115 Founders Dr · Springfield, GA 31326

$279,000

3 bd · 2.5 ba · 1,424 sqft · SingleFamily public records · 34 Days on market

Built 2025 Excellent condition 8,276 sqft lot 1-car garage $196/sqft · 16% below area Est $331k · 16% under $25/mo HOA · 1% of rent

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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).

• ARV discount +14.5/15.0
• Cash flow +11.6/30.0
• Condition / age +4.8/5.0
• Schools +4.5/10.0
• Livability +3.5/5.0
• DSCR +3.4/10.0
• 1% rule +3.1/10.0
• Rent growth +2.9/5.0
• Appreciation +0.0/10.0

Listing remarks

You have arrived at THE MOST affordable new construction home in Effingham County, GA! Enjoy both comfort and quality as you step into home ownership. This new construction house is a blank slate ready for your personal style to finish making it a home! Interior features include luxury vinyl plank flooring throughout common spaces and bathrooms, soft carpet in bedrooms, granite kitchen counters, and stainless steel appliances. Common spaces, half bath, and laundry room are downstairs while all 3 bedrooms and 2 full bathrooms are upstairs. Exterior features include quiet culdesac, pond views from the back, and a community space with picnic shelter.

Key facts

• Quiet culdesac
• New construction
• Pond views

Tags

• NEW CONSTRUCTION
• LUXURY VINYL PLANK FLOORING
• GRANITE KITCHEN COUNTERS
• STAINLESS STEEL APPLIANCES
• QUIET CULDESAC
• POND VIEWS

What this means for you Summary

Snapshot

• This is a 3-bed/2.5-bath single-family listed at $279k. Condition is rated excellent.

Deal economics

• At list price, monthly cash flow is $-88 ($-1k/yr) — negative.
• To cash-flow at today's rent, offer at most $263k (5.6% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $226k (19.1% below list).
• Recommended offer: $226k (19.1% below list) — sets the bar for 1% rule.
• Cap rate 5.9% vs local median 4.2% in Springfield — 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 (#116 in GA) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, crime A; Watch: employment C-, amenities F, commute F.
• Effingham County (rural): math 49% / reading 48% proficiency, ranked #16 of 174 in GA (top 9%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Ebenezer Elementary School (math 60% / reading 52%, grade C+, #165 of 1,228 statewide, top 14%, 948 students, 38% FRL); Ebenezer Middle School (math 50% / reading 55%, grade C+, #58 of 470 statewide, top 12%, 934 students, 37% FRL); Effingham County High School (math 28% / reading 27%, grade F, #158 of 424 statewide, top 37%, 2,108 students, 37% FRL) — zoned schools at 37% FRL track the district average.
• Market conditions: Rents rising (+1.5%/yr); 308 active listings in the ZIP; 4 comparable units currently listed for rent nearby; rentals lingering (median 93d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 100% of comp listings sitting > 30 days — soft ceiling on asking rent; solid renter incomes; 836 units permitted in Effingham County in 2024 (46 in 5+ unit buildings).
• This rent runs 33% of the median local income ($83k/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 $8k of value loss. Plan a longer hold.
• Effingham County population projected at +33% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.

Negotiation context

• It's been on market 34 days — a 3% lower offer ($271k) 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 $225,809 (19.1% 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 34 days. Have you received any prior offers? Is the seller open to a 19% 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. 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: 0.81% ✗
• Cap rate: 5.91%
• Cash-on-cash: -1.35%
• DSCR: 0.94
• GRM: 10.3

CMA / ARV

• ARV (median comp): $330,734
• List price: $279,000
• Delta: -15.64%
• Verdict: UNDERPRICED
• Comps: 8 within 1.0 mi

Show comp detail 6 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
122 Founders Dr	0.04mi	3/2.5	1,424 (0%)	5mo	$292,500	$205	94
113 Founders Dr	0.02mi	3/2.0	1,630 (+14%)	9mo	$314,900	$193	66
109 Cobbleton Dr	0.31mi	3/2.0	1,680 (+18%)	4mo	$339,000	$202	55
717 Mill Pond Rd	0.49mi	4/2.0 (+1)	1,620 (+14%)	6mo	$430,000	$265	42
134 Brookstone Way	1.08mi	3/2.0	1,458 (+2%)	20mo	$300,000	$206	42
202 Brookstone Ct	1.12mi	4/2.0 (+1)	1,644 (+15%)	23mo	$316,500	$193	14

