782 E Deerfield Rd · Bloomingdale, GA 31302

$199,900

3 bd · 2.0 ba · 2,736 sqft · SingleFamily public records · 176 Days on market

Built 1982 2.22 ac lot $73/sqft · 29% below area Est $282k · 29% under ↓ 16% since listing

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Why this score? — see what drove the C+ 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 +22.8/30.0
• ARV discount +15.0/15.0
• DSCR +7.3/10.0
• 1% rule +5.3/10.0
• Schools +4.3/10.0
• Livability +3.1/5.0
• Condition / age +2.5/5.0
• Rent growth +1.1/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Diamond in the Rough with Endless Potential! This spacious 2,736 sq. ft. home sits on a generous 2.22-acre lot in highly sought-after South Effingham and is brimming with opportunity! With a little TLC, you can transform this property into your dream home. Inside, you’ll find 3 bedrooms and 2 bathrooms, along with a massive bonus room that could easily serve as a family room, home theater, game room, or whatever your vision requires. Step outside to enjoy a fully fenced yard complete with an Above-ground pool, gazebo, swing, large front and back porches, a 24 x 30 workshop and several storage sheds. The mature landscaping and open backyard are ideal for gardening, outdoor entertaining, or simply enjoying the peaceful surroundings. With this much space and potential, this property won’t last long. Schedule your showing today and imagine the possibilities! SOLD AS-IS

Key facts

• Generous lot
• Large front porch
• Gazebo

Tags

• GENEROUS LOT
• FULLY FENCED YARD
• ABOVE-GROUND POOL
• GAZEBO
• LARGE FRONT PORCH
• LARGE BACK PORCH

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $200k.

Deal economics

• At list price, monthly cash flow is $349 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $200k).
• Recommended offer: $176k (12.0% below list) — sets the bar for market timing.
• Cap rate 8.4% vs local median 4.1% in Bloomingdale — 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 61/100 on livability (#344 in GA) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, crime A; Watch: schools F, 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.
• Market conditions: Rents falling (-5.5%/yr); 262 active listings in the ZIP; 836 units permitted in Effingham County in 2024 (46 in 5+ unit buildings).
• This rent runs 36% of the median local income ($69k/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 $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 176 days — a 12% lower offer ($176k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts; this cycle's ask has dropped $50k (20%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 98% chance of damaging wind over 30y; major 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 $175,912 (12.0% below list)

Questions for the listing agent

1. It's been on market 176 days. Have you received any prior offers? Is the seller open to a 12% 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 F-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: 1.03% ✓
• Cap rate: 8.39%
• Cash-on-cash: 7.49%
• DSCR: 1.33
• GRM: 8.1

CMA / ARV

• ARV (median comp): $282,258
• List price: $199,900
• Delta: -29.18%
• Verdict: UNDERPRICED
• Comps: 2 within 1.0 mi

Projected returns pro-forma

-3.0% appreciation · 0.0% rent growth · sell at horizon

5-year hold

• IRR: -8.1%
• Equity multiple: 0.71×
• Total profit: $-16,223
• Equity at exit: $29,806

10-year hold

• IRR: -2.7%
• Equity multiple: 0.84×
• Total profit: $-8,966
• Equity at exit: $17,284

Cash invested: $55,972 (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 31302

• Home prices YoY: -18.5%
• Rents YoY: -5.5%
• Active inventory: 262
• Price-to-rent: 8.1×

Monthly cashflow live

• Estimated rent: $2,062 medium
• Mortgage (P&I): −$1,048
• Tax from tax record: −$148 /mo · $1,779/yr
• Insurance: −$83
• HOA: −$0
• Vacancy / Maint / Mgmt: −$433
• Net cashflow: $349

Break-even live

Break-even rent $1,620

Max offer price $199,900

Occupancy floor 78%

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: $49,975
• Closing costs: $5,997
• Reserves months: —
• Total cash needed: —

Listing history 16 events

1. 2026-06-18
   days on market $199,900 Active 176 DOM
2. 2026-06-17
   days on market $199,900 Active 175 DOM
3. 2026-06-16
   days on market $199,900 Active 174 DOM
4. 2026-06-15
   days on market $199,900 Active 173 DOM
5. 2026-06-14
   days on market $199,900 Active 171 DOM
6. 2026-06-13
   status $199,900 Active 170 DOM
7. 2026-05-30
   statusdays on market $199,900 Pending 170 DOM
8. 2026-04-24
   price $229,900 889-char remark

   Show marketing remark (877 chars)

