114 Marion Ave · Springfield, GA 31303

$170,000

2 bd · 1.0 ba · 1,079 sqft · SingleFamily public records · 153 Days on market

Built 1984 1.57 ac lot $158/sqft · 10% above area Est $140k · 21% 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 +26.1/30.0
• Appreciation +10.0/10.0
• DSCR +8.8/10.0
• 1% rule +6.7/10.0
• Schools +4.3/10.0
• Livability +3.5/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• ARV discount +0.0/15.0

Listing remarks MLS

Rare owner/investment opportunity featuring two dwellings on one 1.5 acre parcel. Once owned by the Railroad in the 1800's, The property includes a historic home dating back to 1874 that is ready for renovation, making it an ideal project for an investor, builder, or restoration enthusiast looking to add significant value. In addition to the historic structure, the property includes a modestly renovated single wide mobile home that is move in ready. This provides immediate living space or rental income while completing the renovation on the home, offering excellent flexibility and cash flow potential. With 1.54 acres, this property supports multiple investment strategies including renovation and resale, long term rental, multi generational living, or live in one while renovating the other or even separate the lot into 2 parcels id permitted. Opportunities like this are hard to find, especially with usable land, existing structures, and income producing potential already in place. Bring your vision and unlock the value of this unique property. Ideal for investors seeking value add potential with immediate usability. Old house, gutted to look at structural integrity Trailer New roof New windows Siding Porches/ awnings New flooring Cabinets HVAC Shower controls Tile over tubs Painting New deep well 1-1.5 years ago

Key facts

• Usable land
• Historic home
• 1.57 acre lot

Tags

• HISTORIC HOME
• USABLE LAND
• INCOME PRODUCING POTENTIAL

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $170k.

Deal economics

• At list price, monthly cash flow is $429 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $170k).
• Recommended offer: $150k (12.0% below list) — sets the bar for market timing.
• Cap rate 9.3% 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: 13 active listings in the ZIP; 836 units permitted in Effingham County in 2024 (46 in 5+ unit buildings).

Forward outlook

• In year one you build about $18k of equity ($1k loan paydown + $17k appreciation (10.0% local appreciation)).
• Effingham County population projected at +33% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• At projected returns (10.0% appreciation + 3.0% rent growth), your $48k cash investment doubles in ~2 years — after that, you're playing with house money.
• By year 3, paydown + projected appreciation supports a ~$46k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 153 days — a 12% lower offer ($150k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 8y ago; this cycle's ask has dropped $18k (10%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $18k; list at $170k implies a 844% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 80% 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 $149,600 (12.0% below list)

Questions for the listing agent

1. It's been on market 153 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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.
6. 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.
7. 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: 1.17% ✓
• Cap rate: 9.32%
• Cash-on-cash: 10.81%
• DSCR: 1.48
• GRM: 7.1

CMA / ARV

• ARV (median comp): $140,059
• List price: $170,000
• Delta: 21.38%
• Verdict: OVERPRICED
• Comps: 2 within 2.0 mi

Projected returns pro-forma

10.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 32.2%
• Equity multiple: 3.52×
• Total profit: $119,915
• Equity at exit: $153,149

10-year hold

• IRR: 27.8%
• Equity multiple: 7.97×
• Total profit: $331,665
• Equity at exit: $330,273

Cash invested: $47,600 (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 →

ZIP-level market 31303

• Home prices YoY: 10.3%
• Active inventory: 13
• Price-to-rent: 7.1×

Monthly cashflow live

• Estimated rent: $1,988 medium
• Mortgage (P&I): −$891
• Tax from tax record: −$179 /mo · $2,149/yr
• Insurance: −$71
• HOA: −$0
• Vacancy / Maint / Mgmt: −$417
• Net cashflow: $429

Break-even live

Break-even rent $1,445

Max offer price $170,000

Occupancy floor 73%

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: $42,500
• Closing costs: $5,100
• Reserves months: —
• Total cash needed: —

