Springhill A Plan · Pooler, GA 31322

$272,244

3 bd · 2.0 ba · 1,801 sqft · SingleFamily · 576 Days on market

Excellent condition ↓ 8% since listing

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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 +9.4/30.0
• ARV discount +7.5/15.0
• Condition / age +4.8/5.0
• Livability +3.3/5.0
• 1% rule +2.8/10.0
• DSCR +2.6/10.0
• Rent growth +1.7/5.0
• Schools +1.1/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Whether you're looking for cozy southern charm or a sleek and sophisticated craftsman, this house plan is the perfect fit for your home dreams. Enjoy quiet mornings on the front porch or spend endless evenings out on the optional deck. Inside, you'll find the perfect open space for friends and family to gather, as well as a spacious kitchen for bringing your cooking creations to life. The Springhill A is easy to fall in love with no matter what wants and needs you may have.

Key facts

• Listed 575 days

🏗️ New construction. The $272,244 list price is a builder figure, so every metric below is computed on the value from comparable previous sales — $274,311.

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $272k. Condition is rated excellent.

Deal economics

• At list price, monthly cash flow is $-198 ($-2k/yr) — negative.
• To cash-flow at today's rent, offer at most $246k (9.8% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $215k (21.1% below list).
• Recommended offer: $215k (21.1% below list) — sets the bar for 1% rule.
• Cap rate 5.4% vs local median 4.0% in Pooler — 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 66/100 on livability (#182 in GA) — a middle-class / working-renter tenant base. Strengths: housing A+, crime A-, employment A-; Watch: schools D+, amenities F, commute F.
• Savannah-Chatham County (urban): math 20% / reading 26% proficiency, ranked #134 of 174 in GA (top 77%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Market conditions: Rents falling (-3.4%/yr); 501 active listings in the ZIP; 7 comparable units currently listed for rent nearby; rentals lingering (median 93d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 100% of comp listings sitting > 30 days — soft ceiling on asking rent; solid renter incomes; 2,694 units permitted in Chatham County in 2024 (973 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $2k of loan paydown is wiped out by about $8k of value loss. Plan a longer hold.
• Chatham 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 576 days — a 12% lower offer ($240k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 2y ago; this cycle's ask has dropped $15k (5%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Recommended offer $214,896 (21.1% 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 576 days. Have you received any prior offers? Is the seller open to a 21% concession, seller financing, or rate buy-down credit?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. 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?
7. 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.
8. 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.
9. 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: 0.78% ✗
• Cap rate: 5.43%
• Cash-on-cash: -3.09%
• DSCR: 0.86
• GRM: 10.6

CMA / ARV

• ARV (median comp): $274,311
• List price: $272,244
• Delta: -0.75%
• Verdict: FAIR
• Comps: 20 within 2.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
315 Governor Gwinnett Way	0.73mi	3/2.0	1,796 (-0%)	3mo	$285,000	$159	63
1258 Homer City Way	1.33mi	3/2.0	1,702 (-6%)	4mo	$290,000	$170	52
439 Governor Treutlen Cir	0.74mi	3/2.5	1,926 (+7%)	4mo	$305,000	$158	49
449 Governor Treutlen Cir	0.74mi	3/2.5	1,933 (+7%)	4mo	$296,100	$153	48
569 Governor Treutlen Cir	0.68mi	3/2.5	1,998 (+11%)	1mo	$240,000	$120	47
4 Ryan Ct	1.24mi	3/2.0	1,627 (-10%)	2mo	$249,000	$153	47
576 Governor Treutlen Cir	0.65mi	3/2.5	1,992 (+11%)	4mo	$265,000	$133	46
545 Governor Treutlen Cir	0.67mi	3/2.5	1,605 (-11%)	4mo	$240,000	$150	45
127 Morgan St	1.37mi	3/2.0	1,552 (-14%)	1mo	$279,000	$180	41
407 Macdonald St	1.29mi	3/2.0	1,414 (-22%)	3mo	$282,000	$199	38
220 S Skinner Ave	1.05mi	3/2.0	1,403 (-22%)	4mo	$380,000	$271	37
302 Governor Gwinnett Way	0.71mi	3/2.5	2,202 (+22%)	4mo	$242,000	$110	37

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 · 0.0% rent growth · sell at horizon

5-year hold

• IRR: -24.9%
• Equity multiple: 0.18×
• Total profit: $-63,328
• Equity at exit: $40,901

10-year hold

• IRR: -33.1%
• Equity multiple: -0.24×
• Total profit: $-95,592
• Equity at exit: $23,717

Cash invested: $76,807 (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 →

Active competition Active MLS

• For sale now: 4 active · 1 under contract
• Median asking: $322,162 ($151/sqft)
• Median days on market: 669 d
• This list price: lowest-priced of the active set
• ARV vs active asking: +0.8% vs current asking $/sqft

