69 Hidden Lake Ct · Savannah, GA 31419

$124,900

2 bd · 2.5 ba · 1,371 sqft · Townhouse public records · 71 Days on market

Built 1986 1,306 sqft lot Est $232k · 46% under

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Why this score? — see what drove the B- 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 +26.0/30.0
• ARV discount +15.0/15.0
• DSCR +8.7/10.0
• 1% rule +8.0/10.0
• Livability +4.3/5.0
• Condition / age +2.5/5.0
• Rent growth +2.1/5.0
• Schools +2.0/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

PRICE IMPROVEMENT!! Charming Savannah Townhome with Courtyard Retreat Welcome to this cozy and cute two-story townhome nestled in the heart of Savannah, GA. Featuring 2 spacious bedrooms and 2.5 baths, this home offers a perfect blend of comfort and character. Step inside to discover a warm, inviting layout with a fireplace ideal for both relaxing and entertaining. The private courtyard in the back is a hidden gem—perfect for morning coffee, evening gatherings, or simply enjoying the Southern breeze. Being sold as-is, this property presents a wonderful opportunity for buyers to add their personal touch and make it their own. Whether you're a first-time homebuyer, investor, or looking for a charming getaway in the Hostess City of the South, this townhome is full of potential. Don't miss your chance to own a slice of Savannah charm!

Key facts

• Private courtyard
• Fireplace
• 1,306 sq ft lot

Tags

• PRIVATE COURTYARD
• FIREPLACE

What this means for you Summary

Snapshot

• This is a 2-bed/2.5-bath townhouse listed at $125k.

Deal economics

• At list price, monthly cash flow is $310 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $125k).
• Recommended offer: $117k (6.0% below list) — sets the bar for market timing.
• Cap rate 9.3% vs local median 4.0% in Savannah — 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 86/100 on livability (#1 in GA, #397 nationally) — a professional / high-income tenant draw. Strengths: crime A+, amenities A+, commute A+; Watch: employment D, schools F.
• Savannah-Chatham County (urban): math 20% / reading 26% proficiency, ranked #134 of 174 in GA (top 77%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Market conditions: Rents soft (-1.4%/yr); 405 active listings in the ZIP; 20 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 55% of comp listings sitting > 30 days — soft ceiling on asking rent; 2,694 units permitted in Chatham County in 2024 (973 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $864 of loan paydown is wiped out by about $4k of value loss. Plan a longer hold.
• Chatham 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 71 days — a 6% lower offer ($117k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts; this cycle's ask has dropped $55k (31%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $92k; 37% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: property tax is 2.6% of price.
• Climate carrying-cost: severe wind risk, 99% 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 $117,406 (6.0% below list)

Questions for the listing agent

1. It's been on market 71 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
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 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?
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: 1.30% ✓
• Cap rate: 9.27%
• Cash-on-cash: 10.64%
• DSCR: 1.47
• GRM: 6.4

CMA / ARV

• ARV (on-the-fly): $231,699
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
69 Hidden Lake Ct	0.00mi	2/2.5	1,371 (0%)	1mo	$112,500	$82	100
57 Hidden Lake Ct	0.04mi	2/2.5	1,371 (0%)	3mo	$180,000	$131	96
40 Hidden Lake Ct Ct	0.11mi	2/2.5	1,371 (0%)	5mo	$180,000	$131	90
33 Hidden Lake Ct	0.08mi	2/2.5	1,371 (0%)	10mo	$240,000	$175	88
33 Hidden Lake Ct #33691745	0.08mi	2/2.5	1,371 (0%)	10mo	$240,000	$175	88
96 Hidden Lake Ct	0.04mi	2/1.5	1,364 (-0%)	13mo	$225,000	$165	83
59 Hidden Lake Ct	0.03mi	2/1.5	1,228 (-10%)	5mo	$208,000	$169	73
1159 Mohawk St	0.35mi	3/3.0 (+1)	1,554 (+13%)	6mo	$254,900	$164	50
12 Kingslan Ct	0.42mi	2/2.0	1,165 (-15%)	4mo	$200,000	$172	49
38 Kingslan Ct	0.45mi	2/2.0	1,165 (-15%)	7mo	$203,500	$175	46
12300 Apache Ave #604	0.73mi	2/2.0	1,206 (-12%)	7mo	$185,000	$153	38
12300 Apache Ave #507	0.72mi	2/2.0	1,206 (-12%)	11mo	$225,000	$187	35

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 · 0.0% rent growth · sell at horizon

5-year hold

• IRR: -4.1%
• Equity multiple: 0.85×
• Total profit: $-5,157
• Equity at exit: $18,623

10-year hold

• IRR: 1.4%
• Equity multiple: 1.08×
• Total profit: $2,918
• Equity at exit: $10,799

