2109 Hanson St · Savannah, GA 31404

$74,900

2 bd · 1.0 ba · 851 sqft · SingleFamily public records · 122 Days on market

Built 1950 5,602 sqft lot $88/sqft · 61% below area

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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
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Livability +4.3/5.0
• Rent growth +3.4/5.0
• Condition / age +2.5/5.0
• Schools +2.0/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Opportunity awaits in East Savannah! This 2-bedroom, 1-bath home is ready for a complete renovation and offers endless potential. Ideally located near downtown Savannah, River Street, shopping, dining, and entertainment. The property is sold As-Is, Where-Is. Seller has no knowledge, buyer should perform their due diligence and make their own assessments.

Key facts

• Near dining
• Near river street
• Near shopping

Tags

• COMPLETE RENOVATION
• NEAR DOWNTOWN SAVANNAH
• NEAR RIVER STREET
• NEAR SHOPPING
• NEAR DINING
• NEAR ENTERTAINMENT

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $75k.

Deal economics

• At list price, monthly cash flow is $756 ($9k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $75k).
• Recommended offer: $66k (12.0% below list) — sets the bar for market timing.
• Cap rate 18.4% 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: Rents rising (+3.6%/yr); 226 active listings in the ZIP; 38 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 53% 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).
• This rent runs 37% of the median local income ($53k/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 $518 of loan paydown is wiped out by about $2k 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 + 3.6% rent growth), your $21k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• It's been on market 122 days — a 12% lower offer ($66k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts; this cycle's ask has dropped $25k (25%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $31k; list at $75k implies a 144% gain — meaningful room to come down on a strong offer.

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 $65,912 (12.0% below list)

Questions for the listing agent

1. It's been on market 122 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 1950 — 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: 2.22% ✓
• Cap rate: 18.40%
• Cash-on-cash: 43.23%
• DSCR: 2.92
• GRM: 3.8

CMA / ARV

• ARV (median comp): $192,668
• List price: $74,900
• Delta: -61.12%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2018 Bolling St	0.15mi	2/1.0	914 (+7%)	6mo	$120,000	$131	76
2112 Capital St	0.49mi	2/1.0	850 (-0%)	6mo	$119,000	$140	72
2229 E Gwinnett St	0.22mi	2/1.0	912 (+7%)	8mo	$219,900	$241	71
2026 California Ave	0.20mi	3/1.0 (+1)	880 (+3%)	13mo	$280,000	$318	69
2412 New York Ave	0.51mi	3/1.0 (+1)	866 (+2%)	2mo	$251,150	$290	67
2411 Alabama Ave	0.56mi	2/1.0	820 (-4%)	4mo	$216,000	$263	65
2230 Iowa St	0.30mi	3/1.0 (+1)	944 (+11%)	5mo	$235,000	$249	59
421 Screven Ave	0.37mi	2/1.0	976 (+15%)	10mo	$227,999	$234	50
2017 Vermont Ave	0.64mi	3/2.0 (+1)	904 (+6%)	2mo	$230,000	$254	49
2403 New York Ave	0.50mi	3/1.0 (+1)	920 (+8%)	13mo	$175,000	$190	47
2501 Louisiana Ave	0.50mi	2/1.0	726 (-15%)	11mo	$225,000	$310	44
1918 Delaware Ave	0.75mi	2/1.0	952 (+12%)	10mo	$280,000	$294	37

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 · 3.62% rent growth · sell at horizon

5-year hold

• IRR: 40.8%
• Equity multiple: 2.77×
• Total profit: $37,077
• Equity at exit: $11,168

10-year hold

• IRR: 47.4%
• Equity multiple: 5.71×
• Total profit: $98,789
• Equity at exit: $6,476

Cash invested: $20,972 (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 31404

• Rents YoY: 3.6%
• Active inventory: 226
• Price-to-rent: 3.8×

Monthly cashflow live

• Estimated rent: $1,663 high
• Mortgage (P&I): −$393
• Tax from tax record: −$134 /mo · $1,611/yr
• Insurance: −$31
• HOA: −$0
• Vacancy / Maint / Mgmt: −$349
• Net cashflow: $756

