27 Villas Of Garrard Dr · Savannah, GA 31405

$259,000

3 bd · 2.5 ba · 1,473 sqft · Townhouse public records · 89 Days on market

Built 2021 Good condition 1,307 sqft lot Garage $176/sqft · 6% below area Est $276k · 6% under $145/mo HOA · 7% of rent

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Why this score? — see what drove the F 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 +10.3/15.0
• Cash flow +7.7/30.0
• Livability +4.3/5.0
• Condition / age +4.0/5.0
• 1% rule +2.5/10.0
• Rent growth +2.3/5.0
• DSCR +1.8/10.0
• Schools +1.1/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Location, location, location! Come check out this beautiful townhome in a gated community in Savannah off highway 17! 3 bedrooms, 2.5 baths with a spacious open floor plan. Large kitchen island with plenty of cabinet space. Walk-in closet in the master along with an additional storage closet in the master bathroom.

Key facts

• Gated community
• Large kitchen island
• Walk-in closet

Tags

• GATED COMMUNITY
• LARGE KITCHEN ISLAND
• WALK-IN CLOSET
• ADDITIONAL STORAGE CLOSET

What this means for you Summary

Snapshot

• This is a 3-bed/2.5-bath townhouse listed at $259k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $-721 ($-9k/yr) — negative.
• To cash-flow at today's rent, offer at most $132k (49.2% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $194k (25.1% below list).
• Recommended offer: $132k (49.2% below list) — sets the bar for cash-flow.
• Cap rate 4.9% vs local median 4.1% in Savannah — meaningfully above typical; check what's discounted (condition, days-on-market, listing class) to confirm the premium yield is real.

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 soft (-0.7%/yr); 329 active listings in the ZIP; 8 comparable units currently listed for rent nearby; rentals lingering (median 93d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 100% 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 35% of the median local income ($66k/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 89 days — a 6% lower offer ($243k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 6y 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 $201k; 29% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: flood insurance adds $427/mo.
• Climate carrying-cost: in FEMA flood zone AE (mandatory federal flood insurance); 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 $131,606 (49.2% 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 89 days. Have you received any prior offers? Is the seller open to a 49% concession, seller financing, or rate buy-down credit?
3. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
4. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
5. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
6. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
7. 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?
8. 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?
9. 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.
10. 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.
11. 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: 0.75% ✗
• Cap rate: 4.93%
• Cash-on-cash: -4.87%
• DSCR: 0.78
• GRM: 11.1

CMA / ARV

• ARV (median comp): $276,347
• List price: $259,000
• Delta: -6.28%
• Verdict: FAIR
• Comps: 13 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
39 Brandle Way	0.30mi	3/2.0	1,584 (+8%)	10mo	$283,000	$179	63
102 Thistle Blossom Way	0.93mi	3/2.0	1,421 (-4%)	1mo	$293,659	$207	56
1941 Stuyvesant St	1.18mi	4/2.0 (+1)	1,491 (+1%)	3mo	$280,000	$188	54
2001 Tuskegee St	1.35mi	3/2.0	1,500 (+2%)	8mo	$289,900	$193	53
149 Mills Run Dr	0.50mi	4/2.0 (+1)	1,715 (+16%)	2mo	$295,000	$172	43
2133 Westlake Ave	0.65mi	3/1.0	1,300 (-12%)	3mo	$220	—	42
144 Mills Run Dr	0.51mi	3/2.0	1,827 (+24%)	10mo	$294,700	$161	41
112 Thistle Blossom Way	0.95mi	3/2.0	1,249 (-15%)	1mo	$205,000	$164	37
2137 Cowan Ave	0.66mi	3/1.0	1,250 (-15%)	5mo	$275,000	$220	34
1921 Fenwick Ave Unit A	0.96mi	3/2.0	1,274 (-14%)	11mo	$280,000	$220	32
1741 Vassar St	1.31mi	3/1.0	1,170 (-21%)	4mo	$195,000	$167	30
1913 Champion St	1.06mi	3/1.0	1,264 (-14%)	10mo	$247,900	$196	27

