1110 W 51st St · Savannah, GA 31405

$101,000

2 bd · 1.0 ba · 810 sqft · SingleFamily public records · 286 Days on market

Built 1950 Fair condition 5,998 sqft lot $125/sqft · 32% below area Est $148k · 32% under ↓ 23% since listing

---

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
• Livability +4.3/5.0
• Rent growth +2.3/5.0
• Condition / age +2.2/5.0
• Schools +1.2/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

This is a probate sale. Nice home with lovely hard wood floors. Large fenced lot with detached storage building.

Key facts

• Hard wood floors
• Fenced lot
• 5,998 sq ft lot

Tags

• HARD WOOD FLOORS
• FENCED LOT
• DETACHED STORAGE BUILDING

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $101k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $582 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $101k).
• Recommended offer: $89k (12.0% below list) — sets the bar for market timing.
• Cap rate 13.2% 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 soft (-0.7%/yr); 387 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals lingering (median 119d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 68% 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).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $698 of loan paydown is wiped out by about $3k 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 (-3.0% appreciation + 0.0% rent growth), your $28k cash investment doubles in ~6 years — after that, you're playing with house money.

Negotiation context

• It's been on market 286 days — a 12% lower offer ($89k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $42k (29%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: built in 1950 — 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 $88,880 (12.0% below list)

Questions for the listing agent

1. It's been on market 286 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
3. Built in 1950 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
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: 1.55% ✓
• Cap rate: 13.21%
• Cash-on-cash: 24.69%
• DSCR: 2.10
• GRM: 5.4

CMA / ARV

• ARV (median comp): $148,460
• List price: $101,000
• Delta: -25.91%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 10 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
815 W 52nd St	0.16mi	2/1.0	864 (+7%)	3mo	$85,000	$98	78
921 W 46th St	0.28mi	2/1.0	792 (-2%)	19mo	$113,500	$143	67
515 W 59th St	0.66mi	2/1.0	832 (+3%)	5mo	$230,000	$276	61
1011 W Victory Dr	0.41mi	2/1.0	768 (-5%)	15mo	$159,600	$208	60
1106 W 41st St	0.52mi	2/1.0	864 (+7%)	7mo	$160,000	$185	59
514 Orchard St	0.50mi	2/2.0	768 (-5%)	24mo	$235,000	$306	44
710 W 38th St	0.73mi	3/1.0 (+1)	846 (+4%)	14mo	$70,000	$83	42
619 46 St	0.42mi	3/1.0 (+1)	912 (+13%)	16mo	$140,000	$154	41
2712 Burroughs St	0.58mi	2/1.0	905 (+12%)	19mo	$60,000	$66	38
604 W 40th St	0.71mi	3/2.0 (+1)	923 (+14%)	13mo	$105,000	$114	24

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: 14.7%
• Equity multiple: 1.57×
• Total profit: $16,106
• Equity at exit: $15,059

10-year hold

• IRR: 21.2%
• Equity multiple: 2.56×
• Total profit: $44,000
• Equity at exit: $8,733

Cash invested: $28,280 (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: 18 active · 8 under contract
• Months of supply: 15.4 mo (6%/mo absorbed)
• Median asking: $182,900 ($225/sqft)
• Median days on market: 80 d
• This list price: 6% of active listings are priced below it
• ARV vs active asking: -18.7% vs current asking $/sqft

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

ZIP-level market 31405

• Home prices YoY: -32.4%
• Rents YoY: -0.7%
• Active inventory: 387
• Price-to-rent: 5.4×

Monthly cashflow live

• Estimated rent: $1,567 high
• Mortgage (P&I): −$530
• Tax from tax record: −$84 /mo · $1,008/yr
• Insurance: −$42
• HOA: −$0
• Vacancy / Maint / Mgmt: −$329
• Net cashflow: $582

Break-even live

Break-even rent $830

Max offer price $101,000

Occupancy floor 58%

Sensitivity live

Price	-10% $639	-5% $611	+0% $582	+5% $553	+10% $525
Rent	-10% $458	-5% $520	+0% $582	+5% $644	+10% $706
Rate	-1.0pp $633	-0.5pp $608	base $582	+0.5pp $556	+1.0pp $529

