1821 Holly Ave · Savannah, GA 31404

$175,000

3 bd · 1.0 ba · 1,302 sqft · SingleFamily public records · 37 Days on market

Built 1945 5,663 sqft lot Est $310k · 44% under

---

Why this score? — see what drove the C+ 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 +20.7/30.0
• ARV discount +15.0/15.0
• 1% rule +7.0/10.0
• DSCR +6.6/10.0
• 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

Sold as is-This home has beautiful curve appeal. 3-bedroom, 1 bath home offers traditional hard wood floors. Storm windows throughout (excluding one). Renovated kitchen and bathroom. There are fruit trees and a storage shed in the backyard. Convenient to shopping and Grayson Stadium "Home to the Savannah Bananas". SUBJECT TO APPROVAL OF THE CHATHAM COUNTY PROBATE COURT

Key facts

• Hard wood floors
• Renovated bathroom
• Renovated kitchen

Tags

• HARD WOOD FLOORS
• RENOVATED KITCHEN
• RENOVATED BATHROOM
• FRUIT TREES
• STORAGE SHED

Property features AI

Exterior

• Parking: Attached carport (1 space)
• Utilities: Public water; Public sewer
• Home design: Single-family residence; Residential property; Single-story
• Construction: No common walls (detached)
• Exterior features: Outbuilding on the property

Interior

• Kitchen: Refrigerator; Electric water heater
• Bathrooms: 1 full bathroom
• Heating & cooling: Central heating (electric); Central air conditioning (electric)
• Interior features: Wood-burning stove in the living room fireplace; Fireplace (1)
• Laundry & utility: Dedicated laundry room

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $175k.

Deal economics

• At list price, monthly cash flow is $238 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $175k).
• Recommended offer: $170k (3.0% below list) — sets the bar for market timing.
• Cap rate 7.9% 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); 228 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals lingering (median 45d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 60% 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).
• At $2,105/mo this rent would consume 47% of the median local household income ($53k/yr) (locally 1649% 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 $1k of loan paydown is wiped out by about $5k 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 37 days — a 3% lower offer ($170k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 2y 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 $38k; list at $175k implies a 367% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: property tax is 3.0% of price; built in 1945 — 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 $169,750 (3.0% below list)

Questions for the listing agent

1. It's been on market 37 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1945 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
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: 1.20% ✓
• Cap rate: 7.93%
• Cash-on-cash: 5.84%
• DSCR: 1.26
• GRM: 6.9

CMA / ARV

• ARV (on-the-fly): $309,876
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
616 Virginia Ave	0.44mi	3/1.5	1,331 (+2%)	1mo	$365,000	$274	73
11 Oleander Ave	0.22mi	3/1.0	1,134 (-13%)	1mo	$138,000	$122	68
2120 Vermont Ave	0.57mi	4/2.0 (+1)	1,324 (+2%)	3mo	$315,000	$238	59
2148 Tennessee Ave	0.68mi	4/2.0 (+1)	1,307 (+0%)	1mo	$299,400	$229	58
1804 E Henry St	0.63mi	2/2.0 (-1)	1,309 (+0%)	4mo	$390,000	$298	57
2027 Vermont Ave	0.47mi	3/2.0	1,413 (+8%)	3mo	$310,000	$219	57
1711 E 31st St	0.53mi	2/1.0 (-1)	1,185 (-9%)	1mo	$294,000	$248	54
2033 E 41st St	0.37mi	4/2.0 (+1)	1,448 (+11%)	4mo	$275,000	$190	52
1222 NE 36th St	0.72mi	3/2.0	1,388 (+7%)	3mo	$340,000	$245	49
2209 E 37th St	0.55mi	2/2.0 (-1)	1,450 (+11%)	2mo	$345,000	$238	45
1317 E 32nd St	0.73mi	3/2.0	1,438 (+10%)	1mo	$353,000	$245	44
1910 Linnhurst Dr	0.75mi	3/2.0	1,440 (+11%)	1mo	$310,000	$215	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 · 3.62% rent growth · sell at horizon

5-year hold

• IRR: -6.4%
• Equity multiple: 0.76×
• Total profit: $-11,695
• Equity at exit: $26,093

10-year hold

• IRR: 4.2%
• Equity multiple: 1.32×
• Total profit: $15,518
• Equity at exit: $15,131

Cash invested: $49,000 (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 31404

