112 Founders Dr · Springfield, GA 31326

$299,000

3 bd · 2.0 ba · 1,630 sqft · SingleFamily · 168 Days on market

Built 2025 0.25 ac lot $183/sqft · 11% below area Est $337k · 11% under $25/mo HOA · 1% of rent ↓ 5% since listing

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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 +12.6/15.0
• Cash flow +7.8/30.0
• Schools +4.3/10.0
• Livability +3.5/5.0
• Rent growth +2.9/5.0
• 1% rule +2.5/10.0
• Condition / age +2.5/5.0
• DSCR +1.9/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Effingham County's most affordable BRAND NEW HOME! This 3 bedroom, 2 bath home boasts an open kitchen with island / great room floor plan with luxury vinyl plank flooring throughout living areas and carpet in the bedrooms. Granite kitchen countertops in the kitchen with a full stainless steel appliance package to include the fridge! Master bathroom includes a separate shower and cultured marble tops are included in all bathrooms. Home backs up to a wooded backyard adding to the privacy of this quiet, quaint community awaiting your buyer's vision of HOME!

Key facts

• Cultured marble tops
• Separate shower
• Open kitchen

Tags

• OPEN KITCHEN
• GREAT ROOM FLOOR PLAN
• LUXURY VINYL PLANK FLOORING
• GRANITE KITCHEN COUNTERTOPS
• SEPARATE SHOWER
• CULTURED MARBLE TOPS

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $299k.

Deal economics

• At list price, monthly cash flow is $-326 ($-4k/yr) — negative.
• To cash-flow at today's rent, offer at most $252k (15.8% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $223k (25.3% below list).
• Recommended offer: $223k (25.3% below list) — sets the bar for 1% rule.

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: Rents rising (+1.5%/yr); 262 active listings in the ZIP; 5 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 80% 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 32% 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 $9k 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 168 days — a 12% lower offer ($263k) is reasonable based on typical stale-listing flexibility.

Recommended offer $223,458 (25.3% 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 168 days. Have you received any prior offers? Is the seller open to a 25% 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. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. 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?
8. 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.
9. 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.
10. 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: 0.75% ✗
• Cap rate: 4.98%
• Cash-on-cash: -4.67%
• DSCR: 0.79
• GRM: 11.2

CMA / ARV

• ARV (median comp): $337,274
• List price: $299,000
• Delta: -11.35%
• Verdict: UNDERPRICED
• Comps: 10 within 1.0 mi

Show comp detail 4 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
113 Founders Dr	0.05mi	3/2.0	1,630 (0%)	7mo	$314,900	$193	92
109 Cobbleton Dr	0.25mi	3/2.0	1,680 (+3%)	3mo	$339,000	$202	81
122 Founders Dr	0.08mi	3/2.5	1,424 (-13%)	3mo	$292,500	$205	71
717 Mill Pond Rd	0.56mi	4/2.0 (+1)	1,620 (-1%)	4mo	$430,000	$265	64

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: -25.9%
• Equity multiple: 0.13×
• Total profit: $-72,445
• Equity at exit: $44,582

10-year hold

• IRR: -28.0%
• Equity multiple: -0.23×
• Total profit: $-102,682
• Equity at exit: $25,852

Cash invested: $83,720 (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 31326

• Home prices YoY: -31.5%
• Rents YoY: 1.5%
• Active inventory: 262
• Price-to-rent: 11.2×

Monthly cashflow live

• Estimated rent: $2,235 high
• Mortgage (P&I): −$1,568
• Tax est. 1.5%: −$374 /mo · $4,485/yr
• Insurance: −$125
• HOA: −$25
• Vacancy / Maint / Mgmt: −$469
• Net cashflow: $-326

Break-even live

Break-even rent $2,647

Max offer price $251,827

Occupancy floor —

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: $74,750
• Closing costs: $8,970
• Reserves months: —
• Total cash needed: —

Rent comps 5 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
768 Ebenezer Rd Rincon, GA	3.0	2.0	1600	$2,255	$1.41	44d	1	0.18mi
583 Mill Pond Rd Rincon, GA	3.0	1.5	1518	$1,800	$1.19	44d	1	0.78mi
106 Pine Thicket Way Springfield, GA	3.0	2.0	1111	$1,695	$1.53	14d	1	1.44mi
417 Shadowbrook Cir Springfield, GA	3.0	2.0	1140	$1,700	$1.49	44d	1	1.45mi
101 Mossy Oak Dr Springfield, GA	3.0	2.0	1135	$1,700	$1.50	44d	1	1.47mi

