404 S Maple St · Springfield, GA 31329

$215,000

3 bd · 1.0 ba · 800 sqft · SingleFamily public records · 89 Days on market

Built 1955 5,227 sqft lot $269/sqft · at area comps Est $226k · at est.

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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).

• Cash flow +12.4/30.0
• ARV discount +9.6/15.0
• Schools +4.3/10.0
• DSCR +3.7/10.0
• Livability +3.5/5.0
• 1% rule +3.0/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Recently updated home on quiet cut-de-sac within walking distance or a golf-cart ride away from Laurel St. , a. k. a. the 'Stars Hollow' of Effingham County, GA! This 3 bed, 1 bath home features beautiful floors and neutral colors throughout. Don't let the square-footage keep you away; the floorplan uses the space well! Enjoy peace and quiet outside on the covered front & back decks, and when you don't feel like cooking, take the golf cart down the road for tacos, burgers, or ice cream! You will love being part of the Springfield community, "the heart of Effingham County. "

Key facts

• Covered back decks
• Covered front decks
• Walking distance

Tags

• QUIET CUT-DE-SAC
• WALKING DISTANCE
• COVERED FRONT DECKS
• COVERED BACK DECKS

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $215k.

Deal economics

• At list price, monthly cash flow is $-36 ($-435/yr) — negative.
• To cash-flow at today's rent, offer at most $209k (3.0% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $172k (19.8% below list).
• Recommended offer: $172k (19.8% below list) — sets the bar for 1% rule.
• Cap rate 6.1% 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; 7 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 71% 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).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $1k of loan paydown is wiped out by about $6k 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 89 days — a 6% lower offer ($202k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 3y ago; this cycle's ask has dropped $12k (5%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $115k; list at $215k implies a 87% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1955 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: severe wind risk, 96% chance of damaging wind over 30y; moderate wildfire risk; extreme-heat days projected 7→19/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $172,470 (19.8% 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 89 days. Have you received any prior offers? Is the seller open to a 20% concession, seller financing, or rate buy-down credit?
3. Built in 1955 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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: 0.80% ✗
• Cap rate: 6.09%
• Cash-on-cash: -0.72%
• DSCR: 0.97
• GRM: 10.4

CMA / ARV

• ARV (median comp): $225,682
• List price: $215,000
• Delta: -4.73%
• Verdict: FAIR
• Comps: 8 within 1.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: -17.5%
• Equity multiple: 0.38×
• Total profit: $-37,175
• Equity at exit: $32,057

10-year hold

• IRR: -9.6%
• Equity multiple: 0.41×
• Total profit: $-35,456
• Equity at exit: $18,589

Cash invested: $60,200 (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: 10.4×

Monthly cashflow live

• Estimated rent: $1,725 high
• Mortgage (P&I): −$1,127
• Tax from tax record: −$182 /mo · $2,180/yr
• Insurance: −$90
• HOA: −$0
• Vacancy / Maint / Mgmt: −$362
• Net cashflow: $-36

Break-even live

Break-even rent $1,771

Max offer price $208,597

Occupancy floor 97%

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: $53,750
• Closing costs: $6,450
• Reserves months: —
• Total cash needed: —

Rent comps 7 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
309 E 3rd St Springfield, GA	3.0	1.0	1000	$1,600	$1.60	44d	1	0.10mi
308 E 3rd St Springfield, GA	3.0	1.0	825	$1,200	$1.45	44d	1	0.13mi
402 E 3rd St Unit B Springfield, GA	2.0	2.0	925	$1,300	$1.41	23d	1	0.14mi
301 E Second St Springfield, GA	3.0	1.5	980	$1,295	$1.32	44d	1	0.15mi
141 Oakwood Dr Springfield, GA	3.0	2.0	1094	$1,700	$1.55	44d	1	0.27mi
1018 Poplar Ct Unit A Springfield, GA	2.0	2.0	1061	$1,450	$1.37	44d	1	0.64mi
813 N Ash St Unit B Springfield, GA	2.0	1.0	850	$1,200	$1.41	23d	1	0.72mi

