299 Kingswood Cir · Savannah, GA 31302

$319,900

4 bd · 2.0 ba · 1,762 sqft · SingleFamily · 90 Days on market

Built 2026 6,534 sqft lot $182/sqft · 9% below area Est $350k · 9% under $100/mo HOA · 4% of rent ↓ 3% since listing

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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).

• ARV discount +11.4/15.0
• Cash flow +10.1/30.0
• Livability +4.3/5.0
• 1% rule +3.4/10.0
• DSCR +2.9/10.0
• Condition / age +2.5/5.0
• Schools +2.0/10.0
• Rent growth +1.1/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome to Aspire at New Hampstead, a beautiful community of single-family new homes for sale in Savannah, GA, offering up to 5 beds, 3 baths, and 2,614 sq. ft. Located in the master-planned community of New Hampstead, you'll have easy access to work centers, shops, dining, and recreational opportunities. Pooler is just an exit away, perfect for convenient access to wonderful shopping, dining, and a YMCA. Choose from our designer-curated Looks collections of interior finishes — Loft, Farmhouse, or Elements — for a new-construction home that reflects your unique style. The charm of Savannah, the allure of Hilton Head Island, and the beauty of nearby beaches converge to offer you the ultimate coastal living experience in our single-family new homes in this master-planned community. Offered By: K. Hovnanian's Aspire at New Hampstead, LLC The Goldenrod offers: GE Profile Stainless Steel French counter-depth refrigerator anchors the kitchen. Grey cabinetry & a quartz central island define the kitchen. Vaulted ceiling spans the great room & dining area. Patio opens directly off the dining area. Primary suite includes a walk-in closet. Primary bath features a glass shower enclosure. Window blinds included.

Key facts

• Open floor plan
• Hardware accents
• Framed mirrors

Tags

• OPEN FLOOR PLAN
• FLOATING SHELVES
• SCONCE LIGHTING
• FRAMED MIRRORS
• HARDWARE ACCENTS
• WALK-IN CLOSET

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $320k.

Deal economics

• At list price, monthly cash flow is $-188 ($-2k/yr) — negative.
• To cash-flow at today's rent, offer at most $293k (8.5% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $269k (16.0% below list).
• Recommended offer: $269k (16.0% below list) — sets the bar for 1% rule.
• Cap rate 5.6% 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 falling (-5.5%/yr); 262 active listings in the ZIP; 22 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 91% 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 $2,687/mo this rent would consume 47% of the median local household income ($69k/yr) (locally 188% 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 $2k of loan paydown is wiped out by about $10k 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 90 days — a 6% lower offer ($301k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts; this cycle's ask has dropped $30k (9%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 97% chance of damaging wind over 30y; moderate wildfire risk; extreme-heat days projected 7→18/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $268,742 (16.0% 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 90 days. Have you received any prior offers? Is the seller open to a 16% concession, seller financing, or rate buy-down credit?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
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: 0.84% ✗
• Cap rate: 5.59%
• Cash-on-cash: -2.51%
• DSCR: 0.89
• GRM: 9.9

CMA / ARV

• ARV (median comp): $350,080
• List price: $319,900
• Delta: -8.62%
• 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
167 Kingswood Cir	0.00mi	4/2.0	1,762 (0%)	10mo	$339,900	$193	92
190 Kingswood Cir	0.06mi	4/2.0	1,762 (0%)	8mo	$341,900	$194	90
150 Kingswood Cir	0.06mi	4/2.0	1,772 (+1%)	14mo	$362,900	$205	85
142 Kingswood Cir	0.06mi	4/2.0	1,587 (-10%)	16mo	$324,900	$205	68
139 Kingswood Cir	0.29mi	4/2.0	1,587 (-10%)	11mo	$347,300	$219	60
395 Coconut Dr	0.31mi	3/2.5 (-1)	1,518 (-14%)	6mo	$290,000	$191	50
410 Coconut Dr	0.38mi	3/2.5 (-1)	1,518 (-14%)	3mo	$284,900	$188	50
168 Guana Ln	0.55mi	4/3.5	1,920 (+9%)	5mo	$339,375	$177	49
162 Guana Ln	0.55mi	4/3.5	1,920 (+9%)	6mo	$350,975	$183	49
148 Mage Cir	0.70mi	3/2.0 (-1)	1,906 (+8%)	2mo	$354,900	$186	47
386 Coconut Dr	0.34mi	3/2.5 (-1)	1,518 (-14%)	13mo	$300,000	$198	44
142 Guana Ln	0.56mi	4/3.5	1,920 (+9%)	11mo	$348,774	$182	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 · 0.0% rent growth · sell at horizon