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 · 1.52% rent growth · sell at horizon

5-year hold

• IRR: -20.1%
• Equity multiple: 0.31×
• Total profit: $-54,125
• Equity at exit: $41,600

10-year hold

• IRR: -16.6%
• Equity multiple: 0.14×
• Total profit: $-67,544
• Equity at exit: $24,123

Cash invested: $78,120 (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 →

Buyer's market Market conditions within 1.0 mi — comparable homes for sale

Active competition Active MLS

• For sale now: 8 active
• Months of supply: 16.0 mo (6%/mo absorbed)
• Median asking: $299,000 ($183/sqft)
• Median days on market: 211 d
• This list price: lowest-priced of the active set
• ARV vs active asking: +26.6% above current asking $/sqft

Closed sales set the value; these active listings set current market conditions and a practical price ceiling.

ZIP-level market 31326

• Home prices YoY: -31.5%
• Rents YoY: 1.5%
• Active inventory: 308
• Price-to-rent: 10.3×

Monthly cashflow live

• Estimated rent: $2,258 medium
• Mortgage (P&I): −$1,463
• Tax from tax record: −$267 /mo · $3,210/yr
• Insurance: −$116
• HOA: −$25
• Vacancy / Maint / Mgmt: −$474
• Net cashflow: $-88

Break-even live

Break-even rent $2,369

Max offer price $263,466

Occupancy floor 99%

Sensitivity live

Price	-10% $70	-5% $-9	+0% $-88	+5% $-167	+10% $-246
Rent	-10% $-266	-5% $-177	+0% $-88	+5% $1	+10% $90
Rate	-1.0pp $53	-0.5pp $-17	base $-88	+0.5pp $-160	+1.0pp $-234

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: $69,750
• Closing costs: $8,370
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Rent comps 4 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
768 Ebenezer Rd Rincon, GA	3.0	2.0	1600	$2,255	$1.41	93d	1	0.13mi
583 Mill Pond Rd Rincon, GA	3.0	1.5	1518	$1,800	$1.19	93d	1	0.73mi
106 Pine Thicket Way Springfield, GA	3.0	2.0	1111	$1,695	$1.53	63d	1	1.46mi
417 Shadowbrook Cir Springfield, GA	3.0	2.0	1140	$1,700	$1.49	93d	1	1.49mi

Property features AI

Finance

• HOA & community: Homeowners association with an annual fee of $300 (approx. $25/month)

Exterior

• Parking: Attached garage1-car garage
• Utilities: Public waterPublic sewerUnderground utilities
• Home design: Single-family residenceNew constructionTwo stories
• Construction: New construction
• Exterior features: PatioLocated on a pond (waterfront)Cul-de-sac lotPaved road access

Interior

• Kitchen: DishwasherMicrowaveOvenRangeRefrigerator
• Bathrooms: Two full bathroomsOne half bathroomOne main-level bathroom
• Heating & cooling: Central heating (electric)Central electric air conditioning
• Interior features: Pantry
• Laundry & utility: Dedicated laundry roomElectric water heater

Listing history 11 events

1. 2026-06-05
   days on market $279,000 Active 34 DOM
2. 2026-06-03
   days on market $279,000 Active 33 DOM
3. 2026-06-02
   days on market $279,000 Active 32 DOM
4. 2026-06-01
   days on market $279,000 Active 31 DOM
5. 2026-05-31
   days on market $279,000 Active 30 DOM
6. 2026-05-30
   days on market $279,000 Active 29 DOM
7. 2026-05-01
   listed $279,000 Active 771-char remark
8. 2026-03-20
   historical
9. 2026-02-19
   price $292,500
10. 2025-09-25
    listed $299,900 Active
11. 2025-09-23
    soldstatus $1,380,000

ⓘ 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: $3,210 · $267/mo
• Projected year-2 tax: $3,210 · $267/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

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

Taxation est. · year 1

• Rental income: $27,097
• − Mortgage interest: −$15,628
• − Property taxes: −$3,210
• − Insurance: −$1,395
• − Repairs & maintenance: −$2,168
• − Management: −$2,168
• − HOA: −$300
• − Depreciation: −$8,116
• Taxable loss: −$5,888
• Est. tax savings @ 24.0%: +$1,413
• After-tax cash flow: $358/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.

