3314 April St · Savannah, GA 31404

$279,000

4 bd · 2.0 ba · 1,382 sqft · SingleFamily public records · 2 Days on market

Built 1974 8,712 sqft lot $202/sqft · 6% above area Est $263k · 6% over

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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 +15.5/30.0
• DSCR +4.8/10.0
• ARV discount +4.8/15.0
• Livability +4.3/5.0
• 1% rule +3.4/10.0
• Rent growth +3.4/5.0
• Condition / age +2.5/5.0
• Schools +2.0/10.0
• Appreciation +0.0/10.0

Listing remarks

Updated, affordable, and full of potential, this all-brick ranch in the Thunderbolt area offers the space and location buyers are searching for. Tucked away on a quiet dead-end street, this 4 bedroom, 2 bathroom home provides a comfortable layout with room to grow. The spacious living area flows into a refreshed kitchen featuring new cabinets and new granite countertops, creating a clean, updated feel at the heart of the home. A versatile bonus room offers flexibility for a 4th bedroom, home office, playroom, guest space, or second living area. Recent improvements include exterior paint, touch-up interior painting, updated bathroom vanities and toilets, new lighting throughout, and refreshe

Key facts

• New lighting
• All brick ranch
• Versatile bonus room

Tags

• ALL BRICK RANCH
• REFRESHED KITCHEN
• VERSATILE BONUS ROOM
• UPDATED BATHROOM VANITIES
• NEW LIGHTING
• SOLID BRICK CONSTRUCTION

Property features AI

Exterior

• Parking: Off-street parking; On-street parking
• Utilities: Public water; Public sewer; 220-volt electric service; Cable available
• Home design: Single-family residence; One story
• Construction: Brick construction
• Exterior features: Porch; Has a view

Interior

• Kitchen: Range; Range hood
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating (electric); Central air conditioning (electric)
• Interior features: Electric water heater; Range; Range hood; Porch
• Laundry & utility: Washer hookup

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $279k.

Deal economics

• At list price, monthly cash flow is $111 ($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 $236k (15.6% below list).
• Recommended offer: $236k (15.6% below list) — sets the bar for 1% rule.
• Cap rate 6.8% 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 rising (+3.6%/yr); 227 active listings in the ZIP; 34 comparable units currently listed for rent nearby; rentals lingering (median 45d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 53% 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 $2,355/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

• Only 2 days on market — expect competitive offers; lowballing is unlikely to land.
• 5 sale attempts since 17y 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 $59k; list at $279k implies a 373% 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 $235,511 (15.6% below list)

Questions for the listing agent

1. Built in 1974 — 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. 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?
5. 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.
6. 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.
7. 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: 0.84% ✗
• Cap rate: 6.77%
• Cash-on-cash: 1.71%
• DSCR: 1.08
• GRM: 9.9

CMA / ARV

• ARV (median comp): $263,454
• List price: $279,000
• Delta: 6.11%
• 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
2808 Whatley Ave	0.39mi	3/3.0 (-1)	1,410 (+2%)	2mo	$360,000	$255	68
1910 Linnhurst Dr	0.58mi	3/2.0 (-1)	1,440 (+4%)	1mo	$310,000	$215	60
2338 Fleet St	0.48mi	3/2.0 (-1)	1,400 (+1%)	15mo	$257,000	$184	58
3202 Iantha St	0.18mi	3/1.5 (-1)	1,218 (-12%)	12mo	$180,000	$148	54
3130 Robertson Ave	0.69mi	3/2.0 (-1)	1,462 (+6%)	1mo	$410,000	$280	53
3108 Butler Ave	0.45mi	3/2.0 (-1)	1,485 (+8%)	12mo	$341,000	$230	51
2818 2nd St	0.55mi	3/2.0 (-1)	1,305 (-6%)	15mo	$324,900	$249	48
3201 Helen St	0.37mi	3/1.0 (-1)	1,184 (-14%)	3mo	$160,000	$135	47
2301 Pinetree Rd	0.73mi	3/1.0 (-1)	1,372 (-1%)	11mo	$250,000	$182	46
2211 E 59th St	0.72mi	3/2.5 (-1)	1,414 (+2%)	15mo	$412,000	$291	43
3111 Casino Ave	0.73mi	3/2.0 (-1)	1,288 (-7%)	13mo	$420,000	$326	39
3211 Gragg St	0.59mi	3/2.0 (-1)	1,587 (+15%)	15mo	$360,000	$227	30