Listing history 22 events

1. 2026-06-18
   days on market $170,000 Active 153 DOM
2. 2026-06-17
   days on market $170,000 Active 152 DOM
3. 2026-06-16
   days on market $170,000 Active 151 DOM
4. 2026-06-15
   days on market $170,000 Active 150 DOM
5. 2026-06-14
   days on market $170,000 Active 148 DOM
6. 2026-06-13
   days on market $170,000 Active 147 DOM
7. 2026-06-10
   days on market $170,000 Active 145 DOM
8. 2026-06-09
   days on market $170,000 Active 144 DOM
9. 2026-06-08
   days on market $170,000 Active 143 DOM
10. 2026-06-07
    days on market $170,000 Active 142 DOM
11. 2026-06-05
    days on market $170,000 Active 139 DOM
12. 2026-06-03
    days on market $170,000 Active 138 DOM
13. 2026-06-02
    days on market $170,000 Active 137 DOM
14. 2026-06-01
    days on market $170,000 Active 136 DOM
15. 2026-05-31
    days on market $170,000 Active 135 DOM
16. 2026-05-30
    days on market $170,000 Active 134 DOM
17. 2026-03-14
    price $170,000 1346-char remark

    Show marketing remark (1346 chars)

    Rare owner/investment opportunity featuring two dwellings on one 1.5 acre parcel. Once owned by the Railroad in the 1800's, The property includes a historic home dating back to 1874 that is ready for renovation, making it an ideal project for an investor, builder, or restoration enthusiast looking to add significant value. In addition to the historic structure, the property includes a modestly renovated single wide mobile home that is move in ready. This provides immediate living space or rental income while completing the renovation on the home, offering excellent flexibility and cash flow potential. With 1.54 acres, this property supports multiple investment strategies including renovation and resale, long term rental, multi generational living, or live in one while renovating the other or even separate the lot into 2 parcels id permitted. Opportunities like this are hard to find, especially with usable land, existing structures, and income producing potential already in place. Bring your vision and unlock the value of this unique property. Ideal for investors seeking value add potential with immediate usability. Old house, gutted to look at structural integrity Trailer New roof New windows Siding Porches/ awnings New flooring Cabinets HVAC Shower controls Tile over tubs Painting New deep well 1-1.5 years ago

18. 2026-01-16
    listed $188,000 Active 1346-char remark

    Show marketing remark (1346 chars)

    Rare owner/investment opportunity featuring two dwellings on one 1.5 acre parcel. Once owned by the Railroad in the 1800's, The property includes a historic home dating back to 1874 that is ready for renovation, making it an ideal project for an investor, builder, or restoration enthusiast looking to add significant value. In addition to the historic structure, the property includes a modestly renovated single wide mobile home that is move in ready. This provides immediate living space or rental income while completing the renovation on the home, offering excellent flexibility and cash flow potential. With 1.54 acres, this property supports multiple investment strategies including renovation and resale, long term rental, multi generational living, or live in one while renovating the other or even separate the lot into 2 parcels id permitted. Opportunities like this are hard to find, especially with usable land, existing structures, and income producing potential already in place. Bring your vision and unlock the value of this unique property. Ideal for investors seeking value add potential with immediate usability. Old house, gutted to look at structural integrity Trailer New roof New windows Siding Porches/ awnings New flooring Cabinets HVAC Shower controls Tile over tubs Painting New deep well 1-1.5 years ago

19. 2018-06-05
    soldstatus $18,000 748-char remark

    Show marketing remark (748 chars)

    LOST IN TIME! Lets take a journey back to 1874, could you imagine how beautiful this newly finished farmhouse was. Imagine how happy the owners were, the war is over and life can begin anew. Picture a shinny tin roof with fresh white paint and dark wooden shutters. On the large front porch there is smell of apple pie coming from the window, a cold glass of sweet tea sweats while the aroma of fresh cut grass surrounds the warm spring day. Now, fast forward back to 2018. You could own this piece of history, sitting on 1.5 acres and waiting to be reborn. This home has survived the test of time...now, it needs your help. Just a vision and some love could make this home brilliant once again. Adjacent to the farm house is a mobile home as well.

