819 S Railroad Ave · Springfield, GA 31329

$145,000

3 bd · 1.0 ba · 988 sqft · SingleFamily public records · 129 Days on market

Built 1961 Average condition 0.29 ac lot $147/sqft · 39% below area Est $236k · 39% under

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Why this score? — see what drove the B 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 +28.2/30.0
• ARV discount +15.0/15.0
• DSCR +10.0/10.0
• 1% rule +7.2/10.0
• Schools +3.6/10.0
• Livability +3.5/5.0
• Condition / age +2.8/5.0
• Rent growth +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

BRING YOUR VISION AND TOOLS TO THIS CHARMING BUNGALOW WITH ENDLESS POTENTIAL! THIS SINGLE-FAMILY HOME FEATURES 3 BEDROOMS, 1 BATH, A SEPARATE DINING ROOM, AND FAMILY ROOM. THIS HOME OFFERS PLENTY OF SPACE TO MAKE IT YOUR OWN. THE PROPERTY BOASTS A SOLID CINDER BLOCK EXTERIOR AND SITS ON AN OFF-GROUND FOUNDATION, GIVING IT A SOLID START FOR YOUR RENOVATION PLANS. LOCATED NEAR AN EXCITING NEW CONSTRUCTION DEVELOPMENT, THIS IS THE PERFECT OPPORTUNITY FOR AN INVESTOR OR HOMEOWNER READY TO ADD THEIR PERSONAL TOUCH. DON'T MISS THE CHANCE TO TRANSFORM THIS DIAMOND IN THE ROUGH INTO SOMETHING EXTRAORDINARY. HURRY THIS DEAL WON'T LAST!

Key facts

• Endless potential
• 0.29 acre lot
• Built 1961

Tags

• SOLID CINDER BLOCK EXTERIOR
• OFF-GROUND FOUNDATION
• ENDLESS POTENTIAL

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $145k. Condition is rated average.

Deal economics

• At list price, monthly cash flow is $461 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $145k).
• Recommended offer: $128k (12.0% below list) — sets the bar for market timing.
• Cap rate 10.1% 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: Springfield Elementary School (math 46% / reading 38%, grade F, #380 of 1,228 statewide, top 33%, 735 students, 56% FRL); Effingham County Middle School (math 38% / reading 40%, grade F, #155 of 470 statewide, top 33%, 1,064 students, 52% FRL); Effingham County High School (math 28% / reading 27%, grade F, #158 of 424 statewide, top 37%, 2,108 students, 37% FRL) — zoned schools average 48% FRL vs 33% district-wide (15 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Zoned-school proficiency averages 36% at this address vs 48% district-wide (-12 pts) — the specific schools serving this property underperform the Effingham County average; the district grade overstates school quality for this exact location.
• Market conditions: 130 active listings in the ZIP; 7 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).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $1k of loan paydown is wiped out by about $4k 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.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $41k cash investment doubles in ~9 years — after that, you're playing with house money.

Negotiation context

• It's been on market 129 days — a 12% lower offer ($128k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts; this cycle's ask has dropped $15k (9%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $100k; 45% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 96% chance of damaging wind over 30y; extreme-heat days projected 7→18/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $127,600 (12.0% below list)

Questions for the listing agent

1. It's been on market 129 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1961 — 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: 1.22% ✓
• Cap rate: 10.11%
• Cash-on-cash: 13.62%
• DSCR: 1.61
• GRM: 6.8

