Is 115 Daylily Dr in Springfield, GA a good investment?

CashFlowRE grades it F with a 4.9% cap rate and $-388/mo modeled cash flow at a $304,900 list price. See the full underwriting and recommended offer on the page.

What is the cap rate for 115 Daylily Dr?

The modeled cap rate is 4.9% — annual NOI divided by price, using CashFlowRE's rent and expense estimates.

What would this property rent for?

Estimated market rent is $2,531/month, from CashFlowRE's rent model.

🏗️ New Construction

F Composite 33.0

Why this score? — see what drove the F 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 +7.7/30.0
ARV discount +7.5/15.0
Condition / age +4.0/5.0
Schools +3.6/10.0
Livability +3.5/5.0
1% rule +2.5/10.0
Rent growth +2.5/5.0
DSCR +1.8/10.0
Appreciation +0.0/10.0

$304,900

115 Daylily Dr · Springfield, GA 31329

4 bd · 2.5 ba · 2,177 sqft · SingleFamily · 169 Days on market

Built 2026 Good condition 7,405 sqft lot Garage $42/mo HOA · 2% of rent

🖨 Deal sheet (PDF) 📄 Offer letter ✓ Due diligence

Listing remarks MLS

This Lancaster plan has a welcoming entry that leads to a private office and continues down the hall into the open-concept living area. The modern kitchen features stainless steel appliances, quartz countertops, an island with bar seating, and upgraded cabinetryperfect for both everyday living and entertaining. On the second level, the primary suite offers a peaceful retreat with a spacious bathroom that includes double vanities, a walk-in closet, and a garden tub with shower. The three additional bedrooms share a hall bathroom and conveniently located laundry room. Step outside to an uncovered back porch overlooking a spacious yard and enjoy the fully sodded yard, complete with landscaping and irrigation, which makes for easy upkeep. This home is conveniently located just minutes from downtown Springfield and within walking distance to Effingham County Middle and High School.

Key facts

Quartz countertops
Private office
Modern kitchen

What this means for you Summary

Snapshot

This is a 4-bed/2.5-bath single-family listed at $305k. Condition is rated good.

Deal economics

At list price, monthly cash flow is $-388 ($-5k/yr) — negative.
To cash-flow at today's rent, offer at most $283k (7.1% below list).
To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $253k (17.0% below list).
Recommended offer: $253k (17.0% 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-, amenities F, commute 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.
Zoned schools: Guyton Elementary School (math 45% / reading 35%, grade F, #427 of 1,228 statewide, top 35%, 739 students, 54% FRL); Effingham County Middle School (math 38% / reading 40%, grade F, #155 of 470 statewide, top 33%, 1,064 students, 52% FRL); Effingham County High School (math 28% / reading 27%, grade F, #158 of 424 statewide, top 37%, 2,108 students, 37% FRL).
Zoned-school proficiency averages 36% at this address vs 48% district-wide (-13 pts) — the specific schools serving this property underperform the Effingham County average; the district grade overstates school quality for this exact location.
Market conditions: 181 active listings in the ZIP; 3 comparable units currently listed for rent nearby; rentals leasing fast (median 3d on market — plan ~1-2 weeks tenant-placement turnaround); solid renter incomes; 836 units permitted in Effingham County in 2024 (46 in 5+ unit buildings).
This rent runs 39% 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 $10k 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 169 days — a 12% lower offer ($268k) is reasonable based on typical stale-listing flexibility.
2 sale attempts; this cycle's ask has dropped $54k (15%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

Climate carrying-cost: severe wind risk, 96% 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 $253,085 (17.0% below list)

Questions for the listing agent

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?
It's been on market 169 days. Have you received any prior offers? Is the seller open to a 17% concession, seller financing, or rate buy-down credit?
What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
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?
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?
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.
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.
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: 4.92%
Cash-on-cash: -4.90%
DSCR: 0.78
GRM: 11.2

CMA / ARV

ARV (median comp): $339,400
List price: $304,900
Delta: -10.16%
Verdict: UNDERPRICED
Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
170 Daylily Dr	0.04mi	4/2.5	2,166 (-0%)	4mo	$343,900	$159	94
114 Daylily Dr	0.04mi	4/2.5	2,236 (+3%)	3mo	$354,900	$159	91
121 Daylily Dr	0.00mi	5/2.5 (+1)	2,237 (+3%)	5mo	$357,884	$160	86
179 Daylily Dr	0.00mi	5/2.5 (+1)	2,237 (+3%)	5mo	$359,900	$161	86
160 Daylily Dr	0.04mi	5/3.0 (+1)	2,237 (+3%)	4mo	$376,098	$168	83
110 Stillhouse Dr	0.18mi	4/2.5	2,177 (0%)	12mo	$353,900	$163	81
166 Daylily Dr	0.04mi	4/2.5	2,431 (+12%)	2mo	$392,011	$161	77
173 Daylily Dr	0.00mi	4/2.5	2,429 (+12%)	5mo	$371,815	$153	77
174 Daylily Dr	0.04mi	4/2.0	1,927 (-12%)	5mo	$339,900	$176	73
110 Daylily Dr	0.04mi	4/2.0	1,889 (-13%)	4mo	$338,900	$179	70
104 Garnet Ct	0.20mi	4/2.5	2,431 (+12%)	12mo	$330,800	$136	61
113 Bridgewood Dr	0.25mi	4/2.5	2,474 (+14%)	11mo	$299,900	$121	57

