819 S Railroad Ave · Springfield, GA 31329

$159,900

3 bd · 1.0 ba · 988 sqft · SingleFamily public records · 78 Days on market

Built 1961 0.29 ac lot $162/sqft · 32% below area Est $235k · 32% 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 +25.6/30.0
• ARV discount +15.0/15.0
• DSCR +8.5/10.0
• 1% rule +6.1/10.0
• Schools +4.3/10.0
• Livability +3.5/5.0
• Rent growth +2.5/5.0
• Condition / age +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, 2 BATHS, FRESH EXTERIOR PAINT WITH NEW SHUTTERS, NEW HVAC SYSTEM, NEW BATHROOMS, NEW VINYL FLOORING, BOTH PORCHES ARE NEW, BRAND NEW WINDOWS, A SEPARATE DINING ROOM, AND FAMILY ROOM. MORE THAN 50% OF THE REHAB IS COMPLETED. 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 $160k.

Deal economics

• At list price, monthly cash flow is $376 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $160k).
• Recommended offer: $150k (6.0% below list) — sets the bar for market timing.
• Cap rate 9.1% 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-, schools D-, amenities 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.
• Market conditions: 112 active listings in the ZIP; 7 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 71% 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 $5k 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 78 days — a 6% lower offer ($150k) is reasonable based on typical stale-listing flexibility.
• 5 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.
• Current owner paid $100k; list at $160k implies a 60% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

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

Recommended offer $150,306 (6.0% below list)

Questions for the listing agent

1. It's been on market 78 days. Have you received any prior offers? Is the seller open to a 6% 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: 1.11% ✓
• Cap rate: 9.12%
• Cash-on-cash: 10.09%
• DSCR: 1.45
• GRM: 7.5

CMA / ARV

• ARV (median comp): $235,029
• List price: $159,900
• Delta: -31.97%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 5 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
114 Rose Dr	0.40mi	3/1.5	1,024 (+4%)	2mo	$252,000	$246	71
111 Magnolia Dr	0.35mi	3/2.0	1,038 (+5%)	8mo	$255,000	$246	64
113 New Stillwell Rd	0.43mi	3/1.0	1,025 (+4%)	14mo	$226,000	$220	62
625 Mccall Rd	0.34mi	2/1.0 (-1)	1,011 (+2%)	16mo	$224,900	$222	62
203 Stag Rd	0.52mi	3/2.0	1,077 (+9%)	0mo	$260,000	$241	56

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: -1.2%
• Equity multiple: 0.96×
• Total profit: $-1,961
• Equity at exit: $23,842

10-year hold

• IRR: 8.5%
• Equity multiple: 1.65×
• Total profit: $29,060
• Equity at exit: $13,825

Cash invested: $44,772 (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 31329

• Home prices YoY: -14.7%
• Active inventory: 112
• Price-to-rent: 7.5×

Monthly cashflow live

• Estimated rent: $1,767 high
• Mortgage (P&I): −$839
• Tax from tax record: −$115 /mo · $1,376/yr
• Insurance: −$67
• HOA: −$0
• Vacancy / Maint / Mgmt: −$371
• Net cashflow: $376

Break-even live

Break-even rent $1,291

Max offer price $159,900

Occupancy floor 74%

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: $39,975
• Closing costs: $4,797
• 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	43d	1	0.33mi
141 Oakwood Dr Springfield, GA	3.0	2.0	1094	$1,700	$1.55	43d	1	0.35mi
308 E 3rd St Springfield, GA	3.0	1.0	825	$1,200	$1.45	43d	1	0.67mi
402 E 3rd St Unit B Springfield, GA	2.0	2.0	925	$1,300	$1.41	23d	1	0.70mi
309 E 3rd St Springfield, GA	3.0	1.0	1000	$1,600	$1.60	43d	1	0.70mi
301 E Second St Springfield, GA	3.0	1.5	980	$1,295	$1.32	43d	1	0.70mi
813 N Ash St Unit B Springfield, GA	2.0	1.0	850	$1,200	$1.41	23d	1	1.30mi

