COLUMBIA Plan · Savannah, GA 31302

$347,000

5 bd · 2.5 ba · 2,358 sqft · SingleFamily · 217 Days on market

Excellent condition

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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 +10.0/30.0
• ARV discount +7.5/15.0
• Condition / age +4.8/5.0
• Livability +4.3/5.0
• 1% rule +3.0/10.0
• DSCR +2.8/10.0
• Schools +1.9/10.0
• Rent growth +1.1/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

This new two-story home provides space for the whole family to thrive. At the heart of the first floor stands an inviting family room, which extends to the dining room and kitchen in an open-plan layout. The patio enhances outdoor enjoyment. The owner's suite is tucked into a back corner for added privacy. Upstairs are four secondary bedrooms and a versatile loft.

Key facts

• Family room
• Secondary bedrooms
• Dining room

Tags

• FAMILY ROOM
• DINING ROOM
• OPEN-PLAN LAYOUT
• PATIO
• OWNER'S SUITE
• SECONDARY BEDROOMS

🏗️ New construction. The $347,000 list price is a builder figure, so every metric below is computed on the value from comparable previous sales — $349,710.

What this means for you Summary

Snapshot

• This is a 5-bed/2.5-bath single-family listed at $347k. Condition is rated excellent.

Deal economics

• At list price, monthly cash flow is $-212 ($-3k/yr) — negative.
• To cash-flow at today's rent, offer at most $319k (8.1% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $279k (19.6% below list).
• Recommended offer: $279k (19.6% below list) — sets the bar for 1% rule.
• Cap rate 5.6% vs local median 4.1% 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); 400 active listings in the ZIP; 25 comparable units currently listed for rent nearby; rentals lingering (median 139d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 64% of comp listings sitting > 30 days — soft ceiling on asking rent; 2,694 units permitted in Chatham County in 2024 (973 in 5+ unit buildings).
• At $2,791/mo this rent would consume 49% of the median local household income ($69k/yr) — 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 $10k 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 217 days — a 12% lower offer ($305k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 2y 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.

Recommended offer $279,061 (19.6% 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 217 days. Have you received any prior offers? Is the seller open to a 20% concession, seller financing, or rate buy-down credit?
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. 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: 0.80% ✗
• Cap rate: 5.56%
• Cash-on-cash: -2.60%
• DSCR: 0.88
• GRM: 10.4

CMA / ARV

• ARV (median comp): $349,710
• List price: $347,000
• Delta: -0.78%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
126 Geranium Way	0.26mi	5/2.5	2,345 (-1%)	4mo	$352,119	$150	84
160 Geranium Way	0.31mi	5/3.5	2,407 (+2%)	2mo	$350,000	$145	77
132 Geranium Way	0.30mi	5/3.5	2,407 (+2%)	2mo	$380,000	$158	77
116 Barefoot Dr	0.20mi	4/2.5 (-1)	2,185 (-7%)	2mo	$355,000	$162	72
125 Barefoot Dr	0.25mi	5/3.5	2,407 (+2%)	12mo	$345,565	$144	71
129 Barefoot Dr	0.27mi	5/3.5	2,407 (+2%)	11mo	$339,999	$141	70
129 Crimson Ln	0.44mi	5/2.5	2,345 (-1%)	12mo	$325,831	$139	69
143 Crimson Ln	0.49mi	5/2.5	2,345 (-1%)	12mo	$331,686	$141	66
131 Barefoot Dr	0.28mi	4/2.5 (-1)	2,185 (-7%)	10mo	$356,924	$163	61
110 Crimson Ln	0.36mi	4/2.5 (-1)	2,185 (-7%)	11mo	$338,274	$155	57
134 Geranium Way	0.44mi	4/2.5 (-1)	2,027 (-14%)	2mo	$329,748	$163	50
106 Crimson Ln	0.34mi	4/2.5 (-1)	2,014 (-15%)	11mo	$329,000	$163	46