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: $25,250
• Closing costs: $3,030
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1014 W 53rd St Savannah, GA	3.0	2.0	1048	$1,600	$1.53	109d	1	0.12mi
1000 W 53rd St Savannah, GA	3.0	1.0	1025	$1,550	$1.51	6d	1	0.13mi
3206 Caithness St Savannah, GA	3.0	1.0	936	$1,395	$1.49	6d	1	0.15mi
3302 Bulloch St Savannah, GA	2.0	1.0	744	$995	$1.34	119d	1	0.21mi
1003 W 46th St Savannah, GA	3.0	1.0	1100	$1,625	$1.48	109d	1	0.27mi
923 W 46th St Savannah, GA	3.0	1.0	1056	$1,975	$1.87	6d	1	0.28mi
715 W 46th St Savannah, GA	2.0	1.0	672	$1,300	$1.93	6d	1	0.34mi
628 W 48th St Savannah, GA	3.0	1.0	975	$1,699	$1.74	109d	1	0.37mi
2705 Stevens St Savannah, GA	3.0	1.0	900	$1,585	$1.76	139d	1	0.41mi
601 W 54th St Savannah, GA	1.0–4.0	1.0–2.0	881	$1,417	$1.61	119d	1	0.42mi
1005 W Victory Dr Savannah, GA	3.0	2.0	1056	$1,950	$1.85	119d	1	0.42mi
3212 Burroughs St Savannah, GA	3.0	1.0	814	$1,400	$1.72	119d	1	0.43mi
1109 W 41st St Savannah, GA	3.0	1.0	960	$1,620	$1.69	139d	1	0.51mi
607 W 44th St Unit B Savannah, GA	3.0	1.0	1050	$1,650	$1.57	139d	1	0.52mi
607 W 44th St Unit B Savannah, GA	3.0	1.0	1050	$1,650	$1.57	6d	1	0.52mi
1226 W 42nd St Savannah, GA	3.0	2.0	988	$1,850	$1.87	6d	1	0.52mi
3706 Montgomery St Savannah, GA	2.0	1.0	725	$1,350	$1.86	0d	1	0.56mi
3708 Montgomery St Savannah, GA	2.0	1.0	725	$1,400	$1.93	6d	1	0.56mi
3708 Montgomery St Savannah, GA	2.0	1.0	725	$1,400	$1.93	109d	1	0.56mi
1011 W 40th St Savannah, GA	3.0	2.0	1125	$1,995	$1.77	109d	1	0.57mi
119 W 52nd St Savannah, GA	2.0	1.0	1020	$1,800	$1.76	6d	1	0.58mi
612 W 42nd St Savannah, GA	3.0	1.0	708	$1,395	$1.97	6d	1	0.62mi
821 W 39th St Savannah, GA	2.0	1.0	1072	$1,690	$1.58	6d	1	0.64mi
4401 Meding St Savannah, GA	3.0	2.0	1030	$1,500	$1.46	119d	1	0.64mi
2613 Montgomery St Unit A207 Savannah, GA	1.0	1.0	719	$2,876	$4.00	139d	1	0.68mi
2613 Montgomery St Savannah, GA	1.0	1.0	549	$2,348	$4.27	119d	15	0.68mi
2613 Montgomery St Unit A203 Savannah, GA	1.0	1.0	587	$2,201	$3.75	139d	1	0.68mi
2613 Montgomery St Unit B303 Savannah, GA	2.0	2.0	879	$3,472	$3.95	139d	1	0.68mi
2613 Montgomery St Unit A206 Savannah, GA	1.0	1.0	561	$2,104	$3.75	139d	1	0.68mi
2613 Montgomery St Unit A212 Savannah, GA	1.0	1.0	719	$2,948	$4.10	139d	1	0.68mi
2613 Montgomery St Unit A211 Savannah, GA	1.0	1.0	718	$3,411	$4.75	139d	1	0.68mi
2613 Montgomery St Unit B204 Savannah, GA	1.0	1.0	578	$2,168	$3.75	139d	1	0.68mi
2613 Montgomery St Unit A208 Savannah, GA	1.0	1.0	718	$2,836	$3.95	139d	1	0.68mi
2613 Montgomery St Unit A205 Savannah, GA	1.0	1.0	561	$2,300	$4.10	139d	1	0.68mi
2613 Montgomery St Unit A204 Savannah, GA	1.0	1.0	587	$2,671	$4.55	139d	1	0.68mi
118 W 56th St Savannah, GA	2.0	1.0	936	$1,625	$1.74	109d	1	0.69mi
212 W 58th St Savannah, GA	2.0	2.0	1125	$1,699	$1.51	6d	1	0.69mi
2221 Harden St Savannah, GA	3.0	1.0	1000	$1,550	$1.55	139d	1	0.69mi
612 W 40th St Unit B Savannah, GA	2.0	1.0	1125	$1,500	$1.33	6d	1	0.70mi
1024 W 39th St Savannah, GA	2.0	1.0	860	$1,399	$1.63	119d	1	0.70mi