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: -42.8%
• Equity multiple: -0.29×
• Total profit: $-93,270
• Equity at exit: $38,618

10-year hold

• IRR: —
• Equity multiple: -1.22×
• Total profit: $-161,051
• Equity at exit: $22,394

Cash invested: $72,520 (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 →

Active competition Active MLS

• For sale now: 1 active
• Median asking: $265,000 ($180/sqft)
• Median days on market: 79 d
• This list price: lowest-priced of the active set
• ARV vs active asking: +4.3% vs current asking $/sqft

Closed sales set the value; these active listings set current market conditions and a practical price ceiling.

ZIP-level market 31405

• Home prices YoY: -32.4%
• Rents YoY: -0.7%
• Active inventory: 329
• Price-to-rent: 11.1×

Monthly cashflow live

• Estimated rent: $1,940 high
• Mortgage (P&I): −$1,358
• Tax from tax record: −$216 /mo · $2,589/yr
• Insurance: −$108
• Flood insurance flood zone: −$427 /mo · $5,118/yr
• HOA: −$145
• Vacancy / Maint / Mgmt: −$407
• Net cashflow: $-721

Break-even live

Break-even rent $2,852

Max offer price $131,606

Occupancy floor —

Sensitivity live

Price	-10% $-575	-5% $-648	+0% $-721	+5% $-794	+10% $-868
Rent	-10% $-874	-5% $-798	+0% $-721	+5% $-645	+10% $-568
Rate	-1.0pp $-591	-0.5pp $-655	base $-721	+0.5pp $-788	+1.0pp $-857

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: $64,750
• Closing costs: $7,770
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Rent comps 8 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1 Brandle Cv Savannah, GA	3.0	2.0	1449	$1,870	$1.29	63d	1	0.40mi
32 Pine Dr Savannah, GA	3.0	1.0	1187	$1,800	$1.52	93d	1	0.71mi
2110 Louis Mills Blvd Savannah, GA	2.0	1.0	928	$1,400	$1.51	93d	1	0.78mi
1699 Chatham Pkwy Savannah, GA	1.0–3.0	1.0–2.0	1008	$2,129	$2.11	63d	40	0.89mi
1925 Cowan Ave Savannah, GA	3.0	1.0	950	$1,855	$1.95	93d	1	0.90mi
1921 Cowan Ave Savannah, GA	3.0	1.0	1104	$1,850	$1.68	72d	1	0.91mi
1930 Upson St Savannah, GA	3.0	1.0	950	$2,155	$2.27	93d	1	1.10mi
1475 Chatham Pkwy Savannah, GA	1.0–2.0	1.0–2.0	966	$1,751	$1.81	63d	27	1.16mi

Property features AI

Finance

• Other: Tax annual amount: $2,589
• HOA & community: Homeowners association with annual fee of $1,740 (about $145/month)

Exterior

• Parking: Has garage
• Utilities: Public waterPublic sewer
• Home design: TownhouseResidential property2 total storiesVinyl siding
• Construction: Vinyl siding construction
• Exterior features: Attached property with 2+ common walls

Interior

• Bedrooms: 2-story townhouse (bedroom levels not specified)
• Bathrooms: 2 full bathrooms1 half bathroom
• Heating & cooling: Central heating (electric)Central air conditioning (electric)
• Interior features: Electric water heaterHas view
• Laundry & utility: Laundry located in hall

