143 6th St · Springfield, GA 31303

$265,000

3 bd · 2.0 ba · 1,375 sqft · SingleFamily public records · 155 Days on market

Built 1960 0.51 ac lot $193/sqft · 11% below area Est $345k · 23% under

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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).

• ARV discount +15.0/15.0
• Cash flow +14.2/30.0
• Appreciation +10.0/10.0
• DSCR +4.3/10.0
• Schools +4.3/10.0
• 1% rule +3.6/10.0
• Livability +3.5/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

Welcome home to this charming, beautifully updated residence in Clyo, perfectly situated on a generous half-acre lot. This 3 bed, 2 bath home offers a bright & spacious floor plan designed for comfortable everyday living. Modern finishes flow throughout, creating a fresh, welcoming atmosphere from the moment you step inside. The stylish kitchen is a true highlight, featuring granite countertops, stainless appliances, and ample space for cooking & gathering. The primary suite provides a relaxing retreat, complete with a stunning en-suite bath showcasing a sleek, tiled walk-in shower. Two additional bedrooms and a shared bath offer plenty of room for family, guests, or a home office. Outside, the property continues to impress with a covered carport, two versatile outbuildings ideal for storage or hobbies, and even a chicken coop, perfect for those seeking a touch of country living. With space, updates, and character, this home offers the ideal blend of modern comfort and rural charm.

Key facts

• Half-acre lot
• Tiled walk-in shower
• Covered carport

Tags

• HALF-ACRE LOT
• STYLISH KITCHEN
• GRANITE COUNTERTOPS
• STAINLESS APPLIANCES
• TILED WALK-IN SHOWER
• COVERED CARPORT

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $265k.

Deal economics

• At list price, monthly cash flow is $42 ($504/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 $228k (14.1% below list).
• Recommended offer: $228k (14.1% below list) — sets the bar for 1% rule.
• Cap rate 6.5% 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 $28k of equity ($2k loan paydown + $26k 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 $74k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 2, paydown + projected appreciation supports a ~$46k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 155 days — a 12% lower offer ($233k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts since 2y ago; this cycle's ask has dropped $50k (16%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 80% chance of damaging wind over 30y; extreme-heat days projected 7→18/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $227,571 (14.1% below list)

Questions for the listing agent

1. It's been on market 155 days. Have you received any prior offers? Is the seller open to a 14% concession, seller financing, or rate buy-down credit?
2. Built in 1960 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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. 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.
7. 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.
8. 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: 0.86% ✗
• Cap rate: 6.48%
• Cash-on-cash: 0.68%
• DSCR: 1.03
• GRM: 9.7

CMA / ARV

• ARV (median comp): $344,618
• List price: $265,000
• Delta: -23.10%
• Verdict: UNDERPRICED
• Comps: 2 within 2.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: 24.8%
• Equity multiple: 2.98×
• Total profit: $146,990
• Equity at exit: $238,733

10-year hold

• IRR: 21.9%
• Equity multiple: 6.81×
• Total profit: $430,732
• Equity at exit: $514,837

Cash invested: $74,200 (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: 9.7×

Monthly cashflow live

• Estimated rent: $2,276 medium
• Mortgage (P&I): −$1,390
• Tax from tax record: −$256 /mo · $3,068/yr
• Insurance: −$110
• HOA: −$0
• Vacancy / Maint / Mgmt: −$478
• Net cashflow: $42

Break-even live

Break-even rent $2,223

Max offer price $265,000

Occupancy floor 93%

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: $66,250
• Closing costs: $7,950
• Reserves months: —
• Total cash needed: —

Listing history 31 events

1. 2026-06-18
   days on market $265,000 Active 155 DOM
2. 2026-06-17
   days on market $265,000 Active 154 DOM
3. 2026-06-16
   days on market $265,000 Active 153 DOM
4. 2026-06-15
   days on market $265,000 Active 152 DOM
5. 2026-06-14
   days on market $265,000 Active 150 DOM
6. 2026-06-13
   days on market $265,000 Active 149 DOM
7. 2026-06-10
   days on market $265,000 Active 147 DOM
8. 2026-06-09
   days on market $265,000 Active 146 DOM
9. 2026-06-08
   days on market $265,000 Active 145 DOM
10. 2026-06-07
    days on market $265,000 Active 144 DOM
11. 2026-06-05
    days on market $265,000 Active 141 DOM
12. 2026-06-03
    days on market $265,000 Active 140 DOM
13. 2026-06-02
    days on market $265,000 Active 139 DOM
14. 2026-06-01
    days on market $265,000 Active 138 DOM
15. 2026-05-31
    days on market $265,000 Active 137 DOM
16. 2026-05-30
    days on market $265,000 Active 136 DOM
17. 2026-04-29
    price $265,000 1009-char remark