CMA / ARV

• ARV (median comp): $235,874
• List price: $145,000
• Delta: -38.53%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 8 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1014 Ash Ext St	0.35mi	3/1.0	960 (-3%)	1mo	$225,000	$234	78
114 Rose Dr	0.40mi	3/1.5	1,024 (+4%)	4mo	$252,000	$246	70
111 Magnolia Dr	0.35mi	3/2.0	1,038 (+5%)	10mo	$255,000	$246	63
113 New Stillwell Rd	0.43mi	3/1.0	1,025 (+4%)	16mo	$226,000	$220	60
625 Mccall Rd	0.34mi	2/1.0 (-1)	1,011 (+2%)	18mo	$224,900	$222	60
115 New Stillwell Rd	0.43mi	3/1.0	920 (-7%)	12mo	$214,400	$233	58
203 Deer Rd	0.41mi	3/2.0	1,059 (+7%)	12mo	$250,000	$236	55
203 Stag Rd	0.52mi	3/2.0	1,077 (+9%)	2mo	$260,000	$241	55

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 · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 3.7%
• Equity multiple: 1.14×
• Total profit: $5,837
• Equity at exit: $21,620

10-year hold

• IRR: 13.2%
• Equity multiple: 2.05×
• Total profit: $42,814
• Equity at exit: $12,537

Cash invested: $40,600 (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 →

Balanced market Market conditions within 1.0 mi — comparable homes for sale

Active competition Active MLS

• For sale now: 2 active · 3 under contract
• Months of supply: 3.0 mo (33%/mo absorbed)
• Median asking: $199,500 ($208/sqft)
• Median days on market: 19 d
• This list price: lowest-priced of the active set
• ARV vs active asking: +14.7% above current asking $/sqft

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

ZIP-level market 31329

• Home prices YoY: -14.7%
• Active inventory: 130
• Price-to-rent: 6.8×

Monthly cashflow live

• Estimated rent: $1,767 high
• Mortgage (P&I): −$760
• Tax from tax record: −$115 /mo · $1,376/yr
• Insurance: −$60
• HOA: −$0
• Vacancy / Maint / Mgmt: −$371
• Net cashflow: $461

Break-even live

Break-even rent $1,184

Max offer price $145,000

Occupancy floor 69%

Sensitivity live

Price	-10% $543	-5% $502	+0% $461	+5% $420	+10% $379
Rent	-10% $321	-5% $391	+0% $461	+5% $531	+10% $600
Rate	-1.0pp $534	-0.5pp $498	base $461	+0.5pp $423	+1.0pp $385

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: $36,250
• Closing costs: $4,350
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Rent comps 7 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1018 Poplar Ct Unit A Springfield, GA	2.0	2.0	1061	$1,450	$1.37	93d	1	0.33mi
141 Oakwood Dr Springfield, GA	3.0	2.0	1094	$1,700	$1.55	93d	1	0.35mi
308 E 3rd St Springfield, GA	3.0	1.0	825	$1,200	$1.45	93d	1	0.67mi
402 E 3rd St Unit B Springfield, GA	2.0	2.0	925	$1,300	$1.41	72d	1	0.70mi
309 E 3rd St Springfield, GA	3.0	1.0	1000	$1,600	$1.60	93d	1	0.70mi
301 E Second St Springfield, GA	3.0	1.5	980	$1,295	$1.32	93d	1	0.70mi
813 N Ash St Unit B Springfield, GA	2.0	1.0	850	$1,200	$1.41	72d	1	1.30mi

Property features AI

Exterior

• Utilities: Underground utilitiesPublic sewer (also listed as unknown)Water source: see remarks
• Home design: Single-family residenceSingle storyRaised foundationR-1 zoning
• Construction: Block construction
• Exterior features: Asphalt road accessHas a viewStreet lights and sidewalks in the community

Interior

• Bathrooms: 2 full bathrooms
• Heating & cooling: Central AirElectric heating
• Interior features: Central air conditioningElectric heating
• Laundry & utility: Laundry area (other)