• Rents YoY: 3.6%
• Active inventory: 228
• Price-to-rent: 6.9×

Monthly cashflow live

• Estimated rent: $2,105 high
• Mortgage (P&I): −$918
• Tax from tax record: −$434 /mo · $5,212/yr
• Insurance: −$73
• HOA: −$0
• Vacancy / Maint / Mgmt: −$442
• Net cashflow: $238

Break-even live

Break-even rent $1,804

Max offer price $175,000

Occupancy floor 84%

Sensitivity live

Price	-10% $337	-5% $288	+0% $238	+5% $189	+10% $139
Rent	-10% $72	-5% $155	+0% $238	+5% $321	+10% $405
Rate	-1.0pp $326	-0.5pp $283	base $238	+0.5pp $193	+1.0pp $147

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: $43,750
• Closing costs: $5,250
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
114 Oleander Ave Unit Na Savannah, GA	3.0	1.0	1128	$2,100	$1.86	45d	1	0.16mi
2840 Wicklow St Savannah, GA	1.0–3.0	1.0–2.0	1071	$2,869	$2.68	15d	50	0.35mi
1513 E 37th St Savannah, GA	3.0	1.0	1268	$1,775	$1.40	45d	1	0.38mi
1436 E 42nd St Savannah, GA	3.0	2.0	1447	$2,290	$1.58	15d	1	0.40mi
2033 E 41st St Savannah, GA	4.0	2.0	1448	$2,800	$1.93	45d	1	0.40mi
2010 Vermont Ave Savannah, GA	2.0	1.0	892	$1,690	$1.89	45d	1	0.47mi
1704 E 31st St Savannah, GA	3.0	2.0	1137	$2,350	$2.07	45d	1	0.51mi
1810 E 32nd St Savannah, GA	3.0	1.5	1218	$3,000	$2.46	25d	1	0.54mi
2201 E 37th St Savannah, GA	3.0	1.5	1424	$1,800	$1.26	25d	1	0.55mi
3222 Bee Rd Savannah, GA	2.0	1.0	900	$1,195	$1.33	15d	1	0.56mi
1401 E 33rd St Savannah, GA	3.0	1.0	960	$1,650	$1.72	45d	1	0.61mi
1302 E Victory Dr Unit 2 Savannah, GA	3.0	1.5	1600	$1,995	$1.25	45d	1	0.61mi
1315 Bonaventure Rd Unit upstair Savannah, GA	2.0	1.0	1650	$1,500	$0.91	15d	1	0.61mi
1502 E 31st St Savannah, GA	3.0	2.0	1212	$1,700	$1.40	15d	1	0.63mi
1226 E Victory Dr Apt 4 Savannah, GA	2.0	1.0	950	$1,675	$1.76	45d	1	0.65mi
2149 Vermont Ave Savannah, GA	3.0	2.0	1213	$1,955	$1.61	45d	1	0.65mi
1217 E 38th St Savannah, GA	3.0	1.0	1227	$1,675	$1.37	25d	1	0.66mi
1220 E Victory Dr Savannah, GA	2.0	1.0	1000	$1,800	$1.80	45d	1	0.68mi
3601 Eastgate Dr Savannah, GA	3.0	2.0	1400	$2,500	$1.79	45d	1	0.68mi
1331 E 48th St Savannah, GA	3.0	2.0	1408	$3,450	$2.45	45d	1	0.69mi
1205 E 38th St Savannah, GA	2.0	1.0	1000	$1,595	$1.59	45d	1	0.70mi
2112 Clars Ave Unit A Savannah, GA	2.0	1.0	1500	$1,700	$1.13	45d	1	0.70mi
3608 Duane Ct Savannah, GA	2.0	1.0	975	$1,095	$1.12	25d	1	0.70mi
3608 Duane Ct Unit C Savannah, GA	2.0	1.0	975	$1,095	$1.12	45d	1	0.70mi
1206 Seiler Ave Savannah, GA	3.0	1.0	1183	$2,050	$1.73	45d	1	0.71mi
1403 E Anderson St Savannah, GA	3.0	2.0	1300	$2,400	$1.85	46d	1	0.71mi
1904 E 51st St Savannah, GA	4.0	2.5	1800	$2,300	$1.28	15d	1	0.72mi
1202 E 37th St Unit A Savannah, GA	4.0	2.0	1480	$2,295	$1.55	15d	1	0.73mi
37 Altman Cir Savannah, GA	2.0	2.0	879	$1,750	$1.99	45d	1	0.73mi
2002 E 51st St Unit Labs Savannah, GA	3.0	1.0	1044	$1,680	$1.61	45d	1	0.75mi
1131 SE 36th St Unit A Savannah, GA	2.0	1.0	1200	$1,675	$1.40	15d	1	0.76mi
1402 E 51st St Unit 1 Savannah, GA	2.0	1.0	988	$2,100	$2.13	25d	1	0.77mi
1534 E 53rd St Unit A Savannah, GA	3.0	2.0	1606	$2,950	$1.84	25d	1	0.77mi
1405 E 51st St Savannah, GA	3.0	2.0	1458	$2,850	$1.95	45d	1	0.77mi
1122 E 37th St Savannah, GA	3.0	2.0	1292	$1,895	$1.47	45d	1	0.79mi
1655 McKinnon Dr Savannah, GA	4.0	2.0	1292	$1,795	$1.39	25d	1	0.79mi
1107 E 38th St Savannah, GA	3.0	2.0	1500	$2,400	$1.60	45d	1	0.80mi
1105 E 38th St Savannah, GA	3.0	2.0	1500	$2,400	$1.60	45d	1	0.81mi
1118 NE 36th St Savannah, GA	3.0	2.0	1200	$2,000	$1.67	45d	1	0.81mi
1518 E Park Ave Savannah, GA	2.0–3.0	1.0–2.5	1261	$1,703	$1.35	15d	6	0.81mi

