887 Piercefield Dr · Richmond Hill, GA 31324

$289,750

3 bd · 2.0 ba · 1,251 sqft · SingleFamily public records · 59 Days on market

Built 1990 9,148 sqft lot $232/sqft · at area comps Est $289k · 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 +13.8/30.0
• ARV discount +7.4/15.0
• Schools +4.5/10.0
• DSCR +4.2/10.0
• Livability +3.5/5.0
• Rent growth +3.0/5.0
• 1% rule +2.7/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Great location with an affordable price! 3 Bedrooms and 2 Bath with a private back yard. Close to shopping, schools and churches. This home has fresh paint, new floors, new roof and new fencing. Come see this one!

Key facts

• New floors
• New fencing
• Fresh paint

Tags

• PRIVATE BACK YARD
• FRESH PAINT
• NEW FLOORS
• NEW ROOF
• NEW FENCING
• CLOSE TO SHOPPING

Property features AI

Exterior

• Parking: Attached garage with garage door opener; 1-car garage
• Utilities: Public water; Public sewer; Cable available; Underground utilities
• Home design: Single-family residence; Single-story
• Construction: Brick and frame construction; Asphalt roof; Slab foundation; Built on 0.21-acre lot
• Exterior features: Wood fenced yard; Interior lot; Asphalt road access; Publicly maintained road; Street lights and curbs in the community

Interior

• Kitchen: Dishwasher; Oven; Range; Refrigerator; Garbage disposal; Plumbed for ice maker; Electric water heater
• Bathrooms: 2 full bathrooms
• Heating & cooling: Heat pump heating and electric backup; Heat pump cooling (electric)
• Interior features: Pantry
• Laundry & utility: Washer hookup; Laundry located in bathroom; Dryer

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $290k.

Deal economics

• At list price, monthly cash flow is $29 ($343/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 $223k (23.1% below list).
• Recommended offer: $223k (23.1% below list) — sets the bar for 1% rule.
• Cap rate 6.4% vs local median 4.2% in Richmond Hill — 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 (#122 in GA) — a middle-class / working-renter tenant base. Strengths: housing A+, crime A, employment B; Watch: amenities F, commute F, health & safety F.
• Bryan County (rural): math 49% / reading 53% proficiency, ranked #14 of 174 in GA (top 8%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Zoned schools: Richmond Hill Primary School (799 students, 37% FRL); Richmond Hill Middle School (math 49% / reading 61%, grade B-, #51 of 470 statewide, top 11%, 1,894 students, 25% FRL); Richmond Hill High School (math 32% / reading 58%, grade D-, #46 of 424 statewide, top 11%, 2,454 students, 23% FRL) — zoned schools at 28% FRL track the district average.
• Market conditions: Rents rising (+2.2%/yr); 483 active listings in the ZIP; 23 comparable units currently listed for rent nearby; rentals at typical pace (median 26d on market — plan ~3-4 weeks tenant-placement turnaround); 43% of comp listings sitting > 30 days — soft ceiling on asking rent; high-income renter base; 510 units permitted in Bryan County in 2024 (68 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 $9k of value loss. Plan a longer hold.
• Bryan County population projected at +64% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.

Negotiation context

• It's been on market 59 days — a 3% lower offer ($281k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts 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, 99% chance of damaging wind over 30y; extreme-heat days projected 7→19/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $222,935 (23.1% below list)

Questions for the listing agent

1. It's been on market 59 days. Have you received any prior offers? Is the seller open to a 23% 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 B-rated — typically a magnet for longer-tenancy family renters. What's the average tenant stay here, and is there a school-zone premium baked into asking?
4. 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?
5. 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.
6. 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.
7. 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: 0.77% ✗
• Cap rate: 6.41%
• Cash-on-cash: 0.42%
• DSCR: 1.02
• GRM: 10.8

CMA / ARV

• ARV (median comp): $289,281
• List price: $289,750
• Delta: 0.16%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
900 Osprey Dr	0.31mi	3/2.0	1,245 (-0%)	3mo	$303,000	$243	82
207 Osprey Dr	0.17mi	3/2.0	1,318 (+5%)	2mo	$302,000	$229	81
26 Whippoorwill Ln E	0.17mi	3/2.0	1,323 (+6%)	2mo	$283,000	$214	81
74 Brown Thrasher Ct	0.25mi	3/2.0	1,257 (+0%)	9mo	$300,000	$239	80
366 Osprey Dr	0.13mi	3/2.0	1,348 (+8%)	3mo	$299,900	$222	79
80 Egret Cir	0.42mi	3/2.0	1,215 (-3%)	1mo	$290,000	$239	75
873 Piercefield Dr	0.02mi	4/2.0 (+1)	1,422 (+14%)	0mo	$330,000	$232	71
196 Bald Eagle Dr	0.26mi	3/2.0	1,318 (+5%)	10mo	$295,000	$224	71
160 Wild Honey Ct	0.36mi	3/2.0	1,311 (+5%)	10mo	$330,000	$252	68
368 Piercefield Dr	0.46mi	4/2.0 (+1)	1,292 (+3%)	11mo	$301,500	$233	59
109 Rice Gate Dr	0.70mi	3/2.0	1,365 (+9%)	1mo	$310,000	$227	52
261 Sandpiper Rd	0.54mi	3/2.0	1,069 (-14%)	7mo	$245,000	$229	45

