2206 Jordan Dr · Savannah, GA 31404

$269,900

3 bd · 2.0 ba · 1,547 sqft · SingleFamily public records · 51 Days on market

Built 1963 8,346 sqft lot $174/sqft · 6% above area Est $271k · at est.

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Why this score? — see what drove the D 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 +15.3/30.0
• ARV discount +7.6/15.0
• DSCR +4.7/10.0
• Livability +4.3/5.0
• 1% rule +3.6/10.0
• Rent growth +3.4/5.0
• Condition / age +2.5/5.0
• Schools +2.0/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

This is a Fannie Mae Homepath property. Purchase for as little as 3% down! Approved for Homepath Mortgage and Homepath Renovation Mortgage Financing -over 1500sf, brick, sep LR, family room w/ fp

Key facts

• All-brick home
• New hvac system
• 8,346 sq ft lot

Tags

• ALL-BRICK HOME
• NEW HVAC SYSTEM
• NEW ENERGY-EFFICIENT WINDOWS
• TANKLESS WATER HEATER
• ROOF ONLY 5 YEARS OLD
• SOLAR ELECTRIC PANELS

Property features AI

Finance

• Other: Publicly maintained asphalt roads; City / interior lot
• HOA & community: Street lights in the community

Exterior

• Parking: Attached carport with 1 carport space
• Utilities: Public water; Public sewer; Cable available
• Home design: Single-family residence; One story
• Construction: Brick construction; Asphalt roof; Slab foundation; Built as residential single family
• Exterior features: Patio; Front porch; Privacy fencing / fenced yard; Storage structure; Has a view

Interior

• Kitchen: Dishwasher; Oven; Range; Refrigerator; Electric water heater
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating (natural gas); Central electric cooling
• Interior features: Breakfast bar; Built-in features; Gas fireplace in family room
• Laundry & utility: Washer hookup; Dedicated laundry room

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $270k.

Deal economics

• At list price, monthly cash flow is $100 ($1k/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 $233k (13.5% below list).
• Recommended offer: $233k (13.5% below list) — sets the bar for 1% rule.
• Cap rate 6.7% 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 rising (+3.6%/yr); 228 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals lingering (median 46d 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).
• At $2,334/mo this rent would consume 53% of the median local household income ($53k/yr) (locally 1649% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $2k of loan paydown is wiped out by about $8k 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 51 days — a 3% lower offer ($262k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 15y ago 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 $65k; list at $270k implies a 316% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• 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 $233,421 (13.5% below list)

Questions for the listing agent

1. It's been on market 51 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 1963 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
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: 6.74%
• Cash-on-cash: 1.59%
• DSCR: 1.07
• GRM: 9.6

CMA / ARV

• ARV (median comp): $270,601
• List price: $269,900
• Delta: -0.26%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1910 Linnhurst Dr	0.59mi	3/2.0	1,440 (-7%)	1mo	$310,000	$215	60
2310 Coakley St	0.47mi	3/2.0	1,648 (+6%)	9mo	$376,500	$228	60
2105 E 60th St	0.75mi	3/2.0	1,588 (+3%)	2mo	$291,000	$183	59
3130 Robertson Ave	0.75mi	3/2.0	1,462 (-6%)	1mo	$410,000	$280	55
2808 Whatley Ave	0.56mi	3/3.0	1,410 (-9%)	2mo	$360,000	$255	54
2327 Toussaint Ave	0.73mi	3/2.0	1,632 (+6%)	6mo	$310,000	$190	51
3010 Leonard St	0.64mi	3/2.0	1,715 (+11%)	3mo	$390,000	$227	49
55 Saint Johns Ave	0.67mi	4/2.0 (+1)	1,659 (+7%)	9mo	$320,000	$193	45
25 Saint Johns Ave	0.69mi	4/2.0 (+1)	1,404 (-9%)	4mo	$285,000	$203	44
2301 Pinetree Rd	0.61mi	3/1.0	1,372 (-11%)	11mo	$250,000	$182	39
2314 Shirley Dr	0.64mi	4/2.0 (+1)	1,384 (-10%)	11mo	$299,900	$217	38
5012 Spartan Dr	0.63mi	3/1.5	1,320 (-15%)	11mo	$215,000	$163	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 · 3.62% rent growth · sell at horizon

5-year hold

• IRR: -13.1%
• Equity multiple: 0.52×
• Total profit: $-35,947
• Equity at exit: $40,243

10-year hold

• IRR: -3.3%
• Equity multiple: 0.77×
• Total profit: $-17,181
• Equity at exit: $23,336

Cash invested: $75,572 (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 31404

