172 Coneflower Rd · Savannah, GA 31302

$250,000

3 bd · 2.5 ba · 1,418 sqft · Townhouse public records · 31 Days on market

Built 2023 Good condition 2,178 sqft lot $176/sqft · at area comps Est $256k · at est. $300/mo HOA · 12% of rent ↓ 5% since listing

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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 +12.0/30.0
• ARV discount +8.5/15.0
• 1% rule +4.7/10.0
• Livability +4.3/5.0
• Condition / age +4.0/5.0
• DSCR +3.5/10.0
• Schools +2.0/10.0
• Rent growth +1.1/5.0
• Appreciation +0.0/10.0

Listing remarks

Discover low-maintenance living in the desirable Pines at New Hampstead! This furnished 3-bedroom, 2.5-bath townhome offers modern style and everyday comfort. The open-concept main level features durable LVP flooring, a spacious kitchen with granite countertops, stainless steel appliances, and plenty of cabinet space. Upstairs, all bedrooms provide privacy, including the owner’s suite with a walk-in closet and private ensuite bath. For added convenience, the washer and dryer are included, along with all existing furniture, allowing for a truly turnkey opportunity. Enjoy maintenance-free living with landscaping, irrigation, professional pressure washing, roof maintenance, exterior pain

Key facts

• $300 HOA
• Garage
• Community pool

What this means for you Summary

Snapshot

• This is a 3-bed/2.5-bath townhouse listed at $250k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $-60 ($-725/yr) — negative.
• To cash-flow at today's rent, offer at most $239k (4.3% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $242k (3.2% below list).
• Recommended offer: $239k (4.3% below list) — sets the bar for cash-flow.
• Cap rate 6.0% 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 falling (-5.5%/yr); 266 active listings in the ZIP; 3 comparable units currently listed for rent nearby; rentals at typical pace (median 15d on market — plan ~3-4 weeks tenant-placement turnaround); 2,694 units permitted in Chatham County in 2024 (973 in 5+ unit buildings).
• This rent runs 42% of the median local income ($69k/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 $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

• It's been on market 31 days — a 3% lower offer ($242k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 3y ago; this cycle's ask has dropped $18k (7%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Recommended offer $239,325 (4.3% 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 31 days. Have you received any prior offers? Is the seller open to a 4% concession, seller financing, or rate buy-down credit?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
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: 0.97% ✗
• Cap rate: 6.00%
• Cash-on-cash: -1.04%
• DSCR: 0.95
• GRM: 8.6

CMA / ARV

• ARV (median comp): $255,930
• List price: $250,000
• Delta: -2.32%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
203 Coneflower Rd	0.04mi	3/2.5	1,418 (0%)	3mo	$250,000	$176	95

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: -21.9%
• Equity multiple: 0.27×
• Total profit: $-51,264
• Equity at exit: $37,276

10-year hold

• IRR: -27.3%
• Equity multiple: -0.09×
• Total profit: $-76,242
• Equity at exit: $21,615

Cash invested: $70,000 (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 31302

• Home prices YoY: -18.5%
• Rents YoY: -5.5%
• Active inventory: 266
• Price-to-rent: 8.6×

Monthly cashflow live

• Estimated rent: $2,420 medium
• Mortgage (P&I): −$1,311
• Tax from tax record: −$257 /mo · $3,082/yr
• Insurance: −$104
• HOA: −$300
• Vacancy / Maint / Mgmt: −$508
• Net cashflow: $-60

Break-even live

Break-even rent $2,496

Max offer price $239,325

Occupancy floor 98%

Sensitivity live

Price	-10% $81	-5% $10	+0% $-60	+5% $-131	+10% $-202
Rent	-10% $-252	-5% $-156	+0% $-60	+5% $35	+10% $131
Rate	-1.0pp $65	-0.5pp $3	base $-60	+0.5pp $-125	+1.0pp $-191

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: $62,500
• Closing costs: $7,500
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
214 Coneflower Rd Bloomingdale, GA	3.0	2.5	1418	$2,300	$1.62	45d	1	0.05mi
404 Turpentine Trl Bloomingdale, GA	4.0	2.0	1775	$2,350	$1.32	15d	1	0.42mi
480 John Carter Rd Bloomingdale, GA	1.0–3.0	1.0–2.0	1002	$2,331	$2.33	15d	20	1.11mi

