1228 E 39th St · Savannah, GA 31404

$100,000

4 bd · 2.0 ba · 1,527 sqft · SingleFamily public records · 119 Days on market

Built 1930 3,598 sqft lot $65/sqft · 74% below area ↓ 13% since listing

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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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Livability +4.3/5.0
• 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 property is back on the market of no fault of the seller!! This property offers a rare opportunity to purchase a prime piece of land in the booming LIVE OAK neighborhood. Ideal for INVESTORS or BUILDERS looking for a full gut renovation or tear-down, this property is full of potential in an area well suited for both rental and owner-occupied homes! Currently a 4 bedroom, 2 bathroom home, the property is priced to sell and ready for its next chapter. Whether you envision new construction or a complete renovation, the lot and location provide a strong foundation for long-term value. The seller is open to FINANCING a portion of the construction costs, a unique advantage that adds flexibility and opportunity for the right buyer. With continued growth and demand in this area, opportunities like this are becoming increasingly rare. Secure your place now and bring your vision to life!

Key facts

• Strong foundation
• Prime piece of land
• Full gut renovation

Tags

• PRIME PIECE OF LAND
• LIVE OAK NEIGHBORHOOD
• FULL GUT RENOVATION
• STRONG FOUNDATION
• LONG-TERM VALUE

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $100k.

Deal economics

• At list price, monthly cash flow is $1k ($15k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $100k).
• Recommended offer: $91k (9.0% below list) — sets the bar for market timing.
• Cap rate 21.0% 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); 227 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals lingering (median 45d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 70% 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 $2,296/mo this rent would consume 52% 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 $691 of loan paydown is wiped out by about $3k 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.
• At projected returns (-3.0% appreciation + 3.6% rent growth), your $28k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• It's been on market 119 days — a 9% lower offer ($91k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts; this cycle's ask has dropped $25k (20%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: built in 1930 — expect roof / HVAC / electrical / plumbing capex.
• 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 $91,000 (9.0% below list)

Questions for the listing agent

1. It's been on market 119 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Built in 1930 — 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 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: 2.30% ✓
• Cap rate: 20.98%
• Cash-on-cash: 52.44%
• DSCR: 3.33
• GRM: 3.6

CMA / ARV

• ARV (median comp): $377,525
• List price: $100,000
• Delta: -73.51%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
917 E 39th St	0.27mi	3/2.5 (-1)	1,612 (+6%)	1mo	$490,000	$304	70
1222 NE 36th St	0.22mi	3/2.0 (-1)	1,388 (-9%)	3mo	$340,000	$245	68
1111 E 31st St	0.45mi	3/2.0 (-1)	1,580 (+4%)	1mo	$423,000	$268	67
1317 E 32nd St	0.39mi	3/2.0 (-1)	1,438 (-6%)	1mo	$353,000	$245	67
1217 E 34th St	0.29mi	4/2.0	1,677 (+10%)	5mo	$156,000	$93	66
816 E 37th St	0.41mi	3/2.0 (-1)	1,628 (+7%)	1mo	$387,000	$238	64
1125 E 37th St	0.14mi	3/2.0 (-1)	1,326 (-13%)	4mo	$345,000	$260	63
2825 Wicklow St	0.62mi	3/1.0 (-1)	1,508 (-1%)	4mo	$227,500	$151	57
2817 Wicklow St	0.59mi	3/2.0 (-1)	1,626 (+6%)	3mo	$150,000	$92	54
708 E 39th St	0.53mi	4/2.0	1,720 (+13%)	4mo	$170,000	$99	51
2011 Atlantic Ave	0.59mi	3/2.0 (-1)	1,392 (-9%)	4mo	$340,000	$244	49
823 E Park Ave	0.74mi	3/2.5 (-1)	1,384 (-9%)	3mo	$425,000	$307	40

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: 51.1%
• Equity multiple: 3.26×
• Total profit: $63,145
• Equity at exit: $14,910

10-year hold

• IRR: 56.7%
• Equity multiple: 6.76×
• Total profit: $161,216
• Equity at exit: $8,646

Cash invested: $28,000 (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: 227
• Price-to-rent: 3.6×

