632 W 31st St · Savannah, GA 31415

$219,000

3 bd · 2.0 ba · 1,120 sqft · SingleFamily public records · 38 Days on market

Built 2002 4,726 sqft lot $196/sqft · 11% above area Est $197k · 11% 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 +18.1/30.0
• DSCR +5.7/10.0
• 1% rule +4.6/10.0
• Livability +4.3/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• ARV discount +2.4/15.0
• Schools +2.0/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome to 632 W 31st Street, a charming Savannah home full of character and opportunity located on a classic cobblestone street that adds to its historic charm and curb appeal. Sitting on an oversized lot, this property offers rare space and flexibility, providing endless possibilities for expansion, outdoor living, or investment potential. Relax and unwind on the welcoming fron porch, hte perfect spot to enjoy your morning coffee or evening breeze. Inside, the home features a comfortable layout with spacious living areas, perfect for both relaxing and entertaining. Enjoy the convenience of being centrally located just minutes from downtown Savannah, SCAD, shopping, dining, and major hospitals. May be great for a first-time homebuyer, investor, or looking to expand your portfolio, this home presents incredible potential. There is parking on the street or the rear of the home. The expansive yard is ideal for gatherings, gardening, or creating your own private oasis.

Key facts

• 4,726 sq ft lot
• 2 garage spots
• Built 2002

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $219k.

Deal economics

• At list price, monthly cash flow is $194 ($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 $210k (4.3% below list).
• Recommended offer: $210k (4.3% below list) — sets the bar for 1% rule.
• Cap rate 7.4% 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: 78 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; lower-income renter base — watch delinquency; 2,694 units permitted in Chatham County in 2024 (973 in 5+ unit buildings).
• At $2,097/mo this rent would consume 68% 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 $2k of loan paydown is wiped out by about $7k 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 38 days — a 3% lower offer ($212k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 16y 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 $92k; list at $219k implies a 139% 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→19/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $209,673 (4.3% below list)

Questions for the listing agent

1. It's been on market 38 days. Have you received any prior offers? Is the seller open to a 4% concession, seller financing, or rate buy-down credit?
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: 0.96% ✗
• Cap rate: 7.36%
• Cash-on-cash: 3.80%
• DSCR: 1.17
• GRM: 8.7

CMA / ARV

• ARV (median comp): $196,840
• List price: $219,000
• Delta: 11.26%
• Verdict: OVERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2114 Bulloch St	0.42mi	3/2.0	1,036 (-8%)	4mo	$236,000	$228	65
315 E Park Ave	0.72mi	3/2.0	1,152 (+3%)	2mo	$720,000	$625	60
819 W 42nd St	0.68mi	3/2.0	1,104 (-1%)	9mo	$250,000	$226	58
2411 Harden St	0.58mi	3/1.0	1,045 (-7%)	1mo	$92,500	$89	57
603 W 42nd St	0.64mi	3/2.0	1,080 (-4%)	9mo	$247,000	$229	57
2503 Harden St	0.61mi	3/2.0	1,080 (-4%)	11mo	$247,000	$229	56
316 W 38th St	0.44mi	2/1.5 (-1)	1,000 (-11%)	6mo	$555,000	$555	50
2403 Florance St	0.55mi	3/2.0	992 (-11%)	8mo	$250,000	$252	48
307 W Huntingdon St	0.57mi	3/2.0	1,280 (+14%)	7mo	$675,000	$527	44
1025 W 40th St	0.64mi	2/2.0 (-1)	1,026 (-8%)	9mo	$220,000	$214	43
821 W 42nd St	0.68mi	2/2.0 (-1)	1,008 (-10%)	4mo	$227,000	$225	43
905 W 41st St	0.62mi	3/1.0	1,264 (+13%)	5mo	$125,000	$99	42

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: -10.3%
• Equity multiple: 0.62×
• Total profit: $-23,107
• Equity at exit: $32,654