Listing history 20 events

1. 2026-06-10
   days on market $215,000 Active 89 DOM
2. 2026-06-09
   days on market $215,000 Active 88 DOM
3. 2026-06-08
   days on market $215,000 Active 87 DOM
4. 2026-06-07
   days on market $215,000 Active 86 DOM
5. 2026-06-05
   days on market $215,000 Active 83 DOM
6. 2026-06-03
   days on market $215,000 Active 82 DOM
7. 2026-06-02
   days on market $215,000 Active 81 DOM
8. 2026-06-01
   days on market $215,000 Active 80 DOM
9. 2026-05-31
   days on market $215,000 Active 79 DOM
10. 2026-05-30
    days on market $215,000 Active 78 DOM
11. 2026-04-27
    price $215,000 596-char remark

    Show marketing remark (596 chars)

    Recently updated home on quiet cut-de-sac within walking distance or a golf-cart ride away from Laurel St. , a. k. a. the 'Stars Hollow' of Effingham County, GA! This 3 bed, 1 bath home features beautiful floors and neutral colors throughout. Don't let the square-footage keep you away; the floorplan uses the space well! Enjoy peace and quiet outside on the covered front & back decks, and when you don't feel like cooking, take the golf cart down the road for tacos, burgers, or ice cream! You will love being part of the Springfield community, "the heart of Effingham County. "

12. 2026-04-08
    price $219,000 596-char remark

    Show marketing remark (596 chars)

    Recently updated home on quiet cut-de-sac within walking distance or a golf-cart ride away from Laurel St. , a. k. a. the 'Stars Hollow' of Effingham County, GA! This 3 bed, 1 bath home features beautiful floors and neutral colors throughout. Don't let the square-footage keep you away; the floorplan uses the space well! Enjoy peace and quiet outside on the covered front & back decks, and when you don't feel like cooking, take the golf cart down the road for tacos, burgers, or ice cream! You will love being part of the Springfield community, "the heart of Effingham County. "

13. 2026-03-09
    listed $227,000 Active 596-char remark

    Show marketing remark (596 chars)

    Recently updated home on quiet cut-de-sac within walking distance or a golf-cart ride away from Laurel St. , a. k. a. the 'Stars Hollow' of Effingham County, GA! This 3 bed, 1 bath home features beautiful floors and neutral colors throughout. Don't let the square-footage keep you away; the floorplan uses the space well! Enjoy peace and quiet outside on the covered front & back decks, and when you don't feel like cooking, take the golf cart down the road for tacos, burgers, or ice cream! You will love being part of the Springfield community, "the heart of Effingham County. "

14. 2023-12-20
    historical $1,495
15. 2023-12-15
    listed $1,495
16. 2023-10-03
    soldstatus $115,000
17. 2021-11-23
    soldstatus $54,750
18. 2019-04-05
    soldstatus $65,000
19. 2008-09-09
    soldstatus $75,000
20. 2008-07-16
    soldstatus $85,000

ⓘ 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: $2,180 · $182/mo
• Projected year-2 tax: $2,180 · $182/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 9/10 Extreme 7 d/yr ≥109°F today · 19 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

Taxation est. · year 1

• Rental income: $20,696
• − Mortgage interest: −$12,043
• − Property taxes: −$2,180
• − Insurance: −$1,075
• − Repairs & maintenance: −$1,656
• − Management: −$1,656
• − Depreciation: −$6,255
• Taxable loss: −$4,168
• Est. tax savings @ 24.0%: +$1,000
• After-tax cash flow: $565/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

• Census place: Springfield, GA
• 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

+152.9% since first listed

10 events — show timeline

• 2026-04-27 Price Changed $215,000 Hive MLS
• 2026-04-08 Price Changed $219,000 Hive MLS
• 2026-03-09 Listed $227,000 Hive MLS
• 2023-12-20 Rental Removed $1,495 APPFOLIO
• 2023-12-15 Listed for Rent $1,495 APPFOLIO
• 2023-10-03 Sold (Public Records) $115,000 Public Records
• 2021-11-23 Sold (Public Records) $54,750 Public Records
• 2019-04-05 Sold (Public Records) $65,000 Public Records
• 2008-09-09 Sold (Public Records) $75,000 Public Records
• 2008-07-16 Sold (Public Records) $85,000 Public Records

Property tax history

+10.5%/yr

Latest (2025): $2,180 · +31.6% YoY. Source: county tax records.