126 Pine Bluff Ter · Kingsland, GA 31548

$289,900

3 bd · 2.0 ba · 1,768 sqft · SingleFamily public records · 99 Days on market

Built 2010 8,712 sqft lot Est $316k · 8% under $29/mo HOA · 1% of rent ↓ 3% since listing

---

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).

• ARV discount +11.3/15.0
• Cash flow +10.9/30.0
• Schools +4.7/10.0
• Livability +3.5/5.0
• DSCR +3.2/10.0
• Rent growth +2.6/5.0
• Condition / age +2.5/5.0
• 1% rule +2.4/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Discover comfort and style in this well-maintained, single-owner home built in 2010. Offering 4 bedrooms, 2 baths, and * * * ASSUMABLE LOAN ELIGIBLE AT 2.8% INTEREST RATE * * * 1,776 sq ft, the split floor plan features soaring 10-ft ceilings and distinct living spaces. The spacious owner's suite boasts a master bath with dual vanities, a garden tub, and separate shower. Enjoy a fenced backyard, new HVAC, and a freshly painted interior (2024). Located in a military-friendly community, this home is perfect for those seeking a welcoming neighborhood and easy access to area amenities. The property’s single-owner history assures you of consistent care and attention from the day it was built. Don’t miss your chance to make 126 Pine Bluff Terrace your next home—schedule your private showing today and experience the best of Kingsland living!

Key facts

• New hvac
• Single-owner history
• Fenced backyard

Tags

• FENCED BACKYARD
• NEW HVAC
• FRESHLY PAINTED INTERIOR
• SINGLE-OWNER HISTORY

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $290k.

Deal economics

• At list price, monthly cash flow is $-129 ($-2k/yr) — negative.
• To cash-flow at today's rent, offer at most $267k (7.9% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $216k (25.6% below list).
• Recommended offer: $216k (25.6% below list) — sets the bar for 1% rule.
• Cap rate 5.8% 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: David L Rainer Elementary School (math 50% / reading 49%, grade D, #264 of 1,228 statewide, top 23%, 517 students, 48% FRL); Camden Middle School (math 47% / reading 53%, grade C, #68 of 470 statewide, top 15%, 1,125 students, 49% FRL).
• Market conditions: Rents flat; 388 active listings in the ZIP; 3 comparable units currently listed for rent nearby; rentals leasing fast (median 13d on market — plan ~1-2 weeks tenant-placement turnaround); solid renter incomes; 383 units permitted in Camden County in 2024 (0 in 5+ unit buildings).
• This rent runs 34% of the median local income ($76k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

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.
• Camden County population projected to shrink 5% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.

Negotiation context

• It's been on market 99 days — a 9% lower offer ($264k) 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→21/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $215,546 (25.6% 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 99 days. Have you received any prior offers? Is the seller open to a 26% concession, seller financing, or rate buy-down credit?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. 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?
8. 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.
9. 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.
10. 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: 0.74% ✗
• Cap rate: 5.76%
• Cash-on-cash: -1.91%
• DSCR: 0.92
• GRM: 11.2

CMA / ARV

• ARV (on-the-fly): $316,472
• Comps found: 6

Show comp detail 6 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
126 Pine Bluff Ter	0.00mi	4/2.0 (+1)	1,776 (+0%)	0mo	$275,000	$155	94
111 Pine Bluff Blvd W	0.11mi	3/2.0	1,634 (-8%)	11mo	$292,000	$179	74
98 Pine Bluff Blvd E	0.18mi	4/2.0 (+1)	1,868 (+6%)	17mo	$289,900	$155	63
202 Pine Bluff Way	0.17mi	3/2.0	1,632 (-8%)	22mo	$285,000	$175	61
97 Whippoorwill Cir	0.31mi	4/2.0 (+1)	1,553 (-12%)	12mo	$287,850	$185	50
25 Lanier Ave	0.73mi	2/1.0 (-1)	1,542 (-13%)	20mo	$410,000	$266	19