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

ZIP-level market 31322

• Home prices YoY: -32.2%
• Rents YoY: -3.4%
• Active inventory: 501
• Price-to-rent: 10.6×

Monthly cashflow live

• Estimated rent: $2,149 high
• Mortgage (P&I): −$1,439
• Tax est. 1.5%: −$343 /mo · $4,115/yr
• Insurance: −$114
• HOA: −$0
• Vacancy / Maint / Mgmt: −$451
• Net cashflow: $-198

Break-even live

Break-even rent $2,400

Max offer price $245,657

Occupancy floor —

Sensitivity live

Price	-10% $-8	-5% $-103	+0% $-198	+5% $-293	+10% $-388
Rent	-10% $-368	-5% $-283	+0% $-198	+5% $-113	+10% $-28
Rate	-1.0pp $-60	-0.5pp $-128	base $-198	+0.5pp $-269	+1.0pp $-341

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: $68,578
• Closing costs: $8,229
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Rent comps 7 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
573 Governor Treutlen Cir Pooler, GA	3.0	2.5	1728	$2,100	$1.22	93d	1	0.70mi
337 Governor Gwinnett Way Pooler, GA	3.0	2.0	1714	$1,995	$1.16	93d	1	0.74mi
461 Governor Treutlen Cir Pooler, GA	3.0	2.5	1685	$2,145	$1.27	63d	1	0.75mi
500 Gov Treutlen Cir Pooler, GA	3.0	2.5	1605	$2,250	$1.40	72d	1	0.77mi
464 Governor Treutlen Cir Pooler, GA	3.0	2.5	1825	$2,050	$1.12	93d	1	0.79mi
313 Manden Rd Unit 1244797P Pooler, GA	3.0	2.0	1496	$5,585	$3.73	93d	1	1.22mi
1224 Crawford Way Unit 1291585P Pooler, GA	3.0	2.0	1539	$2,140	$1.39	63d	1	1.39mi

Listing history 50 events

1. 2026-08-08
   days on market $272,244 Active 576 DOM
2. 2026-08-07
   days on market $272,244 Active 575 DOM
3. 2026-08-06
   days on market $272,244 Active 574 DOM
4. 2026-08-05
   days on market $272,244 Active 573 DOM
5. 2026-08-04
   days on market $272,244 Active 572 DOM
6. 2026-08-03
   days on market $272,244 Active 571 DOM
7. 2026-07-31
   days on market $272,244 Active 568 DOM
8. 2026-07-30
   days on market $272,244 Active 567 DOM
9. 2026-07-29
   days on market $272,244 Active 566 DOM
10. 2026-07-27
    days on market $272,244 Active 564 DOM
11. 2026-07-25
    days on market $272,244 Active 562 DOM
12. 2026-07-23
    days on market $272,244 Active 560 DOM
13. 2026-07-22
    days on market $272,244 Active 559 DOM
14. 2026-07-21
    days on market $272,244 Active 558 DOM
15. 2026-07-18
    days on market $272,244 Active 555 DOM
16. 2026-07-16
    days on market $272,244 Active 553 DOM
17. 2026-07-16
    days on market $272,244 Active 552 DOM
18. 2026-07-14
    days on market $272,244 Active 551 DOM
19. 2026-07-13
    days on market $272,244 Active 550 DOM
20. 2026-07-12
    days on market $272,244 Active 549 DOM
21. 2026-07-11
    days on market $272,244 Active 548 DOM
22. 2026-07-10
    days on market $272,244 Active 547 DOM
23. 2026-07-09
    days on market $272,244 Active 546 DOM
24. 2026-07-08
    days on market $272,244 Active 545 DOM
25. 2026-07-07
    days on market $272,244 Active 544 DOM
26. 2026-07-06
    days on market $272,244 Active 543 DOM
27. 2026-07-05
    days on market $272,244 Active 542 DOM
28. 2026-07-04
    days on market $272,244 Active 541 DOM
29. 2026-07-03
    days on market $272,244 Active 540 DOM
30. 2026-07-02
    days on market $272,244 Active 539 DOM
31. 2026-07-01
    days on market $272,244 Active 538 DOM
32. 2026-06-30
    days on market $272,244 Active 537 DOM
33. 2026-06-29
    price $272,244 Active 536 DOM
34. 2026-06-29
    days on market $268,432 Active 536 DOM
35. 2026-06-28
    days on market $268,432 Active 535 DOM
36. 2026-06-28
    days on market $268,432 Active 534 DOM
37. 2026-06-27
    days on market $268,432 Active 533 DOM
38. 2026-06-25
    days on market $268,432 Active 531 DOM
39. 2026-06-23
    days on market $268,432 Active 529 DOM
40. 2026-06-21
    days on market $268,432 Active 528 DOM
41. 2026-06-18
    days on market $268,432 Active 525 DOM
42. 2026-06-17
    price $268,432 Active 524 DOM
43. 2026-06-17
    days on market $263,199 Active 524 DOM
44. 2026-06-16
    days on market $263,199 Active 523 DOM
45. 2026-06-15
    days on market $263,199 Active 522 DOM
46. 2026-06-14
    days on market $263,199 Active 520 DOM
47. 2026-06-13
    days on market $263,199 Active 519 DOM
48. 2026-06-10
    days on market $263,199 Active 517 DOM
49. 2026-06-09
    days on market $263,199 Active 516 DOM
50. 2026-06-08
    days on market $263,199 Active 515 DOM