10-year hold

• IRR: -1.0%
• Equity multiple: 0.93×
• Total profit: $-4,180
• Equity at exit: $18,935

Cash invested: $61,320 (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: 78
• Price-to-rent: 8.7×

Monthly cashflow live

• Estimated rent: $2,097 high
• Mortgage (P&I): −$1,148
• Tax from tax record: −$222 /mo · $2,668/yr
• Insurance: −$91
• HOA: −$0
• Vacancy / Maint / Mgmt: −$440
• Net cashflow: $194

Break-even live

Break-even rent $1,851

Max offer price $219,000

Occupancy floor 86%

Sensitivity live

Price	-10% $318	-5% $256	+0% $194	+5% $132	+10% $70
Rent	-10% $29	-5% $112	+0% $194	+5% $277	+10% $360
Rate	-1.0pp $305	-0.5pp $250	base $194	+0.5pp $138	+1.0pp $80

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: $54,750
• Closing costs: $6,570
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
417 W 32nd St Unit B Savannah, GA	3.0	3.0	972	$2,600	$2.67	45d	1	0.18mi
323 W 31st St #2 Savannah, GA	2.0	1.0	850	$1,850	$2.18	15d	1	0.22mi
1418 Montgomery St Savannah, GA	2.0	1.0–2.0	576	$1,900	$3.30	15d	13	0.22mi
508 Kline St Savannah, GA	2.0	2.0	900	$2,000	$2.22	15d	1	0.22mi
321 W 31st St Unit 1 Savannah, GA	2.0	1.0	800	$1,900	$2.38	15d	1	0.22mi
319 W 31st St Savannah, GA	2.0	1.0	756	$1,800	$2.38	45d	1	0.23mi
1409 Jefferson St Savannah, GA	3.0	2.5	1347	$2,699	$2.00	45d	1	0.26mi
513 W 35th St Unit A LOWER Savannah, GA	2.0	1.0	930	$1,350	$1.45	15d	1	0.26mi
513 W 35th St Savannah, GA	2.0	1.0	930	$1,450	$1.56	15d	1	0.26mi
301 W Henry St Unit B Savannah, GA	2.0	1.0	1100	$2,100	$1.91	25d	1	0.27mi
620 W 36th St Unit B Savannah, GA	3.0	1.0	812	$1,650	$2.03	45d	1	0.28mi
217 W Anderson St Savannah, GA	2.0	2.0	1100	$2,800	$2.55	45d	1	0.29mi
217 W 32nd St Unit B Savannah, GA	3.0	1.0	1222	$1,550	$1.27	15d	1	0.29mi
217 W 32nd St Unit A Savannah, GA	3.0	1.0	1200	$1,600	$1.33	15d	1	0.29mi
218 W Anderson St Savannah, GA	2.0	1.0	900	$1,850	$2.06	23d	1	0.29mi
218 W Anderson St Savannah, GA	2.0	1.0	1200	$2,200	$1.83	45d	1	0.29mi
1019 W 35th St Unit B Savannah, GA	3.0	2.0	1071	$2,199	$2.05	15d	1	0.30mi
221 W Duffy St Unit C3 Savannah, GA	2.0	2.0	1200	$2,900	$2.42	25d	1	0.31mi
909 W 36th St Savannah, GA	2.0	1.0	1404	$1,450	$1.03	45d	1	0.34mi
201 W Duffy St Unit B UPSTAIRS Savannah, GA	2.0	2.0	1200	$2,395	$2.00	15d	1	0.35mi
303 W Waldburg St Savannah, GA	3.0	2.0	1400	$2,250	$1.61	45d	1	0.36mi
903 Montgomery St Savannah, GA	3.0	2.0	1300	$2,400	$1.85	15d	1	0.37mi
903 Montgomery St Unit 903 Savannah, GA	3.0	1.5	1300	$2,400	$1.85	15d	1	0.37mi
905 Montgomery St Unit 905 Savannah, GA	2.0	1.0	1200	$1,950	$1.62	25d	1	0.37mi
601 W 37th St Unit B Savannah, GA	2.0	2.0	1300	$2,000	$1.54	45d	1	0.37mi
1313 Whitaker St Unit C Savannah, GA	3.0	2.0	1000	$2,150	$2.15	45d	1	0.40mi
620 W 38th St Unit B Savannah, GA	2.0	1.0	1076	$1,600	$1.49	45d	1	0.40mi
516 W 38th St Unit 1/2 Savannah, GA	3.0	1.0	1176	$1,600	$1.36	25d	1	0.41mi
516 W 38th St Unit 1/2 Savannah, GA	3.0	1.0	1176	$1,500	$1.28	15d	1	0.41mi
714 W 38th St Savannah, GA	3.0	1.5	1200	$1,650	$1.38	25d	1	0.43mi
2123 Harden St Savannah, GA	2.0	1.0	1000	$1,550	$1.55	25d	1	0.44mi
810 Jefferson St Unit B Savannah, GA	2.0	2.5	1400	$3,200	$2.29	15d	1	0.45mi
2203 Harden St Unit A Savannah, GA	3.0	1.0	900	$2,100	$2.33	15d	1	0.45mi
2221 Harden St Savannah, GA	3.0	1.0	1000	$1,550	$1.55	45d	1	0.47mi
102 W 36th St Savannah, GA	3.0	2.0	1500	$4,500	$3.00	25d	1	0.48mi
315 W 38th St Savannah, GA	2.0	2.0	864	$1,600	$1.85	45d	1	0.49mi
201 W 37th St Savannah, GA	3.0	2.0	1000	$2,595	$2.60	45d	1	0.49mi
714 Tattnall St Savannah, GA	3.0	2.5	1419	$4,300	$3.03	45d	1	0.50mi
18 W 36th St Savannah, GA	2.0	1.0	1087	$1,650	$1.52	45d	1	0.51mi
320 W Hall St Unit A Savannah, GA	2.0	1.0	1200	$1,800	$1.50	45d	1	0.51mi