HOA detail

• Monthly dues: $25 · $300/yr

Listing history 21 events

1. 2026-06-18
   days on market $299,000 Active 168 DOM
2. 2026-06-17
   days on market $299,000 Active 167 DOM
3. 2026-06-16
   days on market $299,000 Active 166 DOM
4. 2026-06-15
   days on market $299,000 Active 165 DOM
5. 2026-06-14
   days on market $299,000 Active 163 DOM
6. 2026-06-13
   days on market $299,000 Active 162 DOM
7. 2026-06-10
   days on market $299,000 Active 160 DOM
8. 2026-06-09
   days on market $299,000 Active 159 DOM
9. 2026-06-08
   days on market $299,000 Active 158 DOM
10. 2026-06-07
    days on market $299,000 Active 157 DOM
11. 2026-06-05
    days on market $299,000 Active 154 DOM
12. 2026-06-03
    days on market $299,000 Active 153 DOM
13. 2026-06-02
    days on market $299,000 Active 152 DOM
14. 2026-06-01
    days on market $299,000 Active 151 DOM
15. 2026-05-31
    days on market $299,000 Active 150 DOM
16. 2026-05-30
    days on market $299,000 Active 149 DOM
17. 2026-02-21
    price $299,000 562-char remark

    Show marketing remark (562 chars)

    Effingham County's most affordable BRAND NEW HOME! This 3 bedroom, 2 bath home boasts an open kitchen with island / great room floor plan with luxury vinyl plank flooring throughout living areas and carpet in the bedrooms. Granite kitchen countertops in the kitchen with a full stainless steel appliance package to include the fridge! Master bathroom includes a separate shower and cultured marble tops are included in all bathrooms. Home backs up to a wooded backyard adding to the privacy of this quiet, quaint community awaiting your buyer's vision of HOME!

18. 2026-01-08
    price $315,000 562-char remark

    Show marketing remark (562 chars)

    Effingham County's most affordable BRAND NEW HOME! This 3 bedroom, 2 bath home boasts an open kitchen with island / great room floor plan with luxury vinyl plank flooring throughout living areas and carpet in the bedrooms. Granite kitchen countertops in the kitchen with a full stainless steel appliance package to include the fridge! Master bathroom includes a separate shower and cultured marble tops are included in all bathrooms. Home backs up to a wooded backyard adding to the privacy of this quiet, quaint community awaiting your buyer's vision of HOME!

19. 2026-01-07
    price $314,900 562-char remark

    Show marketing remark (562 chars)

    Effingham County's most affordable BRAND NEW HOME! This 3 bedroom, 2 bath home boasts an open kitchen with island / great room floor plan with luxury vinyl plank flooring throughout living areas and carpet in the bedrooms. Granite kitchen countertops in the kitchen with a full stainless steel appliance package to include the fridge! Master bathroom includes a separate shower and cultured marble tops are included in all bathrooms. Home backs up to a wooded backyard adding to the privacy of this quiet, quaint community awaiting your buyer's vision of HOME!

20. 2026-01-07
    price $299,900 562-char remark

    Show marketing remark (562 chars)

    Effingham County's most affordable BRAND NEW HOME! This 3 bedroom, 2 bath home boasts an open kitchen with island / great room floor plan with luxury vinyl plank flooring throughout living areas and carpet in the bedrooms. Granite kitchen countertops in the kitchen with a full stainless steel appliance package to include the fridge! Master bathroom includes a separate shower and cultured marble tops are included in all bathrooms. Home backs up to a wooded backyard adding to the privacy of this quiet, quaint community awaiting your buyer's vision of HOME!

21. 2026-01-01
    listed $314,900 Active 562-char remark

    Show marketing remark (562 chars)

    Effingham County's most affordable BRAND NEW HOME! This 3 bedroom, 2 bath home boasts an open kitchen with island / great room floor plan with luxury vinyl plank flooring throughout living areas and carpet in the bedrooms. Granite kitchen countertops in the kitchen with a full stainless steel appliance package to include the fridge! Master bathroom includes a separate shower and cultured marble tops are included in all bathrooms. Home backs up to a wooded backyard adding to the privacy of this quiet, quaint community awaiting your buyer's vision of HOME!

ⓘ 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: $26,815
• − Mortgage interest: −$16,749
• − Property taxes: −$4,485
• − Insurance: −$1,495
• − Repairs & maintenance: −$2,145
• − Management: −$2,145
• − HOA: −$300
• − Depreciation: −$8,698
• Taxable loss: −$9,202
• Est. tax savings @ 24.0%: +$2,209
• After-tax cash flow: $-1,704/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

• County: Effingham County · 68,439 people
• Metro: Savannah, GA
• Population (ZIP): 23,940
• Household income: $83,145
• Rent vs Own: 28.0% rent · 72.0% own
• Severe rent burden: 503.0

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 (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%

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

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

-5.0% since first listed

5 events — show timeline

• 2026-02-21 Price Changed $299,000 Hive MLS
• 2026-01-08 Price Changed $315,000 Hive MLS
• 2026-01-07 Price Changed $314,900 Hive MLS
• 2026-01-07 Price Changed $299,900 Hive MLS
• 2026-01-01 Listed $314,900 Hive MLS