179 Pearl Davis Rd · Springfield, GA 31329

$240,000

4 bd · 2.0 ba · 2,128 sqft · Other · 43 Days on market

Built 2000 1.10 ac lot $113/sqft · at area comps Est $241k · at est.

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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 +21.2/30.0
• ARV discount +7.7/15.0
• DSCR +6.7/10.0
• 1% rule +4.5/10.0
• 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

4 Bedroom 2 bathroom home on over 1 acre lot just north of Springfield. Split bedroom floor plan. Large open floor plan with a formal living room, den with fireplace, dining room, large laundry room, newer tin roof, hvac unit, private well.

Key facts

• 1.1 acre lot
• Built 2000
• Listed 43 days

Property features AI

Exterior

• Parking: Off-street parking
• Utilities: Private well water; Septic tank
• Home design: Residential mobile home
• Construction: Metal roof; Raised foundation
• Exterior features: Fenced yard; Wooded lot; Shed(s); Workshop; Has a view; Dirt road access

Interior

• Kitchen: Dishwasher; Oven; Range
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating (electric); Central air conditioning (electric)
• Interior features: Factory-built fireplace in the family room; Washer hookup and a dedicated laundry room; Electric water heater
• Laundry & utility: Washer hookup; Laundry room

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath other listed at $240k.

Deal economics

• At list price, monthly cash flow is $345 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $229k (4.7% below list).
• Recommended offer: $229k (4.7% below list) — sets the bar for 1% rule.
• Cap rate 8.0% 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; solid renter incomes; 836 units permitted in Effingham County in 2024 (46 in 5+ unit buildings).
• This rent runs 35% of the median local income ($78k/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 $7k 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 43 days — a 3% lower offer ($233k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 15y 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.

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 $228,634 (4.7% below list)

Questions for the listing agent

1. It's been on market 43 days. Have you received any prior offers? Is the seller open to a 5% concession, seller financing, or rate buy-down credit?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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.
5. 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.
6. 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: 0.95% ✗
• Cap rate: 8.02%
• Cash-on-cash: 6.16%
• DSCR: 1.27
• GRM: 8.7

CMA / ARV

• ARV (median comp): $240,865
• List price: $240,000
• Delta: -0.36%
• Verdict: FAIR
• Comps: 1 within 2.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: -6.8%
• Equity multiple: 0.75×
• Total profit: $-17,011
• Equity at exit: $35,785

10-year hold

• IRR: 2.7%
• Equity multiple: 1.20×
• Total profit: $13,120
• Equity at exit: $20,751

Cash invested: $67,200 (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: 8.7×

Monthly cashflow live

• Estimated rent: $2,286 medium
• Mortgage (P&I): −$1,259
• Tax from tax record: −$103 /mo · $1,233/yr
• Insurance: −$100
• HOA: −$0
• Vacancy / Maint / Mgmt: −$480
• Net cashflow: $345

Break-even live

Break-even rent $1,850

Max offer price $240,000

Occupancy floor 80%

Sensitivity live

Price	-10% $481	-5% $413	+0% $345	+5% $277	+10% $209
Rent	-10% $164	-5% $255	+0% $345	+5% $435	+10% $526
Rate	-1.0pp $466	-0.5pp $406	base $345	+0.5pp $283	+1.0pp $219

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: $60,000
• Closing costs: $7,200
• Reserves months: —
• Total cash needed: —