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: -13.0%
• Equity multiple: 0.53×
• Total profit: $-36,721
• Equity at exit: $41,600

10-year hold

• IRR: -3.2%
• Equity multiple: 0.78×
• Total profit: $-17,013
• Equity at exit: $24,123

Cash invested: $78,120 (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: 9.9×

Monthly cashflow live

• Estimated rent: $2,355 high
• Mortgage (P&I): −$1,463
• Tax from tax record: −$170 /mo · $2,039/yr
• Insurance: −$116
• HOA: −$0
• Vacancy / Maint / Mgmt: −$495
• Net cashflow: $111

Break-even live

Break-even rent $2,214

Max offer price $279,000

Occupancy floor 90%

Sensitivity live

Price	-10% $269	-5% $190	+0% $111	+5% $32	+10% $-47
Rent	-10% $-75	-5% $18	+0% $111	+5% $204	+10% $297
Rate	-1.0pp $252	-0.5pp $182	base $111	+0.5pp $39	+1.0pp $-35

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: $69,750
• Closing costs: $8,370
• Reserves months: —
• Total cash needed: —

Rent comps 34 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	0.26mi
3715 Skidaway Rd Savannah, GA	3.0	2.0	1154	$1,895	$1.64	25d	1	0.42mi
2002 E 51st St Unit Labs Savannah, GA	3.0	1.0	1044	$1,680	$1.61	45d	1	0.54mi
2637 Evergreen Ave Savannah, GA	3.0	2.0	1642	$2,000	$1.22	45d	1	0.60mi
1904 E 51st St Savannah, GA	4.0	2.5	1800	$2,300	$1.28	15d	1	0.63mi
2902 River Dr Unit D301 Savannah, GA	3.0	2.0	1800	$4,700	$2.61	45d	1	0.68mi
2323 Downing Ave Savannah, GA	2.0–3.0	1.5–2.0	1014	$1,899	$1.87	15d	14	0.70mi
2337 Shirley Dr Savannah, GA	3.0	2.0	1850	$2,600	$1.41	25d	1	0.76mi
3601 Eastgate Dr Savannah, GA	3.0	2.0	1400	$2,500	$1.79	45d	1	0.76mi
2612 Dogwood Ave Savannah, GA	1.0–3.0	1.0–2.0	1020	$1,775	$1.74	15d	11	0.77mi
2114 E 62nd St Savannah, GA	3.0	1.5	920	$1,995	$2.17	15d	1	0.81mi
2114 E 62nd St Savannah, GA	3.0	1.5	920	$1,995	$2.17	25d	1	0.81mi
2110 E 56th St Savannah, GA	3.0	2.0	1140	$2,200	$1.93	45d	1	0.82mi
2345 Ranchland Dr Savannah, GA	3.0	1.0	1098	$2,100	$1.91	15d	1	0.83mi
2033 E 41st St Savannah, GA	4.0	2.0	1448	$2,800	$1.93	45d	1	0.91mi
1901 E 57th St Savannah, GA	3.0	1.0	1215	$1,750	$1.44	45d	1	1.01mi
2233 E De Renne Ave Savannah, GA	4.0	2.0	1476	$2,400	$1.63	25d	1	1.04mi
2201 E 37th St Savannah, GA	3.0	1.5	1424	$1,800	$1.26	25d	1	1.05mi
375 Laurel Oak Ln Thunderbolt, GA	3.0	2.5	1200	$1,800	$1.50	45d	1	1.06mi
1815 E 58th St Savannah, GA	3.0	2.0	1176	$2,400	$2.04	45d	1	1.06mi
30 Pine Valley Rd Savannah, GA	3.0	1.0	1133	$1,950	$1.72	45d	1	1.10mi
2840 Wicklow St Savannah, GA	1.0–3.0	1.0–2.0	1071	$2,869	$2.68	15d	50	1.11mi
1802 E 62nd St Savannah, GA	4.0	2.0	1475	$2,800	$1.90	46d	1	1.12mi
2619 Livingston Ave Savannah, GA	3.0	1.5	1300	$1,555	$1.20	25d	1	1.13mi
1534 E 53rd St Unit A Savannah, GA	3.0	2.0	1606	$2,950	$1.84	25d	1	1.14mi
5505 Betty Dr Savannah, GA	3.0	2.0	1550	$1,859	$1.20	45d	1	1.15mi
2149 Vermont Ave Savannah, GA	3.0	2.0	1213	$1,955	$1.61	45d	1	1.21mi
1413 E 55th St Savannah, GA	3.0	1.0	1100	$2,500	$2.27	45d	1	1.27mi
1804 Georgia Ave Savannah, GA	3.0	2.0	1528	$2,950	$1.93	45d	1	1.27mi
1405 E 51st St Savannah, GA	3.0	2.0	1458	$2,850	$1.95	45d	1	1.31mi
114 Oleander Ave Unit Na Savannah, GA	3.0	1.0	1128	$2,100	$1.86	45d	1	1.36mi
1411 E 58th St Savannah, GA	3.0	2.0	1100	$1,900	$1.73	25d	1	1.39mi
1331 E 48th St Savannah, GA	3.0	2.0	1408	$3,450	$2.45	45d	1	1.41mi
1436 E 42nd St Savannah, GA	3.0	2.0	1447	$2,290	$1.58	15d	1	1.45mi

