126 Tobago Cir · Port Wentworth, GA 31312

$355,000

5 bd · 3.0 ba · 2,388 sqft · SingleFamily public records · 6 Days on market

Built 2021 Good condition 7,405 sqft lot Est $358k · at est. $58/mo HOA · 2% of rent

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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 +11.8/30.0
• ARV discount +7.9/15.0
• Schools +4.3/10.0
• Condition / age +4.0/5.0
• DSCR +3.5/10.0
• Livability +3.4/5.0
• 1% rule +3.2/10.0
• Rent growth +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Welcome to 126 Tobago Circle in the desirable Park West community. Built in 2021 and recently refreshed with new interior paint and brand-new carpet, this move-in-ready 5-bedroom, 3-bath home offers over 2,300 square feet of thoughtfully designed living space. This home features an open-concept layout filled with natural light. The spacious kitchen includes stainless steel appliances, ample cabinetry, and a large center island overlooking the dining and living areas. A first-floor bedroom and full bath provide flexibility for guests, a home office, or multi-purpose space. Upstairs, you'll find a versatile loft, three secondary bedrooms, a full bath, and a spacious primary suite featuring a

Key facts

• First-floor bedroom
• Large center island
• Walk-in closet

Tags

• OPEN-CONCEPT LAYOUT
• STAINLESS STEEL APPLIANCES
• LARGE CENTER ISLAND
• FIRST-FLOOR BEDROOM
• VERSATILE LOFT
• WALK-IN CLOSET

Property features AI

Exterior

• Home design: House
• Exterior features: Lot of approximately 7,405 sq ft

What this means for you Summary

Snapshot

• This is a 5-bed/3.0-bath single-family listed at $355k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $-94 ($-1k/yr) — negative.
• To cash-flow at today's rent, offer at most $338k (4.7% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $290k (18.2% below list).
• Recommended offer: $290k (18.2% below list) — sets the bar for 1% rule.
• Cap rate 6.0% 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.
• Effingham County (rural): math 49% / reading 48% proficiency, ranked #16 of 174 in GA (top 9%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 399 active listings in the ZIP; 7 comparable units currently listed for rent nearby; rentals leasing fast (median 14d on market — plan ~1-2 weeks tenant-placement turnaround); solid renter incomes; 836 units permitted in Effingham County in 2024 (46 in 5+ unit buildings).
• This rent runs 34% of the median local income ($102k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $2k of loan paydown is wiped out by about $11k of value loss. Plan a longer hold.
• Effingham County population projected at +33% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.

Negotiation context

• Only 6 days on market — expect competitive offers; lowballing is unlikely to land.
• 5 sale attempts since 5y 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 $281k; 26% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 96% chance of damaging wind over 30y; extreme-heat days projected 7→17/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $290,462 (18.2% 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. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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?
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: 0.82% ✗
• Cap rate: 5.97%
• Cash-on-cash: -1.14%
• DSCR: 0.95
• GRM: 10.2

CMA / ARV

• ARV (on-the-fly): $358,200
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
144 Tobago Cir	0.09mi	5/3.0	2,362 (-1%)	6mo	$369,400	$156	89
108 Butternut Blvd	0.27mi	5/3.0	2,421 (+1%)	3mo	$300,000	$124	82
107 Butternut Blvd	0.28mi	5/3.0	2,440 (+2%)	12mo	$370,000	$152	74
106 Aruba Rd	0.22mi	4/2.5 (-1)	2,427 (+2%)	10mo	$360,000	$148	72
124 Tobago Cir	0.01mi	4/2.5 (-1)	2,193 (-8%)	11mo	$349,900	$160	70
202 Caribbean Village Dr	0.18mi	4/2.5 (-1)	2,235 (-6%)	9mo	$335,000	$150	67
104 Tupelo Trl	0.39mi	4/2.5 (-1)	2,382 (-0%)	12mo	$299,000	$126	64
265 Caribbean Village Dr	0.28mi	4/2.5 (-1)	2,193 (-8%)	4mo	$339,900	$155	63
103 Tupelo Trl	0.43mi	4/2.5 (-1)	2,338 (-2%)	13mo	$321,000	$137	59
123 Cotton Bluff Ct	0.55mi	4/2.5 (-1)	2,505 (+5%)	1mo	$330,000	$132	59
202 Bellflower Cir	0.33mi	4/2.5 (-1)	2,265 (-5%)	13mo	$283,500	$125	59
125 Butternut Ct	0.40mi	4/2.5 (-1)	2,235 (-6%)	9mo	$339,000	$152	56

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: -18.2%
• Equity multiple: 0.36×
• Total profit: $-63,525
• Equity at exit: $52,932

10-year hold

• IRR: -10.4%
• Equity multiple: 0.37×
• Total profit: $-63,031
• Equity at exit: $30,694

Cash invested: $99,400 (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 31312

• Home prices YoY: -26.6%
• Active inventory: 399
• Price-to-rent: 10.2×

Monthly cashflow live

• Estimated rent: $2,905 high
• Mortgage (P&I): −$1,862
• Tax from tax record: −$321 /mo · $3,856/yr
• Insurance: −$148
• HOA: −$58
• Vacancy / Maint / Mgmt: −$610
• Net cashflow: $-94

Break-even live

Break-even rent $3,024

Max offer price $338,346

Occupancy floor 98%

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: $88,750
• Closing costs: $10,650
• Reserves months: —
• Total cash needed: —