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: -24.0%
• Equity multiple: 0.20×
• Total profit: $-78,318
• Equity at exit: $52,143

10-year hold

• IRR: -30.8%
• Equity multiple: -0.20×
• Total profit: $-117,035
• Equity at exit: $30,237

Cash invested: $97,919 (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 →

Buyer's market Market conditions within 1.0 mi — comparable homes for sale

Active competition Active MLS

• For sale now: 30 active · 24 under contract
• Months of supply: 11.2 mo (9%/mo absorbed)
• Median asking: $362,784 ($164/sqft)
• Median days on market: 75 d
• This list price: 40% of active listings are priced below it
• ARV vs active asking: -9.3% vs current asking $/sqft

Closed sales set the value; these active listings set current market conditions and a practical price ceiling.

ZIP-level market 31302

• Home prices YoY: -18.5%
• Rents YoY: -5.5%
• Active inventory: 400
• Price-to-rent: 10.4×

Monthly cashflow live

• Estimated rent: $2,791 high
• Mortgage (P&I): −$1,834
• Tax est. 1.5%: −$437 /mo · $5,246/yr
• Insurance: −$146
• HOA: −$0
• Vacancy / Maint / Mgmt: −$586
• Net cashflow: $-212

Break-even live

Break-even rent $3,059

Max offer price $319,006

Occupancy floor —

Sensitivity live

Price	-10% $29	-5% $-91	+0% $-212	+5% $-333	+10% $-454
Rent	-10% $-433	-5% $-322	+0% $-212	+5% $-102	+10% $8
Rate	-1.0pp $-36	-0.5pp $-123	base $-212	+0.5pp $-303	+1.0pp $-395

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: $87,428
• Closing costs: $10,491
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Rent comps 25 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
111 Saltgrass LN Bloomingdale, GA	5.0	3.5	2407	$2,500	$1.04	139d	1	0.10mi
113 Amethyst Dr Bloomingdale, GA	5.0	2.5	2358	$2,600	$1.10	3d	1	0.15mi
110 Barefoot Dr Bloomingdale, GA	4.0	2.5	2000	$2,800	$1.40	6d	1	0.15mi
115 Saltgrass Ln Bloomingdale, GA	4.0	2.5	2014	$2,550	$1.27	3d	1	0.16mi
142 Bottlebrush Dr Bloomingdale, GA	5.0	3.5	2357	$2,650	$1.12	139d	1	0.28mi
154 Bottlebrush Dr Bloomingdale, GA	4.0	2.5	1853	$2,400	$1.30	139d	1	0.34mi
142 Geranium Way Bloomingdale, GA	5.0	2.5	2357	$2,300	$0.98	6d	1	0.48mi
100 Firefly Cir Bloomingdale, GA	3.0–5.0	2.0–2.5	1892	$2,925	$1.55	0d	1	0.81mi
107 Firefly Cir Bloomingdale, GA	4.0	2.0	1904	$3,500	$1.84	139d	1	0.82mi
109 Exmoor Cir Savannah, GA	4.0	2.5	2271	$2,650	$1.17	119d	1	0.94mi
101 Whistle Down Way Bloomingdale, GA	4.0	2.5	2271	$2,300	$1.01	6d	1	1.06mi
459 Coconut Dr Bloomingdale, GA	5.0	3.0	2361	$2,500	$1.06	139d	1	1.09mi
477 Coconut Dr Bloomingdale, GA	5.0	3.0	2174	$2,500	$1.15	139d	1	1.11mi
455 Coconut Dr Bloomingdale, GA	4.0	2.5	2174	$2,350	$1.08	139d	1	1.11mi
145 Guana Ln Savannah, GA	5.0	3.0	2708	$2,500	$0.92	119d	1	1.12mi
154 Guana Ln Bloomingdale, GA	4.0	3.5	1920	$2,700	$1.41	139d	1	1.12mi
164 Guana Ln Bloomingdale, GA	4.0	2.5	2247	$2,495	$1.11	0d	1	1.12mi
497 Coconut Dr Bloomingdale, GA	5.0	3.0	2361	$2,800	$1.19	139d	1	1.17mi
116 Chalk Farm Way Bloomingdale, GA	5.0	3.0	2775	$2,700	$0.97	139d	1	1.18mi
416 Coconut Dr Bloomingdale, GA	5.0	3.0	2361	$2,150	$0.91	6d	1	1.21mi
412 Coconut Dr Bloomingdale, GA	5.0	3.0	2361	$2,500	$1.06	139d	1	1.23mi
346 Coconut Dr Bloomingdale, GA	4.0	3.5	2964	$2,700	$0.91	109d	1	1.37mi
363 Coconut Dr Bloomingdale, GA	4.0	2.5	2247	$2,400	$1.07	6d	1	1.38mi
773 Blue Moon Xing Pooler, GA	5.0	4.0	2449	$3,400	$1.39	139d	1	1.39mi
136 Kingswood CIR Bloomingdale, GA	5.0	3.0	2614	$2,950	$1.13	139d	1	1.40mi

