5 Turnberry St · Port Wentworth, GA 31407

$127,500

3 bd · 1.5 ba · 919 sqft · SingleFamily public records · 164 Days on market

Built 1955 7,841 sqft lot $139/sqft · 16% below area Est $208k · 39% under

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Why this score? — see what drove the B+ 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 +30.0/30.0
• ARV discount +15.0/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Appreciation +4.1/10.0
• Livability +3.4/5.0
• Condition / age +2.5/5.0
• Schools +2.0/10.0
• Rent growth +1.6/5.0

Listing remarks MLS

* BACK ON MARKET - No fault of the Seller! * Investor special in Port Wentworth city limits, just minutes from the port, paper mill, and sugar factory. This mid-century ranch offers 3 bedrooms, 1.5 baths, and strong potential on a large lot with city water and a new HVAC system already in place. The home is vacant and ready for renovation. Structural work is needed, including foundation repairs under the kitchen and near the front entry. Interior updates will bring new life to the existing layout, with room to reconfigure or expand. Plenty of outdoor space to customize the footprint, add parking, or create outdoor living. A promising opportunity for seasoned investors or first-time renovators looking to build equity. Sold as-is.

Key facts

• Large lot
• Foundation repairs
• Outdoor space

Tags

• LARGE LOT
• NEW HVAC SYSTEM
• FOUNDATION REPAIRS
• OUTDOOR SPACE

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath single-family listed at $128k.

Deal economics

• At list price, monthly cash flow is $651 ($8k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $128k).
• Recommended offer: $112k (12.0% below list) — sets the bar for market timing.
• Cap rate 12.4% vs local median 4.1% in Port Wentworth — 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 67/100 on livability (#173 in GA) — a middle-class / working-renter tenant base. Strengths: housing A+, cost of living A, crime A-; Watch: schools F, amenities F, commute 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 (-3.5%/yr); 379 active listings in the ZIP; solid renter incomes; 2,694 units permitted in Chatham County in 2024 (973 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-1.9%/yr); year-one equity from $882 of loan paydown is wiped out by about $2k 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.
• At projected returns (-1.9% appreciation + 0.0% rent growth), your $36k cash investment doubles in ~6 years — after that, you're playing with house money.

Negotiation context

• It's been on market 164 days — a 12% lower offer ($112k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 6y ago; this cycle's ask has dropped $20k (14%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: built in 1955 — expect roof / HVAC / electrical / plumbing capex.
• 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 $112,200 (12.0% below list)

Questions for the listing agent

1. It's been on market 164 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1955 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
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. 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.
7. 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.
8. 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: 1.55% ✓
• Cap rate: 12.42%
• Cash-on-cash: 21.87%
• DSCR: 1.97
• GRM: 5.4

CMA / ARV

• ARV (median comp): $207,976
• List price: $127,500
• Delta: -38.69%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 9 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
109 S Coastal Hwy	0.14mi	2/2.0 (-1)	892 (-3%)	20mo	$185,000	$207	65
104 Evora St	0.27mi	3/1.0	935 (+2%)	23mo	$205,000	$219	63
405 Phillips Ave	0.53mi	2/1.0 (-1)	900 (-2%)	3mo	$190,000	$211	62
206 Aberfeldy St	0.20mi	2/1.0 (-1)	900 (-2%)	23mo	$90,000	$100	61
116 Antrim St	0.53mi	2/1.0 (-1)	864 (-6%)	11mo	$184,900	$214	49
1 Appleby Rd	0.30mi	2/1.0 (-1)	1,042 (+13%)	11mo	$155,000	$149	47
2 Pinehurst Pl	0.42mi	2/1.0 (-1)	996 (+8%)	23mo	$180,000	$181	40
208 Appleby Rd	0.59mi	3/1.0	1,042 (+13%)	10mo	$172,000	$165	40
418 Phillips Ave	0.64mi	2/1.5 (-1)	1,022 (+11%)	12mo	$261,000	$255	36

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

-1.89% appreciation · 0.0% rent growth · sell at horizon

5-year hold

• IRR: 14.2%
• Equity multiple: 1.59×
• Total profit: $21,065
• Equity at exit: $25,429

10-year hold

• IRR: 19.0%
• Equity multiple: 2.54×
• Total profit: $54,898
• Equity at exit: $22,369

Cash invested: $35,700 (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 31407

• Home prices YoY: -0.7%
• Rents YoY: -3.5%
• Active inventory: 379
• Price-to-rent: 5.4×

Monthly cashflow live

• Estimated rent: $1,980 medium
• Mortgage (P&I): −$669
• Tax from tax record: −$192 /mo · $2,301/yr
• Insurance: −$53
• HOA: −$0
• Vacancy / Maint / Mgmt: −$416
• Net cashflow: $651

Break-even live

Break-even rent $1,156

Max offer price $127,500

Occupancy floor 62%

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: $31,875
• Closing costs: $3,825
• Reserves months: —
• Total cash needed: —

Listing history 9 events

1. 2026-03-24
   price $127,500 739-char remark

   Show marketing remark (739 chars)

   * BACK ON MARKET - No fault of the Seller! * Investor special in Port Wentworth city limits, just minutes from the port, paper mill, and sugar factory. This mid-century ranch offers 3 bedrooms, 1.5 baths, and strong potential on a large lot with city water and a new HVAC system already in place. The home is vacant and ready for renovation. Structural work is needed, including foundation repairs under the kitchen and near the front entry. Interior updates will bring new life to the existing layout, with room to reconfigure or expand. Plenty of outdoor space to customize the footprint, add parking, or create outdoor living. A promising opportunity for seasoned investors or first-time renovators looking to build equity. Sold as-is.