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 · 2.17% rent growth · sell at horizon

5-year hold

• IRR: -16.5%
• Equity multiple: 0.42×
• Total profit: $-47,111
• Equity at exit: $43,203

10-year hold

• IRR: -9.7%
• Equity multiple: 0.42×
• Total profit: $-46,669
• Equity at exit: $25,052

Cash invested: $81,130 (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 31324

• Home prices YoY: -30.8%
• Rents YoY: 2.2%
• Active inventory: 483
• Price-to-rent: 10.8×

Monthly cashflow live

• Estimated rent: $2,229 high
• Mortgage (P&I): −$1,519
• Tax from tax record: −$92 /mo · $1,109/yr
• Insurance: −$121
• HOA: −$0
• Vacancy / Maint / Mgmt: −$468
• Net cashflow: $29

Break-even live

Break-even rent $2,193

Max offer price $289,750

Occupancy floor 94%

Sensitivity live

Price	-10% $193	-5% $111	+0% $29	+5% $-53	+10% $-135
Rent	-10% $-148	-5% $-59	+0% $29	+5% $117	+10% $205
Rate	-1.0pp $174	-0.5pp $102	base $29	+0.5pp $-47	+1.0pp $-123

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: $72,438
• Closing costs: $8,692
• Reserves months: —
• Total cash needed: —

Rent comps 23 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
286 Teal Lake Dr Unit 1244796P Richmond Hill, GA	4.0	2.0	1399	$2,641	$1.89	16d	1	0.05mi
170 Teal Lake Dr Richmond Hill, GA	3.0	2.0	1222	$2,000	$1.64	45d	1	0.15mi
43 Teal Lake Dr Richmond Hill, GA	3.0	2.0	1659	$2,200	$1.33	23d	1	0.18mi
494 Osprey Dr Richmond Hill, GA	3.0	2.0	1148	$1,950	$1.70	25d	1	0.18mi
78 Mallard Ln Richmond Hill, GA	3.0	2.0	1094	$1,850	$1.69	45d	1	0.32mi
66 Egret Cir Richmond Hill, GA	4.0	2.0	1446	$2,150	$1.49	45d	1	0.42mi
505 Harris Trail Rd Richmond Hill, GA	1.0–3.0	1.0–2.0	960	$1,851	$1.93	16d	31	0.46mi
505 Harris Trail Rd Richmond Hill, GA	1.0–3.0	1.0–2.0	960	$1,851	$1.93	45d	24	0.46mi
70 Quail Ln Richmond Hill, GA	4.0	2.5	1695	$2,650	$1.56	25d	1	0.46mi
348 Sterling Creek Dr Richmond Hill, GA	3.0	2.0	1247	$1,950	$1.56	45d	1	0.51mi
1821 Buckeye Dr Richmond Hill, GA	2.0	2.0	1260	$1,722	$1.37	16d	1	0.64mi
1821 Buckeye Dr Richmond Hill, GA	2.0	2.0	1260	$1,722	$1.37	45d	1	0.64mi
35 Sandpiper Rd Richmond Hill, GA	3.0	2.0	1296	$1,900	$1.47	25d	1	0.66mi
70 Vining Way Unit 2 Richmond Hill, GA	3.0	2.5	1548	$2,000	$1.29	25d	1	0.83mi
89 Blue Lake St Richmond Hill, GA	3.0	2.0	1353	$2,100	$1.55	25d	1	0.92mi
145 Conner Loop Richmond Hill, GA	3.0	2.5	1297	$1,800	$1.39	45d	1	0.99mi
13 Cypress Ln Richmond Hill, GA	3.0	2.5	1292	$1,925	$1.49	23d	1	1.14mi
707 Ferguson Ln Richmond Hill, GA	3.0	2.5	1507	$2,099	$1.39	45d	1	1.21mi
123 Alexander Way Richmond Hill, GA	3.0	2.0	1272	$2,000	$1.57	23d	1	1.22mi
23 Crossing Dr Richmond Hill, GA	3.0	2.5	1753	$2,500	$1.43	25d	1	1.36mi
110 Cantle Dr Richmond Hill, GA	3.0	2.5	1556	$1,900	$1.22	45d	1	1.42mi
375 Cantle Dr Richmond Hill, GA	3.0	2.5	1461	$1,900	$1.30	45d	1	1.43mi
440 Cantle Dr Richmond Hill, GA	3.0	2.5	1516	$1,875	$1.24	23d	1	1.44mi

