917 Elliott Ave · Savannah, GA 31415

$199,000

3 bd · 1.0 ba · 978 sqft · SingleFamily public records · 16 Days on market

Built 1910 3,006 sqft lot

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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 +18.0/30.0
• ARV discount +7.5/15.0
• DSCR +5.6/10.0
• Livability +4.3/5.0
• 1% rule +4.2/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.0/10.0
• Appreciation +0.0/10.0

Listing remarks

This recently refreshed single-story Circa 1910 bungalow offers a simple, practical layout with two beds and one bath, a dining room and living room and a floor plan reminiscent of the historic shotgun houses of New Orleans. All new floors, newer roof, fresh paint throughout and additional thoughtful improvements, this property is move-in ready. The user-friendly and convenient plan features rooms branching off a side hall, with two original fireplaces adding a touch of charm and character. Located a short distance from the Enmarket Arena on a quiet street, this is a solid choice for those seeking a low-maintenance, updated space.

Key facts

• Move-in ready
• Living room
• Dining room

Tags

• SINGLE-STORY BUNGALOW
• DINING ROOM
• LIVING ROOM
• ORIGINAL FIREPLACES
• MOVE-IN READY
• UPDATED SPACE

Property features AI

Finance

• HOA & community: Curbs

Exterior

• Parking: Garage; Off-street parking; On-street parking
• Utilities: Public water; Public sewer; Cable available
• Home design: Single-family residence; One story; No shared/common walls
• Construction: Frame construction with wood siding; Asphalt roof; Pillar/post/pier foundation; Zoning: TR2
• Exterior features: Back yard; City lot; Private lot; Chain link fence; Paved asphalt road; public maintained

Interior

• Bathrooms: 1 full bathroom
• Heating & cooling: Central electric heating; Central electric cooling
• Interior features: Electric water heater; Washer hookup
• Laundry & utility: Washer hookup

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $199k.

Deal economics

• At list price, monthly cash flow is $170 ($2k/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 $183k (7.9% below list).
• Recommended offer: $183k (7.9% below list) — sets the bar for 1% rule.
• Cap rate 7.3% 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: 76 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 24d on market — plan ~3-4 weeks tenant-placement turnaround); 42% of comp listings sitting > 30 days — soft ceiling on asking rent; lower-income renter base — watch delinquency; 2,694 units permitted in Chatham County in 2024 (973 in 5+ unit buildings).
• At $1,833/mo this rent would consume 59% of the median local household income ($37k/yr) (locally 613% 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 $1k of loan paydown is wiped out by about $6k 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 16 days — a 2% lower offer ($196k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts since 14y 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 $95k; list at $199k implies a 109% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1910 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 7→19/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $183,341 (7.9% below list)

Questions for the listing agent

1. Built in 1910 — 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: 0.92% ✗
• Cap rate: 7.32%
• Cash-on-cash: 3.67%
• DSCR: 1.16
• GRM: 9.0

CMA / ARV

• ARV (on-the-fly): $125,184
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1219 Elliott Ave	0.13mi	2/1.0 (-1)	972 (-1%)	8mo	$160,000	$165	82
917 Elliott Ave	0.00mi	2/1.0 (-1)	978 (0%)	16mo	$95,000	$97	82
914 Bowden St	0.06mi	3/1.5	1,008 (+3%)	12mo	$125,000	$124	80
1006 Lynah St	0.31mi	3/1.0	1,008 (+3%)	8mo	$100,000	$99	74
1025 Elliott Ave	0.04mi	2/2.0 (-1)	900 (-8%)	5mo	$115,000	$128	72
105 Pitt St	0.17mi	3/1.0	1,102 (+13%)	4mo	$35,000	$32	68
818 Allen Ave	0.08mi	2/1.0 (-1)	836 (-14%)	8mo	$135,000	$161	60
909 Googe St	0.26mi	3/1.0	1,116 (+14%)	8mo	$65,000	$58	58
227 Glass St	0.73mi	2/1.0 (-1)	1,000 (+2%)	5mo	$299,000	$299	53
17 Nelson St	0.29mi	3/2.0	1,122 (+15%)	11mo	$220,000	$196	49
1519 Cloverdale Dr	0.62mi	3/1.0	925 (-5%)	17mo	$214,000	$231	48
1600 Sylvester Dr	0.67mi	3/2.0	1,100 (+12%)	1mo	$98,000	$89	43

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 · 3.0% rent growth · sell at horizon

