265 Big Cypress Dr · Savannah, GA 31302

$149,000

3 bd · 2.0 ba · 1,064 sqft · Manufactured public records · 87 Days on market

Built 1994 2.94 ac lot $140/sqft · 24% above area Est $120k · 24% over

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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 +30.0/30.0
• DSCR +10.0/10.0
• 1% rule +9.7/10.0
• Livability +4.3/5.0
• Condition / age +2.5/5.0
• Schools +2.0/10.0
• Rent growth +1.1/5.0
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Listing remarks MLS

Great waterfront property on the Ogeechee River. Single wide mobile home with 3 bedrooms and 2 bathrooms being sold AS-IS on almost 3 acres. The garage apartment was flooded and will need rehab.

Key facts

• Mobile home
• Ogeechee river
• Garage apartment

Tags

• WATERFRONT PROPERTY
• OGEECHEE RIVER
• MOBILE HOME
• GARAGE APARTMENT
• ALMOST 3 ACRES

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $149k.

Deal economics

• At list price, monthly cash flow is $377 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $149k).
• Recommended offer: $140k (6.0% below list) — sets the bar for market timing.
• Cap rate 12.8% 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 falling (-5.5%/yr); 262 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 2,694 units permitted in Chatham County in 2024 (973 in 5+ unit buildings).
• This rent runs 38% 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 $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 87 days — a 6% lower offer ($140k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts 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.
• Current owner paid $100k; 49% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: flood insurance adds $427/mo.
• Climate carrying-cost: in FEMA flood zone AE (mandatory federal flood insurance); severe wind risk, 97% 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 $140,060 (6.0% below list)

Questions for the listing agent

1. It's been on market 87 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
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: 1.47% ✓
• Cap rate: 12.76%
• Cash-on-cash: 23.10%
• DSCR: 2.03
• GRM: 5.7

CMA / ARV

• ARV (median comp): $120,000
• List price: $149,000
• Delta: 24.17%
• Verdict: OVERPRICED
• Comps: 1 within 2.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: -4.2%
• Equity multiple: 0.85×
• Total profit: $-6,328
• Equity at exit: $22,216

10-year hold

• IRR: 0.6%
• Equity multiple: 1.04×
• Total profit: $1,573
• Equity at exit: $12,883

Cash invested: $41,720 (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: 5.7×

Monthly cashflow live

• Estimated rent: $2,184 medium
• Mortgage (P&I): −$781
• Tax from tax record: −$79 /mo · $946/yr
• Insurance: −$62
• Flood insurance flood zone: −$427 /mo · $5,118/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$459
• Net cashflow: $377

Break-even live

Break-even rent $1,707

Max offer price $149,000

Occupancy floor 78%

Sensitivity live

Price	-10% $461	-5% $419	+0% $377	+5% $334	+10% $292
Rent	-10% $204	-5% $290	+0% $377	+5% $463	+10% $549
Rate	-1.0pp $452	-0.5pp $415	base $377	+0.5pp $338	+1.0pp $299

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: $37,250
• Closing costs: $4,470
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
214 Coneflower Rd Bloomingdale, GA	3.0	2.5	1418	$2,300	$1.62	44d	1	0.77mi

Listing history 14 events

1. 2026-06-09
   status $149,000 Pending 87 DOM
2. 2026-06-08
   days on market $149,000 Active Under Contract 87 DOM
3. 2026-06-07
   days on market $149,000 Active Under Contract 86 DOM
4. 2026-06-05
   days on market $149,000 Active Under Contract 83 DOM
5. 2026-06-03
   days on market $149,000 Active Under Contract 82 DOM
6. 2026-06-02
   days on market $149,000 Active Under Contract 81 DOM
7. 2026-06-01
   days on market $149,000 Active Under Contract 80 DOM
8. 2026-05-31
   days on market $149,000 Active Under Contract 79 DOM
9. 2026-05-30
   days on market $149,000 Active Under Contract 78 DOM
10. 2026-05-09
    historical Active Under Contract 194-char remark

    Show marketing remark (195 chars)

    Great waterfront property on the Ogeechee River. Single wide mobile home with 3 bedrooms and 2 bathrooms being sold AS-IS on almost 3 acres. The garage apartment was flooded and will need rehab.

11. 2026-05-09
    historical Active Under Contract 195-char remark

    Show marketing remark (195 chars)

    Great waterfront property on the Ogeechee River. Single wide mobile home with 3 bedrooms and 2 bathrooms being sold AS-IS on almost 3 acres. The garage apartment was flooded and will need rehab.

12. 2026-03-13
    listed $149,000 Active 194-char remark

    Show marketing remark (195 chars)

    Great waterfront property on the Ogeechee River. Single wide mobile home with 3 bedrooms and 2 bathrooms being sold AS-IS on almost 3 acres. The garage apartment was flooded and will need rehab.

13. 2026-03-13
    listed $149,000 New 195-char remark

    Show marketing remark (195 chars)

    Great waterfront property on the Ogeechee River. Single wide mobile home with 3 bedrooms and 2 bathrooms being sold AS-IS on almost 3 acres. The garage apartment was flooded and will need rehab.

14. 2002-07-10
    soldstatus $100,000

ⓘ 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: $946 · $79/mo
• Projected year-2 tax: $1,371 · $114/mo
• Expected delta: +$425/yr (+$35/mo · 44.9%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 2/10 Low FEMA zone AE · 7% 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 97% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $26,210
• − Mortgage interest: −$8,346
• − Property taxes: −$946
• − Insurance: −$5,864
• − Repairs & maintenance: −$2,097
• − Management: −$2,097
• − Depreciation: −$4,335
• Taxable income: $2,526
• Est. tax owed @ 24.0%: −$606
• After-tax cash flow: $3,914/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

• County: Effingham County · 68,439 people
• City population: 216,564
• 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 (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: 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 · 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: ▼ -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

+49.0% since first listed

5 events — show timeline

• 2026-05-09 Contingent — Hive MLS
• 2026-05-09 Contingent — GAMLS
• 2026-03-13 Listed $149,000 GAMLS
• 2026-03-13 Listed $149,000 Hive MLS
• 2002-07-10 Sold (Public Records) $100,000 Public Records

Property tax history

+4.2%/yr

Latest (2025): $946 · +32.7% YoY. Source: county tax records.