5-year hold

• IRR: -24.0%
• Equity multiple: 0.20×
• Total profit: $-71,566
• Equity at exit: $47,698

10-year hold

• IRR: -31.6%
• Equity multiple: -0.20×
• Total profit: $-107,734
• Equity at exit: $27,659

Cash invested: $89,572 (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 31302

• Home prices YoY: -18.5%
• Rents YoY: -5.5%
• Active inventory: 262
• Price-to-rent: 9.9×

Monthly cashflow live

• Estimated rent: $2,687 high
• Mortgage (P&I): −$1,678
• Tax est. 1.5%: −$400 /mo · $4,798/yr
• Insurance: −$133
• HOA: −$100
• Vacancy / Maint / Mgmt: −$564
• Net cashflow: $-188

Break-even live

Break-even rent $2,925

Max offer price $292,740

Occupancy floor —

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: $79,975
• Closing costs: $9,597
• Reserves months: —
• Total cash needed: —

Rent comps 22 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
154 Kingswood Cir Bloomingdale, GA	5.0	3.0	2496	$3,000	$1.20	13d	1	0.05mi
136 Kingswood CIR Bloomingdale, GA	5.0	3.0	2614	$2,950	$1.13	43d	1	0.30mi
412 Coconut Dr Bloomingdale, GA	5.0	3.0	2361	$2,500	$1.06	43d	1	0.38mi
497 Coconut Dr Bloomingdale, GA	5.0	3.0	2361	$2,800	$1.19	43d	1	0.44mi
455 Coconut Dr Bloomingdale, GA	4.0	2.5	2174	$2,350	$1.08	43d	1	0.47mi
477 Coconut Dr Bloomingdale, GA	5.0	3.0	2174	$2,500	$1.15	43d	1	0.47mi
459 Coconut Dr Bloomingdale, GA	5.0	3.0	2361	$2,500	$1.06	43d	1	0.49mi
154 Guana Ln Bloomingdale, GA	4.0	3.5	1920	$2,700	$1.41	43d	1	0.54mi
248 Justify Ave Savannah, GA	4.0	2.5	2005	$2,295	$1.14	43d	1	0.73mi
244 Justify Ave Savannah, GA	4.0	2.5	2005	$2,295	$1.14	43d	1	0.75mi
238 Justify Ave Savannah, GA	4.0	2.5	2005	$2,295	$1.14	43d	1	0.78mi
231 Justify Ave Savannah, GA	4.0	2.5	2005	$2,295	$1.14	43d	1	0.78mi
227 Justify Ave Savannah, GA	4.0	2.5	2005	$2,295	$1.14	43d	1	0.80mi
232 Justify Ave Savannah, GA	4.0	2.5	2005	$2,295	$1.14	43d	1	0.80mi
228 Justify Ave Savannah, GA	4.0	2.5	2005	$2,295	$1.14	43d	1	0.82mi
218 Justify Ave Savannah, GA	4.0	2.5	2005	$2,295	$1.14	43d	1	0.87mi
209 Justify Ave Savannah, GA	4.0	2.5	2005	$2,295	$1.14	43d	1	0.88mi
214 Justify Ave Savannah, GA	4.0	2.5	2005	$2,295	$1.14	43d	1	0.88mi
212 Justify Ave Savannah, GA	4.0	2.5	2005	$2,295	$1.14	43d	1	0.89mi
206 Justify Ave Savannah, GA	4.0	2.5	2005	$2,295	$1.14	43d	1	0.91mi
200 Justify Ave Savannah, GA	4.0	2.5	2005	$2,295	$1.14	43d	1	0.92mi
404 Turpentine Trl Bloomingdale, GA	4.0	2.0	1775	$2,350	$1.32	13d	1	1.36mi

HOA detail

• Monthly dues: $100 · $1,200/yr
• Likely covers: pool

Listing history 22 events

1. 2026-06-07
   statusdays on market $319,900 Pending 90 DOM
2. 2026-06-05
   days on market $319,900 Active 87 DOM
3. 2026-06-03
   days on market $319,900 Active 86 DOM
4. 2026-06-03
   price $319,900 Active 85 DOM
5. 2026-06-02
   days on market $329,900 Active 85 DOM
6. 2026-06-01
   days on market $329,900 Active 84 DOM
7. 2026-05-31
   days on market $329,900 Active 83 DOM
8. 2026-05-30
   days on market $329,900 Active 82 DOM
9. 2026-05-12
   status Active 1243-char remark

