119 Blackwater Way · Springfield, GA 31329

$255,000

3 bd · 2.0 ba · 1,095 sqft · SingleFamily public records · 274 Days on market

Built 2006 0.28 ac lot Est $242k · 5% over

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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 +12.9/30.0
• ARV discount +5.1/15.0
• Schools +4.3/10.0
• DSCR +3.9/10.0
• Livability +3.5/5.0
• 1% rule +2.8/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome to this charming 3-bedroom, 2-bath home located in the desirable Shadowbrook subdivision of Springfield, GA — with no HOA and just minutes from shopping, dining, schools, and all the conveniences of town! Situated on a spacious 0.28-acre lot, this home offers the perfect blend of comfort and potential. Step inside to an inviting layout featuring a well-sized living area, a functional kitchen, and a private primary suite complete with a large walk-in closet. Whether you're looking for your next home or a smart investment opportunity, this property checks all the boxes. Additional highlights include: 1-car garage Quiet, established neighborhood Excellent rental or owner-occupant potential Easy access to local amenities and commuter routes Don’t miss out on this fantastic opportunity in one of Springfield’s most convenient and sought-after areas. Schedule your showing today! Sale is contingent on Probate approval.

Key facts

• Spacious lot
• Large walk-in closet
• Quiet neighborhood

Tags

• SHADOWBROOK SUBDIVISION
• NO HOA
• SPACIOUS LOT
• PRIVATE PRIMARY SUITE
• LARGE WALK-IN CLOSET
• QUIET NEIGHBORHOOD

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $255k.

Deal economics

• At list price, monthly cash flow is $-19 ($-233/yr) — negative.
• To cash-flow at today's rent, offer at most $252k (1.3% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $200k (21.7% below list).
• Recommended offer: $200k (21.7% below list) — sets the bar for 1% rule.
• Cap rate 6.2% 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-, 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: Ebenezer Elementary School (math 60% / reading 52%, grade C+, #165 of 1,228 statewide, top 14%, 948 students, 38% FRL) — zoned schools at 38% FRL track the district average.
• Market conditions: 112 active listings in the ZIP; 9 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 56% 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).
• This rent runs 31% 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 $8k 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 274 days — a 12% lower offer ($224k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 8y 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, 97% 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 $199,756 (21.7% 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 274 days. Have you received any prior offers? Is the seller open to a 22% 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: 6.20%
• Cash-on-cash: -0.33%
• DSCR: 0.99
• GRM: 10.6

CMA / ARV

• ARV (on-the-fly): $241,995
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
90 Mossy Oak Dr	0.12mi	3/2.0	1,030 (-6%)	3mo	$240,600	$234	82
116 Knotty Pine Cir	0.24mi	3/2.0	1,093 (-0%)	8mo	$255,000	$233	82
433 Shadowbrook Cir	0.05mi	3/2.0	1,212 (+11%)	11mo	$264,000	$218	70
475 Shadowbrook Cir	0.30mi	3/2.0	1,200 (+10%)	3mo	$295,000	$246	68
122 Knotty Pine Cir	0.30mi	3/2.0	1,135 (+4%)	15mo	$272,000	$240	67
101 Blackwater Way	0.13mi	3/2.0	1,248 (+14%)	12mo	$258,000	$207	61
150 Knotty Pine Cir	0.26mi	3/2.0	1,246 (+14%)	6mo	$275,000	$221	59
88 Mossy Oak Dr	0.13mi	3/2.0	1,259 (+15%)	14mo	$259,900	$206	58
485 Shadowbrook Cir	0.42mi	3/2.0	1,228 (+12%)	8mo	$300,000	$244	53
111 Pine Thicket Way	0.21mi	3/2.0	1,248 (+14%)	18mo	$259,900	$208	52
161 Blackwater Way	0.31mi	3/2.0	1,248 (+14%)	13mo	$263,200	$211	51
102 Black Pine Dr	0.26mi	3/2.0	1,250 (+14%)	19mo	$275,000	$220	49