20. 2018-06-05
    soldstatus $18,000

    Show marketing remark (748 chars)

    LOST IN TIME! Lets take a journey back to 1874, could you imagine how beautiful this newly finished farmhouse was. Imagine how happy the owners were, the war is over and life can begin anew. Picture a shinny tin roof with fresh white paint and dark wooden shutters. On the large front porch there is smell of apple pie coming from the window, a cold glass of sweet tea sweats while the aroma of fresh cut grass surrounds the warm spring day. Now, fast forward back to 2018. You could own this piece of history, sitting on 1.5 acres and waiting to be reborn. This home has survived the test of time...now, it needs your help. Just a vision and some love could make this home brilliant once again. Adjacent to the farm house is a mobile home as well.

21. 2018-03-12
    listed $30,000 748-char remark

    Show marketing remark (748 chars)

    LOST IN TIME! Lets take a journey back to 1874, could you imagine how beautiful this newly finished farmhouse was. Imagine how happy the owners were, the war is over and life can begin anew. Picture a shinny tin roof with fresh white paint and dark wooden shutters. On the large front porch there is smell of apple pie coming from the window, a cold glass of sweet tea sweats while the aroma of fresh cut grass surrounds the warm spring day. Now, fast forward back to 2018. You could own this piece of history, sitting on 1.5 acres and waiting to be reborn. This home has survived the test of time...now, it needs your help. Just a vision and some love could make this home brilliant once again. Adjacent to the farm house is a mobile home as well.

22. 2018-03-12
    listed $30,000

    Show marketing remark (748 chars)

    LOST IN TIME! Lets take a journey back to 1874, could you imagine how beautiful this newly finished farmhouse was. Imagine how happy the owners were, the war is over and life can begin anew. Picture a shinny tin roof with fresh white paint and dark wooden shutters. On the large front porch there is smell of apple pie coming from the window, a cold glass of sweet tea sweats while the aroma of fresh cut grass surrounds the warm spring day. Now, fast forward back to 2018. You could own this piece of history, sitting on 1.5 acres and waiting to be reborn. This home has survived the test of time...now, it needs your help. Just a vision and some love could make this home brilliant once again. Adjacent to the farm house is a mobile home as well.

ⓘ 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: $2,149 · $179/mo
• Projected year-2 tax: $2,149 · $179/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 5/10 Major
• 🌡 Heat 8/10 Severe 7 d/yr ≥109°F today · 18 d/yr by 30 yrs out
• 💨 Wind 8/10 Severe 80% 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: $23,854
• − Mortgage interest: −$9,523
• − Property taxes: −$2,149
• − Insurance: −$850
• − Repairs & maintenance: −$1,908
• − Management: −$1,908
• − Depreciation: −$4,945
• Taxable income: $2,570
• Est. tax owed @ 24.0%: −$617
• After-tax cash flow: $4,530/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

• Population (ZIP): 2,056

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 (79%)
• Race & ethnicity: White 79% Black 20%
• Common ancestry: Lithuanian 4% Iranian 2% Danish 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: ▲ 26.48%
• Current HPI: 284.5809
• 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

+466.7% since first listed

6 events — show timeline

• 2026-03-14 Price Changed $170,000 Hive MLS
• 2026-01-16 Listed $188,000 Hive MLS
• 2018-06-05 Sold (MLS) $18,000 Hive MLS
• 2018-06-05 Sold (MLS) $18,000 GAMLS
• 2018-03-12 Listed $30,000 Hive MLS
• 2018-03-12 Listed $30,000 GAMLS

Property tax history

+20.7%/yr

Latest (2025): $2,149 · +69.0% YoY. Source: county tax records.