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: -22.0%
• Equity multiple: 0.25×
• Total profit: $-60,497
• Equity at exit: $43,225

10-year hold

• IRR: -22.7%
• Equity multiple: -0.03×
• Total profit: $-83,978
• Equity at exit: $25,065

Cash invested: $81,172 (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: 388
• Price-to-rent: 11.2×

Monthly cashflow live

• Estimated rent: $2,155 medium
• Mortgage (P&I): −$1,520
• Tax from tax record: −$162 /mo · $1,942/yr
• Insurance: −$121
• HOA: −$29
• Vacancy / Maint / Mgmt: −$453
• Net cashflow: $-129

Break-even live

Break-even rent $2,319

Max offer price $267,101

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: $72,475
• Closing costs: $8,697
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
110 Pine Bluff Blvd W Kingsland, GA	4.0	2.5	1999	$2,300	$1.15	12d	1	0.09mi
110 Pine Bluff Blvd W Kingsland, GA	4.0	2.5	1999	$2,300	$1.15	19d	1	0.09mi
94 Pine Bluff Blvd E Kingsland, GA	3.0	2.0	1465	$1,850	$1.26	2d	1	0.19mi

HOA detail

• Monthly dues: $29 · $348/yr

Listing history 6 events

1. 2025-12-06
   status Under Contract

   Show marketing remark (870 chars)

   Discover comfort and style in this well-maintained, single-owner home built in 2010. Offering 4 bedrooms, 2 baths, and * * * ASSUMABLE LOAN ELIGIBLE AT 2.8% INTEREST RATE * * * 1,776 sq ft, the split floor plan features soaring 10-ft ceilings and distinct living spaces. The spacious owner's suite boasts a master bath with dual vanities, a garden tub, and separate shower. Enjoy a fenced backyard, new HVAC, and a freshly painted interior (2024). Located in a military-friendly community, this home is perfect for those seeking a welcoming neighborhood and easy access to area amenities. The property’s single-owner history assures you of consistent care and attention from the day it was built. Don’t miss your chance to make 126 Pine Bluff Terrace your next home—schedule your private showing today and experience the best of Kingsland living!

2. 2025-12-06
   status Pending 870-char remark

   Show marketing remark (870 chars)

   Discover comfort and style in this well-maintained, single-owner home built in 2010. Offering 4 bedrooms, 2 baths, and * * * ASSUMABLE LOAN ELIGIBLE AT 2.8% INTEREST RATE * * * 1,776 sq ft, the split floor plan features soaring 10-ft ceilings and distinct living spaces. The spacious owner's suite boasts a master bath with dual vanities, a garden tub, and separate shower. Enjoy a fenced backyard, new HVAC, and a freshly painted interior (2024). Located in a military-friendly community, this home is perfect for those seeking a welcoming neighborhood and easy access to area amenities. The property’s single-owner history assures you of consistent care and attention from the day it was built. Don’t miss your chance to make 126 Pine Bluff Terrace your next home—schedule your private showing today and experience the best of Kingsland living!

3. 2025-09-15
   price $289,900 870-char remark

   Show marketing remark (870 chars)

   Discover comfort and style in this well-maintained, single-owner home built in 2010. Offering 4 bedrooms, 2 baths, and * * * ASSUMABLE LOAN ELIGIBLE AT 2.8% INTEREST RATE * * * 1,776 sq ft, the split floor plan features soaring 10-ft ceilings and distinct living spaces. The spacious owner's suite boasts a master bath with dual vanities, a garden tub, and separate shower. Enjoy a fenced backyard, new HVAC, and a freshly painted interior (2024). Located in a military-friendly community, this home is perfect for those seeking a welcoming neighborhood and easy access to area amenities. The property’s single-owner history assures you of consistent care and attention from the day it was built. Don’t miss your chance to make 126 Pine Bluff Terrace your next home—schedule your private showing today and experience the best of Kingsland living!