    Show marketing remark (1009 chars)

    Welcome home to this charming, beautifully updated residence in Clyo, perfectly situated on a generous half-acre lot. This 3 bed, 2 bath home offers a bright & spacious floor plan designed for comfortable everyday living. Modern finishes flow throughout, creating a fresh, welcoming atmosphere from the moment you step inside. The stylish kitchen is a true highlight, featuring granite countertops, stainless appliances, and ample space for cooking & gathering. The primary suite provides a relaxing retreat, complete with a stunning en-suite bath showcasing a sleek, tiled walk-in shower. Two additional bedrooms and a shared bath offer plenty of room for family, guests, or a home office. Outside, the property continues to impress with a covered carport, two versatile outbuildings ideal for storage or hobbies, and even a chicken coop, perfect for those seeking a touch of country living. With space, updates, and character, this home offers the ideal blend of modern comfort and rural charm.

18. 2026-04-07
    price $280,000 1009-char remark

    Show marketing remark (1009 chars)

    Welcome home to this charming, beautifully updated residence in Clyo, perfectly situated on a generous half-acre lot. This 3 bed, 2 bath home offers a bright & spacious floor plan designed for comfortable everyday living. Modern finishes flow throughout, creating a fresh, welcoming atmosphere from the moment you step inside. The stylish kitchen is a true highlight, featuring granite countertops, stainless appliances, and ample space for cooking & gathering. The primary suite provides a relaxing retreat, complete with a stunning en-suite bath showcasing a sleek, tiled walk-in shower. Two additional bedrooms and a shared bath offer plenty of room for family, guests, or a home office. Outside, the property continues to impress with a covered carport, two versatile outbuildings ideal for storage or hobbies, and even a chicken coop, perfect for those seeking a touch of country living. With space, updates, and character, this home offers the ideal blend of modern comfort and rural charm.

19. 2026-02-24
    price $290,000 1009-char remark

    Show marketing remark (1009 chars)

    Welcome home to this charming, beautifully updated residence in Clyo, perfectly situated on a generous half-acre lot. This 3 bed, 2 bath home offers a bright & spacious floor plan designed for comfortable everyday living. Modern finishes flow throughout, creating a fresh, welcoming atmosphere from the moment you step inside. The stylish kitchen is a true highlight, featuring granite countertops, stainless appliances, and ample space for cooking & gathering. The primary suite provides a relaxing retreat, complete with a stunning en-suite bath showcasing a sleek, tiled walk-in shower. Two additional bedrooms and a shared bath offer plenty of room for family, guests, or a home office. Outside, the property continues to impress with a covered carport, two versatile outbuildings ideal for storage or hobbies, and even a chicken coop, perfect for those seeking a touch of country living. With space, updates, and character, this home offers the ideal blend of modern comfort and rural charm.

20. 2026-02-05
    price $300,000 1009-char remark

    Show marketing remark (1009 chars)

    Welcome home to this charming, beautifully updated residence in Clyo, perfectly situated on a generous half-acre lot. This 3 bed, 2 bath home offers a bright & spacious floor plan designed for comfortable everyday living. Modern finishes flow throughout, creating a fresh, welcoming atmosphere from the moment you step inside. The stylish kitchen is a true highlight, featuring granite countertops, stainless appliances, and ample space for cooking & gathering. The primary suite provides a relaxing retreat, complete with a stunning en-suite bath showcasing a sleek, tiled walk-in shower. Two additional bedrooms and a shared bath offer plenty of room for family, guests, or a home office. Outside, the property continues to impress with a covered carport, two versatile outbuildings ideal for storage or hobbies, and even a chicken coop, perfect for those seeking a touch of country living. With space, updates, and character, this home offers the ideal blend of modern comfort and rural charm.