Listing history 50 events

1. 2026-09-23
   days on market $101,000 Active 286 DOM
2. 2026-09-22
   days on market $101,000 Active 285 DOM
3. 2026-09-21
   days on market $101,000 Active 284 DOM
4. 2026-09-20
   days on market $101,000 Active 283 DOM
5. 2026-09-19
   days on market $101,000 Active 282 DOM
6. 2026-09-18
   days on market $101,000 Active 281 DOM
7. 2026-09-17
   days on market $101,000 Active 280 DOM
8. 2026-09-16
   days on market $101,000 Active 279 DOM
9. 2026-09-15
   days on market $101,000 Active 278 DOM
10. 2026-09-14
    days on market $101,000 Active 277 DOM
11. 2026-09-13
    days on market $101,000 Active 276 DOM
12. 2026-09-12
    pricedays on market $101,000 Active 275 DOM
13. 2026-09-11
    days on market $110,000 Active 274 DOM
14. 2026-09-05
    days on market $110,000 Active 268 DOM
15. 2026-09-04
    days on market $110,000 Active 267 DOM
16. 2026-09-03
    days on market $110,000 Active 266 DOM
17. 2026-08-31
    days on market $110,000 Active 263 DOM
18. 2026-08-30
    days on market $110,000 Active 262 DOM
19. 2026-08-29
    days on market $110,000 Active 261 DOM
20. 2026-08-28
    days on market $110,000 Active 260 DOM
21. 2026-08-27
    days on market $110,000 Active 259 DOM
22. 2026-08-26
    days on market $110,000 Active 258 DOM
23. 2026-08-25
    days on market $110,000 Active 257 DOM
24. 2026-08-24
    days on market $110,000 Active 256 DOM
25. 2026-08-23
    days on market $110,000 Active 255 DOM
26. 2026-08-22
    days on market $110,000 Active 254 DOM
27. 2026-08-21
    days on market $110,000 Active 253 DOM
28. 2026-08-20
    days on market $110,000 Active 252 DOM
29. 2026-08-19
    days on market $110,000 Active 251 DOM
30. 2026-08-18
    days on market $110,000 Active 250 DOM
31. 2026-08-16
    days on market $110,000 Active 248 DOM
32. 2026-08-15
    days on market $110,000 Active 247 DOM
33. 2026-08-15
    days on market $110,000 Active 246 DOM
34. 2026-08-13
    days on market $110,000 Active 245 DOM
35. 2026-08-12
    days on market $110,000 Active 244 DOM
36. 2026-08-11
    days on market $110,000 Active 243 DOM
37. 2026-08-10
    days on market $110,000 Active 242 DOM
38. 2026-08-09
    days on market $110,000 Active 241 DOM
39. 2026-08-08
    days on market $110,000 Active 240 DOM
40. 2026-08-07
    days on market $110,000 Active 239 DOM
41. 2026-08-06
    days on market $110,000 Active 238 DOM
42. 2026-08-05
    days on market $110,000 Active 237 DOM
43. 2026-08-04
    days on market $110,000 Active 236 DOM
44. 2026-08-03
    days on market $110,000 Active 235 DOM
45. 2026-07-31
    days on market $110,000 Active 232 DOM
46. 2026-07-30
    days on market $110,000 Active 231 DOM
47. 2026-07-29
    days on market $110,000 Active 230 DOM
48. 2026-07-27
    days on market $110,000 Active 228 DOM
49. 2026-07-25
    days on market $110,000 Active 226 DOM
50. 2026-07-23
    days on market $110,000 Active 224 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: $1,008 · $84/mo
• Projected year-2 tax: $1,008 · $84/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 (shaded) · 0% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 Heat 10/10 Extreme 7 d/yr ≥108°F today · 18 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: $18,800
• − Mortgage interest: −$5,658
• − Property taxes: −$1,008
• − Insurance: −$505
• − Repairs & maintenance: −$1,504
• − Management: −$1,504
• − Depreciation: −$2,938
• Taxable income: $5,684
• Est. tax owed @ 24.0%: −$1,364
• After-tax cash flow: $5,620/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 · 2 photos