Rent comps 7 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
105 Creekside Blvd Guyton, GA	3.0–4.0	2.0–2.5	1698	$2,955	$1.74	13d	15	0.77mi
257 Brookline Dr Savannah, GA	5.0	3.0	2956	$2,500	$0.85	13d	1	0.95mi
30 Ashmont St Savannah, GA	4.0	2.5	2005	$2,800	$1.40	13d	1	0.98mi
33 Ashmont St Savannah, GA	4.0	2.5	2004	$2,450	$1.22	21d	1	1.00mi
109 Fenway St Savannah, GA	4.0	2.0	2005	$2,450	$1.22	21d	1	1.01mi
116 Peabody St Savannah, GA	4.0	2.5	2005	$2,500	$1.25	13d	1	1.02mi
134 Brookline Dr Savannah, GA	4.0	2.5	2466	$2,600	$1.05	13d	1	1.11mi

HOA detail

• Monthly dues: $58 · $696/yr

Listing history 11 events

1. 2026-06-18
   days on market $355,000 Active 6 DOM
2. 2026-06-17
   days on market $355,000 Active 5 DOM
3. 2026-06-16
   days on market $355,000 Active 4 DOM
4. 2026-06-15
   days on market $355,000 Active 3 DOM
5. 2026-06-13
   pricedays on marketlisting id $355,000 Active 1 DOM
6. 2026-06-10
   days on market $359,999 Active 6 DOM
7. 2026-06-09
   days on market $359,999 Active 5 DOM
8. 2026-06-08
   days on market $359,999 Active 4 DOM
9. 2026-06-07
   days on market $359,999 Active 3 DOM
10. 2026-06-05
    remarks 699-char remark
11. 2026-06-05
    listed $359,999 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: $3,856 · $321/mo
• Projected year-2 tax: $3,856 · $321/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 8/10 Severe 7 d/yr ≥108°F today · 17 d/yr by 30 yrs out
• 💨 Wind 8/10 Severe 96% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 2 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $34,855
• − Mortgage interest: −$19,886
• − Property taxes: −$3,856
• − Insurance: −$1,775
• − Repairs & maintenance: −$2,788
• − Management: −$2,788
• − HOA: −$696
• − Depreciation: −$10,327
• Taxable loss: −$7,261
• Est. tax savings @ 24.0%: +$1,743
• After-tax cash flow: $611/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 · 12 photos

Good 80/100 Cosmetic rehab

This home is in good condition with recent updates, offering a good balance of curb appeal and interior comfort.

Value-add opportunities

• Both Paint exterior — Enhances curb appeal and resale value
• Both Replace carpet — Fresh carpet improves aesthetics and reduces allergens

Renovation cost estimate screening

Value-add ROI direction

• Both Paint exterior — Enhances curb appeal and resale value ↑
• Both Replace carpet — Fresh carpet improves aesthetics and reduces allergens ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

Schools (NCES district)

• District: Effingham County
• NCES district ID: 1301980
• Math proficiency: 49% ▼ -6.00%
• Reading proficiency: 48% ▼ -5.00%
• Median HH income: $60,503
• Composite: 42.56/100
• National rank: #3195
• State rank: #16 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

• County: Effingham County · 68,439 people
• City population: 24,893
• Metro: Savannah, GA
• Population (ZIP): 25,991
• Household income: $101,750
• Rent vs Own: 12.2% rent · 87.8% own
• Severe rent burden: 97.0

Population outlook (Effingham County) Hauer SSP2

• Today (2025): 67,399 people
• By 2030: 72,297 · +7.3%
• By 2040: 81,602 · +21.1%
• By 2050: 89,494 · +32.8%
• By 2075: 105,976 · +57.2%
• By 2100: 111,943 · +66.1%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (75%)
• Race & ethnicity: White 75% Black 11% Two or more races 9% Hispanic / Latino 7%
• Hispanic origin (detail): Mexican 3% Puerto Rican 2% Cuban 1%
• Common ancestry: Slovak 2% Italian 2% Lithuanian 1%
• Foreign-born: 3% · Canada
• Languages at home: 96% English-only · Spanish 2%

Political lean MEDSL · Effingham

• 2024 margin: Solid R (+49.1) · D 25.2% · R 74.3%
• 2008→2024 swing: +1.6pp toward D · 2008: -50.7pp · 2024: -49.1pp
• All cycles: 2024: R+49.1 2020: R+49.5 2016: R+55.6 2012: R+51.2 2008: R+50.7

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -74.77%
• Current HPI: 205.9899
• 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

+28.1% since first listed

11 events — show timeline

• 2026-06-04 Listed $359,999 ForSaleByOwner.com
• 2026-04-21 Relisted — GAMLS
• 2026-04-21 Listing Removed — GAMLS
• 2026-03-12 Pending — GAMLS
• 2026-03-12 Pending — Hive MLS
• 2026-03-04 Listing Removed — Hive MLS
• 2025-11-03 Price Changed $353,000 GAMLS
• 2025-07-30 Listed $353,000 Hive MLS
• 2025-05-21 Listed $355,000 GAMLS
• 2021-09-22 Sold (MLS) $280,990 Hive MLS
• 2021-05-22 Listed $280,990 Hive MLS

Property tax history

+4.6%/yr

Latest (2025): $3,856 · +8.1% YoY. Source: county tax records.