109 Islamorada Ln · Savannah, GA 31302

$247,500

3 bd · 2.5 ba · 1,509 sqft · Townhouse · 17 Days on market

Built 2026 Excellent condition 1,307 sqft lot $125/mo HOA · 5% 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 +19.4/30.0
• ARV discount +7.5/15.0
• DSCR +6.1/10.0
• Condition / age +5.0/5.0
• 1% rule +4.5/10.0
• Livability +4.3/5.0
• Schools +2.0/10.0
• Rent growth +1.1/5.0
• Appreciation +0.0/10.0

Key facts

• Open concept
• End unit
• Kitchen island

Tags

• END UNIT
• STAINLESS-STEEL APPLIANCES
• KITCHEN ISLAND
• OPEN CONCEPT
• GRANITE COUNTER TOPS
• VAULTED CEILINGS

🏗️ New construction. The $247,500 list price is a builder figure, so every metric below is computed on the value from comparable previous sales — $255,021.

What this means for you Summary

Snapshot

• This is a 3-bed/2.5-bath townhouse listed at $248k. Condition is rated excellent.

Deal economics

• At list price, monthly cash flow is $284 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $242k (2.1% below list).
• Recommended offer: $242k (2.1% below list) — sets the bar for 1% rule.
• Cap rate 7.6% 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; 20 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 85% 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 42% of the median local income ($69k/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 $8k 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 17 days — a 2% lower offer ($244k) is reasonable based on typical stale-listing flexibility.

Recommended offer $242,417 (2.1% below list)

Questions for the listing agent

1. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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?
5. 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.
6. 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.
7. 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: 0.95% ✗
• Cap rate: 7.63%
• Cash-on-cash: 4.77%
• DSCR: 1.21
• GRM: 8.8

CMA / ARV

• ARV (on-the-fly): $255,021
• Comps found: 6

Show comp detail 6 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
109 Islamorada Ln	0.00mi	3/2.5	1,509 (0%)	0mo	$255,000	$169	100
101 Islamorada Ln	0.00mi	3/2.5	1,509 (0%)	1mo	$255,500	$169	100
160 Stone Crab Cir	0.14mi	3/2.5	1,682 (+12%)	3mo	$279,838	$166	72
162 Stone Crab Cir	0.08mi	3/2.5	1,682 (+12%)	8mo	$285,000	$169	70
156 Stone Crab Cir	0.14mi	3/2.5	1,682 (+12%)	7mo	$285,000	$169	68
152 Stone Crab Cir	0.29mi	3/2.5	1,682 (+12%)	8mo	$285,000	$169	61

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: -12.1%
• Equity multiple: 0.57×
• Total profit: $-30,378
• Equity at exit: $38,024

10-year hold

• IRR: -7.8%
• Equity multiple: 0.57×
• Total profit: $-30,788
• Equity at exit: $22,050

Cash invested: $71,406 (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: 8.5×

Monthly cashflow live

• Estimated rent: $2,424 high
• Mortgage (P&I): −$1,337
• Tax from tax record: −$62 /mo · $749/yr
• Insurance: −$106
• HOA: −$125
• Vacancy / Maint / Mgmt: −$509
• Net cashflow: $284

Break-even live

Break-even rent $2,065

Max offer price $255,021

Occupancy floor 83%

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: $63,755
• Closing costs: $7,651
• Reserves months: —
• Total cash needed: —