5-year hold

• IRR: -10.6%
• Equity multiple: 0.62×
• Total profit: $-21,433
• Equity at exit: $29,672

10-year hold

• IRR: -1.3%
• Equity multiple: 0.91×
• Total profit: $-4,829
• Equity at exit: $17,206

Cash invested: $55,720 (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 31415

• Home prices YoY: -21.4%
• Active inventory: 76
• Price-to-rent: 9.0×

Monthly cashflow live

• Estimated rent: $1,833 high
• Mortgage (P&I): −$1,044
• Tax from tax record: −$152 /mo · $1,819/yr
• Insurance: −$83
• HOA: −$0
• Vacancy / Maint / Mgmt: −$385
• Net cashflow: $170

Break-even live

Break-even rent $1,618

Max offer price $199,000

Occupancy floor 86%

Sensitivity live

Price	-10% $283	-5% $227	+0% $170	+5% $114	+10% $58
Rent	-10% $25	-5% $98	+0% $170	+5% $243	+10% $315
Rate	-1.0pp $270	-0.5pp $221	base $170	+0.5pp $119	+1.0pp $66

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: $49,750
• Closing costs: $5,970
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
905 Elliott Ave Savannah, GA	2.0	2.0	1032	$1,800	$1.74	44d	1	0.01mi
911 Crosby St Savannah, GA	3.0	2.0	1116	$2,000	$1.79	44d	1	0.19mi
17 Dutton St Savannah, GA	3.0	1.0	990	$1,650	$1.67	14d	1	0.37mi
1437 Audubon Dr Savannah, GA	3.0	1.0	925	$1,575	$1.70	44d	1	0.51mi
1013 Carroll St Savannah, GA	2.0	1.5	768	$1,400	$1.82	44d	1	0.54mi
1019 W 35th St Unit B Savannah, GA	3.0	2.0	1071	$2,199	$2.05	14d	1	0.72mi
1024 W 39th St Savannah, GA	2.0	1.0	860	$1,399	$1.63	24d	1	0.79mi
1402 Comer St Savannah, GA	2.0	1.0	690	$1,200	$1.74	44d	1	0.79mi
1402 New Castle St Savannah, GA	2.0	1.0	928	$1,500	$1.62	44d	1	0.83mi
206 Ferrill St Savannah, GA	3.0	1.0	936	$1,450	$1.55	14d	1	0.85mi
540 Selma St Savannah, GA	2.0–5.0	2.0–5.0	790	$1,112	$1.41	24d	1	0.86mi
1416 Chester St Savannah, GA	3.0	1.0	960	$1,600	$1.67	24d	1	0.90mi
2108 Bulloch St Savannah, GA	2.0	1.0	638	$1,095	$1.72	24d	1	0.90mi
40 Eagle St Savannah, GA	1.0–2.0	1.0	841	$1,331	$1.58	24d	6	0.91mi
620 W 36th St Unit B Savannah, GA	3.0	1.0	812	$1,650	$2.03	44d	1	0.95mi
1011 W 40th St Savannah, GA	3.0	2.0	1125	$1,995	$1.77	14d	1	0.95mi
2123 Harden St Savannah, GA	2.0	1.0	1000	$1,550	$1.55	24d	1	0.96mi
528 Selma St Unit B Savannah, GA	2.0	2.0	974	$2,625	$2.70	14d	1	0.96mi
1109 W 41st St Savannah, GA	3.0	1.0	960	$1,620	$1.69	44d	1	0.96mi
2203 Harden St Unit A Savannah, GA	3.0	1.0	900	$2,100	$2.33	14d	1	0.97mi
1415 Richards St Savannah, GA	2.0	1.0	672	$1,200	$1.79	44d	1	0.97mi
1419 Richards St Savannah, GA	2.0	1.0	672	$1,200	$1.79	44d	1	0.98mi
1421 Richards St Savannah, GA	2.0	1.0	672	$1,275	$1.90	44d	1	0.98mi
1423 Richards St Savannah, GA	2.0	1.0	672	$1,275	$1.90	44d	1	0.98mi
2221 Harden St Savannah, GA	3.0	1.0	1000	$1,550	$1.55	44d	1	0.98mi
615 Montgomery St Savannah, GA	1.0–2.0	1.0–2.0	902	$3,164	$3.51	14d	18	0.98mi
417 W 32nd St Unit B Savannah, GA	3.0	3.0	972	$2,600	$2.67	44d	1	0.99mi
508 Kline St Savannah, GA	2.0	2.0	900	$2,000	$2.22	14d	1	0.99mi
513 W 35th St Unit A LOWER Savannah, GA	2.0	1.0	930	$1,350	$1.45	14d	1	1.00mi
513 W 35th St Savannah, GA	2.0	1.0	930	$1,450	$1.56	14d	1	1.00mi
1325 Exley St Savannah, GA	2.0–3.0	1.0–2.5	1193	$1,432	$1.20	21d	6	1.01mi
620 W 38th St Unit B Savannah, GA	2.0	1.0	1076	$1,600	$1.49	44d	1	1.01mi
323 W 31st St #2 Savannah, GA	2.0	1.0	850	$1,850	$2.18	14d	1	1.02mi
1418 Montgomery St Savannah, GA	2.0	1.0–2.0	576	$1,900	$3.30	14d	13	1.02mi
321 W 31st St Unit 1 Savannah, GA	2.0	1.0	800	$1,900	$2.38	14d	1	1.02mi
319 W 31st St Savannah, GA	2.0	1.0	756	$1,800	$2.38	44d	1	1.03mi
301 W Henry St Unit B Savannah, GA	2.0	1.0	1100	$2,100	$1.91	24d	1	1.04mi
218 W Anderson St Savannah, GA	2.0	1.0	900	$1,850	$2.06	21d	1	1.07mi
226 Fell St Savannah, GA	3.0	1.0	1025	$1,695	$1.65	21d	1	1.07mi
217 W Anderson St Savannah, GA	2.0	2.0	1100	$2,800	$2.55	44d	1	1.07mi