Listing history 22 events

1. 2026-06-21
   days on market $289,750 Active 59 DOM
2. 2026-06-18
   days on market $289,750 Active 56 DOM
3. 2026-06-17
   days on market $289,750 Active 55 DOM
4. 2026-06-16
   days on market $289,750 Active 54 DOM
5. 2026-06-15
   days on market $289,750 Active 53 DOM
6. 2026-06-14
   days on market $289,750 Active 51 DOM
7. 2026-06-13
   days on market $289,750 Active 50 DOM
8. 2026-06-10
   days on market $289,750 Active 48 DOM
9. 2026-06-09
   days on market $289,750 Active 47 DOM
10. 2026-06-08
    days on market $289,750 Active 46 DOM
11. 2026-06-07
    days on market $289,750 Active 45 DOM
12. 2026-06-05
    days on market $289,750 Active 42 DOM
13. 2026-06-03
    days on market $289,750 Active 41 DOM
14. 2026-06-02
    days on market $289,750 Active 40 DOM
15. 2026-06-01
    days on market $289,750 Active 39 DOM
16. 2026-05-31
    days on market $289,750 Active 38 DOM
17. 2026-05-30
    days on market $289,750 Active 37 DOM
18. 2026-05-08
    status Active 213-char remark
19. 2026-05-02
    historical Active Under Contract 213-char remark
20. 2026-04-23
    listed $289,750 Active 213-char remark
21. 2025-08-19
    historical
22. 2025-05-12
    listed $260,000

ⓘ 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: $1,109 · $92/mo
• Projected year-2 tax: $2,666 · $222/mo
• Expected delta: +$1,557/yr (+$130/mo · 140.4%)

ⓘ 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 3/10 Moderate
• 🌡 Heat 9/10 Extreme 7 d/yr ≥108°F today · 19 d/yr by 30 yrs out
• 💨 Wind 8/10 Severe 99% 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: $26,752
• − Mortgage interest: −$16,231
• − Property taxes: −$1,109
• − Insurance: −$1,449
• − Repairs & maintenance: −$2,140
• − Management: −$2,140
• − Depreciation: −$8,429
• Taxable loss: −$4,745
• Est. tax savings @ 24.0%: +$1,139
• After-tax cash flow: $1,482/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: Bryan County
• NCES district ID: 1300570
• Math proficiency: 49% ▼ -2.00%
• Reading proficiency: 53% ▼ -2.00%
• Median HH income: $64,465
• Composite: 44.99/100
• National rank: #2701
• State rank: #14 of 174 in GA

Livability — Richmond Hill

• Score: 69/100
• State rank: #122
• US rank: #8778

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Richmond Hill, GA
• County: Bryan County · 37,406 people
• City population: 37,406
• Metro: Savannah, GA
• Population (ZIP): 37,406
• Household income: $122,378
• Rent vs Own: 22.2% rent · 77.8% own
• Severe rent burden: 562.0

Population outlook (Bryan County) Hauer SSP2

• Today (2025): 45,980 people
• By 2030: 51,583 · +12.2%
• By 2040: 63,184 · +37.4%
• By 2050: 75,400 · +64.0%
• By 2075: 105,363 · +129.1%
• By 2100: 124,959 · +171.8%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (70%)
• Race & ethnicity: White 70% Black 12% Hispanic / Latino 9% Two or more races 8% Asian 3%
• Hispanic origin (detail): Mexican 2% Puerto Rican 5%
• Common ancestry: Lithuanian 3% Romanian 2% Slovak 2%
• Foreign-born: 6% · Canada, Jamaica
• Languages at home: 89% English-only · Spanish 7% Other Indo-European 2% German/W. Germanic 1%

Political lean MEDSL · Bryan

• 2024 margin: Solid R (+36.3) · D 31.6% · R 67.9%
• 2008→2024 swing: +6.3pp toward D · 2008: -42.6pp · 2024: -36.3pp
• All cycles: 2024: R+36.3 2020: R+35.2 2016: R+43.2 2012: R+43.6 2008: R+42.6

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -95.54%
• Current HPI: 215.1789
• Rent YoY: ▲ 2.17%
• 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

+11.4% since first listed

5 events — show timeline

• 2026-05-08 Relisted — Hive MLS
• 2026-05-02 Contingent — Hive MLS
• 2026-04-23 Listed $289,750 Hive MLS
• 2025-08-19 Listing Removed — Hive MLS
• 2025-05-12 Listed $260,000 Hive MLS

Property tax history

+30.5%/yr

Latest (2025): $1,109 · -1.5% YoY. Source: county tax records.