Cash invested: $34,972 (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 31419

• Home prices YoY: -25.9%
• Rents YoY: -1.4%
• Active inventory: 405
• Price-to-rent: 6.4×

Monthly cashflow live

• Estimated rent: $1,624 high
• Mortgage (P&I): −$655
• Tax from tax record: −$266 /mo · $3,194/yr
• Insurance: −$52
• HOA: −$0
• Vacancy / Maint / Mgmt: −$341
• Net cashflow: $310

Break-even live

Break-even rent $1,232

Max offer price $124,900

Occupancy floor 76%

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: $31,225
• Closing costs: $3,747
• Reserves months: —
• Total cash needed: —

Rent comps 20 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
98 Hidden Lake Ct Savannah, GA	2.0	1.5	1228	$1,400	$1.14	13d	1	0.07mi
1114 Mohawk St Savannah, GA	3.0	2.0	1266	$1,750	$1.38	23d	4	0.26mi
1032 Mohawk St Savannah, GA	2.0	2.0	1000	$1,550	$1.55	43d	1	0.32mi
1159 Mohawk St Unit F3 Savannah, GA	2.0	2.0	1137	$1,750	$1.54	23d	1	0.34mi
15 Pointer Pl Savannah, GA	2.0	2.5	1326	$1,850	$1.40	43d	1	0.44mi
1177 Mohawk St Savannah, GA	3.0	2.0	1858	$2,400	$1.29	43d	1	0.46mi
1036 Dutchtown Rd Savannah, GA	2.0	2.0	1000	$1,438	$1.44	23d	1	0.49mi
12220 Apache Ave Savannah, GA	2.0–4.0	1.0–4.0	887	$1,450	$1.63	43d	2	0.58mi
4 Peach Blossom Cir Unit Home Savannah, GA	2.0	2.0	1056	$1,750	$1.66	23d	1	0.60mi
11 Peach Ct Savannah, GA	2.0	2.0	1130	$1,650	$1.46	43d	1	0.65mi
102 Quail Xing Savannah, GA	2.0	1.0	902	$1,650	$1.83	13d	1	0.72mi
12300 Apache Ave Savannah, GA	1.0–2.0	1.0–2.0	948	$1,695	$1.79	13d	2	0.80mi
12300 Apache Ave Savannah, GA	2.0	2.0	1185	$1,672	$1.41	43d	3	0.80mi
12502 Apache Ave #16 Savannah, GA	3.0	2.5	1735	$2,250	$1.30	43d	1	0.87mi
11 Knollwood Cir Savannah, GA	2.0	2.5	1188	$1,400	$1.18	43d	1	0.97mi
12350 Mercy Blvd Savannah, GA	1.0–2.0	1.0–2.0	865	$1,420	$1.64	13d	14	1.02mi
59 Knollwood Cir Savannah, GA	1.0	1.5	1018	$1,400	$1.38	43d	1	1.04mi
44 Knollwood Cir Savannah, GA	2.0	2.5	1018	$1,500	$1.47	43d	1	1.09mi
12473 Northwood Rd Savannah, GA	3.0	2.0	1422	$2,000	$1.41	43d	1	1.45mi
406 Montclair Blvd Savannah, GA	3.0	2.0	1422	$1,995	$1.40	13d	1	1.49mi

Listing history 11 events

1. 2026-06-03
   days on marketlisting id $124,900 Pending 71 DOM
2. 2025-12-30
   status Pending

   Show marketing remark (841 chars)

   PRICE IMPROVEMENT! Charming Savannah Townhome with Courtyard Retreat Welcome to this cozy and cute two-story townhome nestled in the heart of Savannah, GA. Featuring 2 spacious bedrooms and 2.5 baths, this home offers a perfect blend of comfort and character. Step inside to discover a warm, inviting layout with a fireplace ideal for both relaxing and entertaining. The private courtyard in the back is a hidden gem-perfect for morning coffee, evening gatherings, or simply enjoying the Southern breeze. Being sold as-is, this property presents a wonderful opportunity for buyers to add their personal touch and make it their own. Whether you're a first-time homebuyer, investor, or looking for a charming getaway in the Hostess City of the South, this townhome is full of potential. Don't miss your chance to own a slice of Savannah charm!

3. 2025-12-30
   status Pending 848-char remark

   Show marketing remark (841 chars)

   PRICE IMPROVEMENT! Charming Savannah Townhome with Courtyard Retreat Welcome to this cozy and cute two-story townhome nestled in the heart of Savannah, GA. Featuring 2 spacious bedrooms and 2.5 baths, this home offers a perfect blend of comfort and character. Step inside to discover a warm, inviting layout with a fireplace ideal for both relaxing and entertaining. The private courtyard in the back is a hidden gem-perfect for morning coffee, evening gatherings, or simply enjoying the Southern breeze. Being sold as-is, this property presents a wonderful opportunity for buyers to add their personal touch and make it their own. Whether you're a first-time homebuyer, investor, or looking for a charming getaway in the Hostess City of the South, this townhome is full of potential. Don't miss your chance to own a slice of Savannah charm!