Break-even live

Break-even rent $707

Max offer price $74,900

Occupancy floor 50%

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: $18,725
• Closing costs: $2,247
• Reserves months: —
• Total cash needed: —

Rent comps 38 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2102 Auburn St Savannah, GA	3.0	1.0	828	$1,795	$2.17	43d	1	0.19mi
1110 New Jersey Ave Savannah, GA	2.0	1.0	714	$1,500	$2.10	43d	1	0.28mi
2201 Mississippi Ave Savannah, GA	2.0	1.0	1005	$1,595	$1.59	43d	1	0.30mi
2141 New York Ave Unit A Savannah, GA	2.0	1.0	765	$1,750	$2.29	43d	1	0.41mi
1901 Kingstown Dr Savannah, GA	1.0	1.0	615	$1,150	$1.87	43d	1	0.61mi
2010 Vermont Ave Savannah, GA	2.0	1.0	892	$1,690	$1.89	43d	1	0.63mi
2800 Capital St Savannah, GA	1.0–3.0	1.0	980	$1,412	$1.44	43d	1	0.64mi
37 Altman Cir Savannah, GA	2.0	2.0	879	$1,750	$1.99	43d	1	0.64mi
1611 E Henry St Unit 1/2 A Savannah, GA	2.0	2.0	688	$1,300	$1.89	23d	1	0.76mi
2211 Beech St Savannah, GA	2.0	1.0	800	$1,595	$1.99	43d	1	0.79mi
2217 Beech St Savannah, GA	2.0	1.0	959	$1,850	$1.93	23d	1	0.80mi
2010 E President St Savannah, GA	2.0	1.0–2.0	944	$1,950	$2.07	13d	27	0.90mi
16 Helmken St Savannah, GA	3.0	1.0	924	$1,850	$2.00	13d	1	0.93mi
1812 E 39th St Savannah, GA	1.0	1.0	629	$1,150	$1.83	23d	1	0.99mi
1800 E 38th St Savannah, GA	2.0	1.0	846	$1,338	$1.58	43d	1	1.02mi
2328 E 41st St Savannah, GA	2.0	1.0	1072	$1,700	$1.59	43d	1	1.08mi
1315 E Anderson St Unit 1315 Savannah, GA	2.0	2.0	859	$1,500	$1.75	43d	1	1.08mi
1401 E 33rd St Savannah, GA	3.0	1.0	960	$1,650	$1.72	43d	1	1.09mi
1226 E Henry St Unit B Savannah, GA	2.0	1.0	882	$1,300	$1.47	43d	1	1.14mi
1305 E 32nd St Savannah, GA	2.0	1.0	832	$2,400	$2.88	13d	1	1.15mi
1303 E 33rd St Savannah, GA	2.0	1.0	561	$1,150	$2.05	13d	1	1.18mi
2220 E Victory Dr #24 Savannah, GA	2.0	1.5	1102	$1,700	$1.54	23d	1	1.21mi
1203 E Henry St Savannah, GA	2.0	1.0	916	$1,475	$1.61	43d	1	1.21mi
1207 E Anderson St Unit B Savannah, GA	2.0	1.0	1000	$1,640	$1.64	23d	1	1.21mi
1112 E Bolton St Savannah, GA	3.0	1.0	1112	$1,975	$1.78	23d	1	1.25mi
722 Waters Ave Unit B Savannah, GA	2.0	1.0	722	$1,700	$2.35	23d	1	1.27mi
2323 Downing Ave Savannah, GA	2.0–3.0	1.5–2.0	1014	$1,299	$1.28	13d	14	1.29mi
1326 E 38th St Savannah, GA	2.0	1.0	800	$1,600	$2.00	13d	1	1.29mi
1317 E 38th St Savannah, GA	1.0	1.0	750	$2,000	$2.67	43d	1	1.30mi
1418 E 42nd St Unit 1 Savannah, GA	1.0	1.0	800	$1,100	$1.38	43d	1	1.36mi
1418 E 42nd St Unit 2 Savannah, GA	1.0	1.0	800	$1,100	$1.38	23d	1	1.36mi
1418 E 42nd St Unit 4 Savannah, GA	1.0	1.0	900	$1,250	$1.39	23d	1	1.37mi
1224 E 38th St Savannah, GA	2.0	1.0	798	$1,550	$1.94	43d	1	1.38mi
2840 Wicklow St Savannah, GA	1.0–3.0	1.0–2.0	1071	$2,370	$2.21	13d	50	1.38mi
1205 E 38th St Savannah, GA	2.0	1.0	1000	$1,595	$1.59	43d	1	1.43mi
914 E 34th St Unit 916 Savannah, GA	3.0	1.0	935	$1,995	$2.13	23d	1	1.48mi
810 E Park Ave Unit B Savannah, GA	3.0	2.0	1100	$2,700	$2.45	43d	1	1.48mi
1150 E Perry Ln Savannah, GA	2.0	1.0–2.0	922	$2,620	$2.84	13d	16	1.49mi

