $1,501/yr
• Insurance: −$137
• HOA: −$0
• Vacancy / Maint / Mgmt: −$405
• Net cashflow: $-468

Break-even live

Break-even rent $2,522

Max offer price $247,214

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: $82,475
• Closing costs: $9,897
• Reserves months: —
• Total cash needed: —

Listing history 27 events

1. 2025-11-01
   status Pending
2. 2025-10-01
   historical
3. 2025-08-11
   historical Active Under Contract
4. 2025-08-11
   historical Active Under Contract
5. 2025-07-09
   price $329,900
6. 2025-07-09
   price $329,900
7. 2025-06-09
   listed $334,900 Active
8. 2025-06-06
   price $334,900
9. 2025-06-05
   listed $339,900 Active
10. 2025-06-05
    historical
11. 2025-06-04
    historical
12. 2025-05-30
    listed $339,900 Active
13. 2025-05-30
    historical
14. 2025-05-20
    listed $339,900 New
15. 2025-05-20
    listed $339,900 Active
16. 2024-11-11
    historical
17. 2024-10-10
    price $329,900
18. 2024-09-13
    listed $335,000 New
19. 2022-11-28
    soldstatus $220,000 Sold
20. 2022-11-28
    soldstatus $220,000 Closed
21. 2022-11-28
    soldstatus $220,000 Closed
22. 2022-10-27
    status Under Contract
23. 2022-10-27
    historical Active Under Contract
24. 2022-10-27
    status Pending
25. 2022-10-13
    listed $230,000 New
26. 2022-10-13
    listed $230,000 Active
27. 2022-10-13
    listed $230,000 Active

ⓘ 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: $1,501 · $125/mo
• Projected year-2 tax: $3,035 · $253/mo
• Expected delta: +$1,535/yr (+$128/mo · 102.3%)

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

Climate risk First Street

• 🌊 Flood 3/10 Moderate FEMA zone X (unshaded) · 9% chance over 30 yrs
• 🔥 Wildfire 4/10 Moderate
• 🌡 Heat 9/10 Extreme 7 d/yr ≥107°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: $23,157
• − Mortgage interest: −$18,480
• − Property taxes: −$1,501
• − Insurance: −$1,650
• − Repairs & maintenance: −$1,853
• − Management: −$1,853
• − Depreciation: −$9,597
• Taxable loss: −$11,775
• Est. tax savings @ 24.0%: +$2,826
• After-tax cash flow: $-2,791/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

+43.4% since first listed

27 events — show timeline

• 2025-11-01 Pending — GIAR
• 2025-10-01 Listing Removed — GAMLS
• 2025-08-11 Contingent — GIAR
• 2025-08-11 Contingent — GAMLS
• 2025-07-09 Price Changed $329,900 GIAR
• 2025-07-09 Price Changed $329,900 GAMLS
• 2025-06-09 Listed $334,900 GIAR
• 2025-06-06 Price Changed $334,900 GAMLS
• 2025-06-05 Listing Removed — GIAR
• 2025-06-05 Listed $339,900 GIAR
• 2025-06-04 Listing Removed — GIAR
• 2025-05-30 Listing Removed — GIAR
• 2025-05-30 Listed $339,900 GIAR
• 2025-05-20 Listed $339,900 GIAR
• 2025-05-20 Listed $339,900 GAMLS
• 2024-11-11 Listing Removed — GAMLS
• 2024-10-10 Price Changed $329,900 GAMLS
• 2024-09-13 Listed $335,000 GAMLS
• 2022-11-28 Sold (MLS) $220,000 FMLS
• 2022-11-28 Sold (MLS) $220,000 GIAR
• 2022-11-28 Sold (MLS) $220,000 GAMLS
• 2022-10-27 Pending — GAMLS
• 2022-10-27 Contingent — FMLS
• 2022-10-27 Pending — GIAR
• 2022-10-13 Listed $230,000 FMLS
• 2022-10-13 Listed $230,000 GIAR
• 2022-10-13 Listed $230,000 GAMLS

Property tax history

+0.7%/yr

Latest (2025): $1,501 · -0.6% YoY. Source: county tax records.