   Diamond in the Rough with Endless Potential! This spacious 2,736 sq. ft. home sits on a generous 2.22-acre lot in highly sought-after South Effingham and is brimming with opportunity! With a little TLC, you can transform this property into your dream home. Inside, you'll find 3 bedrooms and 2 bathrooms, along with a massive bonus room that could easily serve as a family room, home theater, game room, or whatever your vision requires. Step outside to enjoy a fully fenced yard complete with an Above-ground pool, gazebo, swing, large front and back porches, a 24 x 30 workshop and several storage sheds. The mature landscaping and open backyard are ideal for gardening, outdoor entertaining, or simply enjoying the peaceful surroundings. With this much space and potential, this property won't last long. Schedule your showing today and imagine the possibilities! Sold As Is

9. 2026-04-24
   price $229,900 877-char remark

   Show marketing remark (877 chars)

   Diamond in the Rough with Endless Potential! This spacious 2,736 sq. ft. home sits on a generous 2.22-acre lot in highly sought-after South Effingham and is brimming with opportunity! With a little TLC, you can transform this property into your dream home. Inside, you'll find 3 bedrooms and 2 bathrooms, along with a massive bonus room that could easily serve as a family room, home theater, game room, or whatever your vision requires. Step outside to enjoy a fully fenced yard complete with an Above-ground pool, gazebo, swing, large front and back porches, a 24 x 30 workshop and several storage sheds. The mature landscaping and open backyard are ideal for gardening, outdoor entertaining, or simply enjoying the peaceful surroundings. With this much space and potential, this property won't last long. Schedule your showing today and imagine the possibilities! Sold As Is

10. 2026-03-13
    price $239,900 889-char remark

    Show marketing remark (877 chars)

    Diamond in the Rough with Endless Potential! This spacious 2,736 sq. ft. home sits on a generous 2.22-acre lot in highly sought-after South Effingham and is brimming with opportunity! With a little TLC, you can transform this property into your dream home. Inside, you'll find 3 bedrooms and 2 bathrooms, along with a massive bonus room that could easily serve as a family room, home theater, game room, or whatever your vision requires. Step outside to enjoy a fully fenced yard complete with an Above-ground pool, gazebo, swing, large front and back porches, a 24 x 30 workshop and several storage sheds. The mature landscaping and open backyard are ideal for gardening, outdoor entertaining, or simply enjoying the peaceful surroundings. With this much space and potential, this property won't last long. Schedule your showing today and imagine the possibilities! Sold As Is

11. 2026-03-13
    price $239,900 877-char remark

    Show marketing remark (877 chars)

    Diamond in the Rough with Endless Potential! This spacious 2,736 sq. ft. home sits on a generous 2.22-acre lot in highly sought-after South Effingham and is brimming with opportunity! With a little TLC, you can transform this property into your dream home. Inside, you'll find 3 bedrooms and 2 bathrooms, along with a massive bonus room that could easily serve as a family room, home theater, game room, or whatever your vision requires. Step outside to enjoy a fully fenced yard complete with an Above-ground pool, gazebo, swing, large front and back porches, a 24 x 30 workshop and several storage sheds. The mature landscaping and open backyard are ideal for gardening, outdoor entertaining, or simply enjoying the peaceful surroundings. With this much space and potential, this property won't last long. Schedule your showing today and imagine the possibilities! Sold As Is

12. 2026-01-23
    price $250,000 877-char remark

    Show marketing remark (877 chars)

    Diamond in the Rough with Endless Potential! This spacious 2,736 sq. ft. home sits on a generous 2.22-acre lot in highly sought-after South Effingham and is brimming with opportunity! With a little TLC, you can transform this property into your dream home. Inside, you'll find 3 bedrooms and 2 bathrooms, along with a massive bonus room that could easily serve as a family room, home theater, game room, or whatever your vision requires. Step outside to enjoy a fully fenced yard complete with an Above-ground pool, gazebo, swing, large front and back porches, a 24 x 30 workshop and several storage sheds. The mature landscaping and open backyard are ideal for gardening, outdoor entertaining, or simply enjoying the peaceful surroundings. With this much space and potential, this property won't last long. Schedule your showing today and imagine the possibilities! Sold As Is

13. 2025-12-08
    status Back On Market 877-char remark

    Show marketing remark (877 chars)

    Diamond in the Rough with Endless Potential! This spacious 2,736 sq. ft. home sits on a generous 2.22-acre lot in highly sought-after South Effingham and is brimming with opportunity! With a little TLC, you can transform this property into your dream home. Inside, you'll find 3 bedrooms and 2 bathrooms, along with a massive bonus room that could easily serve as a family room, home theater, game room, or whatever your vision requires. Step outside to enjoy a fully fenced yard complete with an Above-ground pool, gazebo, swing, large front and back porches, a 24 x 30 workshop and several storage sheds. The mature landscaping and open backyard are ideal for gardening, outdoor entertaining, or simply enjoying the peaceful surroundings. With this much space and potential, this property won't last long. Schedule your showing today and imagine the possibilities! Sold As Is

14. 2025-08-26
    status Under Contract 877-char remark

    Show marketing remark (877 chars)

