203 E 5th St · Woodbine, GA 31569

$179,900

3 bd · 1.0 ba · 1,141 sqft · SingleFamily public records · 107 Days on market

Built 1900 0.25 ac lot Est $170k · 6% over

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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).

• Cash flow +21.2/30.0
• Appreciation +10.0/10.0
• DSCR +6.7/10.0
• 1% rule +4.9/10.0
• ARV discount +4.9/15.0
• Schools +4.7/10.0
• Livability +3.5/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

Absolutely adorable historical home (built in 1900) in downtown Woodbine! Quaint as can be, this 1,282 sq ft home has had all of it's systems upgraded throughout the years and is awaiting its new owners! Featuring volume ceilings, hardwood floors, all appliances including wine chiller and washer/dryer, formal dining room, granite countertops with mini breakfast bar, metal roof, front porch, fenced-in yard, and covered storage area behind the carport. Walk to Satilla River, parks, shopping, and Captain Stan's Restaurant! Downtown Woodbine is located about just few miles off of Exit 14 on I-95 between Kingsland and Brunswick. Jacksonville International Airport is a 42 minute drive, Kings Bay Submarine Base is 25 minutes, and FLETC in Brunswick is 32 minutes. This home will qualify for many different types of financing including VA, FHA, and USDA.

Key facts

• Inviting front porch
• Historic home
• Convenient carport

Tags

• HISTORIC HOME
• ORIGINAL HARDWOOD FLOORS
• INVITING FRONT PORCH
• ENCLOSED REAR ADDITION
• CONVENIENT CARPORT
• MINUTES FROM LOCAL SHOPS

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $180k.

Deal economics

• At list price, monthly cash flow is $259 ($3k/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 $179k (0.6% below list).
• Recommended offer: $164k (9.0% below list) — sets the bar for market timing.

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: amenities F, commute F, employment 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: Woodbine Elementary School (math 67% / reading 52%, grade B-, #130 of 1,228 statewide, top 11%, 342 students, 55% FRL); Camden Middle School (math 47% / reading 53%, grade C, #68 of 470 statewide, top 15%, 1,125 students, 49% FRL).
• Market conditions: 116 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 $19k of equity ($1k loan paydown + $18k 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.
• At projected returns (10.0% appreciation + 3.0% rent growth), your $50k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 2, paydown + projected appreciation supports a ~$31k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 107 days — a 9% lower offer ($164k) is reasonable based on typical stale-listing flexibility.
• 7 sale attempts since 15y 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 $134k; 34% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: built in 1900 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; moderate 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 $163,709 (9.0% below list)

Questions for the listing agent

1. It's been on market 107 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Built in 1900 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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. 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.
7. 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.
8. 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: 0.99% ✗
• Cap rate: 8.02%
• Cash-on-cash: 6.17%
• DSCR: 1.27
• GRM: 8.4

CMA / ARV

• ARV (on-the-fly): $170,009
• Comps found: 3

Show comp detail 3 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
503 Georgia Ave	0.09mi	3/1.0	1,089 (-5%)	9mo	$185,000	$170	81
203 E 5th St	0.00mi	3/1.0	1,282 (+12%)	1mo	$160,000	$125	79
106 Yvonne Ave	0.50mi	3/1.0	1,106 (-3%)	18mo	$165,000	$149	57

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: 28.8%
• Equity multiple: 3.27×
• Total profit: $114,456
• Equity at exit: $162,068

10-year hold

• IRR: 25.0%
• Equity multiple: 7.43×
• Total profit: $324,018
• Equity at exit: $349,506

Cash invested: $50,372 (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: 116
• Price-to-rent: 8.4×

Monthly cashflow live

• Estimated rent: $1,789 medium
• Mortgage (P&I): −$943
• Tax from tax record: −$136 /mo · $1,629/yr
• Insurance: −$75
• HOA: −$0
• Vacancy / Maint / Mgmt: −$376
• Net cashflow: $259

Break-even live

Break-even rent $1,461

Max offer price $179,900

Occupancy floor 81%

Sensitivity live

Price	-10% $361	-5% $310	+0% $259	+5% $208	+10% $157
Rent	-10% $118	-5% $188	+0% $259	+5% $330	+10% $400
Rate	-1.0pp $350	-0.5pp $305	base $259	+0.5pp $213	+1.0pp $165

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: $44,975
• Closing costs: $5,397
• Reserves months: —
• Total cash needed: —