21. 2026-01-14
    listed $315,000 Active 1009-char remark

    Show marketing remark (1009 chars)

    Welcome home to this charming, beautifully updated residence in Clyo, perfectly situated on a generous half-acre lot. This 3 bed, 2 bath home offers a bright & spacious floor plan designed for comfortable everyday living. Modern finishes flow throughout, creating a fresh, welcoming atmosphere from the moment you step inside. The stylish kitchen is a true highlight, featuring granite countertops, stainless appliances, and ample space for cooking & gathering. The primary suite provides a relaxing retreat, complete with a stunning en-suite bath showcasing a sleek, tiled walk-in shower. Two additional bedrooms and a shared bath offer plenty of room for family, guests, or a home office. Outside, the property continues to impress with a covered carport, two versatile outbuildings ideal for storage or hobbies, and even a chicken coop, perfect for those seeking a touch of country living. With space, updates, and character, this home offers the ideal blend of modern comfort and rural charm.

22. 2024-12-02
    soldstatus $249,900 465-char remark

    Show marketing remark (465 chars)

    This adorable home has been beautifully remodeled from top to bottom! Featuring a brand-new metal roof, a stylish kitchen with granite countertops, and a stunning master bath with a gorgeous tiled shower. Fresh paint and new flooring throughout enhance the charm of this cozy space. Nestled on a private lot, not in a subdivision, you'll enjoy peace and tranquility. The property also includes an outbuilding for additional storage. This gem is move-in ready—

23. 2024-10-09
    listed $249,900 465-char remark

    Show marketing remark (465 chars)

    This adorable home has been beautifully remodeled from top to bottom! Featuring a brand-new metal roof, a stylish kitchen with granite countertops, and a stunning master bath with a gorgeous tiled shower. Fresh paint and new flooring throughout enhance the charm of this cozy space. Nestled on a private lot, not in a subdivision, you'll enjoy peace and tranquility. The property also includes an outbuilding for additional storage. This gem is move-in ready—

24. 2024-10-09
    listed $249,900

    Show marketing remark (465 chars)

    This adorable home has been beautifully remodeled from top to bottom! Featuring a brand-new metal roof, a stylish kitchen with granite countertops, and a stunning master bath with a gorgeous tiled shower. Fresh paint and new flooring throughout enhance the charm of this cozy space. Nestled on a private lot, not in a subdivision, you'll enjoy peace and tranquility. The property also includes an outbuilding for additional storage. This gem is move-in ready—

25. 2024-07-09
    historical
26. 2024-05-23
    listed $249,900
27. 2024-01-26
    soldstatus $109,000 Sold
28. 2024-01-13
    historical
29. 2024-01-12
    listed $174,900
30. 2024-01-12
    listed $174,900
31. 2002-06-21
    soldstatus $31,900

ⓘ 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: $3,068 · $256/mo
• Projected year-2 tax: $3,068 · $256/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ 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 4/10 Moderate
• 🌡 Heat 8/10 Severe 7 d/yr ≥110°F today · 18 d/yr by 30 yrs out
• 💨 Wind 8/10 Severe 80% 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: $27,309
• − Mortgage interest: −$14,844
• − Property taxes: −$3,068
• − Insurance: −$1,325
• − Repairs & maintenance: −$2,185
• − Management: −$2,185
• − Depreciation: −$7,709
• Taxable loss: −$4,007
• Est. tax savings @ 24.0%: +$962
• After-tax cash flow: $1,466/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

+730.7% since first listed

15 events — show timeline

• 2026-04-29 Price Changed $265,000 Hive MLS
• 2026-04-07 Price Changed $280,000 Hive MLS
• 2026-02-24 Price Changed $290,000 Hive MLS
• 2026-02-05 Price Changed $300,000 Hive MLS
• 2026-01-14 Listed $315,000 Hive MLS
• 2024-12-02 Sold (MLS) $249,900 Hive MLS
• 2024-10-09 Listed $249,900 Hive MLS
• 2024-10-09 Listed $249,900 Hive MLS
• 2024-07-09 Listing Removed — Hive MLS
• 2024-05-23 Listed $249,900 Hive MLS
• 2024-01-26 Sold (MLS) $109,000 GAMLS
• 2024-01-13 Listing Removed — GAMLS
• 2024-01-12 Listed $174,900 Hive MLS
• 2024-01-12 Listed $174,900 GAMLS
• 2002-06-21 Sold (Public Records) $31,900 Public Records

Property tax history

+12.2%/yr

Latest (2025): $3,068 · +188.3% YoY. Source: county tax records.