Listing history 27 events

1. 2026-06-18
   days on market $240,000 Active 43 DOM
2. 2026-06-17
   days on market $240,000 Active 42 DOM
3. 2026-06-16
   days on market $240,000 Active 41 DOM
4. 2026-06-15
   price $240,000 Active 40 DOM
5. 2026-06-15
   days on market $249,000 Active 40 DOM
6. 2026-06-14
   days on market $249,000 Active 38 DOM
7. 2026-06-13
   days on market $249,000 Active 37 DOM
8. 2026-06-10
   days on market $249,000 Active 35 DOM
9. 2026-06-09
   days on market $249,000 Active 34 DOM
10. 2026-06-08
    days on market $249,000 Active 33 DOM
11. 2026-06-07
    days on market $249,000 Active 32 DOM
12. 2026-06-05
    days on market $249,000 Active 29 DOM
13. 2026-06-03
    days on market $249,000 Active 28 DOM
14. 2026-06-02
    days on market $249,000 Active 27 DOM
15. 2026-06-01
    days on market $249,000 Active 26 DOM
16. 2026-05-31
    days on market $249,000 Active 25 DOM
17. 2026-05-30
    days on market $249,000 Active 24 DOM
18. 2026-05-06
    listed $249,000 Active 413-char remark
19. 2024-05-03
    soldstatus $245,500
20. 2024-05-02
    soldstatus $245,500 240-char remark

    Show marketing remark (242 chars)

    4 Bedroom 2 bathroom home on over 1 acre lot just north of Springfield. Split bedroom floor plan. Large open floor plan with a formal living room, den with fireplace, dining room, large laundry room, newer tin roof, hvac unit, private well.

21. 2024-05-02
    soldstatus $245,500 Sold

    Show marketing remark (242 chars)

    4 Bedroom 2 bathroom home on over 1 acre lot just north of Springfield. Split bedroom floor plan. Large open floor plan with a formal living room, den with fireplace, dining room, large laundry room, newer tin roof, hvac unit, private well.

22. 2024-04-22
    status Under Contract

    Show marketing remark (242 chars)

    4 Bedroom 2 bathroom home on over 1 acre lot just north of Springfield. Split bedroom floor plan. Large open floor plan with a formal living room, den with fireplace, dining room, large laundry room, newer tin roof, hvac unit, private well.

23. 2024-03-25
    status Pending Offer Approval

    Show marketing remark (242 chars)

    4 Bedroom 2 bathroom home on over 1 acre lot just north of Springfield. Split bedroom floor plan. Large open floor plan with a formal living room, den with fireplace, dining room, large laundry room, newer tin roof, hvac unit, private well.

24. 2024-03-22
    listed $249,900 240-char remark

    Show marketing remark (242 chars)

    4 Bedroom 2 bathroom home on over 1 acre lot just north of Springfield. Split bedroom floor plan. Large open floor plan with a formal living room, den with fireplace, dining room, large laundry room, newer tin roof, hvac unit, private well.

25. 2024-03-22
    listed $249,900 New

    Show marketing remark (242 chars)

    4 Bedroom 2 bathroom home on over 1 acre lot just north of Springfield. Split bedroom floor plan. Large open floor plan with a formal living room, den with fireplace, dining room, large laundry room, newer tin roof, hvac unit, private well.

26. 2011-11-30
    historical
27. 2011-09-14
    listed $39,900

ⓘ 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: $1,233 · $103/mo
• Projected year-2 tax: $2,208 · $184/mo
• Expected delta: +$975/yr (+$81/mo · 79.1%)

ⓘ 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: $27,436
• − Mortgage interest: −$13,444
• − Property taxes: −$1,233
• − Insurance: −$1,200
• − Repairs & maintenance: −$2,195
• − Management: −$2,195
• − Depreciation: −$6,982
• Taxable income: $188
• Est. tax owed @ 24.0%: −$45
• After-tax cash flow: $4,094/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): 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

+501.5% since first listed

11 events — show timeline

• 2026-06-15 Price Changed $240,000 Hive MLS
• 2026-05-06 Listed $249,000 Hive MLS
• 2024-05-03 Sold (Public Records) $245,500 Public Records
• 2024-05-02 Sold (MLS) $245,500 GAMLS
• 2024-05-02 Sold (MLS) $245,500 Hive MLS
• 2024-04-22 Pending — GAMLS
• 2024-03-25 Pending — GAMLS
• 2024-03-22 Listed $249,900 GAMLS
• 2024-03-22 Listed $249,900 Hive MLS
• 2011-11-30 Listing Removed — Hive MLS
• 2011-09-14 Listed $39,900 Hive MLS

Property tax history

+7.9%/yr

Latest (2025): $1,233 · +50.3% YoY. Source: county tax records.