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: -24.6%
Equity multiple: 0.16×
Total profit: $-79,655
Equity at exit: $50,606

10-year hold

IRR: -20.1%
Equity multiple: -0.06×
Total profit: $-100,934
Equity at exit: $29,345

Cash invested: $95,032 (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 →

Buyer's market Market conditions within 1.0 mi — comparable homes for sale

Active competition Active MLS

For sale now: 37 active · 16 under contract
Months of supply: 15.9 mo (6%/mo absorbed)
Median asking: $338,900 ($163/sqft)
Median days on market: 127 d
This list price: 3% of active listings are priced below it
ARV vs active asking: -4.5% vs current asking $/sqft

Closed sales set the value; these active listings set current market conditions and a practical price ceiling.

ZIP-level market 31329

Home prices YoY: -14.7%
Active inventory: 181
Price-to-rent: 10.0×

Monthly cashflow live

Estimated rent: $2,531 medium interval (Pro) →
Mortgage (P&I): −$1,780
Tax est. 1.5%: −$424 /mo · $5,091/yr
Insurance: −$141
HOA: −$42
Lot rent: −$0
Vacancy / Maint / Mgmt: −$531
Net cashflow: $-388

Break-even live

Break-even rent $3,022

Max offer price $283,235

Occupancy floor —

Sensitivity live

Price	-10% $-154	-5% $-271	+0% $-388	+5% $-505	+10% $-623
Rent	-10% $-588	-5% $-488	+0% $-388	+5% $-288	+10% $-188
Rate	-1.0pp $-217	-0.5pp $-302	base $-388	+0.5pp $-476	+1.0pp $-566

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: $84,850
Closing costs: $10,182
Club membership (one-time): —
Reserves months: —
Total cash needed: —

Loan-product check · same deal, 3 products live

Conventional

25% down · 7.5% · 30yr

Cash invested: —
Monthly P&I: —
Monthly cashflow: —
DSCR: —
Eligible?: —

Personal DTI + credit; lowest rate.

DSCR

20% down · 8.5% · 30yr

Cash invested: —
Monthly P&I: —
Monthly cashflow: —
DSCR: —
Eligible?: —

No personal income docs; deal must DSCR.

Hard money

10% down · 12.0% · 12mo

Cash invested: —
Monthly P&I: —
Monthly cashflow: —
DSCR: —
Eligible?: —

Short-term bridge; refi at stabilization.

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
107 Stillhouse Dr Springfield, GA	5.0	2.5	2236	$2,350	$1.05	0d	1	0.16mi
107 Stillhouse Dr Springfield, GA	5.0	2.5	2236	$2,350	$1.05	2d	1	0.16mi
131 Freesia Dr Springfield, GA	4.0	2.5	1930	$2,275	$1.18	184d	1	0.27mi

Property features AI

Finance

HOA & community: Homeowners association (annual fee $500)Community playgroundStreet lightsSidewalks

Exterior

Parking: Attached garage with garage door opener2 garage spaces
Utilities: Public waterPublic sewerUnderground utilities
Home design: Single-family residence2-storyUnder constructionNew constructionModel: Lancaster DBuilt by Mungo Homes
Construction: Frame construction with vinyl sidingAsphalt roofSlab foundationHome warranty includedEnergy-efficient windows
Exterior features: PatioFront porchCorner lotPaved road

Interior

Kitchen: DishwasherDisposalMicrowaveRangeSelf-cleaning ovenPlumbed for ice makerElectric water heater
Bathrooms: 2 full bathrooms1 half bathroom
Heating & cooling: Electric heating (zoned)Electric cooling (zoned)
Interior features: Breakfast barDouble vanityKitchen islandPantryRecessed lightingDouble pane windows
Laundry & utility: Laundry room (upper level)Washer hookup