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

Taxation est. · year 1

• Rental income: $25,788
• − Mortgage interest: −$15,366
• − Property taxes: −$4,115
• − Insurance: −$1,372
• − Repairs & maintenance: −$2,063
• − Management: −$2,063
• − Depreciation: −$7,980
• Taxable loss: −$7,170
• Est. tax savings @ 24.0%: +$1,721
• After-tax cash flow: $-655/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

Excellent 95/100 None rehab

This single-family home in Pooler, GA, is in excellent condition with no visible repairs needed. It offers a spacious kitchen, modern bathroom, and well-maintained exterior. Potential buyers and renters will appreciate the curb appeal and smart home features that can be added to further enhance its value.

Value-add opportunities

• Both Paint exterior siding — Fresh paint enhances curb appeal and can increase property value. ↑
• Both Replace front door — A new front door can improve the home's curb appeal and increase its value. ↑
• Both Install smart home security system — A smart home system can increase safety and add value to the property. ↑
• Both Add outdoor lighting — Well-lit exterior can enhance curb appeal and make the home more inviting at night. ↑

F Composite school gradezoned avg 11/100

Zoned Schools

Elementary Rice Creek School F GA #1,041/1,228 Nat'l #38,100/41,679 High Groves High School F GA #348/424 Nat'l #15,957/17,239

Schools (NCES district)

• District: Savannah-Chatham County
• NCES district ID: 1301020
• Math proficiency: 20% ▼ -11.00%
• Reading proficiency: 26% ▼ -5.00%
• Median HH income: $47,443
• Composite: 20.14/100
• National rank: #8639
• State rank: #134 of 174 in GA

C Composite livability gradescore 66/100

Livability — Pooler

• Score: 66/100
• State rank: #182
• US rank: #11364

Category grades

Amenities F Commute F Cost of living B+ Crime A- Employment A- Housing A+ Health & safety A- User ratings F

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Pooler, GA
• County: Chatham County · 332,584 people
• City population: 30,145
• Metro: Savannah, GA
• Population (ZIP): 30,145
• Household income: $91,344
• Rent vs Own: 38.5% rent · 61.5% own
• Severe rent burden: 7% of renters

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Population outlook (Chatham County) Hauer SSP2

• Today (2025): 332,584 people
• By 2030: 355,508 · +6.9%
• By 2040: 400,030 · +20.3%
• By 2050: 443,019 · +33.2%
• By 2075: 534,579 · +60.7%
• By 2100: 583,863 · +75.6%

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Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.65)
• Race & ethnicity: White 50% Black 31% Two or more races 9% Hispanic / Latino 7% Asian 2%
• Hispanic origin (detail): Mexican 1% Puerto Rican 2% Cuban 2%
• Common ancestry: Romanian 1% Slovak 1% Italian 1%
• Foreign-born: 13% · Canada, Jamaica, Vietnam
• Languages at home: 86% English-only · Spanish 8% Other Indo-European 2% French/Haitian/Cajun 1%

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Political lean MEDSL · Chatham

• 2024 margin: D (+18.0) · D 58.6% · R 40.6%
• 2008→2024 swing: +3.6pp toward D · 2008: 14.4pp · 2024: 18.0pp
• All cycles: 2024: D+18.0 2020: D+18.8 2016: D+14.5 2012: D+12.0 2008: D+14.4

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -116.17%
• Current HPI: 244.2052
• Rent YoY: ▼ -3.35%
• Metro: Savannah, GA
• State GDP YoY: ▲ 2.66%
• F500 in state: 28

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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

-8.3% since first listed

11 events — show timeline

• 2026-02-25 Relisted — Zillow
• 2026-02-18 Delisted — Zillow
• 2026-02-16 Price Changed $263,199 Zillow
• 2025-10-15 Relisted — Zillow
• 2025-10-15 Price Changed $259,591 Zillow
• 2025-06-09 Delisted — Zillow
• 2025-06-04 Relisted — Zillow
• 2025-05-27 Delisted — Zillow
• 2025-04-05 Relisted — Zillow
• 2025-04-05 Delisted — Zillow
• 2024-08-19 Listed $287,129 Zillow