Condition & rehab AI · 13 photos

Excellent 95/100 None rehab

This new construction home is in excellent condition with no visible repairs or maintenance needed. It is move-in ready and has a fresh, modern look that will appeal to potential buyers and renters alike.

Value-add opportunities

• Resale Painting the exterior siding and adding a fresh coat of paint to the interior walls — A fresh coat of paint can enhance the curb appeal and make the home look more inviting to potential buyers. ↑
• Both Landscaping improvements — Landscaping improvements can enhance the curb appeal and increase the home's value, both for resale and rental. ↑

F Composite school gradezoned avg 45/100

Zoned Schools

Elementary Ebenezer Elementary School C+ GA #165/1,228 Nat'l #9,382/41,679 Middle Ebenezer Middle School C+ GA #58/470 Nat'l #2,954/14,009 High Effingham County High School F GA #158/424 Nat'l #11,797/17,239

Schools (NCES district)

• District: Effingham County
• NCES district ID: 1301980
• Math proficiency: 49% ▼ -6.00%
• Reading proficiency: 48% ▼ -5.00%
• Median HH income: $60,503
• Composite: 42.56/100
• National rank: #3195
• State rank: #16 of 174 in GA

C Composite livability gradescore 69/100

Livability — Springfield

• Score: 69/100
• State rank: #116
• US rank: #8573

Category grades

Amenities F Commute F Cost of living A+ Crime A Employment C- Housing A+ Health & safety F User ratings A+

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Effingham County · 67,399 people
• Metro: Savannah, GA
• Population (ZIP): 23,940
• Household income: $83,145
• Rent vs Own: 28.0% rent · 72.0% own
• Severe rent burden: 6% of renters

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Population outlook (Effingham County) Hauer SSP2

• Today (2025): 67,399 people
• By 2030: 72,297 · +7.3%
• By 2040: 81,602 · +21.1%
• By 2050: 89,494 · +32.8%
• By 2075: 105,976 · +57.2%
• By 2100: 111,943 · +66.1%

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Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (70%)
• Race & ethnicity: White 70% Black 18% Hispanic / Latino 6% Two or more races 5% Asian 2%
• Hispanic origin (detail): Mexican 3% Puerto Rican 1%
• Common ancestry: Italian 2% Slovak 2% Lithuanian 1%
• Foreign-born: 5% · Canada
• Languages at home: 95% English-only · Spanish 3% Other Indo-European 1%

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Political lean MEDSL · Effingham

• 2024 margin: Solid R (+49.1) · D 25.2% · R 74.3%
• 2008→2024 swing: +1.6pp toward D · 2008: -50.7pp · 2024: -49.1pp
• All cycles: 2024: R+49.1 2020: R+49.5 2016: R+55.6 2012: R+51.2 2008: R+50.7

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -100.63%
• Current HPI: 219.0064
• Rent YoY: ▲ 1.52%
• Metro: Savannah, GA
• State GDP YoY: ▲ 2.66%
• F500 in state: 28

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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

Property features AI

Finance

• HOA & community: Homeowners association with an annual fee of $300 (approx. $25/month)

Exterior

• Parking: Attached garage1-car garage
• Utilities: Public waterPublic sewerUnderground utilities
• Home design: Single-family residenceNew constructionTwo stories
• Construction: New construction
• Exterior features: PatioLocated on a pond (waterfront)Cul-de-sac lotPaved road access

Interior

• Kitchen: DishwasherMicrowaveOvenRangeRefrigerator
• Bathrooms: Two full bathroomsOne half bathroomOne main-level bathroom
• Heating & cooling: Central heating (electric)Central electric air conditioning
• Interior features: Pantry
• Laundry & utility: Dedicated laundry roomElectric water heater

Price history

-79.8% since first listed

6 events — show timeline

• 2026-06-06 Listing Removed — Hive MLS
• 2026-05-01 Listed $279,000 Hive MLS
• 2026-03-20 Listing Removed — Hive MLS
• 2026-02-19 Price Changed $292,500 Hive MLS
• 2025-09-25 Listed $299,900 Hive MLS
• 2025-09-23 Sold (Public Records) $1,380,000 Public Records