Monthly cashflow live

• Estimated rent: $2,296 high
• Mortgage (P&I): −$524
• Tax from tax record: −$24 /mo · $285/yr
• Insurance: −$42
• HOA: −$0
• Vacancy / Maint / Mgmt: −$482
• Net cashflow: $1,224

Break-even live

Break-even rent $747

Max offer price $100,000

Occupancy floor 42%

Sensitivity live

Price	-10% $1,280	-5% $1,252	+0% $1,224	+5% $1,195	+10% $1,167
Rent	-10% $1,042	-5% $1,133	+0% $1,224	+5% $1,314	+10% $1,405
Rate	-1.0pp $1,274	-0.5pp $1,249	base $1,224	+0.5pp $1,198	+1.0pp $1,171

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: $25,000
• Closing costs: $3,000
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1217 E 38th St Savannah, GA	3.0	1.0	1227	$1,675	$1.37	25d	1	0.06mi
1206 Seiler Ave Savannah, GA	3.0	1.0	1183	$2,050	$1.73	45d	1	0.13mi
1202 E 37th St Unit A Savannah, GA	4.0	2.0	1480	$2,295	$1.55	15d	1	0.17mi
1302 E Victory Dr Unit 2 Savannah, GA	3.0	1.5	1600	$1,995	$1.25	45d	1	0.18mi
1107 E 38th St Savannah, GA	3.0	2.0	1500	$2,400	$1.60	45d	1	0.18mi
1105 E 38th St Savannah, GA	3.0	2.0	1500	$2,400	$1.60	45d	1	0.19mi
1122 E 37th St Savannah, GA	3.0	2.0	1292	$1,895	$1.47	45d	1	0.21mi
1436 E 42nd St Savannah, GA	3.0	2.0	1447	$2,290	$1.58	15d	1	0.27mi
1118 NE 36th St Savannah, GA	3.0	2.0	1200	$2,000	$1.67	45d	1	0.28mi
1513 E 37th St Savannah, GA	3.0	1.0	1268	$1,775	$1.40	45d	1	0.29mi
904 E 39th St Savannah, GA	3.0	1.0	1200	$2,300	$1.92	45d	1	0.33mi
916 E 35th St Savannah, GA	4.0	2.0	1630	$2,700	$1.66	25d	1	0.42mi
114 Oleander Ave Unit Na Savannah, GA	3.0	1.0	1128	$2,100	$1.86	45d	1	0.47mi
802 E 36th St Savannah, GA	3.0	1.5	2105	$2,400	$1.14	45d	1	0.49mi
1331 E 48th St Savannah, GA	3.0	2.0	1408	$3,450	$2.45	45d	1	0.50mi
1509 Ott St Savannah, GA	3.0	1.5	1263	$1,900	$1.50	45d	1	0.51mi
1403 E Anderson St Savannah, GA	3.0	2.0	1300	$2,400	$1.85	45d	1	0.52mi
1502 E 31st St Savannah, GA	3.0	2.0	1212	$1,700	$1.40	15d	1	0.53mi
1112 E Anderson St Savannah, GA	4.0	2.0	1488	$2,300	$1.55	45d	1	0.55mi
2840 Wicklow St Savannah, GA	1.0–3.0	1.0–2.0	1071	$2,869	$2.68	15d	50	0.61mi
637 E 39th St Savannah, GA	4.0	3.0	2162	$2,895	$1.34	25d	1	0.65mi
1405 E 51st St Savannah, GA	3.0	2.0	1458	$2,850	$1.95	45d	1	0.67mi
823 E Henry St Unit B Savannah, GA	4.0	1.5	1670	$2,000	$1.20	45d	1	0.68mi
1704 E 31st St Savannah, GA	3.0	2.0	1137	$2,350	$2.07	45d	1	0.68mi
836 E Henry St Unit C Savannah, GA	3.0	1.0	1800	$2,000	$1.11	45d	1	0.69mi
1611 E Henry St Unit A Savannah, GA	3.0	2.0	2226	$1,850	$0.83	45d	1	0.70mi
1507 E 51st St Savannah, GA	3.0	2.0	2135	$2,880	$1.35	45d	1	0.70mi
1714 Le Grand St Unit B Savannah, GA	3.0	2.0	1300	$2,700	$2.08	45d	1	0.72mi
1921 Reynolds St Savannah, GA	4.0	2.0	1773	$3,150	$1.78	45d	1	0.74mi
607 E 37th St Savannah, GA	4.0	2.0	1771	$2,300	$1.30	45d	1	0.76mi
826 E Duffy St Savannah, GA	5.0	3.0	1445	$2,295	$1.59	25d	1	0.76mi
826 E Duffy St Unit A Savannah, GA	3.0	2.0	1445	$1,850	$1.28	45d	1	0.76mi
723 E Henry St Unit A Savannah, GA	3.0	2.0	1199	$2,150	$1.79	25d	1	0.76mi
1518 E Park Ave Savannah, GA	2.0–3.0	1.0–2.5	1261	$1,703	$1.35	15d	6	0.76mi
900 E Park Ave Savannah, GA	3.0	2.0	1450	$1,975	$1.36	45d	1	0.79mi
1606 Reynolds St Savannah, GA	3.0	2.0	1222	$1,800	$1.47	45d	1	0.79mi
1810 E 32nd St Savannah, GA	3.0	1.5	1218	$3,000	$2.46	25d	1	0.80mi
1534 E 53rd St Unit A Savannah, GA	3.0	2.0	1606	$2,950	$1.84	25d	1	0.81mi
810 E Park Ave Unit B Savannah, GA	3.0	2.0	1100	$2,700	$2.45	45d	1	0.81mi
602 E 34th St Savannah, GA	3.0	2.0	1185	$2,095	$1.77	45d	1	0.83mi