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: -16.9%
• Equity multiple: 0.40×
• Total profit: $-42,627
• Equity at exit: $38,021

10-year hold

• IRR: -8.8%
• Equity multiple: 0.45×
• Total profit: $-38,998
• Equity at exit: $22,048

Cash invested: $71,400 (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: 10.6×

Monthly cashflow live

• Estimated rent: $1,998 high
• Mortgage (P&I): −$1,337
• Tax from tax record: −$154 /mo · $1,848/yr
• Insurance: −$106
• HOA: −$0
• Vacancy / Maint / Mgmt: −$419
• Net cashflow: $-19

Break-even live

Break-even rent $2,022

Max offer price $251,575

Occupancy floor 96%

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: $63,750
• Closing costs: $7,650
• Reserves months: —
• Total cash needed: —

Rent comps 9 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
101 Mossy Oak Dr Springfield, GA	3.0	2.0	1135	$1,700	$1.50	43d	1	0.15mi
417 Shadowbrook Cir Springfield, GA	3.0	2.0	1140	$1,700	$1.49	43d	1	0.16mi
106 Pine Thicket Way Springfield, GA	3.0	2.0	1111	$1,695	$1.53	13d	1	0.25mi
231 Western Red Cedar Dr Springfield, GA	3.0	2.0	1498	$1,925	$1.29	43d	1	0.45mi
231 Western Red Cedar Dr Springfield, GA	3.0	2.0	1498	$1,925	$1.29	23d	1	0.45mi
228 Western Red Cedar Dr Springfield, GA	3.0	2.0	1486	$1,895	$1.28	23d	1	0.48mi
228 Western Red Cedar Dr Springfield, GA	3.0	2.0	1486	$1,895	$1.28	43d	1	0.48mi
110 Western Red Cedar Dr Springfield, GA	3.0	2.0	1498	$1,925	$1.29	13d	1	0.55mi
111 Western Red Cedar Dr Springfield, GA	3.0	2.0	1498	$1,925	$1.29	43d	1	0.59mi

Listing history 30 events

1. 2026-06-18
   days on market $255,000 Active 274 DOM
2. 2026-06-17
   days on market $255,000 Active 273 DOM
3. 2026-06-16
   days on market $255,000 Active 272 DOM
4. 2026-06-15
   days on market $255,000 Active 271 DOM
5. 2026-06-14
   days on market $255,000 Active 269 DOM
6. 2026-06-13
   days on market $255,000 Active 268 DOM
7. 2026-06-10
   days on market $255,000 Active 266 DOM
8. 2026-06-09
   days on market $255,000 Active 265 DOM
9. 2026-06-08
   days on market $255,000 Active 264 DOM
10. 2026-06-07
    days on market $255,000 Active 263 DOM
11. 2026-06-05
    days on market $255,000 Active 260 DOM
12. 2026-06-03
    days on market $255,000 Active 259 DOM
13. 2026-06-02
    days on market $255,000 Active 258 DOM
14. 2026-06-01
    days on market $255,000 Active 257 DOM
15. 2026-05-31
    days on market $255,000 Active 256 DOM
16. 2026-05-30
    days on market $255,000 Active 255 DOM
17. 2026-05-22
    soldstatus $244,000 Closed 962-char remark

    Show marketing remark (962 chars)

    Welcome to this charming 3-bedroom, 2-bath home located in the desirable Shadowbrook subdivision of Springfield, GA — with no HOA and just minutes from shopping, dining, schools, and all the conveniences of town! Situated on a spacious 0.28-acre lot, this home offers the perfect blend of comfort and potential. Step inside to an inviting layout featuring a well-sized living area, a functional kitchen, and a private primary suite complete with a large walk-in closet. Whether you're looking for your next home or a smart investment opportunity, this property checks all the boxes. Additional highlights include: 1-car garage Quiet, established neighborhood Excellent rental or owner-occupant potential Easy access to local amenities and commuter routes Don’t miss out on this fantastic opportunity in one of Springfield’s most convenient and sought-after areas. Schedule your showing today! Sale is contingent on Probate approval.

