111 South Coastal Hwy · Port Wentworth, GA 31407

$195,000

2 bd · 1.0 ba · 840 sqft · SingleFamily public records · 9 Days on market

Built 1958 6,534 sqft lot Est $177k · 10% 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 +14.4/30.0
• DSCR +4.4/10.0
• Appreciation +4.1/10.0
• 1% rule +3.4/10.0
• Livability +3.4/5.0
• ARV discount +3.0/15.0
• Condition / age +2.5/5.0
• Schools +2.0/10.0
• Rent growth +1.6/5.0

Listing remarks

Welcome to 105 S Coastal Highway in Port Wentworth! This charming 3-bedroom, 1-bath home offers approximately 1,000 square feet of living space and combines character, functionality, and affordability in a convenient location just minutes from Savannah, Pooler, Gulfstream, the Georgia Ports Authority, and major commuter routes. Inside, you'll find a spacious living area highlighted by a beautiful fireplace, an updated kitchen with ample cabinet space, and comfortable bedrooms filled with natural light. The home's warm character is complemented by original wood accents and practical living spaces that provide both comfort and flexibility. Step outside to enjoy the inviting covered front porc

Key facts

• Covered front porch
• Spacious living area
• Updated kitchen

Tags

• COVERED FRONT PORCH
• DETACHED GARAGE
• GENEROUS BACKYARD
• UPDATED KITCHEN
• SPACIOUS LIVING AREA
• ORIGINAL WOOD ACCENTS

Property features AI

Finance

• HOA & community: Sidewalks in the community

Exterior

• Parking: Detached garage; Driveway; Open parking available
• Security: Smoke detector(s)
• Utilities: Public water; Public sewer; Electricity available and connected; Natural gas connected; Electric on property
• Home design: Single-family residence; One story
• Construction: Built with block and wood siding; Block foundation; Shingle roof
• Exterior features: Storage; Workshop and outbuilding; Partial fencing; Landscaped, level lot; Paved road frontage on city street and highway

Interior

• Kitchen: Electric oven; Electric range; Microwave; Refrigerator; Electric water heater
• Bedrooms: Total of 5 rooms (including bedrooms and living spaces)
• Flooring: Carpet; Vinyl
• Bathrooms: 1 full bathroom
• Heating & cooling: Wall/window cooling units; Ceiling fan(s)
• Interior features: Ceiling fan(s); Living room wood-burning fireplace; Smoke detector(s); Insulation
• Laundry & utility: Washer hookup

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $195k.

Deal economics

• At list price, monthly cash flow is $39 ($467/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 $163k (16.2% below list).
• Recommended offer: $163k (16.2% below list) — sets the bar for 1% rule.
• Cap rate 6.5% 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 $1k of loan paydown is wiped out by about $4k 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

• Only 9 days on market — expect competitive offers; lowballing is unlikely to land.
• Current owner paid $18k; list at $195k implies a 983% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1958 — 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 $163,389 (16.2% below list)

Questions for the listing agent

1. Built in 1958 — 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: 0.84% ✗
• Cap rate: 6.53%
• Cash-on-cash: 0.86%
• DSCR: 1.04
• GRM: 9.9

CMA / ARV

• ARV (on-the-fly): $177,240
• Comps found: 5

Show comp detail 5 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
109 S Coastal Hwy	0.01mi	2/2.0	892 (+6%)	20mo	$185,000	$207	69
405 Phillips Ave	0.50mi	2/1.0	900 (+7%)	3mo	$190,000	$211	62
206 Aberfeldy St	0.14mi	2/1.0	900 (+7%)	23mo	$90,000	$100	62
116 Antrim St	0.62mi	2/1.0	864 (+3%)	11mo	$184,900	$214	57
104 Evora St	0.15mi	3/1.0 (+1)	935 (+11%)	23mo	$205,000	$219	50

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: -11.6%
• Equity multiple: 0.55×
• Total profit: $-24,716
• Equity at exit: $38,891

10-year hold

• IRR: -7.4%
• Equity multiple: 0.47×
• Total profit: $-28,699
• Equity at exit: $34,212

Cash invested: $54,600 (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: 9.9×

Monthly cashflow live

• Estimated rent: $1,634 medium
• Mortgage (P&I): −$1,023
• Tax from tax record: −$148 /mo · $1,776/yr
• Insurance: −$81
• HOA: −$0
• Vacancy / Maint / Mgmt: −$343
• Net cashflow: $39

Break-even live

Break-even rent $1,585

Max offer price $195,000

Occupancy floor 93%

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: $48,750
• Closing costs: $5,850
• Reserves months: —
• Total cash needed: —

Listing history 8 events

1. 2026-06-18
   days on market $195,000 Active 9 DOM
2. 2026-06-17
   days on market $195,000 Active 8 DOM
3. 2026-06-16
   days on market $195,000 Active 7 DOM
4. 2026-06-15
   days on market $195,000 Active 6 DOM
5. 2026-06-14
   days on market $195,000 Active 4 DOM
6. 2026-06-13
   days on market $195,000 Active 3 DOM
7. 2026-06-10
   remarks 699-char remark
8. 2026-06-10
   listed $195,000 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: $1,776 · $148/mo
• Projected year-2 tax: $1,794 · $150/mo
• Expected delta: +$18/yr (+$1/mo · 1.0%)

ⓘ 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 ≥109°F today · 18 d/yr by 30 yrs out
• 💨 Wind 8/10 Severe 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: $19,607
• − Mortgage interest: −$10,923
• − Property taxes: −$1,776
• − Insurance: −$975
• − Repairs & maintenance: −$1,569
• − Management: −$1,569
• − Depreciation: −$5,673
• Taxable loss: −$2,877
• Est. tax savings @ 24.0%: +$691
• After-tax cash flow: $1,157/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

+983.3% since first listed

2 events — show timeline

• 2026-06-09 Listed $195,000 HABR
• 1982-05-01 Sold (Public Records) $18,000 Public Records

Property tax history

+10.2%/yr

Latest (2025): $1,776 · +47.4% YoY. Source: county tax records.