Listing history 25 events

1. 2026-06-21
   pricedays on marketlisting id $279,000 Active 2 DOM
2. 2026-06-17
   days on market $279,550 Active 82 DOM
3. 2026-06-16
   days on market $279,550 Active 81 DOM
4. 2026-06-15
   days on market $279,550 Active 80 DOM
5. 2026-06-14
   days on market $279,550 Active 78 DOM
6. 2026-06-13
   days on market $279,550 Active 77 DOM
7. 2026-06-10
   days on market $279,550 Active 75 DOM
8. 2026-06-09
   days on market $279,550 Active 74 DOM
9. 2026-06-08
   days on market $279,550 Active 73 DOM
10. 2026-06-07
    days on market $279,550 Active 72 DOM
11. 2026-06-05
    days on market $279,550 Active 69 DOM
12. 2026-06-03
    days on market $279,550 Active 68 DOM
13. 2026-06-02
    days on market $279,550 Active 67 DOM
14. 2026-06-01
    days on market $279,550 Active 66 DOM
15. 2026-05-31
    days on market $279,550 Active 65 DOM
16. 2026-05-30
    days on market $279,550 Active 64 DOM
17. 2026-03-27
    listed $279,550 Active 874-char remark
18. 2026-02-24
    historical
19. 2026-01-20
    price $254,900
20. 2025-10-12
    historical $2,295
21. 2025-10-09
    listed $259,900 Active
22. 2025-08-21
    listed $2,295
23. 2009-09-25
    soldstatus $59,000
24. 2009-08-05
    listed $58,000
25. 1999-12-14
    soldstatus $67,900

ⓘ 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: $2,039 · $170/mo
• Projected year-2 tax: $2,567 · $214/mo
• Expected delta: +$528/yr (+$44/mo · 25.9%)

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

Climate risk First Street

• 🌊 Flood 4/10 Moderate FEMA zone X (unshaded) · 17% 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: $28,261
• − Mortgage interest: −$15,628
• − Property taxes: −$2,039
• − Insurance: −$1,395
• − Repairs & maintenance: −$2,261
• − Management: −$2,261
• − Depreciation: −$8,116
• Taxable loss: −$3,439
• Est. tax savings @ 24.0%: +$825
• After-tax cash flow: $2,160/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

+310.9% since first listed

11 events — show timeline

• 2026-06-19 Listed $279,000 Hive MLS
• 2026-06-17 Listing Removed — Hive MLS
• 2026-03-27 Listed $279,550 Hive MLS
• 2026-02-24 Listing Removed — Hive MLS
• 2026-01-20 Price Changed $254,900 Hive MLS
• 2025-10-12 Rental Removed $2,295 SHOWMOJO
• 2025-10-09 Listed $259,900 Hive MLS
• 2025-08-21 Listed for Rent $2,295 SHOWMOJO
• 2009-09-25 Sold (MLS) $59,000 Hive MLS
• 2009-08-05 Listed $58,000 Hive MLS
• 1999-12-14 Sold (Public Records) $67,900 Public Records

Property tax history

+11.1%/yr

Latest (2025): $2,039 · -25.5% YoY. Source: county tax records.