HOA detail $145/mo · $1,740/yr

• Likely covers: security

Listing history 50 events

1. 2026-08-08
   days on market $259,000 Active 89 DOM
2. 2026-08-07
   days on market $259,000 Active 88 DOM
3. 2026-08-06
   days on market $259,000 Active 87 DOM
4. 2026-08-05
   days on market $259,000 Active 86 DOM
5. 2026-08-04
   days on market $259,000 Active 85 DOM
6. 2026-08-03
   days on market $259,000 Active 84 DOM
7. 2026-07-31
   days on market $259,000 Active 81 DOM
8. 2026-07-30
   days on market $259,000 Active 80 DOM
9. 2026-07-29
   days on market $259,000 Active 79 DOM
10. 2026-07-27
    days on market $259,000 Active 77 DOM
11. 2026-07-25
    days on market $259,000 Active 75 DOM
12. 2026-07-23
    days on market $259,000 Active 73 DOM
13. 2026-07-22
    days on market $259,000 Active 72 DOM
14. 2026-07-21
    days on market $259,000 Active 71 DOM
15. 2026-07-18
    days on market $259,000 Active 68 DOM
16. 2026-07-16
    days on market $259,000 Active 66 DOM
17. 2026-07-16
    days on market $259,000 Active 65 DOM
18. 2026-07-14
    days on market $259,000 Active 64 DOM
19. 2026-07-13
    days on market $259,000 Active 63 DOM
20. 2026-07-12
    days on market $259,000 Active 62 DOM
21. 2026-07-11
    days on market $259,000 Active 61 DOM
22. 2026-07-10
    days on market $259,000 Active 60 DOM
23. 2026-07-09
    days on market $259,000 Active 59 DOM
24. 2026-07-08
    days on market $259,000 Active 58 DOM
25. 2026-07-07
    days on market $259,000 Active 57 DOM
26. 2026-07-06
    days on market $259,000 Active 56 DOM
27. 2026-07-05
    days on market $259,000 Active 55 DOM
28. 2026-07-04
    days on market $259,000 Active 54 DOM
29. 2026-07-03
    days on market $259,000 Active 53 DOM
30. 2026-07-02
    days on market $259,000 Active 52 DOM
31. 2026-07-01
    days on market $259,000 Active 51 DOM
32. 2026-06-30
    days on market $259,000 Active 50 DOM
33. 2026-06-29
    days on market $259,000 Active 49 DOM
34. 2026-06-28
    days on market $259,000 Active 48 DOM
35. 2026-06-28
    days on market $259,000 Active 47 DOM
36. 2026-06-27
    days on market $259,000 Active 46 DOM
37. 2026-06-25
    days on market $259,000 Active 44 DOM
38. 2026-06-23
    days on market $259,000 Active 42 DOM
39. 2026-06-21
    days on market $259,000 Active 41 DOM
40. 2026-06-18
    days on market $259,000 Active 38 DOM
41. 2026-06-17
    pricedays on market $259,000 Active 37 DOM
42. 2026-06-16
    days on market $239,000 Active 36 DOM

    Show marketing remark (316 chars)

    Location, location, location! Come check out this beautiful townhome in a gated community in Savannah off highway 17! 3 bedrooms, 2.5 baths with a spacious open floor plan. Large kitchen island with plenty of cabinet space. Walk-in closet in the master along with an additional storage closet in the master bathroom.

43. 2026-06-15
    days on market $239,000 Active 35 DOM
44. 2026-06-14
    days on market $239,000 Active 33 DOM
45. 2026-06-13
    days on market $239,000 Active 32 DOM
46. 2026-06-10
    days on market $239,000 Active 30 DOM
47. 2026-06-09
    days on market $239,000 Active 29 DOM
48. 2026-06-08
    days on market $239,000 Active 28 DOM
49. 2026-06-07
    days on market $239,000 Active 27 DOM
50. 2026-06-05
    pricedays on market $239,000 Active 24 DOM

ⓘ 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: $2,589 · $216/mo
• Projected year-2 tax: $2,589 · $216/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 AE · 0% chance over 30 yrs
• 🔥 Wildfire 4/10 Moderate
• 🌡 Heat 9/10 Extreme 7 d/yr ≥108°F today · 18 d/yr by 30 yrs out
• 💨 Wind 8/10 Severe 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: $23,276
• − Mortgage interest: −$14,508
• − Property taxes: −$2,589
• − Insurance: −$6,414
• − Repairs & maintenance: −$1,862
• − Management: −$1,862
• − HOA: −$1,740
• − Depreciation: −$7,535
• Taxable loss: −$13,234
• Est. tax savings @ 24.0%: +$3,176
• After-tax cash flow: $-5,478/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 · 12 photos

Good 80/100 Cosmetic rehab Est. rehab $7,365–$22,095 screening

This well-maintained townhouse in a gated community is move-in ready with a good condition score and minimal repairs needed. Potential buyers and renters will appreciate the fresh paint, updated kitchen, and landscaping improvements.