Listing history 50 events

1. 2026-08-08
   days on market $145,000 Active 129 DOM
2. 2026-08-07
   days on market $145,000 Active 128 DOM
3. 2026-08-06
   days on market $145,000 Active 127 DOM
4. 2026-08-05
   days on market $145,000 Active 126 DOM
5. 2026-08-04
   days on market $145,000 Active 125 DOM
6. 2026-08-03
   days on market $145,000 Active 124 DOM
7. 2026-07-31
   days on market $145,000 Active 121 DOM
8. 2026-07-30
   days on market $145,000 Active 120 DOM
9. 2026-07-29
   days on market $145,000 Active 119 DOM
10. 2026-07-27
    days on market $145,000 Active 117 DOM
11. 2026-07-25
    days on market $145,000 Active 115 DOM
12. 2026-07-23
    days on market $145,000 Active 113 DOM
13. 2026-07-22
    days on market $145,000 Active 112 DOM
14. 2026-07-21
    days on market $145,000 Active 111 DOM
15. 2026-07-18
    days on market $145,000 Active 108 DOM
16. 2026-07-16
    days on market $145,000 Active 106 DOM
17. 2026-07-16
    days on market $145,000 Active 105 DOM
18. 2026-07-14
    days on market $145,000 Active 104 DOM
19. 2026-07-13
    days on market $145,000 Active 103 DOM
20. 2026-07-12
    days on market $145,000 Active 102 DOM
21. 2026-07-11
    days on market $145,000 Active 101 DOM
22. 2026-07-10
    days on market $145,000 Active 100 DOM
23. 2026-07-09
    days on market $145,000 Active 99 DOM
24. 2026-07-08
    days on market $145,000 Active 98 DOM
25. 2026-07-07
    days on market $145,000 Active 97 DOM
26. 2026-07-06
    days on market $145,000 Active 96 DOM
27. 2026-07-05
    days on market $145,000 Active 95 DOM
28. 2026-07-04
    days on market $145,000 Active 94 DOM
29. 2026-07-03
    days on market $145,000 Active 93 DOM
30. 2026-07-02
    days on market $145,000 Active 92 DOM
31. 2026-07-01
    days on market $145,000 Active 91 DOM
32. 2026-06-30
    days on market $145,000 Active 90 DOM
33. 2026-06-29
    days on market $145,000 Active 89 DOM
34. 2026-06-28
    days on market $145,000 Active 88 DOM
35. 2026-06-28
    days on market $145,000 Active 87 DOM
36. 2026-06-27
    pricedays on market $145,000 Active 86 DOM
37. 2026-06-25
    days on market $159,900 Active 84 DOM
38. 2026-06-23
    days on market $159,900 Active 82 DOM
39. 2026-06-21
    days on market $159,900 Active 81 DOM
40. 2026-06-18
    days on market $159,900 Active 78 DOM
41. 2026-06-17
    days on market $159,900 Active 77 DOM
42. 2026-06-16
    days on market $159,900 Active 76 DOM
43. 2026-06-15
    days on market $159,900 Active 75 DOM
44. 2026-06-14
    days on market $159,900 Active 73 DOM
45. 2026-06-13
    days on market $159,900 Active 72 DOM
46. 2026-06-10
    days on market $159,900 Active 70 DOM
47. 2026-06-09
    days on market $159,900 Active 69 DOM
48. 2026-06-08
    days on market $159,900 Active 68 DOM
49. 2026-06-07
    days on market $159,900 Active 67 DOM
50. 2026-06-05
    days on market $159,900 Active 64 DOM

ⓘ 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: $1,376 · $115/mo
• Projected year-2 tax: $1,376 · $115/mo
• Expected delta: $0/yr ($0/mo · -0.0%)

ⓘ 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 4/10 Moderate
• 🌡 Heat 8/10 Severe 7 d/yr ≥109°F today · 18 d/yr by 30 yrs out
• 💨 Wind 8/10 Severe 96% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 2 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $21,210
• − Mortgage interest: −$8,122
• − Property taxes: −$1,376
• − Insurance: −$725
• − Repairs & maintenance: −$1,697
• − Management: −$1,697
• − Depreciation: −$4,218
• Taxable income: $3,374
• Est. tax owed @ 24.0%: −$810
• After-tax cash flow: $4,720/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 · 8 photos

Average 55/100 Moderate rehab Est. rehab $24,700–$44,460 screening

This charming bungalow has a moderate level of renovation, with some areas in the process of being updated. It offers a solid foundation for further improvements to increase its resale and rental value.