Listing history 50 events

1. 2026-09-23
   days on market $347,000 Active 217 DOM
2. 2026-09-22
   days on market $347,000 Active 216 DOM
3. 2026-09-21
   days on market $347,000 Active 215 DOM
4. 2026-09-20
   days on market $347,000 Active 214 DOM
5. 2026-09-19
   days on market $347,000 Active 213 DOM
6. 2026-09-18
   days on market $347,000 Active 212 DOM
7. 2026-09-17
   days on market $347,000 Active 211 DOM
8. 2026-09-16
   days on market $347,000 Active 210 DOM
9. 2026-09-15
   days on market $347,000 Active 209 DOM
10. 2026-09-14
    days on market $347,000 Active 208 DOM
11. 2026-09-13
    days on market $347,000 Active 207 DOM
12. 2026-09-12
    days on market $347,000 Active 206 DOM
13. 2026-09-11
    days on market $347,000 Active 205 DOM
14. 2026-09-05
    days on market $347,000 Active 199 DOM
15. 2026-09-04
    days on market $347,000 Active 198 DOM
16. 2026-09-03
    days on market $347,000 Active 197 DOM
17. 2026-08-31
    days on market $347,000 Active 194 DOM
18. 2026-08-30
    days on market $347,000 Active 193 DOM
19. 2026-08-29
    days on market $347,000 Active 192 DOM
20. 2026-08-28
    days on market $347,000 Active 191 DOM
21. 2026-08-27
    days on market $347,000 Active 190 DOM
22. 2026-08-26
    days on market $347,000 Active 189 DOM
23. 2026-08-25
    days on market $347,000 Active 188 DOM
24. 2026-08-24
    days on market $347,000 Active 187 DOM
25. 2026-08-23
    days on market $347,000 Active 186 DOM
26. 2026-08-22
    days on market $347,000 Active 185 DOM
27. 2026-08-21
    days on market $347,000 Active 184 DOM
28. 2026-08-20
    days on market $347,000 Active 183 DOM
29. 2026-08-19
    days on market $347,000 Active 182 DOM
30. 2026-08-18
    days on market $347,000 Active 181 DOM
31. 2026-08-16
    days on market $347,000 Active 179 DOM
32. 2026-08-15
    days on market $347,000 Active 178 DOM
33. 2026-08-15
    days on market $347,000 Active 177 DOM
34. 2026-08-13
    days on market $347,000 Active 176 DOM
35. 2026-08-12
    days on market $347,000 Active 175 DOM
36. 2026-08-11
    days on market $347,000 Active 174 DOM
37. 2026-08-10
    days on market $347,000 Active 173 DOM
38. 2026-08-09
    days on market $347,000 Active 172 DOM
39. 2026-08-08
    days on market $347,000 Active 171 DOM
40. 2026-08-07
    days on market $347,000 Active 170 DOM
41. 2026-08-06
    days on market $347,000 Active 169 DOM
42. 2026-08-05
    days on market $347,000 Active 168 DOM
43. 2026-08-04
    days on market $347,000 Active 167 DOM
44. 2026-08-03
    days on market $347,000 Active 166 DOM
45. 2026-07-31
    days on market $347,000 Active 163 DOM
46. 2026-07-30
    days on market $347,000 Active 162 DOM
47. 2026-07-29
    days on market $347,000 Active 161 DOM
48. 2026-07-27
    days on market $347,000 Active 159 DOM
49. 2026-07-25
    days on market $347,000 Active 157 DOM
50. 2026-07-23
    days on market $347,000 Active 155 DOM