Listing history 29 events

1. 2026-06-18
   days on market $159,900 Active 78 DOM
2. 2026-06-17
   days on market $159,900 Active 77 DOM
3. 2026-06-16
   days on market $159,900 Active 76 DOM
4. 2026-06-15
   days on market $159,900 Active 75 DOM
5. 2026-06-14
   days on market $159,900 Active 73 DOM
6. 2026-06-13
   days on market $159,900 Active 72 DOM
7. 2026-06-10
   days on market $159,900 Active 70 DOM
8. 2026-06-09
   days on market $159,900 Active 69 DOM
9. 2026-06-08
   days on market $159,900 Active 68 DOM
10. 2026-06-07
    days on market $159,900 Active 67 DOM
11. 2026-06-05
    days on market $159,900 Active 64 DOM
12. 2026-06-03
    days on market $159,900 Active 63 DOM
13. 2026-06-02
    days on market $159,900 Active 62 DOM
14. 2026-06-01
    days on market $159,900 Active 61 DOM
15. 2026-05-31
    days on market $159,900 Active 60 DOM
16. 2026-05-30
    days on market $159,900 Active 59 DOM
17. 2026-04-01
    listed $159,900 Active 815-char remark

    Show marketing remark (815 chars)

    BRING YOUR VISION AND TOOLS TO THIS CHARMING BUNGALOW WITH ENDLESS POTENTIAL! THIS SINGLE-FAMILY HOME FEATURES 3 BEDROOMS, 2 BATHS, FRESH EXTERIOR PAINT WITH NEW SHUTTERS, NEW HVAC SYSTEM, NEW BATHROOMS, NEW VINYL FLOORING, BOTH PORCHES ARE NEW, BRAND NEW WINDOWS, A SEPARATE DINING ROOM, AND FAMILY ROOM. MORE THAN 50% OF THE REHAB IS COMPLETED. 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!

18. 2025-03-31
    soldstatus $100,000
19. 2025-03-22
    soldstatus $100,000 Closed 640-char remark

    Show marketing remark (640 chars)

    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!

20. 2025-03-22
    soldstatus $100,000 Sold

    Show marketing remark (640 chars)

    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!

21. 2025-03-22
    soldstatus $100,000 Closed

    Show marketing remark (640 chars)

    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!

22. 2025-03-22
    soldstatus $100,000

    Show marketing remark (640 chars)

    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!

23. 2025-01-29
    status Pending 640-char remark

    Show marketing remark (640 chars)

    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!

24. 2025-01-28
    listed $100,000 Active 640-char remark

    Show marketing remark (640 chars)

    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!

25. 2025-01-28
    listed $100,000

    Show marketing remark (640 chars)

    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!

26. 2025-01-28
    historical

    Show marketing remark (640 chars)

    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!

27. 2025-01-28
    listed $100,000

    Show marketing remark (640 chars)

    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!

28. 2025-01-28
    historical

    Show marketing remark (640 chars)

    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!

29. 2025-01-28
    listed $100,000

    Show marketing remark (640 chars)

    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!

ⓘ 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: $1,471 · $123/mo
• Expected delta: +$95/yr (+$8/mo · 6.9%)

ⓘ 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 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: −$8,957
• − Property taxes: −$1,376
• − Insurance: −$800
• − Repairs & maintenance: −$1,697
• − Management: −$1,697
• − Depreciation: −$4,652
• Taxable income: $2,032
• Est. tax owed @ 24.0%: −$488
• After-tax cash flow: $4,030/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: 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

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 · 68,439 people
• Metro: Savannah, GA
• Population (ZIP): 9,609
• Household income: $78,483
• Rent vs Own: 22.5% rent · 77.5% own
• Severe rent burden: 80.0

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%

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%

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

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

+59.9% since first listed

13 events — show timeline

• 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 Hive MLS
• 2025-03-22 Sold (MLS) $100,000 HABR
• 2025-03-22 Sold (MLS) $100,000 GAMLS
• 2025-03-22 Sold (MLS) $100,000 GIAR
• 2025-01-29 Pending — GIAR
• 2025-01-28 Listed $100,000 Hive MLS
• 2025-01-28 Delisted — HABR
• 2025-01-28 Listed $100,000 HABR
• 2025-01-28 Listing Removed — GAMLS
• 2025-01-28 Listed $100,000 GAMLS
• 2025-01-28 Listed $100,000 GIAR

Property tax history

+22.1%/yr

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