1991 Fort Argyle Rd · Savannah, GA 31419

$189,000

3 bd · 2.0 ba · 960 sqft · Land · 42 Days on market

Built 1983 1.13 ac lot $197/sqft · 47% above area Est $129k · 47% 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 +16.5/30.0
• DSCR +5.1/10.0
• 1% rule +4.5/10.0
• Livability +4.3/5.0
• Condition / age +2.5/5.0
• Rent growth +2.1/5.0
• Schools +2.0/10.0
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Listing remarks

Not every home is trying to be luxury. Some homes are trying to be smart. And at $189,000, this 1.13-acre property gives you something getting harder and harder to find: land, freedom, and affordability without an HOA telling you what you can and cannot do. Situated on over an acre, this double-wide mobile home offers opportunity for the buyer who values space and potential over perfection. Yes, it needs work, but that is exactly why the value is here. Whether you are an investor looking for rental income of around $1,800 to $2,200 per month, or a buyer seeking affordable living with room to spread out, this property makes financial sense. This is not competing with higher-priced stick-buil

Key facts

• Privacy
• 1.13 acre property
• Flexibility

Tags

• 1.13 ACRE PROPERTY
• DOUBLE-WIDE MOBILE HOME
• PRIVACY
• FLEXIBILITY

Property features AI

Exterior

• Utilities: Public water; Septic tank sewer; 220-volt electric service; Cable available; Underground utilities
• Home design: Single-story mobile home; No shared/common walls; Raised foundation
• Construction: Aluminum siding; Raised foundation
• Exterior features: Asphalt road access; Road maintained by public authorities; Horses allowed on the property; Lot dimensions approximately 103 x 380 x 95 x 422; Approximately 1.13 acres

Interior

• Bedrooms: Three main-level bedrooms
• Bathrooms: Two full bathrooms (both on the main level)
• Heating & cooling: Electric heating; Electric cooling with window unit(s)
• Interior features: Electric water heater; Laundry area with unspecified features
• Laundry & utility: Laundry located on main level (other)

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath land listed at $189k.

Deal economics

• At list price, monthly cash flow is $-316 ($-4k/yr) — negative.
• To cash-flow at today's rent, offer at most $143k (24.2% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $179k (5.1% below list).
• Recommended offer: $143k (24.2% below list) — sets the bar for cash-flow.
• Cap rate 7.0% 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 soft (-1.4%/yr); 405 active listings in the ZIP; 2,694 units permitted in Chatham County in 2024 (973 in 5+ unit buildings).
• This rent runs 31% of the median local income ($70k/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 $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 42 days — a 3% lower offer ($183k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $60k; list at $189k implies a 215% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: flood insurance adds $427/mo.
• Climate carrying-cost: in FEMA flood zone AE (mandatory federal flood insurance); severe wind risk, 99% chance of damaging wind over 30y; major wildfire risk; extreme-heat days projected 7→18/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $143,242 (24.2% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. It's been on market 42 days. Have you received any prior offers? Is the seller open to a 24% concession, seller financing, or rate buy-down credit?
3. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
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. 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?
7. 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.
8. 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.
9. 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: 0.95% ✗
• Cap rate: 6.99%
• Cash-on-cash: 2.50%
• DSCR: 1.11
• GRM: 8.8

CMA / ARV

• ARV (median comp): $128,500
• List price: $189,000
• Delta: 47.08%
• Verdict: OVERPRICED
• Comps: 6 within 1.0 mi

Projected returns pro-forma

-3.0% appreciation · 0.0% rent growth · sell at horizon

5-year hold

• IRR: -33.4%
• Equity multiple: -0.05×
• Total profit: $-55,732
• Equity at exit: $28,181

10-year hold

• IRR: -74.1%
• Equity multiple: -0.77×
• Total profit: $-93,596
• Equity at exit: $16,341

Cash invested: $52,920 (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 31419

• Home prices YoY: -25.9%
• Rents YoY: -1.4%
• Active inventory: 405
• Price-to-rent: 8.8×

Monthly cashflow live

• Estimated rent: $1,793 medium
• Mortgage (P&I): −$991
• Tax est. 1.5%: −$236 /mo · $2,835/yr
• Insurance: −$79
• Flood insurance flood zone: −$427 /mo · $5,118/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$377
• Net cashflow: $-316

Break-even live

Break-even rent $2,193

Max offer price $143,242

Occupancy floor —

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: $47,250
• Closing costs: $5,670
• Reserves months: —
• Total cash needed: —

Listing history 19 events

1. 2026-06-18
   days on market $189,000 Active 42 DOM
2. 2026-06-17
   days on market $189,000 Active 41 DOM
3. 2026-06-16
   days on market $189,000 Active 40 DOM
4. 2026-06-15
   days on market $189,000 Active 39 DOM
5. 2026-06-14
   days on market $189,000 Active 37 DOM
6. 2026-06-13
   days on market $189,000 Active 36 DOM
7. 2026-06-10
   days on market $189,000 Active 34 DOM
8. 2026-06-09
   days on market $189,000 Active 33 DOM
9. 2026-06-08
   days on market $189,000 Active 32 DOM
10. 2026-06-07
    days on market $189,000 Active 31 DOM
11. 2026-06-05
    days on market $189,000 Active 28 DOM
12. 2026-06-03
    days on market $189,000 Active 27 DOM
13. 2026-06-02
    days on market $189,000 Active 26 DOM
14. 2026-06-01
    days on market $189,000 Active 25 DOM
15. 2026-05-31
    days on market $189,000 Active 24 DOM
16. 2026-05-30
    days on market $189,000 Active 23 DOM
17. 2026-05-07
    listed $189,000 Active 1224-char remark
18. 2007-08-28
    soldstatus $60,000
19. 1987-09-01
    soldstatus $12,000

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone AE · 0% chance over 30 yrs
• 🔥 Wildfire 6/10 Major
• 🌡 Heat 9/10 Extreme 7 d/yr ≥108°F today · 18 d/yr by 30 yrs out
• 💨 Wind 8/10 Severe 99% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $21,516
• − Mortgage interest: −$10,587
• − Property taxes: −$2,835
• − Insurance: −$6,064
• − Repairs & maintenance: −$1,721
• − Management: −$1,721
• − Depreciation: −$5,498
• Taxable loss: −$6,910
• Est. tax savings @ 24.0%: +$1,658
• After-tax cash flow: $-2,136/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

• County: Chatham County · 271,602 people
• City population: 216,564
• Metro: Savannah, GA
• Population (ZIP): 57,077
• Household income: $69,635
• Rent vs Own: 43.8% rent · 56.2% own
• Severe rent burden: 2575.0

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 0.68)
• Race & ethnicity: White 40% Black 38% Hispanic / Latino 12% Two or more races 7% Asian 5%
• Hispanic origin (detail): Mexican 4% Puerto Rican 3%
• Common ancestry: Slovak 2% Lithuanian 1% Serbian 1%
• Foreign-born: 12% · Canada, Vietnam, South Korea
• Languages at home: 83% English-only · Spanish 9% Other Indo-European 2% Vietnamese 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: ▼ -92.38%
• Current HPI: 264.8625
• Rent YoY: ▼ -1.44%
• 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

+1475.0% since first listed

3 events — show timeline

• 2026-05-07 Listed $189,000 Hive MLS
• 2007-08-28 Sold (Public Records) $60,000 Public Records
• 1987-09-01 Sold (Public Records) $12,000 Public Records

Property tax history

+1.6%/yr

Latest (2025): $344 · +50.4% YoY. Source: county tax records.