• Rents YoY: 3.6%
• Active inventory: 228
• Price-to-rent: 9.6×

Monthly cashflow live

• Estimated rent: $2,334 high
• Mortgage (P&I): −$1,415
• Tax from tax record: −$216 /mo · $2,596/yr
• Insurance: −$112
• HOA: −$0
• Vacancy / Maint / Mgmt: −$490
• Net cashflow: $100

Break-even live

Break-even rent $2,208

Max offer price $269,900

Occupancy floor 91%

Sensitivity live

Price	-10% $253	-5% $176	+0% $100	+5% $23	+10% $-53
Rent	-10% $-85	-5% $8	+0% $100	+5% $192	+10% $284
Rate	-1.0pp $236	-0.5pp $169	base $100	+0.5pp $30	+1.0pp $-41

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: $67,475
• Closing costs: $8,097
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
24 N Parkwood Dr Savannah, GA	3.0	2.0	1277	$2,200	$1.72	15d	1	0.10mi
3715 Skidaway Rd Savannah, GA	3.0	2.0	1154	$1,895	$1.64	25d	1	0.30mi
2337 Shirley Dr Savannah, GA	3.0	2.0	1850	$2,600	$1.41	25d	1	0.59mi
5020 La Roche Ave Savannah, GA	3.0	2.5	2170	$3,350	$1.54	15d	1	0.60mi
2112 Clars Ave Unit A Savannah, GA	2.0	1.0	1500	$1,700	$1.13	45d	1	0.64mi
1904 E 51st St Savannah, GA	4.0	2.5	1800	$2,300	$1.28	15d	1	0.65mi
2345 Ranchland Dr Savannah, GA	3.0	1.0	1098	$2,100	$1.91	15d	1	0.66mi
3712 Oakland Ct Savannah, GA	3.0	1.5	1903	$2,495	$1.31	15d	1	0.74mi
3601 Eastgate Dr Savannah, GA	3.0	2.0	1400	$2,500	$1.79	45d	1	0.77mi
2637 Evergreen Ave Savannah, GA	3.0	2.0	1642	$2,000	$1.22	45d	1	0.77mi
2110 E 56th St Savannah, GA	3.0	2.0	1140	$2,200	$1.93	45d	1	0.77mi
2902 River Dr Unit D301 Savannah, GA	3.0	2.0	1800	$4,700	$2.61	45d	1	0.80mi
3206 Robertson Ave Savannah, GA	4.0	3.0	2221	$5,500	$2.48	25d	1	0.84mi
2233 E De Renne Ave Savannah, GA	4.0	2.0	1476	$2,400	$1.63	25d	1	0.86mi
2220 E Victory Dr #24 Savannah, GA	2.0	1.5	1102	$1,700	$1.54	25d	1	0.87mi
2323 Downing Ave Savannah, GA	2.0–3.0	1.5–2.0	1014	$1,899	$1.87	15d	14	0.88mi
30 Pine Valley Rd Savannah, GA	3.0	1.0	1133	$1,950	$1.72	45d	1	0.93mi
2612 Dogwood Ave Savannah, GA	1.0–3.0	1.0–2.0	1020	$1,775	$1.74	15d	11	0.94mi
1901 E 57th St Savannah, GA	3.0	1.0	1215	$1,750	$1.44	45d	1	0.94mi
5505 Betty Dr Savannah, GA	3.0	2.0	1550	$1,859	$1.20	45d	1	0.98mi
2619 Livingston Ave Savannah, GA	3.0	1.5	1300	$1,555	$1.20	25d	1	0.99mi
1815 E 58th St Savannah, GA	3.0	2.0	1176	$2,400	$2.04	45d	1	0.99mi
2328 E 41st St Savannah, GA	2.0	1.0	1072	$1,700	$1.59	45d	1	1.02mi
1802 E 62nd St Savannah, GA	4.0	2.0	1475	$2,800	$1.90	46d	1	1.02mi
2033 E 41st St Savannah, GA	4.0	2.0	1448	$2,800	$1.93	45d	1	1.03mi
1534 E 53rd St Unit A Savannah, GA	3.0	2.0	1606	$2,950	$1.84	25d	1	1.11mi
2840 Wicklow St Savannah, GA	1.0–3.0	1.0–2.0	1071	$2,869	$2.68	15d	50	1.15mi
2201 E 37th St Savannah, GA	3.0	1.5	1424	$1,800	$1.26	25d	1	1.20mi
1507 E 51st St Savannah, GA	3.0	2.0	2135	$2,880	$1.35	45d	1	1.21mi
1413 E 55th St Savannah, GA	3.0	1.0	1100	$2,500	$2.27	45d	1	1.21mi
2222 Bacon Park Dr Savannah, GA	4.0	2.0	2246	$2,995	$1.33	45d	1	1.23mi
375 Laurel Oak Ln Thunderbolt, GA	3.0	2.5	1200	$1,800	$1.50	45d	1	1.24mi
1315 Bonaventure Rd Unit upstair Savannah, GA	2.0	1.0	1650	$1,500	$0.91	15d	1	1.24mi
1405 E 51st St Savannah, GA	3.0	2.0	1458	$2,850	$1.95	45d	1	1.29mi
1411 E 58th St Savannah, GA	3.0	2.0	1100	$1,900	$1.73	25d	1	1.32mi
2149 Vermont Ave Savannah, GA	3.0	2.0	1213	$1,955	$1.61	45d	1	1.36mi
1331 E 48th St Savannah, GA	3.0	2.0	1408	$3,450	$2.45	45d	1	1.40mi
5908 Fairview Ave Savannah, GA	3.0	2.0	1625	$1,950	$1.20	45d	1	1.40mi
1804 Georgia Ave Savannah, GA	3.0	2.0	1528	$2,950	$1.93	45d	1	1.43mi
114 Oleander Ave Unit Na Savannah, GA	3.0	1.0	1128	$2,100	$1.86	45d	1	1.44mi

