1901 Duval St · Savannah, GA 31404

$249,900

3 bd · 1.0 ba · 1,304 sqft · SingleFamily public records · 100 Days on market

Built 1951 5,009 sqft lot $192/sqft · at area comps Est $263k · at est.

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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 +12.2/30.0
• ARV discount +9.7/15.0
• Livability +4.3/5.0
• DSCR +3.6/10.0
• Rent growth +3.4/5.0
• 1% rule +3.0/10.0
• Condition / age +2.5/5.0
• Schools +2.0/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

This inviting 3-bedroom, 2-bath bungalow offers the perfect blend of comfort, character, and convenience. Inside, hard-surface flooring runs throughout the home. The dining room showcases classic board-and-batten walls and flows seamlessly into the living room, creating an open, social layout. The kitchen has been upgraded with new countertops, new appliances, including a gas range and refrigerator, making it a true cook’s delight. The exterior is equally appealing, with a freshly painted exterior and a spacious deck that opens to a large, private, fenced backyard with brand-new sod, perfect for relaxing or entertaining. Major updates provide peace of mind, including a new HVAC system installed in 2024 and an electrical system brought fully up to code. With its charming details, thoughtful updates, and prime location, this bungalow is ready to welcome its next owners.

Key facts

• 5,009 sq ft lot
• Built 1951
• Listed 100 days

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $250k.

Deal economics

• At list price, monthly cash flow is $-52 ($-625/yr) — negative.
• To cash-flow at today's rent, offer at most $241k (3.7% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $199k (20.5% below list).
• Recommended offer: $199k (20.5% below list) — sets the bar for 1% rule.
• Cap rate 6.0% 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; 40 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 62% 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 45% 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 $2k of loan paydown is wiped out by about $7k 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 100 days — a 9% lower offer ($227k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 4y ago; this cycle's ask has dropped $20k (7%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $204k; 22% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: built in 1951 — 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 $198,734 (20.5% 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 100 days. Have you received any prior offers? Is the seller open to a 20% concession, seller financing, or rate buy-down credit?
3. Built in 1951 — 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. 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?
8. 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.
9. 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.
10. 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: 6.04%
• Cash-on-cash: -0.89%
• DSCR: 0.96
• GRM: 10.5

CMA / ARV

• ARV (median comp): $262,927
• List price: $249,900
• Delta: -4.95%
• 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
1902 Duval St	0.03mi	3/2.0	1,344 (+3%)	4mo	$258,000	$192	86
41 Lawton Ave	0.19mi	3/2.0	1,312 (+1%)	3mo	$260,000	$198	84
2106 Auburn St	0.34mi	3/1.0	1,216 (-7%)	4mo	$155,000	$127	70
1915 Hawthorne St	0.33mi	3/2.0	1,380 (+6%)	4mo	$234,500	$170	67
1902 Foster St	0.18mi	3/2.0	1,484 (+14%)	2mo	$349,900	$236	63
2231 Causton Bluff Rd	0.54mi	3/2.0	1,352 (+4%)	3mo	$250,000	$185	62
2130 Hanson St	0.50mi	3/1.0	1,140 (-13%)	1mo	$253,000	$222	55
1804 E Henry St	0.69mi	2/2.0 (-1)	1,309 (+0%)	4mo	$390,000	$298	55
2110 Louisiana Ave	0.72mi	4/2.0 (+1)	1,316 (+1%)	3mo	$319,900	$243	53
2232 E Gwinnett St	0.65mi	3/2.0	1,212 (-7%)	2mo	$262,000	$216	53
2201 Alaska St	0.66mi	3/1.5	1,200 (-8%)	2mo	$142,000	$118	52
2238 Alaska St	0.70mi	2/1.0 (-1)	1,185 (-9%)	1mo	$145,000	$122	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 · 3.62% rent growth · sell at horizon

5-year hold

• IRR: -17.1%
• Equity multiple: 0.39×
• Total profit: $-42,597
• Equity at exit: $37,261

10-year hold

• IRR: -8.1%
• Equity multiple: 0.48×
• Total profit: $-36,319
• Equity at exit: $21,607

Cash invested: $69,972 (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: 10.5×