    Diamond in the Rough with Endless Potential! This spacious 2,736 sq. ft. home sits on a generous 2.22-acre lot in highly sought-after South Effingham and is brimming with opportunity! With a little TLC, you can transform this property into your dream home. Inside, you'll find 3 bedrooms and 2 bathrooms, along with a massive bonus room that could easily serve as a family room, home theater, game room, or whatever your vision requires. Step outside to enjoy a fully fenced yard complete with an Above-ground pool, gazebo, swing, large front and back porches, a 24 x 30 workshop and several storage sheds. The mature landscaping and open backyard are ideal for gardening, outdoor entertaining, or simply enjoying the peaceful surroundings. With this much space and potential, this property won't last long. Schedule your showing today and imagine the possibilities! Sold As Is

15. 2025-07-24
    listed $275,000 New 877-char remark

    Show marketing remark (889 chars)

    Diamond in the Rough with Endless Potential! This spacious 2,736 sq. ft. home sits on a generous 2.22-acre lot in highly sought-after South Effingham and is brimming with opportunity! With a little TLC, you can transform this property into your dream home. Inside, you’ll find 3 bedrooms and 2 bathrooms, along with a massive bonus room that could easily serve as a family room, home theater, game room, or whatever your vision requires. Step outside to enjoy a fully fenced yard complete with an Above-ground pool, gazebo, swing, large front and back porches, a 24 x 30 workshop and several storage sheds. The mature landscaping and open backyard are ideal for gardening, outdoor entertaining, or simply enjoying the peaceful surroundings. With this much space and potential, this property won’t last long. Schedule your showing today and imagine the possibilities! SOLD AS-IS

16. 2025-07-24
    listed $250,000 Active 889-char remark

    Show marketing remark (889 chars)

    Diamond in the Rough with Endless Potential! This spacious 2,736 sq. ft. home sits on a generous 2.22-acre lot in highly sought-after South Effingham and is brimming with opportunity! With a little TLC, you can transform this property into your dream home. Inside, you’ll find 3 bedrooms and 2 bathrooms, along with a massive bonus room that could easily serve as a family room, home theater, game room, or whatever your vision requires. Step outside to enjoy a fully fenced yard complete with an Above-ground pool, gazebo, swing, large front and back porches, a 24 x 30 workshop and several storage sheds. The mature landscaping and open backyard are ideal for gardening, outdoor entertaining, or simply enjoying the peaceful surroundings. With this much space and potential, this property won’t last long. Schedule your showing today and imagine the possibilities! SOLD AS-IS

ⓘ 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: $1,779 · $148/mo
• Projected year-2 tax: $1,839 · $153/mo
• Expected delta: +$60/yr (+$5/mo · 3.4%)

ⓘ 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 6/10 Major
• 🌡 Heat 9/10 Extreme 7 d/yr ≥108°F today · 18 d/yr by 30 yrs out
• 💨 Wind 8/10 Severe 98% 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: $24,746
• − Mortgage interest: −$11,198
• − Property taxes: −$1,779
• − Insurance: −$1,000
• − Repairs & maintenance: −$1,980
• − Management: −$1,980
• − Depreciation: −$5,815
• Taxable income: $995
• Est. tax owed @ 24.0%: −$239
• After-tax cash flow: $3,952/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 — Bloomingdale

• Score: 61/100
• State rank: #344
• US rank: #17885

Category grades

Amenities F Commute F Cost of living A+ Crime A Employment D- 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
• City population: 8,899
• Metro: Savannah, GA
• Population (ZIP): 8,899
• Household income: $68,998
• Rent vs Own: 32.4% rent · 67.6% own
• Severe rent burden: 188.0

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 (79%)
• Race & ethnicity: White 79% Black 8% Two or more races 8% Hispanic / Latino 6%
• Hispanic origin (detail): Mexican 1%
• Common ancestry: Serbian 2% Lithuanian 2% Italian 2%
• Foreign-born: 3% · Canada, Dominican Republic
• Languages at home: 96% English-only · Spanish 2% German/W. Germanic 1% Other Indo-European 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: ▼ -66.89%
• Current HPI: 293.9427
• Rent YoY: ▼ -5.51%
• 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

-16.4% since first listed

9 events — show timeline

• 2026-04-24 Price Changed $229,900 Hive MLS
• 2026-04-24 Price Changed $229,900 GAMLS
• 2026-03-13 Price Changed $239,900 Hive MLS
• 2026-03-13 Price Changed $239,900 GAMLS
• 2026-01-23 Price Changed $250,000 GAMLS
• 2025-12-08 Relisted — GAMLS
• 2025-08-26 Pending — GAMLS
• 2025-07-24 Listed $250,000 Hive MLS
• 2025-07-24 Listed $275,000 GAMLS

Property tax history

+3.8%/yr

Latest (2025): $1,779 · +12.5% YoY. Source: county tax records.