Listing history 19 events

1. 2026-04-02
   status Under Contract
2. 2026-01-14
   price $179,900
3. 2025-12-10
   listed $185,000 New
4. 2025-10-27
   historical
5. 2025-05-21
   price $199,990
6. 2025-04-27
   listed $209,990 New
7. 2021-05-14
   soldstatus $133,900
8. 2021-05-12
   soldstatus $133,900 Sold 857-char remark

   Show marketing remark (857 chars)

   Absolutely adorable historical home (built in 1900) in downtown Woodbine! Quaint as can be, this 1,282 sq ft home has had all of it's systems upgraded throughout the years and is awaiting its new owners! Featuring volume ceilings, hardwood floors, all appliances including wine chiller and washer/dryer, formal dining room, granite countertops with mini breakfast bar, metal roof, front porch, fenced-in yard, and covered storage area behind the carport. Walk to Satilla River, parks, shopping, and Captain Stan's Restaurant! Downtown Woodbine is located about just few miles off of Exit 14 on I-95 between Kingsland and Brunswick. Jacksonville International Airport is a 42 minute drive, Kings Bay Submarine Base is 25 minutes, and FLETC in Brunswick is 32 minutes. This home will qualify for many different types of financing including VA, FHA, and USDA.

9. 2021-05-12
   soldstatus $133,900

   Show marketing remark (857 chars)

   Absolutely adorable historical home (built in 1900) in downtown Woodbine! Quaint as can be, this 1,282 sq ft home has had all of it's systems upgraded throughout the years and is awaiting its new owners! Featuring volume ceilings, hardwood floors, all appliances including wine chiller and washer/dryer, formal dining room, granite countertops with mini breakfast bar, metal roof, front porch, fenced-in yard, and covered storage area behind the carport. Walk to Satilla River, parks, shopping, and Captain Stan's Restaurant! Downtown Woodbine is located about just few miles off of Exit 14 on I-95 between Kingsland and Brunswick. Jacksonville International Airport is a 42 minute drive, Kings Bay Submarine Base is 25 minutes, and FLETC in Brunswick is 32 minutes. This home will qualify for many different types of financing including VA, FHA, and USDA.

10. 2021-04-06
    status Under Contract 857-char remark

    Show marketing remark (857 chars)

    Absolutely adorable historical home (built in 1900) in downtown Woodbine! Quaint as can be, this 1,282 sq ft home has had all of it's systems upgraded throughout the years and is awaiting its new owners! Featuring volume ceilings, hardwood floors, all appliances including wine chiller and washer/dryer, formal dining room, granite countertops with mini breakfast bar, metal roof, front porch, fenced-in yard, and covered storage area behind the carport. Walk to Satilla River, parks, shopping, and Captain Stan's Restaurant! Downtown Woodbine is located about just few miles off of Exit 14 on I-95 between Kingsland and Brunswick. Jacksonville International Airport is a 42 minute drive, Kings Bay Submarine Base is 25 minutes, and FLETC in Brunswick is 32 minutes. This home will qualify for many different types of financing including VA, FHA, and USDA.

11. 2021-04-01
    status Back on Market 857-char remark

    Show marketing remark (857 chars)

    Absolutely adorable historical home (built in 1900) in downtown Woodbine! Quaint as can be, this 1,282 sq ft home has had all of it's systems upgraded throughout the years and is awaiting its new owners! Featuring volume ceilings, hardwood floors, all appliances including wine chiller and washer/dryer, formal dining room, granite countertops with mini breakfast bar, metal roof, front porch, fenced-in yard, and covered storage area behind the carport. Walk to Satilla River, parks, shopping, and Captain Stan's Restaurant! Downtown Woodbine is located about just few miles off of Exit 14 on I-95 between Kingsland and Brunswick. Jacksonville International Airport is a 42 minute drive, Kings Bay Submarine Base is 25 minutes, and FLETC in Brunswick is 32 minutes. This home will qualify for many different types of financing including VA, FHA, and USDA.