4. 2025-12-30
   status Under Contract 841-char remark

   Show marketing remark (841 chars)

   PRICE IMPROVEMENT! Charming Savannah Townhome with Courtyard Retreat Welcome to this cozy and cute two-story townhome nestled in the heart of Savannah, GA. Featuring 2 spacious bedrooms and 2.5 baths, this home offers a perfect blend of comfort and character. Step inside to discover a warm, inviting layout with a fireplace ideal for both relaxing and entertaining. The private courtyard in the back is a hidden gem-perfect for morning coffee, evening gatherings, or simply enjoying the Southern breeze. Being sold as-is, this property presents a wonderful opportunity for buyers to add their personal touch and make it their own. Whether you're a first-time homebuyer, investor, or looking for a charming getaway in the Hostess City of the South, this townhome is full of potential. Don't miss your chance to own a slice of Savannah charm!

5. 2025-12-26
   price $124,900

   Show marketing remark (841 chars)

   PRICE IMPROVEMENT! Charming Savannah Townhome with Courtyard Retreat Welcome to this cozy and cute two-story townhome nestled in the heart of Savannah, GA. Featuring 2 spacious bedrooms and 2.5 baths, this home offers a perfect blend of comfort and character. Step inside to discover a warm, inviting layout with a fireplace ideal for both relaxing and entertaining. The private courtyard in the back is a hidden gem-perfect for morning coffee, evening gatherings, or simply enjoying the Southern breeze. Being sold as-is, this property presents a wonderful opportunity for buyers to add their personal touch and make it their own. Whether you're a first-time homebuyer, investor, or looking for a charming getaway in the Hostess City of the South, this townhome is full of potential. Don't miss your chance to own a slice of Savannah charm!

6. 2025-12-26
   price $124,900 848-char remark

   Show marketing remark (841 chars)

   PRICE IMPROVEMENT! Charming Savannah Townhome with Courtyard Retreat Welcome to this cozy and cute two-story townhome nestled in the heart of Savannah, GA. Featuring 2 spacious bedrooms and 2.5 baths, this home offers a perfect blend of comfort and character. Step inside to discover a warm, inviting layout with a fireplace ideal for both relaxing and entertaining. The private courtyard in the back is a hidden gem-perfect for morning coffee, evening gatherings, or simply enjoying the Southern breeze. Being sold as-is, this property presents a wonderful opportunity for buyers to add their personal touch and make it their own. Whether you're a first-time homebuyer, investor, or looking for a charming getaway in the Hostess City of the South, this townhome is full of potential. Don't miss your chance to own a slice of Savannah charm!

7. 2025-12-26
   price $124,900 841-char remark

   Show marketing remark (841 chars)

   PRICE IMPROVEMENT! Charming Savannah Townhome with Courtyard Retreat Welcome to this cozy and cute two-story townhome nestled in the heart of Savannah, GA. Featuring 2 spacious bedrooms and 2.5 baths, this home offers a perfect blend of comfort and character. Step inside to discover a warm, inviting layout with a fireplace ideal for both relaxing and entertaining. The private courtyard in the back is a hidden gem-perfect for morning coffee, evening gatherings, or simply enjoying the Southern breeze. Being sold as-is, this property presents a wonderful opportunity for buyers to add their personal touch and make it their own. Whether you're a first-time homebuyer, investor, or looking for a charming getaway in the Hostess City of the South, this townhome is full of potential. Don't miss your chance to own a slice of Savannah charm!

8. 2025-10-07
   listed $179,900 Active

   Show marketing remark (841 chars)

   PRICE IMPROVEMENT! Charming Savannah Townhome with Courtyard Retreat Welcome to this cozy and cute two-story townhome nestled in the heart of Savannah, GA. Featuring 2 spacious bedrooms and 2.5 baths, this home offers a perfect blend of comfort and character. Step inside to discover a warm, inviting layout with a fireplace ideal for both relaxing and entertaining. The private courtyard in the back is a hidden gem-perfect for morning coffee, evening gatherings, or simply enjoying the Southern breeze. Being sold as-is, this property presents a wonderful opportunity for buyers to add their personal touch and make it their own. Whether you're a first-time homebuyer, investor, or looking for a charming getaway in the Hostess City of the South, this townhome is full of potential. Don't miss your chance to own a slice of Savannah charm!