Fair 45/100 Moderate rehab Est. rehab $20,250–$36,450 screening

This single-family home requires moderate repairs, particularly to the roof and exterior siding, but has good hardwood floors and interior walls. Painting and roof repair would significantly increase its resale and rental value.

Deferred maintenance Est. $40,000–$120,000 screening

• Major Roof (roof) — The roof appears to be old and possibly damaged, indicated by the visible wear and tear.
• Major Windows (windows) — The windows seem to be old and possibly in need of replacement, as indicated by their appearance.
• Major Electrical (electrical) — The electrical panel appears to be old and possibly in need of replacement, as indicated by its visible wear and tear.
• Major Plumbing (plumbing) — The plumbing system appears to be old and possibly in need of replacement, as indicated by the visible wear and tear.

Repairs flagged

• Major roof — Signs of aging
• Major exterior siding — Weathered and worn

Value-add opportunities

• Both paint exterior — Enhances curb appeal and value ↑
• Both repair roof — Improves structural integrity and aesthetics ↑

ⓘ Rehab cost is a screening estimate — Moderate scope × the home's square footage at US $/sqft rules of thumb (the same model as the Flip Finder). Get contractor quotes + a written scope before underwriting.

F Composite school gradezoned avg 12/100

Zoned Schools

Elementary Hodge Elementary School F GA #1,076/1,228 Nat'l #38,691/41,679 Middle Derenne Middle School F GA #408/470 Nat'l #12,966/14,009 High Beach High School F GA #336/424 Nat'l #15,755/17,239

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: Chatham County · 332,584 people
• City population: 216,564
• Metro: Savannah, GA
• Population (ZIP): 40,764
• Household income: $65,710
• Rent vs Own: 47.9% rent · 52.1% own
• Severe rent burden: 14% of renters

---

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 0.63)
• Race & ethnicity: Black 47% White 38% Hispanic / Latino 8% Two or more races 6% Asian 3%
• Hispanic origin (detail): Mexican 3% Puerto Rican 1%
• Common ancestry: Italian 1% Slovak 1% Romanian 1%
• Foreign-born: 7% · Canada, China, Jamaica
• Languages at home: 88% English-only · Spanish 6% Other Indo-European 2% Chinese 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: ▼ -147.33%
• Current HPI: 307.4442
• Rent YoY: ▼ -0.66%
• 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

-23.1% since first listed

6 events — show timeline

• 2026-05-14 Contingent — Hive MLS
• 2026-04-28 Relisted — Hive MLS
• 2026-04-28 Price Changed $110,000 Hive MLS
• 2026-02-04 Contingent — Hive MLS
• 2026-01-22 Price Changed $125,000 Hive MLS
• 2025-12-08 Listed $143,000 Hive MLS

Property tax history

+6.7%/yr

Latest (2025): $1,008 · -28.0% YoY. Source: county tax records.