12. 2021-03-27
    status Under Contract 857-char remark

    Show marketing remark (857 chars)

    Absolutely adorable historical home (built in 1900) in downtown Woodbine! Quaint as can be, this 1,282 sq ft home has had all of it's systems upgraded throughout the years and is awaiting its new owners! Featuring volume ceilings, hardwood floors, all appliances including wine chiller and washer/dryer, formal dining room, granite countertops with mini breakfast bar, metal roof, front porch, fenced-in yard, and covered storage area behind the carport. Walk to Satilla River, parks, shopping, and Captain Stan's Restaurant! Downtown Woodbine is located about just few miles off of Exit 14 on I-95 between Kingsland and Brunswick. Jacksonville International Airport is a 42 minute drive, Kings Bay Submarine Base is 25 minutes, and FLETC in Brunswick is 32 minutes. This home will qualify for many different types of financing including VA, FHA, and USDA.

13. 2021-03-22
    listed $129,900 New 857-char remark

    Show marketing remark (857 chars)

    Absolutely adorable historical home (built in 1900) in downtown Woodbine! Quaint as can be, this 1,282 sq ft home has had all of it's systems upgraded throughout the years and is awaiting its new owners! Featuring volume ceilings, hardwood floors, all appliances including wine chiller and washer/dryer, formal dining room, granite countertops with mini breakfast bar, metal roof, front porch, fenced-in yard, and covered storage area behind the carport. Walk to Satilla River, parks, shopping, and Captain Stan's Restaurant! Downtown Woodbine is located about just few miles off of Exit 14 on I-95 between Kingsland and Brunswick. Jacksonville International Airport is a 42 minute drive, Kings Bay Submarine Base is 25 minutes, and FLETC in Brunswick is 32 minutes. This home will qualify for many different types of financing including VA, FHA, and USDA.

14. 2021-03-22
    listed $129,900

    Show marketing remark (857 chars)

    Absolutely adorable historical home (built in 1900) in downtown Woodbine! Quaint as can be, this 1,282 sq ft home has had all of it's systems upgraded throughout the years and is awaiting its new owners! Featuring volume ceilings, hardwood floors, all appliances including wine chiller and washer/dryer, formal dining room, granite countertops with mini breakfast bar, metal roof, front porch, fenced-in yard, and covered storage area behind the carport. Walk to Satilla River, parks, shopping, and Captain Stan's Restaurant! Downtown Woodbine is located about just few miles off of Exit 14 on I-95 between Kingsland and Brunswick. Jacksonville International Airport is a 42 minute drive, Kings Bay Submarine Base is 25 minutes, and FLETC in Brunswick is 32 minutes. This home will qualify for many different types of financing including VA, FHA, and USDA.

15. 2016-06-21
    soldstatus $74,500
16. 2016-06-16
    soldstatus $74,500
17. 2016-01-21
    listed $79,900
18. 2011-10-21
    soldstatus $36,000
19. 2011-09-30
    listed $36,000

ⓘ 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: $1,629 · $136/mo
• Projected year-2 tax: $1,655 · $138/mo
• Expected delta: +$26/yr (+$2/mo · 1.6%)

ⓘ 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 5/10 Major
• 🌡 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: $21,468
• − Mortgage interest: −$10,077
• − Property taxes: −$1,629
• − Insurance: −$900
• − Repairs & maintenance: −$1,717
• − Management: −$1,717
• − Depreciation: −$5,233
• Taxable income: $193
• Est. tax owed @ 24.0%: −$46
• After-tax cash flow: $3,063/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

+399.7% since first listed

19 events — show timeline

• 2026-04-02 Pending — GAMLS
• 2026-01-14 Price Changed $179,900 GAMLS
• 2025-12-10 Listed $185,000 GAMLS
• 2025-10-27 Listing Removed — GAMLS
• 2025-05-21 Price Changed $199,990 GAMLS
• 2025-04-27 Listed $209,990 GAMLS
• 2021-05-14 Sold (Public Records) $133,900 Public Records
• 2021-05-12 Sold (MLS) $133,900 GIAR
• 2021-05-12 Sold (MLS) $133,900 GAMLS
• 2021-04-06 Pending — GAMLS
• 2021-04-01 Relisted — GAMLS
• 2021-03-27 Pending — GAMLS
• 2021-03-22 Listed $129,900 GIAR
• 2021-03-22 Listed $129,900 GAMLS
• 2016-06-21 Sold (Public Records) $74,500 Public Records
• 2016-06-16 Sold (MLS) $74,500 GAMLS
• 2016-01-21 Listed $79,900 GAMLS
• 2011-10-21 Sold (MLS) $36,000 GIAR
• 2011-09-30 Listed $36,000 GIAR

Property tax history

+6.6%/yr

Latest (2025): $1,629 · -0.6% YoY. Source: county tax records.