Listing history 8 events

1. 2026-05-13
   historical Active Under Contract 980-char remark

   Show marketing remark (980 chars)

   Welcome to 632 W 31st Street, a charming Savannah home full of character and opportunity located on a classic cobblestone street that adds to its historic charm and curb appeal. Sitting on an oversized lot, this property offers rare space and flexibility, providing endless possibilities for expansion, outdoor living, or investment potential. Relax and unwind on the welcoming fron porch, hte perfect spot to enjoy your morning coffee or evening breeze. Inside, the home features a comfortable layout with spacious living areas, perfect for both relaxing and entertaining. Enjoy the convenience of being centrally located just minutes from downtown Savannah, SCAD, shopping, dining, and major hospitals. May be great for a first-time homebuyer, investor, or looking to expand your portfolio, this home presents incredible potential. There is parking on the street or the rear of the home. The expansive yard is ideal for gatherings, gardening, or creating your own private oasis.

2. 2026-05-13
   historical Active Under Contract 980-char remark

   Show marketing remark (980 chars)

   Welcome to 632 W 31st Street, a charming Savannah home full of character and opportunity located on a classic cobblestone street that adds to its historic charm and curb appeal. Sitting on an oversized lot, this property offers rare space and flexibility, providing endless possibilities for expansion, outdoor living, or investment potential. Relax and unwind on the welcoming fron porch, hte perfect spot to enjoy your morning coffee or evening breeze. Inside, the home features a comfortable layout with spacious living areas, perfect for both relaxing and entertaining. Enjoy the convenience of being centrally located just minutes from downtown Savannah, SCAD, shopping, dining, and major hospitals. May be great for a first-time homebuyer, investor, or looking to expand your portfolio, this home presents incredible potential. There is parking on the street or the rear of the home. The expansive yard is ideal for gatherings, gardening, or creating your own private oasis.