Listing history 28 events

1. 2026-06-18
   days on market $74,900 Active 122 DOM
2. 2026-06-17
   days on market $74,900 Active 121 DOM
3. 2026-06-16
   days on market $74,900 Active 120 DOM
4. 2026-06-15
   days on market $74,900 Active 119 DOM
5. 2026-06-14
   days on market $74,900 Active 117 DOM
6. 2026-06-13
   days on market $74,900 Active 116 DOM
7. 2026-06-10
   pricedays on market $74,900 Active 114 DOM
8. 2026-06-09
   days on market $85,000 Active 113 DOM
9. 2026-06-08
   days on market $85,000 Active 112 DOM
10. 2026-06-07
    days on market $85,000 Active 111 DOM
11. 2026-06-05
    days on market $85,000 Active 108 DOM
12. 2026-06-03
    days on market $85,000 Active 107 DOM
13. 2026-06-02
    days on market $85,000 Active 106 DOM
14. 2026-06-01
    days on market $85,000 Active 105 DOM
15. 2026-05-31
    days on market $85,000 Active 104 DOM
16. 2026-05-30
    days on market $85,000 Active 103 DOM
17. 2026-04-25
    price $85,000 356-char remark

    Show marketing remark (356 chars)

    Opportunity awaits in East Savannah! This 2-bedroom, 1-bath home is ready for a complete renovation and offers endless potential. Ideally located near downtown Savannah, River Street, shopping, dining, and entertainment. The property is sold As-Is, Where-Is. Seller has no knowledge, buyer should perform their due diligence and make their own assessments.

18. 2026-04-24
    price $85,000 356-char remark

    Show marketing remark (356 chars)

    Opportunity awaits in East Savannah! This 2-bedroom, 1-bath home is ready for a complete renovation and offers endless potential. Ideally located near downtown Savannah, River Street, shopping, dining, and entertainment. The property is sold As-Is, Where-Is. Seller has no knowledge, buyer should perform their due diligence and make their own assessments.

19. 2026-04-24
    price $85,000

    Show marketing remark (356 chars)

    Opportunity awaits in East Savannah! This 2-bedroom, 1-bath home is ready for a complete renovation and offers endless potential. Ideally located near downtown Savannah, River Street, shopping, dining, and entertainment. The property is sold As-Is, Where-Is. Seller has no knowledge, buyer should perform their due diligence and make their own assessments.

20. 2026-04-03
    price $100,000 356-char remark

    Show marketing remark (356 chars)

    Opportunity awaits in East Savannah! This 2-bedroom, 1-bath home is ready for a complete renovation and offers endless potential. Ideally located near downtown Savannah, River Street, shopping, dining, and entertainment. The property is sold As-Is, Where-Is. Seller has no knowledge, buyer should perform their due diligence and make their own assessments.

21. 2026-04-03
    listed $100,000 New

    Show marketing remark (356 chars)

    Opportunity awaits in East Savannah! This 2-bedroom, 1-bath home is ready for a complete renovation and offers endless potential. Ideally located near downtown Savannah, River Street, shopping, dining, and entertainment. The property is sold As-Is, Where-Is. Seller has no knowledge, buyer should perform their due diligence and make their own assessments.