   Show marketing remark (1243 chars)

   Welcome to Aspire at New Hampstead, a beautiful community of single-family new homes for sale in Savannah, GA, offering up to 5 beds, 3 baths, and 2,614 sq. ft. Located in the master-planned community of New Hampstead, you'll have easy access to work centers, shops, dining, and recreational opportunities. Pooler is just an exit away, perfect for convenient access to wonderful shopping, dining, and a YMCA. Choose from our designer-curated Looks collections of interior finishes — Loft, Farmhouse, or Elements — for a new-construction home that reflects your unique style. The charm of Savannah, the allure of Hilton Head Island, and the beauty of nearby beaches converge to offer you the ultimate coastal living experience in our single-family new homes in this master-planned community. Offered By: K. Hovnanian's Aspire at New Hampstead, LLC The Goldenrod offers: GE Profile Stainless Steel French counter-depth refrigerator anchors the kitchen. Grey cabinetry & a quartz central island define the kitchen. Vaulted ceiling spans the great room & dining area. Patio opens directly off the dining area. Primary suite includes a walk-in closet. Primary bath features a glass shower enclosure. Window blinds included.

10. 2026-05-12
    price $339,900 1243-char remark

    Show marketing remark (1243 chars)

    Welcome to Aspire at New Hampstead, a beautiful community of single-family new homes for sale in Savannah, GA, offering up to 5 beds, 3 baths, and 2,614 sq. ft. Located in the master-planned community of New Hampstead, you'll have easy access to work centers, shops, dining, and recreational opportunities. Pooler is just an exit away, perfect for convenient access to wonderful shopping, dining, and a YMCA. Choose from our designer-curated Looks collections of interior finishes — Loft, Farmhouse, or Elements — for a new-construction home that reflects your unique style. The charm of Savannah, the allure of Hilton Head Island, and the beauty of nearby beaches converge to offer you the ultimate coastal living experience in our single-family new homes in this master-planned community. Offered By: K. Hovnanian's Aspire at New Hampstead, LLC The Goldenrod offers: GE Profile Stainless Steel French counter-depth refrigerator anchors the kitchen. Grey cabinetry & a quartz central island define the kitchen. Vaulted ceiling spans the great room & dining area. Patio opens directly off the dining area. Primary suite includes a walk-in closet. Primary bath features a glass shower enclosure. Window blinds included.

11. 2026-05-04
    historical 1243-char remark

    Show marketing remark (1243 chars)

    Welcome to Aspire at New Hampstead, a beautiful community of single-family new homes for sale in Savannah, GA, offering up to 5 beds, 3 baths, and 2,614 sq. ft. Located in the master-planned community of New Hampstead, you'll have easy access to work centers, shops, dining, and recreational opportunities. Pooler is just an exit away, perfect for convenient access to wonderful shopping, dining, and a YMCA. Choose from our designer-curated Looks collections of interior finishes — Loft, Farmhouse, or Elements — for a new-construction home that reflects your unique style. The charm of Savannah, the allure of Hilton Head Island, and the beauty of nearby beaches converge to offer you the ultimate coastal living experience in our single-family new homes in this master-planned community. Offered By: K. Hovnanian's Aspire at New Hampstead, LLC The Goldenrod offers: GE Profile Stainless Steel French counter-depth refrigerator anchors the kitchen. Grey cabinetry & a quartz central island define the kitchen. Vaulted ceiling spans the great room & dining area. Patio opens directly off the dining area. Primary suite includes a walk-in closet. Primary bath features a glass shower enclosure. Window blinds included.