Rent comps 20 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
154 Guana Ln Bloomingdale, GA	4.0	3.5	1920	$2,700	$1.41	43d	1	0.35mi
248 Justify Ave Savannah, GA	4.0	2.5	2005	$2,295	$1.14	43d	1	0.61mi
244 Justify Ave Savannah, GA	4.0	2.5	2005	$2,295	$1.14	43d	1	0.61mi
238 Justify Ave Savannah, GA	4.0	2.5	2005	$2,295	$1.14	43d	1	0.61mi
232 Justify Ave Savannah, GA	4.0	2.5	2005	$2,295	$1.14	43d	1	0.62mi
228 Justify Ave Savannah, GA	4.0	2.5	2005	$2,295	$1.14	43d	1	0.62mi
455 Coconut Dr Bloomingdale, GA	4.0	2.5	2174	$2,350	$1.08	43d	1	0.62mi
218 Justify Ave Savannah, GA	4.0	2.5	2005	$2,295	$1.14	43d	1	0.64mi
231 Justify Ave Savannah, GA	4.0	2.5	2005	$2,295	$1.14	43d	1	0.64mi
227 Justify Ave Savannah, GA	4.0	2.5	2005	$2,295	$1.14	43d	1	0.64mi
214 Justify Ave Savannah, GA	4.0	2.5	2005	$2,295	$1.14	43d	1	0.66mi
212 Justify Ave Savannah, GA	4.0	2.5	2005	$2,295	$1.14	43d	1	0.67mi
209 Justify Ave Savannah, GA	4.0	2.5	2005	$2,295	$1.14	43d	1	0.68mi
206 Justify Ave Savannah, GA	4.0	2.5	2005	$2,295	$1.14	43d	1	0.70mi
200 Justify Ave Savannah, GA	4.0	2.5	2005	$2,295	$1.14	43d	1	0.73mi
404 Turpentine Trl Bloomingdale, GA	4.0	2.0	1775	$2,350	$1.32	13d	1	1.28mi
480 John Carter Rd Bloomingdale, GA	1.0–3.0	1.0–2.0	1002	$2,331	$2.33	13d	20	1.29mi
201 Powers Pass Savannah, GA	2.0–3.0	2.0–3.0	1245	$2,452	$1.97	13d	25	1.35mi
110 Barefoot Dr Bloomingdale, GA	4.0	2.5	2000	$2,800	$1.40	43d	1	1.41mi
214 Coneflower Rd Bloomingdale, GA	3.0	2.5	1418	$2,300	$1.62	43d	1	1.49mi

HOA detail

• Monthly dues: $125 · $1,500/yr

Listing history 2 events

1. 2026-04-05
   status Pending
2. 2026-03-19
   listed $247,500 Active

ⓘ 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: $749 · $62/mo
• Projected year-2 tax: $2,277 · $190/mo
• Expected delta: +$1,528/yr (+$127/mo · 204.2%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Taxation est. · year 1

• Rental income: $29,090
• − Mortgage interest: −$14,285
• − Property taxes: −$749
• − Insurance: −$1,275
• − Repairs & maintenance: −$2,327
• − Management: −$2,327
• − HOA: −$1,500
• − Depreciation: −$7,419
• Taxable loss: −$792
• Est. tax savings @ 24.0%: +$190
• After-tax cash flow: $3,599/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 · 4 photos

Excellent 100/100 None rehab

This townhouse is in excellent condition with a fresh exterior, new interior, and modern amenities. It is move-in ready and has the potential for further value increases through minor updates and landscaping improvements.

Value-add opportunities

• Both Landscaping improvements — Enhanced landscaping can improve both the resale and rental value.
• Both Interior updates — Fresh paint and minor updates can enhance the home's appeal and value.
• Both Appliance upgrades — Modernizing appliances can attract more buyers and renters.
• Both Curb appeal improvements — Enhancing the exterior can make the home more attractive and increase its value.

Renovation cost estimate screening

Value-add ROI direction

• Both Landscaping improvements — Enhanced landscaping can improve both the resale and rental value. ↑
• Both Interior updates — Fresh paint and minor updates can enhance the home's appeal and value. ↑
• Both Appliance upgrades — Modernizing appliances can attract more buyers and renters. ↑
• Both Curb appeal improvements — Enhancing the exterior can make the home more attractive and increase its value. ↑

ⓘ 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: 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 events — show timeline

• 2026-04-05 Pending — Hive MLS
• 2026-03-19 Listed $247,500 Hive MLS