Listing history 23 events

1. 2026-06-13
   pricestatusdays on market $100,000 Pending 119 DOM
2. 2026-06-10
   days on market $125,000 Active Under Contract 117 DOM
3. 2026-06-09
   days on market $125,000 Active Under Contract 116 DOM
4. 2026-06-08
   days on market $125,000 Active Under Contract 115 DOM
5. 2026-06-07
   days on market $125,000 Active Under Contract 114 DOM
6. 2026-06-05
   days on market $125,000 Active Under Contract 111 DOM
7. 2026-06-03
   days on market $125,000 Active Under Contract 110 DOM
8. 2026-06-02
   days on market $125,000 Active Under Contract 109 DOM
9. 2026-06-01
   statusdays on market $125,000 Active Under Contract 108 DOM
10. 2026-05-31
    days on market $125,000 Active 107 DOM
11. 2026-05-30
    days on market $125,000 Active 106 DOM
12. 2026-04-09
    status Active 898-char remark

    Show marketing remark (898 chars)

    This property is back on the market of no fault of the seller!! This property offers a rare opportunity to purchase a prime piece of land in the booming LIVE OAK neighborhood. Ideal for INVESTORS or BUILDERS looking for a full gut renovation or tear-down, this property is full of potential in an area well suited for both rental and owner-occupied homes! Currently a 4 bedroom, 2 bathroom home, the property is priced to sell and ready for its next chapter. Whether you envision new construction or a complete renovation, the lot and location provide a strong foundation for long-term value. The seller is open to FINANCING a portion of the construction costs, a unique advantage that adds flexibility and opportunity for the right buyer. With continued growth and demand in this area, opportunities like this are becoming increasingly rare. Secure your place now and bring your vision to life!

13. 2026-04-08
    historical 898-char remark

    Show marketing remark (898 chars)

    This property is back on the market of no fault of the seller!! This property offers a rare opportunity to purchase a prime piece of land in the booming LIVE OAK neighborhood. Ideal for INVESTORS or BUILDERS looking for a full gut renovation or tear-down, this property is full of potential in an area well suited for both rental and owner-occupied homes! Currently a 4 bedroom, 2 bathroom home, the property is priced to sell and ready for its next chapter. Whether you envision new construction or a complete renovation, the lot and location provide a strong foundation for long-term value. The seller is open to FINANCING a portion of the construction costs, a unique advantage that adds flexibility and opportunity for the right buyer. With continued growth and demand in this area, opportunities like this are becoming increasingly rare. Secure your place now and bring your vision to life!