HOA detail $42/mo · $504/yr

Likely covers: landscaping

Listing history 50 events

2026-11-08

days on market $304,900 Active 169 DOM
2026-11-07

days on market $304,900 Active 168 DOM
2026-11-06

days on market $304,900 Active 167 DOM
2026-11-06

price $304,900 Active 166 DOM
2026-11-05

days on market $346,900 Active 166 DOM
2026-11-04

days on market $346,900 Active 165 DOM
2026-11-02

days on market $346,900 Active 163 DOM
2026-11-01

days on market $346,900 Active 162 DOM
2026-10-31

days on market $346,900 Active 161 DOM
2026-10-30

days on market $346,900 Active 160 DOM
2026-10-29

days on market $346,900 Active 159 DOM
2026-10-28

days on market $346,900 Active 158 DOM
2026-10-27

days on market $346,900 Active 157 DOM
2026-10-26

days on market $346,900 Active 156 DOM
2026-10-26

days on market $346,900 Active 155 DOM
2026-10-24

days on market $346,900 Active 154 DOM
2026-10-23

days on market $346,900 Active 153 DOM
2026-10-22

days on market $346,900 Active 152 DOM
2026-10-21

price $346,900 Active 151 DOM
2026-10-21

days on market $348,900 Active 151 DOM
2026-10-20

days on market $348,900 Active 150 DOM
2026-10-19

days on market $348,900 Active 149 DOM
2026-10-18

days on market $348,900 Active 148 DOM
2026-10-17

days on market $348,900 Active 147 DOM
2026-10-16

days on market $348,900 Active 146 DOM
2026-10-15

days on market $348,900 Active 145 DOM
2026-10-14

days on market $348,900 Active 144 DOM
2026-10-13

days on market $348,900 Active 143 DOM
2026-10-12

days on market $348,900 Active 142 DOM
2026-10-11

days on market $348,900 Active 141 DOM
2026-10-10

days on market $348,900 Active 140 DOM
2026-10-09

days on market $348,900 Active 139 DOM
2026-10-08

days on market $348,900 Active 138 DOM
2026-10-07

days on market $348,900 Active 137 DOM
2026-10-06

days on market $348,900 Active 136 DOM
2026-10-05

days on market $348,900 Active 135 DOM
2026-10-04

days on market $348,900 Active 134 DOM
2026-10-03

days on market $348,900 Active 133 DOM
2026-10-02

days on market $348,900 Active 132 DOM
2026-10-01

days on market $348,900 Active 131 DOM
2026-09-30

days on market $348,900 Active 130 DOM
2026-09-29

days on market $348,900 Active 129 DOM
2026-09-28

days on market $348,900 Active 128 DOM
2026-09-27

days on market $348,900 Active 127 DOM
2026-09-26

days on market $348,900 Active 126 DOM
2026-09-26

price $348,900 Active 125 DOM
2026-09-25

days on market $349,900 Active 125 DOM
2026-09-24

days on market $349,900 Active 124 DOM
2026-09-23

days on market $349,900 Active 123 DOM
2026-09-22

days on market $349,900 Active 122 DOM

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

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 ≥110°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

Nearby sold comps map

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Walkable amenities ~0.75 mi

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Taxation est. · year 1

Rental income: $30,370
− Mortgage interest: −$19,012
− Property taxes: −$5,091
− Insurance: −$1,697
− Repairs & maintenance: −$2,430
− Management: −$2,430
− HOA: −$504
− Depreciation: −$9,873
Taxable loss: −$10,666

Your marginal tax rate % combined federal + state — saved on this device

Est. tax savings @ 24.0%: +$2,560
After-tax cash flow: $-2,098/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.

Condition & rehab AI · 3 photos

Good 80/100 Cosmetic rehab Est. rehab $10,885–$32,655 screening

This well-maintained Lancaster plan by Mungo Homes is ready for move-in with minor cosmetic updates to enhance its curb appeal and value.

Value-add opportunities

Both Paint exterior siding — Enhances curb appeal and value ↑
Resale Replace countertops — Quartz countertops are durable and aesthetically pleasing ↑
Resale Upgrade appliances — Stainless steel appliances are modern and attractive ↑

ⓘ Rehab cost is a screening estimate — Cosmetic scope × the home's square footage at US $/sqft rules of thumb (the same model as the Flip Finder). Get contractor quotes + a written scope before underwriting.

F Composite school gradezoned avg 36/100

Zoned Schools

Elementary Guyton Elementary School F GA #427/1,228 Nat'l #19,354/41,679 Middle Effingham County Middle School F GA #155/470 Nat'l #6,362/14,009 High Effingham County High School F GA #158/424 Nat'l #11,797/17,239

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

C Composite livability gradescore 69/100

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 · 67,399 people
Metro: Savannah, GA
Population (ZIP): 9,609
Household income: $78,483
Rent vs Own: 22.5% rent · 77.5% own
Severe rent burden: 6% of renters

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%
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
#203 WestRock Atlanta $19.3B #346 Graphic Packaging Holding Atlanta $9.4B
Retail	1	$160B
#24 Home Depot Atlanta $159.5B
Transportation / Logistics	1	$91B
#47 United Parcel Service Atlanta $91.1B
Airlines	1	$62B
#70 Delta Air Lines Atlanta $61.6B
Consumer Goods	1	$47B
#97 Coca-Cola Atlanta $47.1B
Utilities	1	$25B
#147 Southern Company Atlanta $24.9B

Price history

-0.1% since first listed

4 events — show timeline

2026-07-03 Price Changed $358,900 Zillow
2026-07-02 Price Changed $358,900 Hive MLS
2026-05-26 Listed $359,391 Zillow
2026-05-23 Listed $359,391 Hive MLS

Cash-flow waterfall

monthly

Sold comps — $/sqft

last 12 mo · ≤1 mi

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