12. 2026-04-25
    price $329,900 944-char remark

    Show marketing remark (944 chars)

    Ready to close in June! Welcome to the Goldenrod- a beautiful 4-bedroom, 2-bath one story home located in Bloomingdale, GA—just minutes from Pooler Pkwy, Hyundai Metaplant, SAV Airport, shopping, dining, and all the conveniences you need! As you step through the foyer, you’re greeted by an open and inviting floor plan that seamlessly connects the main living spaces. This home exudes character with designer touches, floating shelves, sconce lighting, framed mirrors and hardware accents that complete the loft aesthetic. The private primary suite is tucked toward the back of the home and features a walk-in closet and well appointed bath with double vanity sinks and a framed glass shower. Don’t miss your chance to own this move-in-ready gem that blends style, comfort, and convenience in one perfect package! Community pool, beach volleyball courts and a playground! * pictures are of model homes and details may vary *

13. 2026-04-23
    price $340,900 1243-char remark

    Show marketing remark (1243 chars)

    Welcome to Aspire at New Hampstead, a beautiful community of single-family new homes for sale in Savannah, GA, offering up to 5 beds, 3 baths, and 2,614 sq. ft. Located in the master-planned community of New Hampstead, you'll have easy access to work centers, shops, dining, and recreational opportunities. Pooler is just an exit away, perfect for convenient access to wonderful shopping, dining, and a YMCA. Choose from our designer-curated Looks collections of interior finishes — Loft, Farmhouse, or Elements — for a new-construction home that reflects your unique style. The charm of Savannah, the allure of Hilton Head Island, and the beauty of nearby beaches converge to offer you the ultimate coastal living experience in our single-family new homes in this master-planned community. Offered By: K. Hovnanian's Aspire at New Hampstead, LLC The Goldenrod offers: GE Profile Stainless Steel French counter-depth refrigerator anchors the kitchen. Grey cabinetry & a quartz central island define the kitchen. Vaulted ceiling spans the great room & dining area. Patio opens directly off the dining area. Primary suite includes a walk-in closet. Primary bath features a glass shower enclosure. Window blinds included.

14. 2026-04-14
    price $339,900 944-char remark

    Show marketing remark (1243 chars)

    Welcome to Aspire at New Hampstead, a beautiful community of single-family new homes for sale in Savannah, GA, offering up to 5 beds, 3 baths, and 2,614 sq. ft. Located in the master-planned community of New Hampstead, you'll have easy access to work centers, shops, dining, and recreational opportunities. Pooler is just an exit away, perfect for convenient access to wonderful shopping, dining, and a YMCA. Choose from our designer-curated Looks collections of interior finishes — Loft, Farmhouse, or Elements — for a new-construction home that reflects your unique style. The charm of Savannah, the allure of Hilton Head Island, and the beauty of nearby beaches converge to offer you the ultimate coastal living experience in our single-family new homes in this master-planned community. Offered By: K. Hovnanian's Aspire at New Hampstead, LLC The Goldenrod offers: GE Profile Stainless Steel French counter-depth refrigerator anchors the kitchen. Grey cabinetry & a quartz central island define the kitchen. Vaulted ceiling spans the great room & dining area. Patio opens directly off the dining area. Primary suite includes a walk-in closet. Primary bath features a glass shower enclosure. Window blinds included.

15. 2026-04-14
    price $350,900 1243-char remark

    Show marketing remark (1243 chars)

    Welcome to Aspire at New Hampstead, a beautiful community of single-family new homes for sale in Savannah, GA, offering up to 5 beds, 3 baths, and 2,614 sq. ft. Located in the master-planned community of New Hampstead, you'll have easy access to work centers, shops, dining, and recreational opportunities. Pooler is just an exit away, perfect for convenient access to wonderful shopping, dining, and a YMCA. Choose from our designer-curated Looks collections of interior finishes — Loft, Farmhouse, or Elements — for a new-construction home that reflects your unique style. The charm of Savannah, the allure of Hilton Head Island, and the beauty of nearby beaches converge to offer you the ultimate coastal living experience in our single-family new homes in this master-planned community. Offered By: K. Hovnanian's Aspire at New Hampstead, LLC The Goldenrod offers: GE Profile Stainless Steel French counter-depth refrigerator anchors the kitchen. Grey cabinetry & a quartz central island define the kitchen. Vaulted ceiling spans the great room & dining area. Patio opens directly off the dining area. Primary suite includes a walk-in closet. Primary bath features a glass shower enclosure. Window blinds included.