18. 2026-04-22
    historical Active Under Contract 962-char remark

    Show marketing remark (962 chars)

    Welcome to this charming 3-bedroom, 2-bath home located in the desirable Shadowbrook subdivision of Springfield, GA — with no HOA and just minutes from shopping, dining, schools, and all the conveniences of town! Situated on a spacious 0.28-acre lot, this home offers the perfect blend of comfort and potential. Step inside to an inviting layout featuring a well-sized living area, a functional kitchen, and a private primary suite complete with a large walk-in closet. Whether you're looking for your next home or a smart investment opportunity, this property checks all the boxes. Additional highlights include: 1-car garage Quiet, established neighborhood Excellent rental or owner-occupant potential Easy access to local amenities and commuter routes Don’t miss out on this fantastic opportunity in one of Springfield’s most convenient and sought-after areas. Schedule your showing today! Sale is contingent on Probate approval.

19. 2026-04-20
    status Active 962-char remark

    Show marketing remark (962 chars)

    Welcome to this charming 3-bedroom, 2-bath home located in the desirable Shadowbrook subdivision of Springfield, GA — with no HOA and just minutes from shopping, dining, schools, and all the conveniences of town! Situated on a spacious 0.28-acre lot, this home offers the perfect blend of comfort and potential. Step inside to an inviting layout featuring a well-sized living area, a functional kitchen, and a private primary suite complete with a large walk-in closet. Whether you're looking for your next home or a smart investment opportunity, this property checks all the boxes. Additional highlights include: 1-car garage Quiet, established neighborhood Excellent rental or owner-occupant potential Easy access to local amenities and commuter routes Don’t miss out on this fantastic opportunity in one of Springfield’s most convenient and sought-after areas. Schedule your showing today! Sale is contingent on Probate approval.

20. 2026-04-13
    historical Active Under Contract 962-char remark

    Show marketing remark (962 chars)

    Welcome to this charming 3-bedroom, 2-bath home located in the desirable Shadowbrook subdivision of Springfield, GA — with no HOA and just minutes from shopping, dining, schools, and all the conveniences of town! Situated on a spacious 0.28-acre lot, this home offers the perfect blend of comfort and potential. Step inside to an inviting layout featuring a well-sized living area, a functional kitchen, and a private primary suite complete with a large walk-in closet. Whether you're looking for your next home or a smart investment opportunity, this property checks all the boxes. Additional highlights include: 1-car garage Quiet, established neighborhood Excellent rental or owner-occupant potential Easy access to local amenities and commuter routes Don’t miss out on this fantastic opportunity in one of Springfield’s most convenient and sought-after areas. Schedule your showing today! Sale is contingent on Probate approval.

21. 2026-04-06
    price $255,000 962-char remark

    Show marketing remark (962 chars)

    Welcome to this charming 3-bedroom, 2-bath home located in the desirable Shadowbrook subdivision of Springfield, GA — with no HOA and just minutes from shopping, dining, schools, and all the conveniences of town! Situated on a spacious 0.28-acre lot, this home offers the perfect blend of comfort and potential. Step inside to an inviting layout featuring a well-sized living area, a functional kitchen, and a private primary suite complete with a large walk-in closet. Whether you're looking for your next home or a smart investment opportunity, this property checks all the boxes. Additional highlights include: 1-car garage Quiet, established neighborhood Excellent rental or owner-occupant potential Easy access to local amenities and commuter routes Don’t miss out on this fantastic opportunity in one of Springfield’s most convenient and sought-after areas. Schedule your showing today! Sale is contingent on Probate approval.

