1580 Clyo Kildare Rd · Springfield, GA 31303

$269,900

4 bd · 2.0 ba · 2,240 sqft · Manufactured public records · 27 Days on market

Built 2001 2.00 ac lot

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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 +24.0/30.0
• Appreciation +10.0/10.0
• DSCR +7.7/10.0
• ARV discount +7.5/15.0
• 1% rule +5.1/10.0
• Schools +4.3/10.0
• Livability +3.5/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks

BACK ON THE MARKET AT NO FAULT TO THE SELLER. Fully renovated 4-bedroom, 2-bathroom home with 2,240 Square feet on 2 acres in Effingham County! This move-in ready property features a permanent foundation and has been completely updated with a new roof, new HVAC system, updated flooring, fresh paint, and modern finishes throughout. Enjoy the space and privacy of country living with plenty of room for outdoor activities, expansion, or simply relaxing on your own land. Conveniently located with easy access to Rincon, Springfield, and Savannah, this property offers the perfect balance of quiet living and accessibility. FHA and VA eligible with a permanent foundation. Don’t miss your chanc

Key facts

• Fresh paint
• Permanent foundation
• Modern finishes

Tags

• PERMANENT FOUNDATION
• NEW ROOF
• NEW HVAC SYSTEM
• UPDATED FLOORING
• FRESH PAINT
• MODERN FINISHES

Property features AI

Exterior

• Utilities: Private well water; Septic system
• Home design: Manufactured home; Single-story; No shared/common walls
• Construction: Vinyl siding; 2-acre lot
• Exterior features: Metal roof; Property offers a view; Underground utilities

Interior

• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating (electric); Central air conditioning (electric)
• Interior features: Wood-burning stove fireplace in the living room; Electric water heater
• Laundry & utility: Dedicated laundry room

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath manufactured listed at $270k.

Deal economics

• At list price, monthly cash flow is $530 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $270k).
• Recommended offer: $266k (1.5% below list) — sets the bar for market timing.
• Cap rate 8.6% 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 $29k of equity ($2k loan paydown + $27k 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 $76k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 2, 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 27 days — a 2% lower offer ($266k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 13y ago 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 $67k; list at $270k implies a 303% 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; extreme-heat days projected 7→18/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $265,851 (1.5% below list)

Questions for the listing agent

1. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
2. 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?
3. 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.
4. 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.
5. 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: 1.01% ✓
• Cap rate: 8.65%
• Cash-on-cash: 8.41%
• DSCR: 1.37
• GRM: 8.2

CMA / ARV

No comps found within radius.

Projected returns pro-forma

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

5-year hold

• IRR: 30.4%
• Equity multiple: 3.39×
• Total profit: $180,617
• Equity at exit: $243,147

10-year hold

• IRR: 26.3%
• Equity multiple: 7.68×
• Total profit: $505,155
• Equity at exit: $524,356

Cash invested: $75,572 (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: 8.2×

Monthly cashflow live

• Estimated rent: $2,730 medium
• Mortgage (P&I): −$1,415
• Tax from tax record: −$100 /mo · $1,196/yr
• Insurance: −$112
• HOA: −$0
• Vacancy / Maint / Mgmt: −$573
• Net cashflow: $530

Break-even live

Break-even rent $2,060

Max offer price $269,900

Occupancy floor 76%

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: $67,475
• Closing costs: $8,097
• Reserves months: —
• Total cash needed: —

Listing history 20 events

1. 2026-06-15
   status $269,900 Pending 27 DOM
2. 2026-06-15
   days on market $269,900 Active 27 DOM
3. 2026-06-14
   days on market $269,900 Active 25 DOM
4. 2026-06-13
   days on market $269,900 Active 24 DOM
5. 2026-06-10
   days on market $269,900 Active 22 DOM
6. 2026-06-09
   days on market $269,900 Active 21 DOM
7. 2026-06-08
   days on market $269,900 Active 20 DOM
8. 2026-06-07
   days on market $269,900 Active 19 DOM
9. 2026-06-05
   days on market $269,900 Active 16 DOM
10. 2026-06-03
    days on market $269,900 Active 15 DOM
11. 2026-06-02
    days on market $269,900 Active 14 DOM
12. 2026-06-01
    days on market $269,900 Active 13 DOM
13. 2026-05-31
    days on market $269,900 Active 12 DOM
14. 2026-05-30
    days on market $269,900 Active 11 DOM
15. 2026-05-23
    status Active
16. 2026-04-28
    status Pending
17. 2026-04-24
    listed $269,900 Active
18. 2025-05-13
    soldstatus $67,000
19. 2014-01-01
    historical
20. 2013-01-28
    listed $45,000

ⓘ 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: $1,196 · $100/mo
• Projected year-2 tax: $2,483 · $207/mo
• Expected delta: +$1,287/yr (+$107/mo · 107.6%)

ⓘ 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 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: $32,766
• − Mortgage interest: −$15,119
• − Property taxes: −$1,196
• − Insurance: −$1,350
• − Repairs & maintenance: −$2,621
• − Management: −$2,621
• − Depreciation: −$7,852
• Taxable income: $2,007
• Est. tax owed @ 24.0%: −$482
• After-tax cash flow: $5,873/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

+499.8% since first listed

6 events — show timeline

• 2026-05-23 Relisted — Hive MLS
• 2026-04-28 Pending — Hive MLS
• 2026-04-24 Listed $269,900 Hive MLS
• 2025-05-13 Sold (Public Records) $67,000 Public Records
• 2014-01-01 Listing Removed — Hive MLS
• 2013-01-28 Listed $45,000 Hive MLS

Property tax history

+0.5%/yr

Latest (2025): $1,196 · +56.5% YoY. Source: county tax records.