14. 2026-03-12
    status Active 898-char remark

    Show marketing remark (898 chars)

    This property is back on the market of no fault of the seller!! This property offers a rare opportunity to purchase a prime piece of land in the booming LIVE OAK neighborhood. Ideal for INVESTORS or BUILDERS looking for a full gut renovation or tear-down, this property is full of potential in an area well suited for both rental and owner-occupied homes! Currently a 4 bedroom, 2 bathroom home, the property is priced to sell and ready for its next chapter. Whether you envision new construction or a complete renovation, the lot and location provide a strong foundation for long-term value. The seller is open to FINANCING a portion of the construction costs, a unique advantage that adds flexibility and opportunity for the right buyer. With continued growth and demand in this area, opportunities like this are becoming increasingly rare. Secure your place now and bring your vision to life!

15. 2026-02-20
    historical Active Under Contract 898-char remark

    Show marketing remark (898 chars)

    This property is back on the market of no fault of the seller!! This property offers a rare opportunity to purchase a prime piece of land in the booming LIVE OAK neighborhood. Ideal for INVESTORS or BUILDERS looking for a full gut renovation or tear-down, this property is full of potential in an area well suited for both rental and owner-occupied homes! Currently a 4 bedroom, 2 bathroom home, the property is priced to sell and ready for its next chapter. Whether you envision new construction or a complete renovation, the lot and location provide a strong foundation for long-term value. The seller is open to FINANCING a portion of the construction costs, a unique advantage that adds flexibility and opportunity for the right buyer. With continued growth and demand in this area, opportunities like this are becoming increasingly rare. Secure your place now and bring your vision to life!

16. 2026-02-12
    listed $125,000 Active 898-char remark

    Show marketing remark (898 chars)

    This property is back on the market of no fault of the seller!! This property offers a rare opportunity to purchase a prime piece of land in the booming LIVE OAK neighborhood. Ideal for INVESTORS or BUILDERS looking for a full gut renovation or tear-down, this property is full of potential in an area well suited for both rental and owner-occupied homes! Currently a 4 bedroom, 2 bathroom home, the property is priced to sell and ready for its next chapter. Whether you envision new construction or a complete renovation, the lot and location provide a strong foundation for long-term value. The seller is open to FINANCING a portion of the construction costs, a unique advantage that adds flexibility and opportunity for the right buyer. With continued growth and demand in this area, opportunities like this are becoming increasingly rare. Secure your place now and bring your vision to life!

17. 2025-12-31
    historical
18. 2025-12-23
    historical
19. 2025-12-22
    status Active
20. 2025-12-22
    price $139,000
21. 2025-12-16
    historical
22. 2025-05-03
    listed $144,000 Active
23. 2025-05-03
    listed $139,000 Active

ⓘ 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: $285 · $24/mo
• Projected year-2 tax: $920 · $77/mo
• Expected delta: +$635/yr (+$53/mo · 222.9%)

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

Climate risk First Street

• 🌊 Flood 3/10 Moderate FEMA zone X (shaded) · 20% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 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 5/10 Major 7 unhealthy d/yr today · 8 by 30 yrs out

Taxation est. · year 1

• Rental income: $27,547
• − Mortgage interest: −$5,602
• − Property taxes: −$285
• − Insurance: −$500
• − Repairs & maintenance: −$2,204
• − Management: −$2,204
• − Depreciation: −$2,909
• Taxable income: $13,844
• Est. tax owed @ 24.0%: −$3,322
• After-tax cash flow: $11,362/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

-13.2% since first listed

12 events — show timeline

• 2026-04-09 Relisted — Hive MLS
• 2026-04-08 Listing Removed — Hive MLS
• 2026-03-12 Relisted — Hive MLS
• 2026-02-20 Contingent — Hive MLS
• 2026-02-12 Listed $125,000 Hive MLS
• 2025-12-31 Listing Removed — Hive MLS
• 2025-12-23 Listing Removed — Hive MLS
• 2025-12-22 Relisted — Hive MLS
• 2025-12-22 Price Changed $139,000 Hive MLS
• 2025-12-16 Listing Removed — Hive MLS
• 2025-05-03 Listed $139,000 Hive MLS
• 2025-05-03 Listed $144,000 Hive MLS

Property tax history

+78.6%/yr

Latest (2025): $285 · +96.1% YoY. Source: county tax records.