Listing history 13 events

1. 2026-06-18
   days on market $199,000 Active 16 DOM
2. 2026-06-17
   days on market $199,000 Active 15 DOM
3. 2026-06-16
   days on market $199,000 Active 14 DOM
4. 2026-06-15
   days on market $199,000 Active 13 DOM
5. 2026-06-14
   days on market $199,000 Active 11 DOM
6. 2026-06-13
   days on market $199,000 Active 10 DOM
7. 2026-06-10
   days on market $199,000 Active 8 DOM
8. 2026-06-09
   days on market $199,000 Active 7 DOM
9. 2026-06-08
   days on market $199,000 Active 6 DOM
10. 2026-06-07
    days on market $199,000 Active 5 DOM
11. 2026-06-05
    days on market $199,000 Active 2 DOM
12. 2026-06-03
    remarks 638-char remark
13. 2026-06-03
    listed $199,000 Active 1 DOM

ⓘ 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: $1,819 · $152/mo
• Projected year-2 tax: $1,831 · $153/mo
• Expected delta: +$11/yr (+$1/mo · 0.6%)

ⓘ 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 ≥109°F today · 19 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: $22,001
• − Mortgage interest: −$11,147
• − Property taxes: −$1,819
• − Insurance: −$995
• − Repairs & maintenance: −$1,760
• − Management: −$1,760
• − Depreciation: −$5,789
• Taxable loss: −$1,270
• Est. tax savings @ 24.0%: +$305
• After-tax cash flow: $2,348/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): 11,082
• Household income: $37,109
• Rent vs Own: 56.1% rent · 43.9% own
• Severe rent burden: 613.0

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 Black (89%)
• Race & ethnicity: Black 89% White 5% Hispanic / Latino 5% Two or more races 3%
• Foreign-born: 2% · Canada
• Languages at home: 95% English-only · Spanish 4%

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: ▼ -55.36%
• Current HPI: 203.0696
• Rent YoY: —
• 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

+699.2% since first listed

11 events — show timeline

• 2026-06-02 Listed $199,000 Hive MLS
• 2025-06-20 Rental Removed $1,650 SMLC
• 2025-05-28 Listing Removed — Hive MLS
• 2025-05-14 Listed for Rent $1,650 SMLC
• 2025-05-07 Listed $229,000 Hive MLS
• 2025-02-21 Sold (Public Records) $95,000 Public Records
• 2025-02-21 Sold (MLS) $95,000 Hive MLS
• 2024-08-29 Listed $110,000 Hive MLS
• 2024-08-29 Listed $110,000 Hive MLS
• 2012-07-01 Listing Removed — Hive MLS
• 2012-01-02 Listed $24,900 Hive MLS

Property tax history

+14.2%/yr

Latest (2025): $1,819 · +76.0% YoY. Source: county tax records.