815 W 52nd St · Savannah, GA 31405

$95,000

3 bd · 2.0 ba · 864 sqft · SingleFamily public records · 19 Days on market

Built 1955 3,049 sqft lot $110/sqft · 19% below area Est $118k · 19% under ↓ 11% 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
• ARV discount +15.0/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Livability +4.3/5.0
• Condition / age +2.5/5.0
• Rent growth +2.3/5.0
• Schools +2.0/10.0
• Appreciation +0.0/10.0

Listing remarks

Great investment opportunity or perfect for a first-time homebuyer! This 3-bedroom, 2-bath home offers 864 sq ft of living space with strong potential. Property is being sold as-is. Conveniently located just 10 minutes from downtown and shopping, with easy access to major roadways. Ideal for investors looking to expand their portfolio or buyers ready to add their personal touch.

Key facts

• 3,049 sq ft lot
• Garage
• Built 1955

Property features AI

Exterior

• Parking: Detached carport (1 space)
• Utilities: Public water; Public sewer
• Home design: Single-family residence; Single-story; Attached property with no shared common walls
• Construction: Block construction
• Exterior features: Has a view; Underground utilities

Interior

• Bathrooms: One full bathroom
• Interior features: Gas water heater
• Laundry & utility: Laundry: Other

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $95k.

Deal economics

• At list price, monthly cash flow is $747 ($9k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $95k).
• Recommended offer: $94k (1.5% below list) — sets the bar for market timing.
• Cap rate 15.7% 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 soft (-0.7%/yr); 276 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 25d on market — plan ~3-4 weeks tenant-placement turnaround); 42% 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).
• This rent runs 31% of the median local income ($66k/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 $657 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 + 0.0% rent growth), your $27k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• It's been on market 19 days — a 2% lower offer ($94k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: built in 1955 — 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 $93,575 (1.5% below list)

Questions for the listing agent

1. Built in 1955 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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.
5. 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.
6. 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: 1.81% ✓
• Cap rate: 15.73%
• Cash-on-cash: 33.70%
• DSCR: 2.50
• GRM: 4.6

CMA / ARV

• ARV (median comp): $117,555
• List price: $95,000
• Delta: -19.19%
• 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
515 W 59th St	0.50mi	2/1.0 (-1)	832 (-4%)	2mo	$230,000	$276	60
1106 W 41st St	0.62mi	2/1.0 (-1)	864 (0%)	4mo	$160,000	$185	58
619 46 St	0.38mi	3/1.0	912 (+6%)	13mo	$140,000	$154	58
1237 W 50th St	0.36mi	3/1.0	949 (+10%)	11mo	$237,000	$250	54
10 W 51st St	0.61mi	2/1.0 (-1)	822 (-5%)	2mo	$220,650	$268	53
122 W 54th St	0.48mi	3/1.0	980 (+13%)	1mo	$231,990	$237	51
628 48th St W	0.32mi	3/1.0	975 (+13%)	11mo	$107,000	$110	51
604 W 40th St	0.72mi	3/2.0	923 (+7%)	10mo	$105,000	$114	47
1011 W Victory Dr	0.49mi	2/1.0 (-1)	768 (-11%)	12mo	$159,600	$208	39
2403 Florance St	0.65mi	3/2.0	992 (+15%)	8mo	$250,000	$252	38
25 W 60th St	0.73mi	3/1.0	948 (+10%)	12mo	$87,500	$92	36
115 W 59th St	0.65mi	2/1.0 (-1)	954 (+10%)	11mo	$225,000	$236	34

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: 25.7%
• Equity multiple: 2.02×
• Total profit: $27,159
• Equity at exit: $14,165

10-year hold

• IRR: 31.5%
• Equity multiple: 3.46×
• Total profit: $65,482
• Equity at exit: $8,214

Cash invested: $26,600 (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 31405

• Home prices YoY: -32.4%
• Rents YoY: -0.7%
• Active inventory: 276
• Price-to-rent: 4.6×

Monthly cashflow live

• Estimated rent: $1,715 high
• Mortgage (P&I): −$498
• Tax from tax record: −$70 /mo · $838/yr
• Insurance: −$40
• HOA: −$0
• Vacancy / Maint / Mgmt: −$360
• Net cashflow: $747

Break-even live

Break-even rent $769

Max offer price $95,000

Occupancy floor 51%

Sensitivity live

Price	-10% $801	-5% $774	+0% $747	+5% $720	+10% $693
Rent	-10% $612	-5% $679	+0% $747	+5% $815	+10% $883
Rate	-1.0pp $795	-0.5pp $771	base $747	+0.5pp $722	+1.0pp $697