22. 2026-04-03
    listed $100,000 Active 356-char remark

    Show marketing remark (356 chars)

    Opportunity awaits in East Savannah! This 2-bedroom, 1-bath home is ready for a complete renovation and offers endless potential. Ideally located near downtown Savannah, River Street, shopping, dining, and entertainment. The property is sold As-Is, Where-Is. Seller has no knowledge, buyer should perform their due diligence and make their own assessments.

23. 2026-03-02
    status Active 356-char remark

    Show marketing remark (356 chars)

    Opportunity awaits in East Savannah! This 2-bedroom, 1-bath home is ready for a complete renovation and offers endless potential. Ideally located near downtown Savannah, River Street, shopping, dining, and entertainment. The property is sold As-Is, Where-Is. Seller has no knowledge, buyer should perform their due diligence and make their own assessments.

24. 2026-02-19
    status Pending 356-char remark

    Show marketing remark (356 chars)

    Opportunity awaits in East Savannah! This 2-bedroom, 1-bath home is ready for a complete renovation and offers endless potential. Ideally located near downtown Savannah, River Street, shopping, dining, and entertainment. The property is sold As-Is, Where-Is. Seller has no knowledge, buyer should perform their due diligence and make their own assessments.

25. 2026-02-06
    listed $110,000 Active 356-char remark

    Show marketing remark (356 chars)

    Opportunity awaits in East Savannah! This 2-bedroom, 1-bath home is ready for a complete renovation and offers endless potential. Ideally located near downtown Savannah, River Street, shopping, dining, and entertainment. The property is sold As-Is, Where-Is. Seller has no knowledge, buyer should perform their due diligence and make their own assessments.

26. 2025-04-26
    historical
27. 2025-02-18
    listed $125,000
28. 2002-07-08
    soldstatus $30,700

ⓘ 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: $1,611 · $134/mo
• Projected year-2 tax: $1,611 · $134/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 3/10 Moderate
• 🌡 Heat 10/10 Extreme 7 d/yr ≥107°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: $19,956
• − Mortgage interest: −$4,196
• − Property taxes: −$1,611
• − Insurance: −$374
• − Repairs & maintenance: −$1,596
• − Management: −$1,596
• − Depreciation: −$2,179
• Taxable income: $8,403
• Est. tax owed @ 24.0%: −$2,017
• After-tax cash flow: $7,050/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): 30,062
• Household income: $53,303
• Rent vs Own: 49.8% rent · 50.2% own
• Severe rent burden: 1649.0

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: Majority Black (60%)
• Race & ethnicity: Black 60% White 33% Two or more races 4% Hispanic / Latino 3% Asian 1%
• Common ancestry: Romanian 2% Lithuanian 1% Slovak 1%
• Foreign-born: 4% · Canada, Vietnam
• Languages at home: 93% English-only · Spanish 3% Other Asian/Pacific 1% French/Haitian/Cajun 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: ▼ -187.86%
• Current HPI: 310.0764
• Rent YoY: ▲ 3.62%
• 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

+176.9% since first listed

12 events — show timeline

• 2026-04-25 Price Changed $85,000 HABR
• 2026-04-24 Price Changed $85,000 Hive MLS
• 2026-04-24 Price Changed $85,000 GAMLS
• 2026-04-03 Price Changed $100,000 Hive MLS
• 2026-04-03 Listed $100,000 HABR
• 2026-04-03 Listed $100,000 GAMLS
• 2026-03-02 Relisted — Hive MLS
• 2026-02-19 Pending — Hive MLS
• 2026-02-06 Listed $110,000 Hive MLS
• 2025-04-26 Listing Removed — Hive MLS
• 2025-02-18 Listed $125,000 Hive MLS
• 2002-07-08 Sold (Public Records) $30,700 Public Records

Property tax history

+16.4%/yr

Latest (2025): $1,611 · +37.1% YoY. Source: county tax records.