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

Taxation est. · year 1

• Rental income: $33,487
• − Mortgage interest: −$19,589
• − Property taxes: −$5,246
• − Insurance: −$1,749
• − Repairs & maintenance: −$2,679
• − Management: −$2,679
• − Depreciation: −$10,173
• Taxable loss: −$8,627
• Est. tax savings @ 24.0%: +$2,071
• After-tax cash flow: $-476/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 · 13 photos

Excellent 95/100 None rehab

This new two-story home is in excellent condition with no visible repairs needed. It offers a modern and inviting interior with a spacious layout and a well-maintained exterior. The property is ready for immediate occupancy and would benefit from minor updates to the exterior and interior to further enhance its value.

Value-add opportunities

• Resale Painting the exterior siding — Enhances curb appeal and value ↑
• Resale Landscaping the front yard — Improves curb appeal and enhances property value ↑
• Resale Updating the kitchen backsplash — Modernizes the kitchen and adds value ↑
• Resale Upgrading the flooring in the bathrooms — Enhances the overall aesthetic and adds value ↑
• Both Installing smart home technology — Improves convenience and adds value for both resale and rental ↑

F Composite school gradezoned avg 18/100

Zoned Schools

Elementary New Hampstead K-8 School High New Hampstead High School F GA #254/424 Nat'l #14,713/17,239

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

A Composite livability gradescore 86/100

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 · 332,584 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: 8% of renters

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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%

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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%

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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

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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

+4.5% since first listed

29 events — show timeline

• 2026-04-22 Price Changed $347,000 Zillow
• 2026-04-22 Price Changed $365,500 Zillow
• 2026-02-19 Listed $345,000 Zillow
• 2025-08-30 Price Changed $363,500 Zillow
• 2025-08-25 Price Changed $362,500 Zillow
• 2025-08-12 Price Changed $361,500 Zillow
• 2025-07-29 Price Changed $360,500 Zillow
• 2025-07-23 Price Changed $359,500 Zillow
• 2025-07-19 Price Changed $372,000 Zillow
• 2025-06-21 Price Changed $371,500 Zillow
• 2025-06-04 Price Changed $358,500 Zillow
• 2025-04-28 Price Changed $357,500 Zillow
• 2025-04-08 Price Changed $356,500 Zillow
• 2025-03-28 Price Changed $355,500 Zillow
• 2025-03-18 Price Changed $354,500 Zillow
• 2025-02-17 Price Changed $353,500 Zillow
• 2025-01-19 Price Changed $352,500 Zillow
• 2025-01-08 Price Changed $351,500 Zillow
• 2024-12-27 Price Changed $350,500 Zillow
• 2024-12-18 Price Changed $349,500 Zillow
• 2024-08-10 Price Changed $347,500 Zillow
• 2024-07-26 Price Changed $346,000 Zillow
• 2024-07-02 Price Changed $344,500 Zillow
• 2024-06-13 Price Changed $343,000 Zillow
• 2024-05-29 Price Changed $341,500 Zillow
• 2024-05-24 Price Changed $336,500 Zillow
• 2024-05-19 Price Changed $335,000 Zillow
• 2024-05-14 Price Changed $333,500 Zillow
• 2024-04-30 Listed $332,000 Zillow