Monthly cashflow live

• Estimated rent: $1,987 high
• Mortgage (P&I): −$1,311
• Tax from tax record: −$207 /mo · $2,489/yr
• Insurance: −$104
• HOA: −$0
• Vacancy / Maint / Mgmt: −$417
• Net cashflow: $-52

Break-even live

Break-even rent $2,053

Max offer price $240,704

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: $62,475
• Closing costs: $7,497
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
101 Forrest Ave Savannah, GA	3.0	1.0	1367	$1,895	$1.39	44d	1	0.11mi
1612 Skidaway Rd Savannah, GA	2.0	1.0	1453	$1,800	$1.24	44d	1	0.53mi
2137 Bolling St Savannah, GA	3.0	1.0	1204	$1,575	$1.31	23d	1	0.59mi
1655 McKinnon Dr Savannah, GA	4.0	2.0	1292	$1,795	$1.39	23d	1	0.61mi
2010 E President St Savannah, GA	2.0	1.0–2.0	944	$1,950	$2.07	14d	27	0.65mi
2217 Beech St Savannah, GA	2.0	1.0	959	$1,850	$1.93	23d	1	0.67mi
2800 Capital St Savannah, GA	1.0–3.0	1.0	980	$1,650	$1.68	44d	1	0.71mi
16 Helmken St Savannah, GA	3.0	1.0	924	$1,850	$2.00	14d	1	0.72mi
1518 E Park Ave Savannah, GA	2.0–3.0	1.0–2.5	1261	$1,703	$1.35	14d	6	0.74mi
2201 Mississippi Ave Savannah, GA	2.0	1.0	1005	$1,595	$1.59	44d	1	0.74mi
1810 E 32nd St Savannah, GA	3.0	1.5	1218	$3,000	$2.46	23d	1	0.76mi
1704 E 31st St Savannah, GA	3.0	2.0	1137	$2,350	$2.07	44d	1	0.83mi
2503 Mississippi Ave Savannah, GA	3.0	1.5	1373	$1,800	$1.31	44d	1	0.93mi
1502 E 31st St Savannah, GA	3.0	2.0	1212	$1,700	$1.40	14d	1	0.95mi
1203 E Bolton St Savannah, GA	2.0	2.5	1200	$2,000	$1.67	23d	1	0.97mi
2010 Vermont Ave Savannah, GA	2.0	1.0	892	$1,690	$1.89	44d	1	0.99mi
1403 E Anderson St Savannah, GA	3.0	2.0	1300	$2,400	$1.85	44d	1	0.99mi
1226 E Henry St Unit B Savannah, GA	2.0	1.0	882	$1,300	$1.47	44d	1	1.04mi
1112 E Bolton St Savannah, GA	3.0	1.0	1112	$1,975	$1.78	23d	1	1.05mi
37 Altman Cir Savannah, GA	2.0	2.0	879	$1,750	$1.99	44d	1	1.07mi
1804 Georgia Ave Savannah, GA	3.0	2.0	1528	$2,950	$1.93	44d	1	1.08mi
2149 Vermont Ave Savannah, GA	3.0	2.0	1213	$1,955	$1.61	44d	1	1.08mi
1203 E Henry St Savannah, GA	2.0	1.0	916	$1,475	$1.61	44d	1	1.11mi
1401 E 33rd St Savannah, GA	3.0	1.0	960	$1,650	$1.72	44d	1	1.11mi
1150 E Perry Ln Savannah, GA	2.0	1.0–2.0	922	$2,620	$2.84	14d	16	1.11mi
1207 E Anderson St Unit B Savannah, GA	2.0	1.0	1000	$1,640	$1.64	23d	1	1.14mi
1114 E Anderson St Unit A Savannah, GA	2.0	2.0	1374	$1,800	$1.31	44d	1	1.17mi
1112 E Anderson St Savannah, GA	4.0	2.0	1488	$2,300	$1.55	44d	1	1.17mi
921 E Waldburg St Apt B Savannah, GA	2.0	2.0	1300	$2,400	$1.85	14d	1	1.18mi
1315 Bonaventure Rd Unit upstair Savannah, GA	2.0	1.0	1650	$1,500	$0.91	14d	1	1.19mi
2201 E 37th St Savannah, GA	3.0	1.5	1424	$1,800	$1.26	23d	1	1.22mi
1110 E 31st St Unit B Savannah, GA	2.0	1.0	1200	$1,625	$1.35	44d	1	1.23mi
1513 E 37th St Savannah, GA	3.0	1.0	1268	$1,775	$1.40	44d	1	1.24mi
900 E Park Ave Savannah, GA	3.0	2.0	1450	$1,975	$1.36	44d	1	1.25mi
1014 E Anderson St Savannah, GA	2.0	1.0	1642	$2,200	$1.34	44d	1	1.25mi
114 Oleander Ave Unit Na Savannah, GA	3.0	1.0	1128	$2,100	$1.86	44d	1	1.27mi
810 E Park Ave Unit B Savannah, GA	3.0	2.0	1100	$2,700	$2.45	44d	1	1.30mi
826 E Duffy St Unit A Savannah, GA	3.0	2.0	1445	$1,850	$1.28	44d	1	1.32mi
836 E Henry St Unit C Savannah, GA	3.0	1.0	1800	$2,000	$1.11	44d	1	1.32mi
823 E Henry St Unit B Savannah, GA	4.0	1.5	1670	$2,000	$1.20	44d	1	1.35mi