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: $23,750
• Closing costs: $2,850
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1014 W 53rd St Savannah, GA	3.0	2.0	1048	$1,600	$1.53	15d	1	0.08mi
3302 Bulloch St Savannah, GA	2.0	1.0	744	$995	$1.34	24d	1	0.17mi
601 W 54th St Savannah, GA	1.0–4.0	1.0–2.0	881	$1,633	$1.85	24d	1	0.24mi
628 W 48th St Savannah, GA	3.0	1.0	975	$1,699	$1.74	15d	1	0.32mi
3212 Burroughs St Savannah, GA	3.0	1.0	814	$1,400	$1.72	24d	1	0.34mi
1003 W 46th St Savannah, GA	3.0	1.0	1100	$1,625	$1.48	15d	1	0.36mi
3708 Montgomery St Savannah, GA	2.0	1.0	725	$1,400	$1.93	15d	1	0.40mi
119 W 52nd St Savannah, GA	2.0	1.0	1020	$1,800	$1.76	45d	1	0.42mi
4401 Meding St Savannah, GA	3.0	2.0	1030	$1,500	$1.46	24d	1	0.48mi
2705 Stevens St Savannah, GA	3.0	1.0	900	$1,585	$1.76	45d	1	0.51mi
118 W 56th St Savannah, GA	2.0	1.0	936	$1,625	$1.74	15d	1	0.51mi
607 W 44th St Unit B Savannah, GA	3.0	1.0	1050	$1,650	$1.57	45d	1	0.51mi
1005 W Victory Dr Savannah, GA	3.0	2.0	1056	$1,950	$1.85	24d	1	0.52mi
20 W 54th St Savannah, GA	2.0	1.0	950	$1,200	$1.26	24d	1	0.56mi
4 W 53rd St Unit 4 Savannah, GA	2.0	1.0	960	$1,400	$1.46	45d	1	0.57mi
12 W 51st St Savannah, GA	2.0	1.0	932	$2,500	$2.68	24d	1	0.58mi
2 W 53rd St #3 Savannah, GA	2.0	1.0	1122	$1,750	$1.56	45d	1	0.59mi
1109 W 41st St Savannah, GA	3.0	1.0	960	$1,620	$1.69	45d	1	0.63mi
3301 Bull St Unit 4 Savannah, GA	2.0	1.0	1000	$1,750	$1.75	24d	1	0.64mi
3211 Bull St Unit A Savannah, GA	2.0	1.0	1000	$1,975	$1.98	45d	1	0.65mi
2613 Montgomery St Unit B303 Savannah, GA	2.0	2.0	879	$3,472	$3.95	45d	1	0.65mi
1011 W 40th St Savannah, GA	3.0	2.0	1125	$1,995	$1.77	15d	1	0.67mi
2604 Jefferson St Savannah, GA	2.0	1.0	910	$1,900	$2.09	45d	1	0.72mi
4909 Meding St Savannah, GA	2.0	1.0	720	$1,350	$1.88	45d	1	0.73mi
2221 Harden St Savannah, GA	3.0	1.0	1000	$1,550	$1.55	45d	1	0.75mi
2203 Harden St Unit A Savannah, GA	3.0	1.0	900	$2,100	$2.33	15d	1	0.77mi
2123 Harden St Savannah, GA	2.0	1.0	1000	$1,550	$1.55	24d	1	0.79mi
316 W 40th St Unit E Savannah, GA	2.0	1.5	700	$1,500	$2.14	22d	1	0.81mi
316 W 40th St Unit D Savannah, GA	2.0	1.0	700	$1,500	$2.14	22d	1	0.81mi
1024 W 39th St Savannah, GA	2.0	1.0	860	$1,399	$1.63	24d	1	0.82mi
620 W 38th St Unit B Savannah, GA	2.0	1.0	1076	$1,600	$1.49	45d	1	0.83mi
2108 Bulloch St Savannah, GA	2.0	1.0	638	$1,095	$1.72	24d	1	0.83mi
51 Columbus Dr Apt 1 Savannah, GA	2.0	1.0	960	$1,600	$1.67	15d	1	0.87mi
213 W 39th St Unit B Savannah, GA	3.0	2.0	1000	$2,250	$2.25	24d	1	0.87mi
315 W 38th St Savannah, GA	2.0	2.0	864	$1,600	$1.85	45d	1	0.89mi
139 E 55th St Apt C Savannah, GA	2.0	1.0	900	$1,600	$1.78	45d	1	0.92mi
924 Adel St Savannah, GA	3.0	1.0	1000	$1,680	$1.68	45d	1	0.95mi
620 W 36th St Unit B Savannah, GA	3.0	1.0	812	$1,650	$2.03	45d	1	0.95mi
201 W 37th St Savannah, GA	3.0	2.0	1000	$2,595	$2.60	45d	1	0.98mi
513 W 35th St Unit A LOWER Savannah, GA	2.0	1.0	930	$1,350	$1.45	15d	1	1.01mi

Listing history 2 events

1. 2026-05-18
   status Pending 381-char remark
2. 2026-04-26
   listed $95,000 Active 381-char remark

ⓘ 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: $838 · $70/mo
• Projected year-2 tax: $874 · $73/mo
• Expected delta: +$36/yr (+$3/mo · 4.3%)

ⓘ 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 2/10 Low
• 🌡 Heat 10/10 Extreme 7 d/yr ≥108°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: $20,577
• − Mortgage interest: −$5,321
• − Property taxes: −$838
• − Insurance: −$475
• − Repairs & maintenance: −$1,646
• − Management: −$1,646
• − Depreciation: −$2,764
• Taxable income: $7,887
• Est. tax owed @ 24.0%: −$1,893
• After-tax cash flow: $7,072/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): 40,764
• Household income: $65,710
• Rent vs Own: 47.9% rent · 52.1% own
• Severe rent burden: 1712.0

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 0.63)
• Race & ethnicity: Black 47% White 38% Hispanic / Latino 8% Two or more races 6% Asian 3%
• Hispanic origin (detail): Mexican 3% Puerto Rican 1%
• Common ancestry: Italian 1% Slovak 1% Romanian 1%
• Foreign-born: 7% · Canada, China, Jamaica
• Languages at home: 88% English-only · Spanish 6% Other Indo-European 2% Chinese 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: ▼ -147.33%
• Current HPI: 307.4442
• Rent YoY: ▼ -0.66%
• 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

-10.5% since first listed

3 events — show timeline

• 2026-06-15 Sold (MLS) $85,000 Hive MLS
• 2026-05-18 Pending — Hive MLS
• 2026-04-26 Listed $95,000 Hive MLS

Property tax history

+12.9%/yr

Latest (2025): $838 · +8.6% YoY. Source: county tax records.