Value-add opportunities

• Both Painting exterior and interior walls — Fresh paint enhances curb appeal and interior aesthetics. ↑
• Both Landscaping improvements — Enhances curb appeal and adds value to the property. ↑
• Both New flooring in bathrooms — Modernizes bathrooms and improves functionality. ↑
• Both New kitchen appliances — Updates the kitchen and makes it more appealing to potential buyers/renters. ↑

ⓘ Rehab cost is a screening estimate — Cosmetic scope × the home's square footage at US $/sqft rules of thumb (the same model as the Flip Finder). Get contractor quotes + a written scope before underwriting.

F Composite school gradezoned avg 11/100

Zoned Schools

Elementary Butler Elementary School F GA #1,125/1,228 Nat'l #39,883/41,679 Middle Derenne Middle School F GA #408/470 Nat'l #12,966/14,009 High Beach High School F GA #336/424 Nat'l #15,755/17,239

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

A Composite livability gradescore 86/100

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

• County: Chatham County · 332,584 people
• City population: 216,564
• Metro: Savannah, GA
• Population (ZIP): 40,764
• Household income: $65,710
• Rent vs Own: 47.9% rent · 52.1% own
• Severe rent burden: 14% of renters

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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%

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Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.63)
• Race & ethnicity: Black 47% White 38% Hispanic / Latino 8% Two or more races 6% Asian 3%
• Hispanic origin (detail): Mexican 3% Puerto Rican 1%
• Common ancestry: Italian 1% Slovak 1% Romanian 1%
• Foreign-born: 7% · Canada, China, Jamaica
• Languages at home: 88% English-only · Spanish 6% Other Indo-European 2% Chinese 1%

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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: ▼ -147.33%
• Current HPI: 307.4442
• Rent YoY: ▼ -0.66%
• Metro: Savannah, GA
• State GDP YoY: ▲ 2.66%
• F500 in state: 28

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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

Property features AI

Finance

• Other: Tax annual amount: $2,589
• HOA & community: Homeowners association with annual fee of $1,740 (about $145/month)

Exterior

• Parking: Has garage
• Utilities: Public waterPublic sewer
• Home design: TownhouseResidential property2 total storiesVinyl siding
• Construction: Vinyl siding construction
• Exterior features: Attached property with 2+ common walls

Interior

• Bedrooms: 2-story townhouse (bedroom levels not specified)
• Bathrooms: 2 full bathrooms1 half bathroom
• Heating & cooling: Central heating (electric)Central air conditioning (electric)
• Interior features: Electric water heaterHas view
• Laundry & utility: Laundry located in hall

Price history

+24.2% since first listed

10 events — show timeline

• 2026-06-16 Price Changed $259,000 Hive MLS
• 2026-06-16 Price Changed $259,000 GAMLS
• 2026-06-04 Price Changed $239,000 Hive MLS
• 2026-06-04 Price Changed $239,000 GAMLS
• 2026-06-04 Price Changed $259,000 GAMLS
• 2026-05-24 Price Changed $259,000 Hive MLS
• 2026-05-11 Listed $269,900 Hive MLS
• 2026-05-04 Listed $269,900 GAMLS
• 2021-07-30 Sold (MLS) $201,000 Hive MLS
• 2020-09-29 Listed $208,490 Hive MLS

Property tax history

+56.9%/yr

Latest (2025): $2,589 · +4.6% YoY. Source: county tax records.