Listing history 21 events

1. 2026-06-21
   days on market $269,900 Active 51 DOM
2. 2026-06-18
   days on market $269,900 Active 48 DOM
3. 2026-06-17
   days on market $269,900 Active 47 DOM
4. 2026-06-16
   days on market $269,900 Active 46 DOM
5. 2026-06-15
   days on market $269,900 Active 45 DOM
6. 2026-06-14
   days on market $269,900 Active 43 DOM
7. 2026-06-13
   days on market $269,900 Active 42 DOM
8. 2026-06-10
   days on market $269,900 Active 40 DOM
9. 2026-06-09
   days on market $269,900 Active 39 DOM
10. 2026-06-08
    days on market $269,900 Active 38 DOM
11. 2026-06-07
    days on market $269,900 Active 37 DOM
12. 2026-06-05
    days on market $269,900 Active 34 DOM
13. 2026-06-03
    days on market $269,900 Active 33 DOM
14. 2026-06-02
    days on market $269,900 Active 32 DOM
15. 2026-06-01
    days on market $269,900 Active 31 DOM
16. 2026-05-31
    days on market $269,900 Active 30 DOM
17. 2026-05-30
    days on market $269,900 Active 29 DOM
18. 2026-05-14
    historical Active Under Contract 1660-char remark
19. 2026-04-30
    listed $269,900 Active 1660-char remark
20. 2011-07-12
    soldstatus $64,900 195-char remark

    Show marketing remark (195 chars)

    This is a Fannie Mae Homepath property. Purchase for as little as 3% down! Approved for Homepath Mortgage and Homepath Renovation Mortgage Financing -over 1500sf, brick, sep LR, family room w/ fp

21. 2011-04-06
    listed $64,900 195-char remark

    Show marketing remark (195 chars)

    This is a Fannie Mae Homepath property. Purchase for as little as 3% down! Approved for Homepath Mortgage and Homepath Renovation Mortgage Financing -over 1500sf, brick, sep LR, family room w/ fp

ⓘ 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: $2,596 · $216/mo
• Projected year-2 tax: $2,596 · $216/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 ≥107°F today · 18 d/yr by 30 yrs out
• 💨 Wind 9/10 Extreme 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: $28,011
• − Mortgage interest: −$15,119
• − Property taxes: −$2,596
• − Insurance: −$1,350
• − Repairs & maintenance: −$2,241
• − Management: −$2,241
• − Depreciation: −$7,852
• Taxable loss: −$3,386
• Est. tax savings @ 24.0%: +$813
• After-tax cash flow: $2,011/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): 30,062
• Household income: $53,303
• Rent vs Own: 49.8% rent · 50.2% own
• Severe rent burden: 1649.0

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: Majority Black (60%)
• Race & ethnicity: Black 60% White 33% Two or more races 4% Hispanic / Latino 3% Asian 1%
• Common ancestry: Romanian 2% Lithuanian 1% Slovak 1%
• Foreign-born: 4% · Canada, Vietnam
• Languages at home: 93% English-only · Spanish 3% Other Asian/Pacific 1% French/Haitian/Cajun 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: ▼ -187.86%
• Current HPI: 310.0764
• Rent YoY: ▲ 3.62%
• 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

+315.9% since first listed

5 events — show timeline

• 2026-05-29 Relisted — Hive MLS
• 2026-05-14 Contingent — Hive MLS
• 2026-04-30 Listed $269,900 Hive MLS
• 2011-07-12 Sold (MLS) $64,900 Hive MLS
• 2011-04-06 Listed $64,900 Hive MLS

Property tax history

+9.5%/yr

Latest (2025): $2,596 · -12.6% YoY. Source: county tax records.