HOA detail

• Monthly dues: $300 · $3,600/yr
• Likely covers: landscapingroof

Listing history 30 events

1. 2026-06-21
   days on market $250,000 Active 31 DOM
2. 2026-06-18
   days on market $250,000 Active 28 DOM
3. 2026-06-17
   days on market $250,000 Active 27 DOM
4. 2026-06-16
   days on market $250,000 Active 26 DOM
5. 2026-06-15
   days on market $250,000 Active 25 DOM
6. 2026-06-14
   days on market $250,000 Active 23 DOM
7. 2026-06-13
   days on market $250,000 Active 22 DOM
8. 2026-06-10
   days on market $250,000 Active 20 DOM
9. 2026-06-09
   days on market $250,000 Active 19 DOM
10. 2026-06-08
    days on market $250,000 Active 18 DOM
11. 2026-06-07
    days on market $250,000 Active 17 DOM
12. 2026-06-05
    days on market $250,000 Active 14 DOM
13. 2026-06-03
    days on market $250,000 Active 13 DOM
14. 2026-06-02
    days on market $250,000 Active 12 DOM
15. 2026-06-01
    days on market $250,000 Active 11 DOM
16. 2026-05-31
    days on market $250,000 Active 10 DOM
17. 2026-05-30
    days on market $250,000 Active 9 DOM
18. 2026-05-05
    historical
19. 2026-04-10
    price $250,000
20. 2025-12-16
    listed $267,990 New
21. 2025-10-08
    historical $2,000
22. 2025-09-11
    price $2,000
23. 2025-08-12
    price $2,500
24. 2025-07-14
    listed $3,000
25. 2025-02-17
    historical $2,500
26. 2025-01-10
    listed $2,500
27. 2023-09-01
    soldstatus $267,990
28. 2023-08-31
    soldstatus $267,990
29. 2023-06-05
    listed $262,990
30. 2023-06-05
    listed $262,990

ⓘ 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: $3,082 · $257/mo
• Projected year-2 tax: $3,082 · $257/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

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

Taxation est. · year 1

• Rental income: $29,036
• − Mortgage interest: −$14,004
• − Property taxes: −$3,082
• − Insurance: −$1,250
• − Repairs & maintenance: −$2,323
• − Management: −$2,323
• − HOA: −$3,600
• − Depreciation: −$7,273
• Taxable loss: −$4,818
• Est. tax savings @ 24.0%: +$1,156
• After-tax cash flow: $431/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.

Condition & rehab AI · 1 photo

Good 80/100 None rehab

This move-in-ready townhome offers modern style and everyday comfort with a good condition score and minimal maintenance needs.

Value-add opportunities

• Both Paint exterior siding — Enhances curb appeal and value
• Both Replace garage doors — Improves curb appeal and functionality
• Both Install smart home features — Enhances convenience and marketability

Renovation cost estimate screening

Value-add ROI direction

• Both Paint exterior siding — Enhances curb appeal and value ↑
• Both Replace garage doors — Improves curb appeal and functionality ↑
• Both Install smart home features — Enhances convenience and marketability ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

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: Effingham County · 68,439 people
• City population: 216,564
• Metro: Savannah, GA
• Population (ZIP): 8,899
• Household income: $68,998
• Rent vs Own: 32.4% rent · 67.6% own
• Severe rent burden: 188.0

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 White (79%)
• Race & ethnicity: White 79% Black 8% Two or more races 8% Hispanic / Latino 6%
• Hispanic origin (detail): Mexican 1%
• Common ancestry: Serbian 2% Lithuanian 2% Italian 2%
• Foreign-born: 3% · Canada, Dominican Republic
• Languages at home: 96% English-only · Spanish 2% German/W. Germanic 1% Other Indo-European 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: ▼ -66.89%
• Current HPI: 293.9427
• Rent YoY: ▼ -5.51%
• 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

-4.9% since first listed

13 events — show timeline

• 2026-05-05 Listing Removed — GAMLS
• 2026-04-10 Price Changed $250,000 GAMLS
• 2025-12-16 Listed $267,990 GAMLS
• 2025-10-08 Rental Removed $2,000 SMLC
• 2025-09-11 Price Changed $2,000 SMLC
• 2025-08-12 Price Changed $2,500 SMLC
• 2025-07-14 Listed for Rent $3,000 SMLC
• 2025-02-17 Rental Removed $2,500 SMLC
• 2025-01-10 Listed for Rent $2,500 SMLC
• 2023-09-01 Sold (Public Records) $267,990 Public Records
• 2023-08-31 Sold (MLS) $267,990 Hive MLS
• 2023-06-05 Listed $262,990 Hive MLS
• 2023-06-05 Listed $262,990 Hive MLS

Property tax history

-44.9%/yr

Latest (2025): $3,082 · -44.9% YoY. Source: county tax records.