BEAUMONT Plan · Kingsland, GA 31569

$295,990

3 bd · 2.0 ba · 1,416 sqft · SingleFamily · 272 Days on market

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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
• Cash flow +8.4/30.0
• ARV discount +7.5/15.0
• Schools +4.7/10.0
• Livability +3.5/5.0
• 1% rule +2.6/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• DSCR +2.3/10.0

Listing remarks MLS

3 bed | 2 bath | 2-bay | 1416 sqft * Closing costs are additional and not included in the USDA 30 year fixed rate 100% financing. Terms and availability of this loan program, and the sales price, are examples only and are subject to change without notice. Loans are subject to credit approval. Restrictions and conditions may apply. USDA loans are subject to income and geographic eligibility criteria. Loan program is available through Inspire Home Loans® | NMLS # 1564276, click here for State Licensing Disclosures with additional information found at NMLS Consumer Access: www. nmlsconsumeraccess.org . ©02/2025 Century Communities, Inc.

Key facts

• 2 garage spots
• Listed 272 days

🏗️ New construction. The $295,990 list price is a builder figure, so every metric below is computed on the value from comparable previous sales — $295,654.

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $296k.

Deal economics

• At list price, monthly cash flow is $-266 ($-3k/yr) — negative.
• To cash-flow at today's rent, offer at most $257k (13.1% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $225k (24.0% below list).
• Recommended offer: $225k (24.0% below list) — sets the bar for 1% rule.
• Cap rate 5.2% 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: Camden County High School (math 47% / reading 47%, grade D-, #37 of 424 statewide, top 9%, 2,673 students, 40% FRL) — zoned schools at 40% FRL track the district average.
• Market conditions: 116 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 383 units permitted in Camden County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $32k of equity ($2k loan paydown + $30k 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 ~$51k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 272 days — a 12% lower offer ($260k) 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.

Recommended offer $225,000 (24.0% 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 272 days. Have you received any prior offers? Is the seller open to a 24% 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: 0.76% ✗
• Cap rate: 5.21%
• Cash-on-cash: -3.85%
• DSCR: 0.83
• GRM: 11.0

CMA / ARV

• ARV (median comp): $295,654
• List price: $295,990
• Delta: 0.11%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 5 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
102 Taylor Cv	0.18mi	3/2.0	1,416 (0%)	6mo	$249,888	$176	86
221 Landing Blvd	0.11mi	3/2.0	1,416 (0%)	12mo	$291,000	$206	85
215 Landing Blvd	0.21mi	3/2.0	1,416 (0%)	14mo	$289,990	$205	78
112 Landing Blvd	0.14mi	3/2.0	1,416 (0%)	19mo	$285,990	$202	78
212 Landing Blvd	0.22mi	3/2.0	1,416 (0%)	15mo	$279,990	$198	77

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: 21.5%
• Equity multiple: 2.74×
• Total profit: $144,132
• Equity at exit: $266,349

10-year hold

• IRR: 19.4%
• Equity multiple: 6.29×
• Total profit: $437,822
• Equity at exit: $574,391

Cash invested: $82,783 (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: 116
• Price-to-rent: 11.0×

Monthly cashflow live

• Estimated rent: $2,250 medium
• Mortgage (P&I): −$1,550
• Tax est. 1.5%: −$370 /mo · $4,435/yr
• Insurance: −$123
• HOA: −$0
• Vacancy / Maint / Mgmt: −$472
• Net cashflow: $-266

Break-even live

Break-even rent $2,586

Max offer price $257,207

Occupancy floor —

Sensitivity live

Price	-10% $-61	-5% $-164	+0% $-266	+5% $-368	+10% $-470
Rent	-10% $-443	-5% $-355	+0% $-266	+5% $-177	+10% $-88
Rate	-1.0pp $-117	-0.5pp $-191	base $-266	+0.5pp $-342	+1.0pp $-420

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: $73,914
• Closing costs: $8,870
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
205 Landing Blvd Woodbine, GA	3.0	2.0	1667	$2,250	$1.35	14d	1	0.18mi

Listing history 18 events

1. 2026-06-21
   days on market $295,990 Active 272 DOM
2. 2026-06-18
   days on market $295,990 Active 269 DOM
3. 2026-06-17
   days on market $295,990 Active 268 DOM
4. 2026-06-16
   days on market $295,990 Active 267 DOM
5. 2026-06-15
   days on market $295,990 Active 266 DOM
6. 2026-06-13
   days on market $295,990 Active 264 DOM
7. 2026-06-13
   days on market $295,990 Active 263 DOM
8. 2026-06-09
   days on market $295,990 Active 260 DOM
9. 2026-06-08
   days on market $295,990 Active 259 DOM
10. 2026-06-07
    days on market $295,990 Active 258 DOM
11. 2026-06-05
    days on market $295,990 Active 255 DOM
12. 2026-06-03
    days on market $295,990 Active 254 DOM
13. 2026-06-02
    days on market $295,990 Active 253 DOM
14. 2026-06-01
    days on market $295,990 Active 252 DOM
15. 2026-05-31
    days on market $295,990 Active 251 DOM
16. 2025-09-30
    status Active 651-char remark

    Show marketing remark (651 chars)

    3 bed | 2 bath | 2-bay | 1416 sqft * Closing costs are additional and not included in the USDA 30 year fixed rate 100% financing. Terms and availability of this loan program, and the sales price, are examples only and are subject to change without notice. Loans are subject to credit approval. Restrictions and conditions may apply. USDA loans are subject to income and geographic eligibility criteria. Loan program is available through Inspire Home Loans® | NMLS # 1564276, click here for State Licensing Disclosures with additional information found at NMLS Consumer Access: www. nmlsconsumeraccess.org . ©02/2025 Century Communities, Inc.

17. 2025-09-17
    historical 651-char remark

    Show marketing remark (651 chars)

    3 bed | 2 bath | 2-bay | 1416 sqft * Closing costs are additional and not included in the USDA 30 year fixed rate 100% financing. Terms and availability of this loan program, and the sales price, are examples only and are subject to change without notice. Loans are subject to credit approval. Restrictions and conditions may apply. USDA loans are subject to income and geographic eligibility criteria. Loan program is available through Inspire Home Loans® | NMLS # 1564276, click here for State Licensing Disclosures with additional information found at NMLS Consumer Access: www. nmlsconsumeraccess.org . ©02/2025 Century Communities, Inc.

18. 2025-09-09
    listed $295,990 Active 651-char remark

    Show marketing remark (651 chars)

    3 bed | 2 bath | 2-bay | 1416 sqft * Closing costs are additional and not included in the USDA 30 year fixed rate 100% financing. Terms and availability of this loan program, and the sales price, are examples only and are subject to change without notice. Loans are subject to credit approval. Restrictions and conditions may apply. USDA loans are subject to income and geographic eligibility criteria. Loan program is available through Inspire Home Loans® | NMLS # 1564276, click here for State Licensing Disclosures with additional information found at NMLS Consumer Access: www. nmlsconsumeraccess.org . ©02/2025 Century Communities, Inc.

ⓘ 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: $27,000
• − Mortgage interest: −$16,561
• − Property taxes: −$4,435
• − Insurance: −$1,478
• − Repairs & maintenance: −$2,160
• − Management: −$2,160
• − Depreciation: −$8,601
• Taxable loss: −$8,395
• Est. tax savings @ 24.0%: +$2,015
• After-tax cash flow: $-1,174/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
• 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

3 events — show timeline

• 2025-09-30 Relisted — Zillow
• 2025-09-17 Delisted — Zillow
• 2025-09-09 Listed $295,990 Zillow