1019 Carter St · Savannah, GA 31415

$100,000

3 bd · 1.0 ba · 717 sqft · SingleFamily public records · 192 Days on market

Built 1952 6,098 sqft lot $139/sqft · 23% below area Est $130k · 23% 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
• Livability +4.3/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.0/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Investor opportunity in West Savannah! The property features a traditional layout with a living room, dining area, den, and a spacious backyard. Located just 2 miles from the Plant Riverside District and downtown Savannah, it's positioned in a rapidly developing area with strong rental and resale potential. This property is ideal for investors looking to renovate and capitalize on the growing demand in the West Savannah market.

Key facts

• Spacious backyard
• 6,098 sq ft lot
• Built 1952

Tags

• SPACIOUS BACKYARD
• RAPIDLY DEVELOPING AREA
• STRONG RENTAL POTENTIAL
• STRONG RESALE POTENTIAL

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $100k.

Deal economics

• At list price, monthly cash flow is $667 ($8k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $100k).
• Recommended offer: $88k (12.0% below list) — sets the bar for market timing.
• Cap rate 14.3% 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: 78 active listings in the ZIP; 17 comparable units currently listed for rent nearby; rentals at typical pace (median 25d on market — plan ~3-4 weeks tenant-placement turnaround); lower-income renter base — watch delinquency; 2,694 units permitted in Chatham County in 2024 (973 in 5+ unit buildings).
• At $1,621/mo this rent would consume 52% of the median local household income ($37k/yr) (locally 613% of renters already pay >50% of income on rent) — 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 $691 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 + 3.0% rent growth), your $28k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• It's been on market 192 days — a 12% lower offer ($88k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts since 3y 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.
• Current owner paid $8k; list at $100k implies a 1233% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1952 — 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 $88,000 (12.0% below list)

Questions for the listing agent

1. It's been on market 192 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 1952 — 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: 1.62% ✓
• Cap rate: 14.30%
• Cash-on-cash: 28.59%
• DSCR: 2.27
• GRM: 5.1

CMA / ARV

• ARV (median comp): $130,341
• List price: $100,000
• Delta: -23.28%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 11 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1208 Mccarthy Ave	0.21mi	3/1.0	768 (+7%)	3mo	$65,500	$85	76
1018 Carter St	0.03mi	2/1.0 (-1)	810 (+13%)	5mo	$200,000	$247	68
14 Dutton St	0.48mi	2/1.0 (-1)	672 (-6%)	1mo	$75,000	$112	61
716 Fruit St	0.47mi	2/1.0 (-1)	672 (-6%)	4mo	$60,000	$89	59
1015 Porter St	0.24mi	2/1.0 (-1)	676 (-6%)	18mo	$125,000	$185	59
1007 1/2 Hearn St	0.34mi	2/1.0 (-1)	672 (-6%)	20mo	$95,000	$141	52
1120 Darwin St	0.35mi	2/1.0 (-1)	780 (+9%)	15mo	$140,000	$179	51
815 Carter St	0.25mi	2/1.0 (-1)	620 (-14%)	14mo	$108,000	$174	49
812 Carver St	0.37mi	2/1.0 (-1)	672 (-6%)	23mo	$95,000	$141	48
803 Googe St	0.34mi	2/1.0 (-1)	620 (-14%)	14mo	$155,000	$250	45
805 Carter St	0.30mi	2/1.0 (-1)	620 (-14%)	19mo	$135,000	$218	43

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 · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 22.9%
• Equity multiple: 1.94×
• Total profit: $26,267
• Equity at exit: $14,910

10-year hold

• IRR: 30.8%
• Equity multiple: 3.77×
• Total profit: $77,496
• Equity at exit: $8,646

Cash invested: $28,000 (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 31415

• Home prices YoY: -21.4%
• Active inventory: 78
• Price-to-rent: 5.1×

Monthly cashflow live

• Estimated rent: $1,621 high
• Mortgage (P&I): −$524
• Tax from tax record: −$47 /mo · $568/yr
• Insurance: −$42
• HOA: −$0
• Vacancy / Maint / Mgmt: −$340
• Net cashflow: $667

Break-even live

Break-even rent $776

Max offer price $100,000

Occupancy floor 54%

Sensitivity live

Price	-10% $724	-5% $696	+0% $667	+5% $639	+10% $611
Rent	-10% $539	-5% $603	+0% $667	+5% $731	+10% $795
Rate	-1.0pp $718	-0.5pp $693	base $667	+0.5pp $641	+1.0pp $615

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: $25,000
• Closing costs: $3,000
• Reserves months: —
• Total cash needed: —