Listing history 25 events

1. 2026-06-09
   status $249,900 Pending 100 DOM
2. 2026-06-08
   days on market $249,900 Active Under Contract 100 DOM
3. 2026-06-07
   days on market $249,900 Active Under Contract 99 DOM
4. 2026-06-05
   days on market $249,900 Active Under Contract 96 DOM
5. 2026-06-03
   days on market $249,900 Active Under Contract 95 DOM
6. 2026-06-02
   days on market $249,900 Active Under Contract 94 DOM
7. 2026-06-01
   days on market $249,900 Active Under Contract 93 DOM
8. 2026-05-31
   days on market $249,900 Active Under Contract 92 DOM
9. 2026-05-30
   days on market $249,900 Active Under Contract 91 DOM
10. 2026-04-30
    price $249,900 886-char remark

    Show marketing remark (886 chars)

    This inviting 3-bedroom, 2-bath bungalow offers the perfect blend of comfort, character, and convenience. Inside, hard-surface flooring runs throughout the home. The dining room showcases classic board-and-batten walls and flows seamlessly into the living room, creating an open, social layout. The kitchen has been upgraded with new countertops, new appliances, including a gas range and refrigerator, making it a true cook’s delight. The exterior is equally appealing, with a freshly painted exterior and a spacious deck that opens to a large, private, fenced backyard with brand-new sod, perfect for relaxing or entertaining. Major updates provide peace of mind, including a new HVAC system installed in 2024 and an electrical system brought fully up to code. With its charming details, thoughtful updates, and prime location, this bungalow is ready to welcome its next owners.

11. 2026-04-16
    price $260,500 886-char remark

    Show marketing remark (886 chars)

    This inviting 3-bedroom, 2-bath bungalow offers the perfect blend of comfort, character, and convenience. Inside, hard-surface flooring runs throughout the home. The dining room showcases classic board-and-batten walls and flows seamlessly into the living room, creating an open, social layout. The kitchen has been upgraded with new countertops, new appliances, including a gas range and refrigerator, making it a true cook’s delight. The exterior is equally appealing, with a freshly painted exterior and a spacious deck that opens to a large, private, fenced backyard with brand-new sod, perfect for relaxing or entertaining. Major updates provide peace of mind, including a new HVAC system installed in 2024 and an electrical system brought fully up to code. With its charming details, thoughtful updates, and prime location, this bungalow is ready to welcome its next owners.

12. 2026-04-03
    price $262,500 886-char remark

    Show marketing remark (886 chars)

    This inviting 3-bedroom, 2-bath bungalow offers the perfect blend of comfort, character, and convenience. Inside, hard-surface flooring runs throughout the home. The dining room showcases classic board-and-batten walls and flows seamlessly into the living room, creating an open, social layout. The kitchen has been upgraded with new countertops, new appliances, including a gas range and refrigerator, making it a true cook’s delight. The exterior is equally appealing, with a freshly painted exterior and a spacious deck that opens to a large, private, fenced backyard with brand-new sod, perfect for relaxing or entertaining. Major updates provide peace of mind, including a new HVAC system installed in 2024 and an electrical system brought fully up to code. With its charming details, thoughtful updates, and prime location, this bungalow is ready to welcome its next owners.