22. 2026-04-06
    price $255,000

    Show marketing remark (962 chars)

    Welcome to this charming 3-bedroom, 2-bath home located in the desirable Shadowbrook subdivision of Springfield, GA — with no HOA and just minutes from shopping, dining, schools, and all the conveniences of town! Situated on a spacious 0.28-acre lot, this home offers the perfect blend of comfort and potential. Step inside to an inviting layout featuring a well-sized living area, a functional kitchen, and a private primary suite complete with a large walk-in closet. Whether you're looking for your next home or a smart investment opportunity, this property checks all the boxes. Additional highlights include: 1-car garage Quiet, established neighborhood Excellent rental or owner-occupant potential Easy access to local amenities and commuter routes Don’t miss out on this fantastic opportunity in one of Springfield’s most convenient and sought-after areas. Schedule your showing today! Sale is contingent on Probate approval.

23. 2025-12-19
    price $259,900 962-char remark

    Show marketing remark (962 chars)

    Welcome to this charming 3-bedroom, 2-bath home located in the desirable Shadowbrook subdivision of Springfield, GA — with no HOA and just minutes from shopping, dining, schools, and all the conveniences of town! Situated on a spacious 0.28-acre lot, this home offers the perfect blend of comfort and potential. Step inside to an inviting layout featuring a well-sized living area, a functional kitchen, and a private primary suite complete with a large walk-in closet. Whether you're looking for your next home or a smart investment opportunity, this property checks all the boxes. Additional highlights include: 1-car garage Quiet, established neighborhood Excellent rental or owner-occupant potential Easy access to local amenities and commuter routes Don’t miss out on this fantastic opportunity in one of Springfield’s most convenient and sought-after areas. Schedule your showing today! Sale is contingent on Probate approval.

24. 2025-12-19
    price $259,900

    Show marketing remark (962 chars)

    Welcome to this charming 3-bedroom, 2-bath home located in the desirable Shadowbrook subdivision of Springfield, GA — with no HOA and just minutes from shopping, dining, schools, and all the conveniences of town! Situated on a spacious 0.28-acre lot, this home offers the perfect blend of comfort and potential. Step inside to an inviting layout featuring a well-sized living area, a functional kitchen, and a private primary suite complete with a large walk-in closet. Whether you're looking for your next home or a smart investment opportunity, this property checks all the boxes. Additional highlights include: 1-car garage Quiet, established neighborhood Excellent rental or owner-occupant potential Easy access to local amenities and commuter routes Don’t miss out on this fantastic opportunity in one of Springfield’s most convenient and sought-after areas. Schedule your showing today! Sale is contingent on Probate approval.

25. 2025-09-16
    listed $265,000 Active 962-char remark

    Show marketing remark (962 chars)

    Welcome to this charming 3-bedroom, 2-bath home located in the desirable Shadowbrook subdivision of Springfield, GA — with no HOA and just minutes from shopping, dining, schools, and all the conveniences of town! Situated on a spacious 0.28-acre lot, this home offers the perfect blend of comfort and potential. Step inside to an inviting layout featuring a well-sized living area, a functional kitchen, and a private primary suite complete with a large walk-in closet. Whether you're looking for your next home or a smart investment opportunity, this property checks all the boxes. Additional highlights include: 1-car garage Quiet, established neighborhood Excellent rental or owner-occupant potential Easy access to local amenities and commuter routes Don’t miss out on this fantastic opportunity in one of Springfield’s most convenient and sought-after areas. Schedule your showing today! Sale is contingent on Probate approval.

26. 2025-09-16
    listed $265,000 New

    Show marketing remark (962 chars)

    Welcome to this charming 3-bedroom, 2-bath home located in the desirable Shadowbrook subdivision of Springfield, GA — with no HOA and just minutes from shopping, dining, schools, and all the conveniences of town! Situated on a spacious 0.28-acre lot, this home offers the perfect blend of comfort and potential. Step inside to an inviting layout featuring a well-sized living area, a functional kitchen, and a private primary suite complete with a large walk-in closet. Whether you're looking for your next home or a smart investment opportunity, this property checks all the boxes. Additional highlights include: 1-car garage Quiet, established neighborhood Excellent rental or owner-occupant potential Easy access to local amenities and commuter routes Don’t miss out on this fantastic opportunity in one of Springfield’s most convenient and sought-after areas. Schedule your showing today! Sale is contingent on Probate approval.