Rent comps 17 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2108 Bulloch St Savannah, GA	2.0	1.0	638	$1,095	$1.72	25d	1	0.89mi
1402 Comer St Savannah, GA	2.0	1.0	690	$1,200	$1.74	45d	1	0.91mi
540 Selma St Savannah, GA	2.0–5.0	2.0–5.0	790	$1,112	$1.41	25d	1	1.06mi
40 Eagle St Savannah, GA	1.0–2.0	1.0	841	$1,331	$1.58	25d	6	1.07mi
1418 Montgomery St Savannah, GA	2.0	1.0–2.0	576	$1,900	$3.30	15d	13	1.11mi
1415 Richards St Savannah, GA	2.0	1.0	672	$1,200	$1.79	45d	1	1.11mi
1419 Richards St Savannah, GA	2.0	1.0	672	$1,200	$1.79	45d	1	1.12mi
1421 Richards St Savannah, GA	2.0	1.0	672	$1,275	$1.90	45d	1	1.12mi
1423 Richards St Savannah, GA	2.0	1.0	672	$1,275	$1.90	45d	1	1.12mi
615 Montgomery St Savannah, GA	1.0–2.0	1.0–2.0	902	$3,164	$3.51	15d	18	1.16mi
316 W 40th St Unit E Savannah, GA	2.0	1.5	700	$1,500	$2.14	22d	1	1.27mi
316 W 40th St Unit D Savannah, GA	2.0	1.0	700	$1,500	$2.14	22d	1	1.27mi
2100 Patch St Savannah, GA	2.0	1.0	672	$1,525	$2.27	45d	1	1.29mi
217 W Taylor St Savannah, GA	2.0	1.0	675	$2,900	$4.30	25d	1	1.32mi
3302 Bulloch St Savannah, GA	2.0	1.0	744	$995	$1.34	25d	1	1.36mi
17 E 31st St Savannah, GA	1.0–2.0	1.0–2.0	848	$2,940	$3.46	15d	12	1.41mi
2213 Bull St Savannah, GA	2.0	1.0–2.5	975	$3,725	$3.82	15d	108	1.44mi

Listing history 28 events

1. 2026-06-21
   days on market $100,000 Active 192 DOM
2. 2026-06-18
   days on market $100,000 Active 189 DOM
3. 2026-06-17
   days on market $100,000 Active 188 DOM
4. 2026-06-16
   days on market $100,000 Active 187 DOM
5. 2026-06-15
   days on market $100,000 Active 186 DOM
6. 2026-06-14
   days on market $100,000 Active 184 DOM
7. 2026-06-13
   days on market $100,000 Active 183 DOM
8. 2026-06-10
   days on market $100,000 Active 181 DOM
9. 2026-06-09
   days on market $100,000 Active 180 DOM
10. 2026-06-08
    days on market $100,000 Active 179 DOM
11. 2026-06-07
    days on market $100,000 Active 178 DOM
12. 2026-06-05
    days on market $100,000 Active 175 DOM
13. 2026-06-03
    days on market $100,000 Active 174 DOM
14. 2026-06-02
    days on market $100,000 Active 173 DOM
15. 2026-06-01
    days on market $100,000 Active 172 DOM
16. 2026-05-31
    days on market $100,000 Active 171 DOM
17. 2026-05-30
    days on market $100,000 Active 170 DOM
18. 2025-09-16
    listed $100,000 New 431-char remark

    Show marketing remark (431 chars)

    Investor opportunity in West Savannah! The property features a traditional layout with a living room, dining area, den, and a spacious backyard. Located just 2 miles from the Plant Riverside District and downtown Savannah, it's positioned in a rapidly developing area with strong rental and resale potential. This property is ideal for investors looking to renovate and capitalize on the growing demand in the West Savannah market.

19. 2025-09-16
    listed $100,000 Active 431-char remark

    Show marketing remark (431 chars)

    Investor opportunity in West Savannah! The property features a traditional layout with a living room, dining area, den, and a spacious backyard. Located just 2 miles from the Plant Riverside District and downtown Savannah, it's positioned in a rapidly developing area with strong rental and resale potential. This property is ideal for investors looking to renovate and capitalize on the growing demand in the West Savannah market.

20. 2024-05-02
    historical
21. 2024-05-02
    historical
22. 2024-02-29
    status Back On Market
23. 2024-02-29
    status Active
24. 2024-02-12
    status Under Contract
25. 2024-02-12
    historical Active Under Contract
26. 2023-12-13
    listed $125,000 New
27. 2023-12-13
    listed $125,000 Active
28. 1977-07-01
    soldstatus $7,500

ⓘ 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: $568 · $47/mo
• Projected year-2 tax: $920 · $77/mo
• Expected delta: +$352/yr (+$29/mo · 62.0%)

ⓘ 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 3/10 Moderate
• 🌡 Heat 9/10 Extreme 7 d/yr ≥109°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: $19,452
• − Mortgage interest: −$5,602
• − Property taxes: −$568
• − Insurance: −$500
• − Repairs & maintenance: −$1,556
• − Management: −$1,556
• − Depreciation: −$2,909
• Taxable income: $6,761
• Est. tax owed @ 24.0%: −$1,623
• After-tax cash flow: $6,384/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 — 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 · 271,602 people
• City population: 216,564
• Metro: Savannah, GA
• Population (ZIP): 11,082
• Household income: $37,109
• Rent vs Own: 56.1% rent · 43.9% own
• Severe rent burden: 613.0

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 Black (89%)
• Race & ethnicity: Black 89% White 5% Hispanic / Latino 5% Two or more races 3%
• Foreign-born: 2% · Canada
• Languages at home: 95% English-only · Spanish 4%

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: ▼ -55.36%
• Current HPI: 203.0696
• Rent YoY: —
• 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

+1233.3% since first listed

11 events — show timeline

• 2025-09-16 Listed $100,000 Hive MLS
• 2025-09-16 Listed $100,000 GAMLS
• 2024-05-02 Listing Removed — FMLS
• 2024-05-02 Listing Removed — GAMLS
• 2024-02-29 Relisted — GAMLS
• 2024-02-29 Relisted — FMLS
• 2024-02-12 Pending — GAMLS
• 2024-02-12 Contingent — FMLS
• 2023-12-13 Listed $125,000 FMLS
• 2023-12-13 Listed $125,000 GAMLS
• 1977-07-01 Sold (Public Records) $7,500 Public Records

Property tax history

+3.0%/yr

Latest (2025): $568 · -11.5% YoY. Source: county tax records.