9. 2025-10-07
   listed $179,900 Active 848-char remark

   Show marketing remark (841 chars)

   PRICE IMPROVEMENT! Charming Savannah Townhome with Courtyard Retreat Welcome to this cozy and cute two-story townhome nestled in the heart of Savannah, GA. Featuring 2 spacious bedrooms and 2.5 baths, this home offers a perfect blend of comfort and character. Step inside to discover a warm, inviting layout with a fireplace ideal for both relaxing and entertaining. The private courtyard in the back is a hidden gem-perfect for morning coffee, evening gatherings, or simply enjoying the Southern breeze. Being sold as-is, this property presents a wonderful opportunity for buyers to add their personal touch and make it their own. Whether you're a first-time homebuyer, investor, or looking for a charming getaway in the Hostess City of the South, this townhome is full of potential. Don't miss your chance to own a slice of Savannah charm!

10. 2025-10-07
    listed $179,900 New 841-char remark

    Show marketing remark (841 chars)

    PRICE IMPROVEMENT! Charming Savannah Townhome with Courtyard Retreat Welcome to this cozy and cute two-story townhome nestled in the heart of Savannah, GA. Featuring 2 spacious bedrooms and 2.5 baths, this home offers a perfect blend of comfort and character. Step inside to discover a warm, inviting layout with a fireplace ideal for both relaxing and entertaining. The private courtyard in the back is a hidden gem-perfect for morning coffee, evening gatherings, or simply enjoying the Southern breeze. Being sold as-is, this property presents a wonderful opportunity for buyers to add their personal touch and make it their own. Whether you're a first-time homebuyer, investor, or looking for a charming getaway in the Hostess City of the South, this townhome is full of potential. Don't miss your chance to own a slice of Savannah charm!

11. 2003-10-24
    soldstatus $91,500

ⓘ 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: $3,194 · $266/mo
• Projected year-2 tax: $3,194 · $266/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 3/10 Moderate
• 🌡 Heat 10/10 Extreme 7 d/yr ≥106°F today · 18 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: $19,493
• − Mortgage interest: −$6,996
• − Property taxes: −$3,194
• − Insurance: −$624
• − Repairs & maintenance: −$1,559
• − Management: −$1,559
• − Depreciation: −$3,633
• Taxable income: $1,926
• Est. tax owed @ 24.0%: −$462
• After-tax cash flow: $3,259/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: Savannah-Chatham County
• NCES district ID: 1301020
• Math proficiency: 20% ▼ -11.00%
• Reading proficiency: 26% ▼ -5.00%
• Median HH income: $47,443
• Composite: 20.14/100
• National rank: #8639
• State rank: #134 of 174 in GA

Livability — Savannah

• Score: 86/100
• State rank: #1
• US rank: #397

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Savannah, GA
• County: Chatham County · 271,602 people
• City population: 216,564
• Metro: Savannah, GA
• Population (ZIP): 57,077
• Household income: $69,635
• Rent vs Own: 43.8% rent · 56.2% own
• Severe rent burden: 2575.0

Population outlook (Chatham County) Hauer SSP2

• Today (2025): 332,584 people
• By 2030: 355,508 · +6.9%
• By 2040: 400,030 · +20.3%
• By 2050: 443,019 · +33.2%
• By 2075: 534,579 · +60.7%
• By 2100: 583,863 · +75.6%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.68)
• Race & ethnicity: White 40% Black 38% Hispanic / Latino 12% Two or more races 7% Asian 5%
• Hispanic origin (detail): Mexican 4% Puerto Rican 3%
• Common ancestry: Slovak 2% Lithuanian 1% Serbian 1%
• Foreign-born: 12% · Canada, Vietnam, South Korea
• Languages at home: 83% English-only · Spanish 9% Other Indo-European 2% Vietnamese 1%

Political lean MEDSL · Chatham

• 2024 margin: D (+18.0) · D 58.6% · R 40.6%
• 2008→2024 swing: +3.6pp toward D · 2008: 14.4pp · 2024: 18.0pp
• All cycles: 2024: D+18.0 2020: D+18.8 2016: D+14.5 2012: D+12.0 2008: D+14.4

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -92.38%
• Current HPI: 264.8625
• Rent YoY: ▼ -1.44%
• 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

+36.5% since first listed

10 events — show timeline

• 2025-12-30 Pending — Hive MLS
• 2025-12-30 Pending — HABR
• 2025-12-30 Pending — GAMLS
• 2025-12-26 Price Changed $124,900 Hive MLS
• 2025-12-26 Price Changed $124,900 HABR
• 2025-12-26 Price Changed $124,900 GAMLS
• 2025-10-07 Listed $179,900 GAMLS
• 2025-10-07 Listed $179,900 HABR
• 2025-10-07 Listed $179,900 Hive MLS
• 2003-10-24 Sold (Public Records) $91,500 Public Records

Property tax history

+10.7%/yr

Latest (2025): $3,194 · +110.0% YoY. Source: county tax records.