27. 2018-10-30
    soldstatus $135,000 468-char remark

    Show marketing remark (468 chars)

    You have to see this adorable, move-in-ready 3 bedroom/2 bathroom home in the established Shadowbrook subdivision. This home features new flooring, an updated kitchen, updated bathrooms, a large walk in closet in the master, and a spacious backyard. Impeccably kept, you won't have to lift a finger once you move in. Located just minutes from Rincon, you are only a short drive to everything you need! Come see why this is one of the fastest growing areas of Georgia!

28. 2018-10-30
    soldstatus $135,000

    Show marketing remark (468 chars)

    You have to see this adorable, move-in-ready 3 bedroom/2 bathroom home in the established Shadowbrook subdivision. This home features new flooring, an updated kitchen, updated bathrooms, a large walk in closet in the master, and a spacious backyard. Impeccably kept, you won't have to lift a finger once you move in. Located just minutes from Rincon, you are only a short drive to everything you need! Come see why this is one of the fastest growing areas of Georgia!

29. 2018-09-01
    listed $139,900 468-char remark

    Show marketing remark (468 chars)

    You have to see this adorable, move-in-ready 3 bedroom/2 bathroom home in the established Shadowbrook subdivision. This home features new flooring, an updated kitchen, updated bathrooms, a large walk in closet in the master, and a spacious backyard. Impeccably kept, you won't have to lift a finger once you move in. Located just minutes from Rincon, you are only a short drive to everything you need! Come see why this is one of the fastest growing areas of Georgia!

30. 2018-09-01
    listed $139,900

    Show marketing remark (468 chars)

    You have to see this adorable, move-in-ready 3 bedroom/2 bathroom home in the established Shadowbrook subdivision. This home features new flooring, an updated kitchen, updated bathrooms, a large walk in closet in the master, and a spacious backyard. Impeccably kept, you won't have to lift a finger once you move in. Located just minutes from Rincon, you are only a short drive to everything you need! Come see why this is one of the fastest growing areas of Georgia!

ⓘ 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: $1,848 · $154/mo
• Projected year-2 tax: $2,346 · $196/mo
• Expected delta: +$498/yr (+$42/mo · 27.0%)

ⓘ 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 ≥110°F today · 18 d/yr by 30 yrs out
• 💨 Wind 8/10 Severe 97% 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: $23,971
• − Mortgage interest: −$14,284
• − Property taxes: −$1,848
• − Insurance: −$1,275
• − Repairs & maintenance: −$1,918
• − Management: −$1,918
• − Depreciation: −$7,418
• Taxable loss: −$4,689
• Est. tax savings @ 24.0%: +$1,125
• After-tax cash flow: $893/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

+74.4% since first listed

14 events — show timeline

• 2026-05-22 Sold (MLS) $244,000 Hive MLS
• 2026-04-22 Contingent — Hive MLS
• 2026-04-20 Relisted — Hive MLS
• 2026-04-13 Contingent — Hive MLS
• 2026-04-06 Price Changed $255,000 Hive MLS
• 2026-04-06 Price Changed $255,000 GAMLS
• 2025-12-19 Price Changed $259,900 Hive MLS
• 2025-12-19 Price Changed $259,900 GAMLS
• 2025-09-16 Listed $265,000 GAMLS
• 2025-09-16 Listed $265,000 Hive MLS
• 2018-10-30 Sold (MLS) $135,000 GAMLS
• 2018-10-30 Sold (MLS) $135,000 Hive MLS
• 2018-09-01 Listed $139,900 GAMLS
• 2018-09-01 Listed $139,900 Hive MLS

Property tax history

+11.1%/yr

Latest (2025): $1,848 · +10.3% YoY. Source: county tax records.