31 Deals Cir N · Kingsland, GA 31569

$349,900

4 bd · 2.0 ba · 2,338 sqft · SingleFamily public records · 118 Days on market

Built 1998 0.38 ac lot $150/sqft · 8% above area Est $324k · 8% over ↓ 4% 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).

• Appreciation +10.0/10.0
• Cash flow +6.3/30.0
• Schools +4.7/10.0
• ARV discount +3.9/15.0
• Livability +3.5/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• DSCR +0.6/10.0
• 1% rule +0.5/10.0

Listing remarks MLS

Welcome to this beautifully maintained single-family home located in the desirable Deals Landing community. This inviting residence features a practical and comfortable floor plan designed to support both everyday living and easy entertaining. Enjoy bright, spacious living areas and well-appointed bedrooms that offer flexibility for family, guests, or a home office setup. Situated on a generously sized lot, the property provides ample outdoor space, ideal for relaxing, gardening, or future improvements. Deals Landing offers a peaceful residential setting while still providing convenient access to I-95, making commutes to Kingsland, Brunswick, and Jacksonville straightforward and convenient. Don’t miss the opportunity to own a home in this established neighborhood with great potential and room to make it your own. Schedule your showing today!

Key facts

• Practical floor plan
• Outdoor space
• Single-family home

Tags

• SINGLE-FAMILY HOME
• PRACTICAL FLOOR PLAN
• OUTDOOR SPACE
• CONVENIENT ACCESS TO I-95
• ESTABLISHED NEIGHBORHOOD

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $350k.

Deal economics

• At list price, monthly cash flow is $-619 ($-7k/yr) — negative.
• To cash-flow at today's rent, offer at most $241k (31.2% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $194k (44.7% below list).
• Recommended offer: $194k (44.7% below list) — sets the bar for 1% rule.

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.
• 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 $37k of equity ($2k loan paydown + $35k 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 ~$60k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 118 days — a 9% lower offer ($318k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts 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

• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; severe 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 $193,623 (44.7% 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 118 days. Have you received any prior offers? Is the seller open to a 45% 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 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?
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: 0.55% ✗
• Cap rate: 4.17%
• Cash-on-cash: -7.58%
• DSCR: 0.66
• GRM: 15.1

CMA / ARV

• ARV (median comp): $324,312
• List price: $349,900
• Delta: 7.89%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 6 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
135 Deals Cir S	0.18mi	4/2.5	2,540 (+9%)	4mo	$420,000	$165	72
528 Deals Cir S	0.13mi	5/2.5 (+1)	2,305 (-1%)	20mo	$450,000	$195	68
2746 Harrietts Bluff Rd	0.15mi	4/2.0	2,432 (+4%)	22mo	$275,000	$113	68
191 Deals Cir N	0.15mi	3/2.0 (-1)	2,520 (+8%)	10mo	$399,000	$158	66
58 Deals Cir S	0.09mi	3/2.5 (-1)	2,027 (-13%)	5mo	$278,000	$137	62
131 Deals Cir N	0.09mi	5/3.0 (+1)	2,427 (+4%)	24mo	$419,300	$173	61

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: 18.9%
• Equity multiple: 2.54×
• Total profit: $151,029
• Equity at exit: $315,218

10-year hold

• IRR: 17.5%
• Equity multiple: 5.85×
• Total profit: $475,467
• Equity at exit: $679,779

Cash invested: $97,972 (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: 15.1×

Monthly cashflow live

• Estimated rent: $1,936 medium
• Mortgage (P&I): −$1,835
• Tax from tax record: −$168 /mo · $2,010/yr
• Insurance: −$146
• HOA: −$0
• Vacancy / Maint / Mgmt: −$407
• Net cashflow: $-619

Break-even live

Break-even rent $2,719

Max offer price $240,621

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: $87,475
• Closing costs: $10,497
• Reserves months: —
• Total cash needed: —

Listing history 18 events

1. 2026-06-18
   days on market $349,900 Active 118 DOM
2. 2026-06-17
   days on market $349,900 Active 117 DOM
3. 2026-06-16
   days on market $349,900 Active 116 DOM
4. 2026-06-15
   days on market $349,900 Active 115 DOM
5. 2026-06-13
   days on market $349,900 Active 113 DOM
6. 2026-06-13
   days on market $349,900 Active 112 DOM
7. 2026-06-09
   days on market $349,900 Active 109 DOM
8. 2026-06-08
   days on market $349,900 Active 108 DOM
9. 2026-06-07
   days on market $349,900 Active 107 DOM
10. 2026-06-05
    days on market $349,900 Active 104 DOM
11. 2026-06-03
    days on market $349,900 Active 103 DOM
12. 2026-06-02
    days on market $349,900 Active 102 DOM
13. 2026-06-01
    days on market $349,900 Active 101 DOM
14. 2026-05-31
    days on market $349,900 Active 100 DOM
15. 2026-04-21
    price $349,900 859-char remark