3. 2026-05-04
   price $219,000 980-char remark

   Show marketing remark (980 chars)

   Welcome to 632 W 31st Street, a charming Savannah home full of character and opportunity located on a classic cobblestone street that adds to its historic charm and curb appeal. Sitting on an oversized lot, this property offers rare space and flexibility, providing endless possibilities for expansion, outdoor living, or investment potential. Relax and unwind on the welcoming fron porch, hte perfect spot to enjoy your morning coffee or evening breeze. Inside, the home features a comfortable layout with spacious living areas, perfect for both relaxing and entertaining. Enjoy the convenience of being centrally located just minutes from downtown Savannah, SCAD, shopping, dining, and major hospitals. May be great for a first-time homebuyer, investor, or looking to expand your portfolio, this home presents incredible potential. There is parking on the street or the rear of the home. The expansive yard is ideal for gatherings, gardening, or creating your own private oasis.

4. 2026-04-21
   listed $230,000 Active 980-char remark

   Show marketing remark (980 chars)

   Welcome to 632 W 31st Street, a charming Savannah home full of character and opportunity located on a classic cobblestone street that adds to its historic charm and curb appeal. Sitting on an oversized lot, this property offers rare space and flexibility, providing endless possibilities for expansion, outdoor living, or investment potential. Relax and unwind on the welcoming fron porch, hte perfect spot to enjoy your morning coffee or evening breeze. Inside, the home features a comfortable layout with spacious living areas, perfect for both relaxing and entertaining. Enjoy the convenience of being centrally located just minutes from downtown Savannah, SCAD, shopping, dining, and major hospitals. May be great for a first-time homebuyer, investor, or looking to expand your portfolio, this home presents incredible potential. There is parking on the street or the rear of the home. The expansive yard is ideal for gatherings, gardening, or creating your own private oasis.

5. 2026-03-27
   listed $219,000 New 980-char remark

   Show marketing remark (980 chars)

   Welcome to 632 W 31st Street, a charming Savannah home full of character and opportunity located on a classic cobblestone street that adds to its historic charm and curb appeal. Sitting on an oversized lot, this property offers rare space and flexibility, providing endless possibilities for expansion, outdoor living, or investment potential. Relax and unwind on the welcoming fron porch, hte perfect spot to enjoy your morning coffee or evening breeze. Inside, the home features a comfortable layout with spacious living areas, perfect for both relaxing and entertaining. Enjoy the convenience of being centrally located just minutes from downtown Savannah, SCAD, shopping, dining, and major hospitals. May be great for a first-time homebuyer, investor, or looking to expand your portfolio, this home presents incredible potential. There is parking on the street or the rear of the home. The expansive yard is ideal for gatherings, gardening, or creating your own private oasis.

6. 2010-06-30
   historical
7. 2010-01-11
   listed $108,500
8. 2002-11-18
   soldstatus $91,500

ⓘ 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: $2,668 · $222/mo
• Projected year-2 tax: $2,668 · $222/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ 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 1/10 Low
• 🌡 Heat 10/10 Extreme 7 d/yr ≥108°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: $25,161
• − Mortgage interest: −$12,267
• − Property taxes: −$2,668
• − Insurance: −$1,095
• − Repairs & maintenance: −$2,013
• − Management: −$2,013
• − Depreciation: −$6,371
• Taxable loss: −$1,266
• Est. tax savings @ 24.0%: +$304
• After-tax cash flow: $2,636/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

+139.3% since first listed

8 events — show timeline

• 2026-05-13 Contingent — GAMLS
• 2026-05-13 Contingent — Hive MLS
• 2026-05-04 Price Changed $219,000 Hive MLS
• 2026-04-21 Listed $230,000 Hive MLS
• 2026-03-27 Listed $219,000 GAMLS
• 2010-06-30 Listing Removed — Hive MLS
• 2010-01-11 Listed $108,500 Hive MLS
• 2002-11-18 Sold (Public Records) $91,500 Public Records

Property tax history

+10.8%/yr

Latest (2025): $2,668 · -15.0% YoY. Source: county tax records.