343 Whitaker Rd · Springfield, GA 31303

$139,900

3 bd · 2.0 ba · 1,248 sqft · Other · 80 Days on market

Built 1998 1.00 ac lot $112/sqft · 40% below area Est $232k · 40% under

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Why this score? — see what drove the A 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 +30.0/30.0
• ARV discount +15.0/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Appreciation +10.0/10.0
• Schools +4.3/10.0
• Livability +3.5/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

INVESTORS SPECIAL!! Calling all investors to add this three-bedroom, two-bath mobile home nestled on over an acre of land to your investment portfolio. Surrounded by natural beauty and thoughtfully spaced for privacy between neighbors, this property offers a peaceful retreat where you can truly enjoy the quiet of country living; far from the noise and stress of city life. Step inside to all the possibilities this home and land can offer. Conveniently located just minutes from shopping, dining, and schools, with the option to choose between Rincon or Springfield. This property is being sold as-is, offering a great opportunity for homeowners or investors to make it their own.

Key facts

• 1 acre lot
• Built 1998
• Listed 80 days

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath other listed at $140k.

Deal economics

• At list price, monthly cash flow is $909 ($11k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $140k).
• Recommended offer: $132k (6.0% below list) — sets the bar for market timing.
• Cap rate 14.1% 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: 13 active listings in the ZIP; 836 units permitted in Effingham County in 2024 (46 in 5+ unit buildings).

Forward outlook

• In year one you build about $15k of equity ($967 loan paydown + $14k appreciation (10.0% local appreciation)).
• Effingham County population projected at +33% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• At projected returns (10.0% appreciation + 3.0% rent growth), your $39k cash investment doubles in ~2 years — after that, you're playing with house money.
• By year 3, paydown + projected appreciation supports a ~$38k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 80 days — a 6% lower offer ($132k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 15y ago; this cycle's ask has dropped $30k (18%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $24k; list at $140k implies a 489% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 96% chance of damaging wind over 30y; extreme-heat days projected 7→17/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $131,506 (6.0% below list)

Questions for the listing agent

1. It's been on market 80 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
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: 1.61% ✓
• Cap rate: 14.09%
• Cash-on-cash: 27.86%
• DSCR: 2.24
• GRM: 5.2

CMA / ARV

• ARV (median comp): $231,845
• List price: $139,900
• Delta: -39.66%
• Verdict: UNDERPRICED
• Comps: 1 within 2.0 mi

Projected returns pro-forma

10.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 45.4%
• Equity multiple: 4.42×
• Total profit: $134,087
• Equity at exit: $126,033

10-year hold

• IRR: 39.3%
• Equity multiple: 9.92×
• Total profit: $349,269
• Equity at exit: $271,795

Cash invested: $39,172 (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 31303

• Home prices YoY: 10.3%
• Active inventory: 13
• Price-to-rent: 5.2×

Monthly cashflow live

• Estimated rent: $2,255 medium
• Mortgage (P&I): −$734
• Tax from tax record: −$80 /mo · $961/yr
• Insurance: −$58
• HOA: −$0
• Vacancy / Maint / Mgmt: −$474
• Net cashflow: $909

Break-even live

Break-even rent $1,104

Max offer price $139,900

Occupancy floor 55%

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: $34,975
• Closing costs: $4,197
• Reserves months: —
• Total cash needed: —

Listing history 20 events

1. 2026-06-18
   days on market $139,900 Active 80 DOM
2. 2026-06-17
   days on market $139,900 Active 79 DOM
3. 2026-06-16
   days on market $139,900 Active 78 DOM
4. 2026-06-15
   days on market $139,900 Active 77 DOM
5. 2026-06-14
   days on market $139,900 Active 75 DOM
6. 2026-06-13
   days on market $139,900 Active 74 DOM
7. 2026-06-10
   days on market $139,900 Active 72 DOM
8. 2026-06-09
   days on market $139,900 Active 71 DOM
9. 2026-06-08
   days on market $139,900 Active 70 DOM
10. 2026-06-07
    days on market $139,900 Active 69 DOM
11. 2026-06-05
    days on market $139,900 Active 66 DOM
12. 2026-06-03
    days on market $139,900 Active 65 DOM
13. 2026-06-02
    days on market $139,900 Active 64 DOM
14. 2026-06-01
    days on market $139,900 Active 63 DOM
15. 2026-05-31
    days on market $139,900 Active 62 DOM
16. 2026-05-30
    days on market $139,900 Active 61 DOM
17. 2026-03-30
    listed $169,900 Active 682-char remark

    Show marketing remark (682 chars)

    INVESTORS SPECIAL!! Calling all investors to add this three-bedroom, two-bath mobile home nestled on over an acre of land to your investment portfolio. Surrounded by natural beauty and thoughtfully spaced for privacy between neighbors, this property offers a peaceful retreat where you can truly enjoy the quiet of country living; far from the noise and stress of city life. Step inside to all the possibilities this home and land can offer. Conveniently located just minutes from shopping, dining, and schools, with the option to choose between Rincon or Springfield. This property is being sold as-is, offering a great opportunity for homeowners or investors to make it their own.

18. 2011-10-17
    soldstatus $23,750
19. 2011-09-12
    listed $35,000
20. 2005-12-14
    soldstatus $39,000

ⓘ 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: $961 · $80/mo
• Projected year-2 tax: $1,287 · $107/mo
• Expected delta: +$326/yr (+$27/mo · 33.9%)

ⓘ 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 4/10 Moderate
• 🌡 Heat 8/10 Severe 7 d/yr ≥109°F today · 17 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: $27,060
• − Mortgage interest: −$7,837
• − Property taxes: −$961
• − Insurance: −$700
• − Repairs & maintenance: −$2,165
• − Management: −$2,165
• − Depreciation: −$4,070
• Taxable income: $9,163
• Est. tax owed @ 24.0%: −$2,199
• After-tax cash flow: $8,713/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

• Population (ZIP): 2,056

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 (79%)
• Race & ethnicity: White 79% Black 20%
• Common ancestry: Lithuanian 4% Iranian 2% Danish 1%

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: ▲ 26.48%
• Current HPI: 284.5809
• Rent YoY: —
• Metro: —
• 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

+335.6% since first listed

4 events — show timeline

• 2026-03-30 Listed $169,900 Hive MLS
• 2011-10-17 Sold (MLS) $23,750 Hive MLS
• 2011-09-12 Listed $35,000 Hive MLS
• 2005-12-14 Sold (Public Records) $39,000 Public Records

Property tax history

+5.6%/yr

Latest (2025): $961 · +73.7% YoY. Source: county tax records.