Deferred maintenance Est. $60,000–$180,000 screening

• Major Roof (roof) — No roof visible
• Major Windows (windows) — Windows appear old and weathered
• Major Electrical (electrical) — Exposed wiring and incomplete electrical work
• Major Plumbing (plumbing) — Exposed plumbing and incomplete fixtures
• Major Exterior (exterior) — Exterior walls appear unfinished and in need of repair
• Major Other — Overall home appears in need of significant renovation and repair

Repairs flagged

• Moderate exterior siding — The siding shows signs of wear and tear.
• Moderate interior flooring — The flooring is in the process of being renovated, but the protective material suggests it may need replacement.

Value-add opportunities

• Resale paint exterior — A fresh coat of paint can significantly improve the curb appeal and resale value of the home. ↑
• Resale repair exterior siding — A well-maintained exterior can enhance the home's overall appearance and increase its resale value. ↑
• Both replace interior flooring — New flooring can improve the home's aesthetic and functionality, benefiting both resale and rental value. ↑
• Both update interior walls and ceiling — Fresh paint and updated finishes can enhance the home's appeal and increase its value for both resale and rental. ↑

ⓘ Rehab cost is a screening estimate — Moderate scope × the home's square footage at US $/sqft rules of thumb (the same model as the Flip Finder). Get contractor quotes + a written scope before underwriting.

F Composite school gradezoned avg 36/100

Zoned Schools

Elementary Springfield Elementary School F GA #380/1,228 Nat'l #17,861/41,679 Middle Effingham County Middle School F GA #155/470 Nat'l #6,362/14,009 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

• Census place: Springfield, GA
• County: Effingham County · 67,399 people
• Metro: Savannah, GA
• Population (ZIP): 9,609
• Household income: $78,483
• Rent vs Own: 22.5% rent · 77.5% 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 (73%)
• Race & ethnicity: White 73% Black 22% Two or more races 5% Hispanic / Latino 2%
• Common ancestry: Iranian 2% Italian 1% Lithuanian 1%
• Foreign-born: 1% · Canada
• Languages at home: 97% English-only · Spanish 3%

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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: ▼ -44.15%
• Current HPI: 255.5281
• Rent YoY: —
• 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

Exterior

• Utilities: Underground utilitiesPublic sewer (also listed as unknown)Water source: see remarks
• Home design: Single-family residenceSingle storyRaised foundationR-1 zoning
• Construction: Block construction
• Exterior features: Asphalt road accessHas a viewStreet lights and sidewalks in the community

Interior

• Bathrooms: 2 full bathrooms
• Heating & cooling: Central AirElectric heating
• Interior features: Central air conditioningElectric heating
• Laundry & utility: Laundry area (other)

Price history

+45.0% since first listed

14 events — show timeline

• 2026-06-25 Price Changed $145,000 Hive MLS
• 2026-04-01 Listed $159,900 Hive MLS
• 2025-03-31 Sold (Public Records) $100,000 Public Records
• 2025-03-22 Sold (MLS) $100,000 GAMLS
• 2025-03-22 Sold (MLS) $100,000 Hive MLS
• 2025-03-22 Sold (MLS) $100,000 GIAR
• 2025-03-22 Sold (MLS) $100,000 HABR
• 2025-01-29 Pending — GIAR
• 2025-01-28 Listing Removed — GAMLS
• 2025-01-28 Listed $100,000 GAMLS
• 2025-01-28 Listed $100,000 Hive MLS
• 2025-01-28 Listed $100,000 GIAR
• 2025-01-28 Delisted — HABR
• 2025-01-28 Listed $100,000 HABR

Property tax history

+22.1%/yr

Latest (2025): $1,376 · +9.7% YoY. Source: county tax records.