16. 2026-04-08
    price $355,900 1243-char remark

    Show marketing remark (1243 chars)

    Welcome to Aspire at New Hampstead, a beautiful community of single-family new homes for sale in Savannah, GA, offering up to 5 beds, 3 baths, and 2,614 sq. ft. Located in the master-planned community of New Hampstead, you'll have easy access to work centers, shops, dining, and recreational opportunities. Pooler is just an exit away, perfect for convenient access to wonderful shopping, dining, and a YMCA. Choose from our designer-curated Looks collections of interior finishes — Loft, Farmhouse, or Elements — for a new-construction home that reflects your unique style. The charm of Savannah, the allure of Hilton Head Island, and the beauty of nearby beaches converge to offer you the ultimate coastal living experience in our single-family new homes in this master-planned community. Offered By: K. Hovnanian's Aspire at New Hampstead, LLC The Goldenrod offers: GE Profile Stainless Steel French counter-depth refrigerator anchors the kitchen. Grey cabinetry & a quartz central island define the kitchen. Vaulted ceiling spans the great room & dining area. Patio opens directly off the dining area. Primary suite includes a walk-in closet. Primary bath features a glass shower enclosure. Window blinds included.

17. 2026-03-26
    status Active 944-char remark

    Show marketing remark (944 chars)

    Ready to close in June! Welcome to the Goldenrod- a beautiful 4-bedroom, 2-bath one story home located in Bloomingdale, GA—just minutes from Pooler Pkwy, Hyundai Metaplant, SAV Airport, shopping, dining, and all the conveniences you need! As you step through the foyer, you’re greeted by an open and inviting floor plan that seamlessly connects the main living spaces. This home exudes character with designer touches, floating shelves, sconce lighting, framed mirrors and hardware accents that complete the loft aesthetic. The private primary suite is tucked toward the back of the home and features a walk-in closet and well appointed bath with double vanity sinks and a framed glass shower. Don’t miss your chance to own this move-in-ready gem that blends style, comfort, and convenience in one perfect package! Community pool, beach volleyball courts and a playground! * pictures are of model homes and details may vary *

18. 2026-03-26
    historical 944-char remark

    Show marketing remark (944 chars)

    Ready to close in June! Welcome to the Goldenrod- a beautiful 4-bedroom, 2-bath one story home located in Bloomingdale, GA—just minutes from Pooler Pkwy, Hyundai Metaplant, SAV Airport, shopping, dining, and all the conveniences you need! As you step through the foyer, you’re greeted by an open and inviting floor plan that seamlessly connects the main living spaces. This home exudes character with designer touches, floating shelves, sconce lighting, framed mirrors and hardware accents that complete the loft aesthetic. The private primary suite is tucked toward the back of the home and features a walk-in closet and well appointed bath with double vanity sinks and a framed glass shower. Don’t miss your chance to own this move-in-ready gem that blends style, comfort, and convenience in one perfect package! Community pool, beach volleyball courts and a playground! * pictures are of model homes and details may vary *

19. 2026-03-22
    listed $349,900 Active 1243-char remark

    Show marketing remark (1243 chars)

    Welcome to Aspire at New Hampstead, a beautiful community of single-family new homes for sale in Savannah, GA, offering up to 5 beds, 3 baths, and 2,614 sq. ft. Located in the master-planned community of New Hampstead, you'll have easy access to work centers, shops, dining, and recreational opportunities. Pooler is just an exit away, perfect for convenient access to wonderful shopping, dining, and a YMCA. Choose from our designer-curated Looks collections of interior finishes — Loft, Farmhouse, or Elements — for a new-construction home that reflects your unique style. The charm of Savannah, the allure of Hilton Head Island, and the beauty of nearby beaches converge to offer you the ultimate coastal living experience in our single-family new homes in this master-planned community. Offered By: K. Hovnanian's Aspire at New Hampstead, LLC The Goldenrod offers: GE Profile Stainless Steel French counter-depth refrigerator anchors the kitchen. Grey cabinetry & a quartz central island define the kitchen. Vaulted ceiling spans the great room & dining area. Patio opens directly off the dining area. Primary suite includes a walk-in closet. Primary bath features a glass shower enclosure. Window blinds included.