Listing history 7 events

1. 2026-05-01
   status Pending 381-char remark

   Show marketing remark (381 chars)

   Sold as is-This home has beautiful curve appeal. 3-bedroom, 1 bath home offers traditional hard wood floors. Storm windows throughout (excluding one). Renovated kitchen and bathroom. There are fruit trees and a storage shed in the backyard. Convenient to shopping and Grayson Stadium "Home to the Savannah Bananas". SUBJECT TO APPROVAL OF THE CHATHAM COUNTY PROBATE COURT

2. 2026-05-01
   status Pending

   Show marketing remark (381 chars)

   Sold as is-This home has beautiful curve appeal. 3-bedroom, 1 bath home offers traditional hard wood floors. Storm windows throughout (excluding one). Renovated kitchen and bathroom. There are fruit trees and a storage shed in the backyard. Convenient to shopping and Grayson Stadium "Home to the Savannah Bananas". SUBJECT TO APPROVAL OF THE CHATHAM COUNTY PROBATE COURT

3. 2026-03-25
   listed $175,000 Active 381-char remark

   Show marketing remark (381 chars)

   Sold as is-This home has beautiful curve appeal. 3-bedroom, 1 bath home offers traditional hard wood floors. Storm windows throughout (excluding one). Renovated kitchen and bathroom. There are fruit trees and a storage shed in the backyard. Convenient to shopping and Grayson Stadium "Home to the Savannah Bananas". SUBJECT TO APPROVAL OF THE CHATHAM COUNTY PROBATE COURT

4. 2026-03-25
   listed $175,000 Active

   Show marketing remark (381 chars)

   Sold as is-This home has beautiful curve appeal. 3-bedroom, 1 bath home offers traditional hard wood floors. Storm windows throughout (excluding one). Renovated kitchen and bathroom. There are fruit trees and a storage shed in the backyard. Convenient to shopping and Grayson Stadium "Home to the Savannah Bananas". SUBJECT TO APPROVAL OF THE CHATHAM COUNTY PROBATE COURT

5. 2024-09-09
   historical
6. 2024-06-18
   listed $205,000
7. 1984-06-01
   soldstatus $37,500

ⓘ 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: $5,212 · $434/mo
• Projected year-2 tax: $5,212 · $434/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 2/10 Low 2 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $25,265
• − Mortgage interest: −$9,803
• − Property taxes: −$5,212
• − Insurance: −$875
• − Repairs & maintenance: −$2,021
• − Management: −$2,021
• − Depreciation: −$5,091
• Taxable income: $242
• Est. tax owed @ 24.0%: −$58
• After-tax cash flow: $2,801/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

+366.7% since first listed

7 events — show timeline

• 2026-05-01 Pending — HABR
• 2026-05-01 Pending — Hive MLS
• 2026-03-25 Listed $175,000 Hive MLS
• 2026-03-25 Listed $175,000 HABR
• 2024-09-09 Listing Removed — Hive MLS
• 2024-06-18 Listed $205,000 Hive MLS
• 1984-06-01 Sold (Public Records) $37,500 Public Records

Property tax history

+21.8%/yr

Latest (2025): $5,212 · +21.8% YoY. Source: county tax records.