4. 2025-09-15
   price $289,900

   Show marketing remark (870 chars)

   Discover comfort and style in this well-maintained, single-owner home built in 2010. Offering 4 bedrooms, 2 baths, and * * * ASSUMABLE LOAN ELIGIBLE AT 2.8% INTEREST RATE * * * 1,776 sq ft, the split floor plan features soaring 10-ft ceilings and distinct living spaces. The spacious owner's suite boasts a master bath with dual vanities, a garden tub, and separate shower. Enjoy a fenced backyard, new HVAC, and a freshly painted interior (2024). Located in a military-friendly community, this home is perfect for those seeking a welcoming neighborhood and easy access to area amenities. The property’s single-owner history assures you of consistent care and attention from the day it was built. Don’t miss your chance to make 126 Pine Bluff Terrace your next home—schedule your private showing today and experience the best of Kingsland living!

5. 2025-08-29
   listed $298,000 New

   Show marketing remark (870 chars)

   Discover comfort and style in this well-maintained, single-owner home built in 2010. Offering 4 bedrooms, 2 baths, and * * * ASSUMABLE LOAN ELIGIBLE AT 2.8% INTEREST RATE * * * 1,776 sq ft, the split floor plan features soaring 10-ft ceilings and distinct living spaces. The spacious owner's suite boasts a master bath with dual vanities, a garden tub, and separate shower. Enjoy a fenced backyard, new HVAC, and a freshly painted interior (2024). Located in a military-friendly community, this home is perfect for those seeking a welcoming neighborhood and easy access to area amenities. The property’s single-owner history assures you of consistent care and attention from the day it was built. Don’t miss your chance to make 126 Pine Bluff Terrace your next home—schedule your private showing today and experience the best of Kingsland living!

6. 2025-08-29
   listed $298,000 Active 870-char remark

   Show marketing remark (870 chars)

   Discover comfort and style in this well-maintained, single-owner home built in 2010. Offering 4 bedrooms, 2 baths, and * * * ASSUMABLE LOAN ELIGIBLE AT 2.8% INTEREST RATE * * * 1,776 sq ft, the split floor plan features soaring 10-ft ceilings and distinct living spaces. The spacious owner's suite boasts a master bath with dual vanities, a garden tub, and separate shower. Enjoy a fenced backyard, new HVAC, and a freshly painted interior (2024). Located in a military-friendly community, this home is perfect for those seeking a welcoming neighborhood and easy access to area amenities. The property’s single-owner history assures you of consistent care and attention from the day it was built. Don’t miss your chance to make 126 Pine Bluff Terrace your next home—schedule your private showing today and experience the best of Kingsland living!

ⓘ 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: $1,942 · $162/mo
• Projected year-2 tax: $2,667 · $222/mo
• Expected delta: +$725/yr (+$60/mo · 37.3%)

ⓘ 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 8/10 Severe
• 🌡 Heat 9/10 Extreme 7 d/yr ≥107°F today · 21 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: $25,866
• − Mortgage interest: −$16,239
• − Property taxes: −$1,942
• − Insurance: −$1,450
• − Repairs & maintenance: −$2,069
• − Management: −$2,069
• − HOA: −$348
• − Depreciation: −$8,433
• Taxable loss: −$6,685
• Est. tax savings @ 24.0%: +$1,604
• After-tax cash flow: $56/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

-2.7% since first listed

6 events — show timeline

• 2025-12-06 Pending — GAMLS
• 2025-12-06 Pending — GIAR
• 2025-09-15 Price Changed $289,900 GIAR
• 2025-09-15 Price Changed $289,900 GAMLS
• 2025-08-29 Listed $298,000 GIAR
• 2025-08-29 Listed $298,000 GAMLS

Property tax history

+5.7%/yr

Latest (2021): $1,942 · -0.0% YoY. Source: county tax records.