13. 2026-03-19
    price $264,500 886-char remark

    Show marketing remark (886 chars)

    This inviting 3-bedroom, 2-bath bungalow offers the perfect blend of comfort, character, and convenience. Inside, hard-surface flooring runs throughout the home. The dining room showcases classic board-and-batten walls and flows seamlessly into the living room, creating an open, social layout. The kitchen has been upgraded with new countertops, new appliances, including a gas range and refrigerator, making it a true cook’s delight. The exterior is equally appealing, with a freshly painted exterior and a spacious deck that opens to a large, private, fenced backyard with brand-new sod, perfect for relaxing or entertaining. Major updates provide peace of mind, including a new HVAC system installed in 2024 and an electrical system brought fully up to code. With its charming details, thoughtful updates, and prime location, this bungalow is ready to welcome its next owners.

14. 2026-03-01
    listed $269,500 Active 886-char remark

    Show marketing remark (886 chars)

    This inviting 3-bedroom, 2-bath bungalow offers the perfect blend of comfort, character, and convenience. Inside, hard-surface flooring runs throughout the home. The dining room showcases classic board-and-batten walls and flows seamlessly into the living room, creating an open, social layout. The kitchen has been upgraded with new countertops, new appliances, including a gas range and refrigerator, making it a true cook’s delight. The exterior is equally appealing, with a freshly painted exterior and a spacious deck that opens to a large, private, fenced backyard with brand-new sod, perfect for relaxing or entertaining. Major updates provide peace of mind, including a new HVAC system installed in 2024 and an electrical system brought fully up to code. With its charming details, thoughtful updates, and prime location, this bungalow is ready to welcome its next owners.

15. 2026-02-20
    historical
16. 2026-02-13
    status Active
17. 2026-02-08
    historical Active Under Contract
18. 2026-01-06
    price $269,900
19. 2025-12-12
    price $277,000
20. 2025-08-21
    listed $277,500 Active
21. 2022-08-18
    soldstatus $204,100
22. 2022-08-18
    soldstatus $204,100
23. 2022-07-01
    listed $215,000
24. 2022-07-01
    listed $215,000
25. 1986-09-01
    soldstatus $33,779

ⓘ 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: $2,489 · $207/mo
• Projected year-2 tax: $2,489 · $207/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: $23,848
• − Mortgage interest: −$13,998
• − Property taxes: −$2,489
• − Insurance: −$1,250
• − Repairs & maintenance: −$1,908
• − Management: −$1,908
• − Depreciation: −$7,270
• Taxable loss: −$4,974
• Est. tax savings @ 24.0%: +$1,194
• After-tax cash flow: $569/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

+639.8% since first listed

16 events — show timeline

• 2026-04-30 Price Changed $249,900 Hive MLS
• 2026-04-16 Price Changed $260,500 Hive MLS
• 2026-04-03 Price Changed $262,500 Hive MLS
• 2026-03-19 Price Changed $264,500 Hive MLS
• 2026-03-01 Listed $269,500 Hive MLS
• 2026-02-20 Listing Removed — Hive MLS
• 2026-02-13 Relisted — Hive MLS
• 2026-02-08 Contingent — Hive MLS
• 2026-01-06 Price Changed $269,900 Hive MLS
• 2025-12-12 Price Changed $277,000 Hive MLS
• 2025-08-21 Listed $277,500 Hive MLS
• 2022-08-18 Sold (Public Records) $204,100 Public Records
• 2022-08-18 Sold (MLS) $204,100 Hive MLS
• 2022-07-01 Listed $215,000 Hive MLS
• 2022-07-01 Listed $215,000 Hive MLS
• 1986-09-01 Sold (Public Records) $33,779 Public Records

Property tax history

+18.7%/yr

Latest (2025): $2,489 · -7.9% YoY. Source: county tax records.