    Show marketing remark (859 chars)

    Welcome to this beautifully maintained single-family home located in the desirable Deals Landing community. This inviting residence features a practical and comfortable floor plan designed to support both everyday living and easy entertaining. Enjoy bright, spacious living areas and well-appointed bedrooms that offer flexibility for family, guests, or a home office setup. Situated on a generously sized lot, the property provides ample outdoor space, ideal for relaxing, gardening, or future improvements. Deals Landing offers a peaceful residential setting while still providing convenient access to I-95, making commutes to Kingsland, Brunswick, and Jacksonville straightforward and convenient. Don't miss the opportunity to own a home in this established neighborhood with great potential and room to make it your own. Schedule your showing today!

16. 2026-04-21
    price $349,900 859-char remark

    Show marketing remark (859 chars)

    Welcome to this beautifully maintained single-family home located in the desirable Deals Landing community. This inviting residence features a practical and comfortable floor plan designed to support both everyday living and easy entertaining. Enjoy bright, spacious living areas and well-appointed bedrooms that offer flexibility for family, guests, or a home office setup. Situated on a generously sized lot, the property provides ample outdoor space, ideal for relaxing, gardening, or future improvements. Deals Landing offers a peaceful residential setting while still providing convenient access to I-95, making commutes to Kingsland, Brunswick, and Jacksonville straightforward and convenient. Don't miss the opportunity to own a home in this established neighborhood with great potential and room to make it your own. Schedule your showing today!

17. 2026-02-19
    listed $365,000 New 859-char remark

    Show marketing remark (859 chars)

    Welcome to this beautifully maintained single-family home located in the desirable Deals Landing community. This inviting residence features a practical and comfortable floor plan designed to support both everyday living and easy entertaining. Enjoy bright, spacious living areas and well-appointed bedrooms that offer flexibility for family, guests, or a home office setup. Situated on a generously sized lot, the property provides ample outdoor space, ideal for relaxing, gardening, or future improvements. Deals Landing offers a peaceful residential setting while still providing convenient access to I-95, making commutes to Kingsland, Brunswick, and Jacksonville straightforward and convenient. Don’t miss the opportunity to own a home in this established neighborhood with great potential and room to make it your own. Schedule your showing today!

18. 2026-02-19
    listed $365,000 Active 859-char remark

    Show marketing remark (859 chars)

    Welcome to this beautifully maintained single-family home located in the desirable Deals Landing community. This inviting residence features a practical and comfortable floor plan designed to support both everyday living and easy entertaining. Enjoy bright, spacious living areas and well-appointed bedrooms that offer flexibility for family, guests, or a home office setup. Situated on a generously sized lot, the property provides ample outdoor space, ideal for relaxing, gardening, or future improvements. Deals Landing offers a peaceful residential setting while still providing convenient access to I-95, making commutes to Kingsland, Brunswick, and Jacksonville straightforward and convenient. Don’t miss the opportunity to own a home in this established neighborhood with great potential and room to make it your own. Schedule your showing today!

ⓘ 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: $2,010 · $168/mo
• Projected year-2 tax: $3,219 · $268/mo
• Expected delta: +$1,209/yr (+$101/mo · 60.1%)

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

Climate risk First Street

• 🌊 Flood 2/10 Low FEMA zone X (unshaded) · 5% chance over 30 yrs
• 🔥 Wildfire 8/10 Severe
• 🌡 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 6/10 Major 12 unhealthy d/yr today · 12 by 30 yrs out

Taxation est. · year 1

• Rental income: $23,235
• − Mortgage interest: −$19,600
• − Property taxes: −$2,010
• − Insurance: −$1,750
• − Repairs & maintenance: −$1,859
• − Management: −$1,859
• − Depreciation: −$10,179
• Taxable loss: −$14,021
• Est. tax savings @ 24.0%: +$3,365
• After-tax cash flow: $-4,058/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

• City population: 24,070
• 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

-4.1% since first listed

4 events — show timeline

• 2026-04-21 Price Changed $349,900 GIAR
• 2026-04-21 Price Changed $349,900 GAMLS
• 2026-02-19 Listed $365,000 GIAR
• 2026-02-19 Listed $365,000 GAMLS

Property tax history

-0.5%/yr

Latest (2025): $2,010 · -0.6% YoY. Source: county tax records.