20. 2026-03-09
    status Active 944-char remark

    Show marketing remark (944 chars)

    Ready to close in June! Welcome to the Goldenrod- a beautiful 4-bedroom, 2-bath one story home located in Bloomingdale, GA—just minutes from Pooler Pkwy, Hyundai Metaplant, SAV Airport, shopping, dining, and all the conveniences you need! As you step through the foyer, you’re greeted by an open and inviting floor plan that seamlessly connects the main living spaces. This home exudes character with designer touches, floating shelves, sconce lighting, framed mirrors and hardware accents that complete the loft aesthetic. The private primary suite is tucked toward the back of the home and features a walk-in closet and well appointed bath with double vanity sinks and a framed glass shower. Don’t miss your chance to own this move-in-ready gem that blends style, comfort, and convenience in one perfect package! Community pool, beach volleyball courts and a playground! * pictures are of model homes and details may vary *

21. 2026-03-08
    listed $349,900 Active 944-char remark

    Show marketing remark (944 chars)

    Ready to close in June! Welcome to the Goldenrod- a beautiful 4-bedroom, 2-bath one story home located in Bloomingdale, GA—just minutes from Pooler Pkwy, Hyundai Metaplant, SAV Airport, shopping, dining, and all the conveniences you need! As you step through the foyer, you’re greeted by an open and inviting floor plan that seamlessly connects the main living spaces. This home exudes character with designer touches, floating shelves, sconce lighting, framed mirrors and hardware accents that complete the loft aesthetic. The private primary suite is tucked toward the back of the home and features a walk-in closet and well appointed bath with double vanity sinks and a framed glass shower. Don’t miss your chance to own this move-in-ready gem that blends style, comfort, and convenience in one perfect package! Community pool, beach volleyball courts and a playground! * pictures are of model homes and details may vary *

22. 2026-03-08
    historical 944-char remark

    Show marketing remark (944 chars)

    Ready to close in June! Welcome to the Goldenrod- a beautiful 4-bedroom, 2-bath one story home located in Bloomingdale, GA—just minutes from Pooler Pkwy, Hyundai Metaplant, SAV Airport, shopping, dining, and all the conveniences you need! As you step through the foyer, you’re greeted by an open and inviting floor plan that seamlessly connects the main living spaces. This home exudes character with designer touches, floating shelves, sconce lighting, framed mirrors and hardware accents that complete the loft aesthetic. The private primary suite is tucked toward the back of the home and features a walk-in closet and well appointed bath with double vanity sinks and a framed glass shower. Don’t miss your chance to own this move-in-ready gem that blends style, comfort, and convenience in one perfect package! Community pool, beach volleyball courts and a playground! * pictures are of model homes and details may vary *

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 5/10 Major
• 🌡 Heat 9/10 Extreme 7 d/yr ≥108°F today · 18 d/yr by 30 yrs out
• 💨 Wind 8/10 Severe 97% 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: $32,249
• − Mortgage interest: −$17,919
• − Property taxes: −$4,798
• − Insurance: −$1,600
• − Repairs & maintenance: −$2,580
• − Management: −$2,580
• − HOA: −$1,200
• − Depreciation: −$9,306
• Taxable loss: −$7,734
• Est. tax savings @ 24.0%: +$1,856
• After-tax cash flow: $-396/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: Effingham County · 68,439 people
• City population: 216,564
• Metro: Savannah, GA
• Population (ZIP): 8,899
• Household income: $68,998
• Rent vs Own: 32.4% rent · 67.6% own
• Severe rent burden: 188.0

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 White (79%)
• Race & ethnicity: White 79% Black 8% Two or more races 8% Hispanic / Latino 6%
• Hispanic origin (detail): Mexican 1%
• Common ancestry: Serbian 2% Lithuanian 2% Italian 2%
• Foreign-born: 3% · Canada, Dominican Republic
• Languages at home: 96% English-only · Spanish 2% German/W. Germanic 1% Other Indo-European 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: ▼ -66.89%
• Current HPI: 293.9427
• Rent YoY: ▼ -5.51%
• 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

-2.9% since first listed

14 events — show timeline

• 2026-05-12 Relisted — Zillow
• 2026-05-12 Price Changed $339,900 Zillow
• 2026-05-04 Delisted — Zillow
• 2026-04-25 Price Changed $329,900 Hive MLS
• 2026-04-23 Price Changed $340,900 Zillow
• 2026-04-14 Price Changed $339,900 Hive MLS
• 2026-04-14 Price Changed $350,900 Zillow
• 2026-04-08 Price Changed $355,900 Zillow
• 2026-03-26 Relisted — Hive MLS
• 2026-03-26 Listing Removed — Hive MLS
• 2026-03-22 Listed $349,900 Zillow
• 2026-03-09 Relisted — Hive MLS
• 2026-03-08 Listed $349,900 Hive MLS
• 2026-03-08 Listing Removed — Hive MLS