2. 2026-01-07
   price $139,900 739-char remark

   Show marketing remark (739 chars)

   * BACK ON MARKET - No fault of the Seller! * Investor special in Port Wentworth city limits, just minutes from the port, paper mill, and sugar factory. This mid-century ranch offers 3 bedrooms, 1.5 baths, and strong potential on a large lot with city water and a new HVAC system already in place. The home is vacant and ready for renovation. Structural work is needed, including foundation repairs under the kitchen and near the front entry. Interior updates will bring new life to the existing layout, with room to reconfigure or expand. Plenty of outdoor space to customize the footprint, add parking, or create outdoor living. A promising opportunity for seasoned investors or first-time renovators looking to build equity. Sold as-is.

3. 2025-11-25
   listed $148,000 Active 739-char remark

   Show marketing remark (739 chars)

   * BACK ON MARKET - No fault of the Seller! * Investor special in Port Wentworth city limits, just minutes from the port, paper mill, and sugar factory. This mid-century ranch offers 3 bedrooms, 1.5 baths, and strong potential on a large lot with city water and a new HVAC system already in place. The home is vacant and ready for renovation. Structural work is needed, including foundation repairs under the kitchen and near the front entry. Interior updates will bring new life to the existing layout, with room to reconfigure or expand. Plenty of outdoor space to customize the footprint, add parking, or create outdoor living. A promising opportunity for seasoned investors or first-time renovators looking to build equity. Sold as-is.

4. 2023-04-05
   soldstatus $123,000
5. 2020-08-27
   soldstatus $112,000
6. 2020-08-21
   soldstatus $112,000 359-char remark

   Show marketing remark (359 chars)

   Cute 3 bedroom bungalow in charming Crossgate!  This updated home is perfect for the First time Buyer or Investor and features an open floor plan, great natural light, new flooring and fresh paint throughout. Nice sized yard with mature landscaping and not in a Flood Zone. Just minutes from the Ports and easy access to I-95. Don't miss seeing this one!

7. 2020-06-26
   listed $110,000 359-char remark

   Show marketing remark (359 chars)

   Cute 3 bedroom bungalow in charming Crossgate!  This updated home is perfect for the First time Buyer or Investor and features an open floor plan, great natural light, new flooring and fresh paint throughout. Nice sized yard with mature landscaping and not in a Flood Zone. Just minutes from the Ports and easy access to I-95. Don't miss seeing this one!

8. 2020-06-26
   listed $110,000

   Show marketing remark (359 chars)

   Cute 3 bedroom bungalow in charming Crossgate!  This updated home is perfect for the First time Buyer or Investor and features an open floor plan, great natural light, new flooring and fresh paint throughout. Nice sized yard with mature landscaping and not in a Flood Zone. Just minutes from the Ports and easy access to I-95. Don't miss seeing this one!

9. 2004-08-26
   soldstatus $37,000

ⓘ 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: $2,301 · $192/mo
• Projected year-2 tax: $2,301 · $192/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 4/10 Moderate
• 🌡 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 3/10 Moderate 3 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $23,761
• − Mortgage interest: −$7,142
• − Property taxes: −$2,301
• − Insurance: −$638
• − Repairs & maintenance: −$1,901
• − Management: −$1,901
• − Depreciation: −$3,709
• Taxable income: $6,169
• Est. tax owed @ 24.0%: −$1,481
• After-tax cash flow: $6,328/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 — Port Wentworth

• Score: 67/100
• State rank: #173
• US rank: #10910

Category grades

Amenities F Commute F Cost of living A Crime A- Employment B Housing A+ Health & safety F User ratings A+

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Port Wentworth, GA
• County: Chatham County · 271,602 people
• City population: 24,893
• Metro: Savannah, GA
• Population (ZIP): 24,893
• Household income: $81,124
• Rent vs Own: 51.5% rent · 48.5% own
• Severe rent burden: 1341.0

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 0.65)
• Race & ethnicity: Black 43% White 38% Hispanic / Latino 13% Two or more races 6% Asian 2%
• Hispanic origin (detail): Mexican 5% Puerto Rican 3%
• Common ancestry: Serbian 1% Romanian 1% Italian 1%
• Foreign-born: 8% · Canada, Vietnam
• Languages at home: 86% English-only · Spanish 11% Vietnamese 1% Other Asian/Pacific 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: ▼ -1.89%
• Current HPI: 270.3529
• Rent YoY: ▼ -3.47%
• 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

+244.6% since first listed

9 events — show timeline

• 2026-03-24 Price Changed $127,500 Hive MLS
• 2026-01-07 Price Changed $139,900 Hive MLS
• 2025-11-25 Listed $148,000 Hive MLS
• 2023-04-05 Sold (Public Records) $123,000 Public Records
• 2020-08-27 Sold (Public Records) $112,000 Public Records
• 2020-08-21 Sold (MLS) $112,000 Hive MLS
• 2020-06-26 Listed $110,000 Hive MLS
• 2020-06-26 Listed $110,000 Hive MLS
• 2004-08-26 Sold (Public Records) $37,000 Public Records

Property tax history

+12.4%/yr

Latest (2025): $2,301 · +49.0% YoY. Source: county tax records.