109 W 57th St · Savannah, GA 31405

$169,900

3 bd · 1.0 ba · 1,430 sqft · SingleFamily public records · 34 Days on market

Built 1913 9,409 sqft lot $119/sqft · 24% below area Est $224k · 24% under

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Why this score? — see what drove the B- 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 +24.9/30.0
• ARV discount +15.0/15.0
• DSCR +8.1/10.0
• 1% rule +6.4/10.0
• Livability +4.3/5.0
• Condition / age +2.5/5.0
• Rent growth +2.3/5.0
• Schools +2.0/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

This charming Midtown 3-bedroom, 1-bath Bungalow offers comfortable living with an open-concept layout designed for both everyday living and entertaining. The eat-in kitchen features updated appliances and flows seamlessly into the main living area, creating a bright and inviting space. Spacious bedrooms provide flexibility for family, guests, or a home office. Step outside to enjoy the large, fenced backyard perfect for outdoor gatherings, pets, or added privacy. The property also includes additional parking in the rear for added convenience. A great opportunity for first-time buyers or investors, schedule your tour today!

Key facts

• Updated appliances
• Additional parking
• Eat-in kitchen

Tags

• OPEN-CONCEPT LAYOUT
• EAT-IN KITCHEN
• UPDATED APPLIANCES
• LARGE FENCED BACKYARD
• ADDITIONAL PARKING

Property features AI

Exterior

• Parking: Off-street parking
• Utilities: Public water; Public sewer
• Home design: Single-family residence; One story
• Construction: Vinyl siding; Asphalt roof; Slab foundation; Built on 0.216-acre lot
• Exterior features: Front porch; Privacy fencing; Has a view

Interior

• Kitchen: Oven; Range; Refrigerator
• Bathrooms: 1 full bathroom
• Heating & cooling: Central heating (electric); Central air conditioning (electric)
• Interior features: Electric water heater; Oven; Range; Refrigerator
• Laundry & utility: Laundry: other (unspecified hookup/location)

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $170k.

Deal economics

• At list price, monthly cash flow is $364 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $170k).
• Recommended offer: $165k (3.0% below list) — sets the bar for market timing.
• Cap rate 8.9% 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 soft (-0.7%/yr); 268 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); 50% 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 $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 34 days — a 3% lower offer ($165k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 5y 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 $65k; list at $170k implies a 161% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1913 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 7→17/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $164,803 (3.0% below list)

Questions for the listing agent

1. It's been on market 34 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 1913 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
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: 1.14% ✓
• Cap rate: 8.86%
• Cash-on-cash: 9.18%
• DSCR: 1.41
• GRM: 7.3

CMA / ARV

• ARV (median comp): $224,014
• List price: $169,900
• Delta: -24.16%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
4206 Crane St	0.09mi	3/2.0	1,488 (+4%)	3mo	$190,000	$128	82
704 W 60th St	0.38mi	3/1.0	1,509 (+6%)	4mo	$136,400	$90	70
103 E 60th St	0.37mi	3/2.0	1,524 (+7%)	3mo	$475,000	$312	66
218 E 65th St	0.71mi	3/1.5	1,459 (+2%)	2mo	$391,000	$268	60
218 E 53rd St	0.55mi	3/1.0	1,326 (-7%)	6mo	$450,000	$339	58
110 E 54th St	0.39mi	3/2.0	1,588 (+11%)	2mo	$635,000	$400	58
410 Mckenzie Pl	0.48mi	3/2.0	1,272 (-11%)	3mo	$262,500	$206	53
220 E 65th St	0.72mi	3/1.0	1,342 (-6%)	5mo	$365,000	$272	52
225 E 51st St	0.61mi	2/1.0 (-1)	1,322 (-8%)	3mo	$435,000	$329	51
310 E 57th St	0.60mi	3/1.0	1,230 (-14%)	1mo	$381,500	$310	48
134 E 55th St	0.42mi	2/1.5 (-1)	1,229 (-14%)	4mo	$440,000	$358	46
601 W 45th St	0.72mi	3/2.0	1,323 (-8%)	7mo	$344,900	$261	44

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: -5.8%
• Equity multiple: 0.79×
• Total profit: $-9,992
• Equity at exit: $25,333

10-year hold

• IRR: -0.2%
• Equity multiple: 0.99×
• Total profit: $-674
• Equity at exit: $14,690

Cash invested: $47,572 (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 31405

• Home prices YoY: -32.4%
• Rents YoY: -0.7%
• Active inventory: 268
• Price-to-rent: 7.3×

Monthly cashflow live

• Estimated rent: $1,937 high
• Mortgage (P&I): −$891
• Tax from tax record: −$204 /mo · $2,448/yr
• Insurance: −$71
• HOA: −$0
• Vacancy / Maint / Mgmt: −$407
• Net cashflow: $364

Break-even live

Break-even rent $1,476

Max offer price $169,900

Occupancy floor 76%

Sensitivity live

Price	-10% $460	-5% $412	+0% $364	+5% $316	+10% $268
Rent	-10% $211	-5% $288	+0% $364	+5% $441	+10% $517
Rate	-1.0pp $450	-0.5pp $407	base $364	+0.5pp $320	+1.0pp $275

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: $42,475
• Closing costs: $5,097
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
118 W 56th St Savannah, GA	2.0	1.0	936	$1,625	$1.74	14d	1	0.10mi
206 W 60th St Savannah, GA	3.0	1.0	1600	$1,600	$1.00	21d	1	0.17mi
20 W 54th St Savannah, GA	2.0	1.0	950	$1,200	$1.26	24d	1	0.22mi
28 Thackery Pl Apt 3 Savannah, GA	2.0	2.0	1300	$1,750	$1.35	14d	1	0.23mi
28 Thackery Pl Apt 2 Savannah, GA	2.0	1.5	1200	$1,600	$1.33	14d	1	0.23mi
36 Thackery Pl Apt 1 Savannah, GA	2.0	2.0	1247	$1,800	$1.44	44d	1	0.23mi
44 Thackery Pl Apt 3 Savannah, GA	3.0	2.0	1489	$1,800	$1.21	14d	1	0.24mi
4 W 53rd St Unit 4 Savannah, GA	2.0	1.0	960	$1,400	$1.46	44d	1	0.28mi
2 W 53rd St #3 Savannah, GA	2.0	1.0	1122	$1,750	$1.56	44d	1	0.28mi
51 Columbus Dr Apt 1 Savannah, GA	2.0	1.0	960	$1,600	$1.67	14d	1	0.28mi
3605 Bull St #2 Savannah, GA	3.0	2.0	1408	$1,695	$1.20	44d	1	0.29mi
3605 Bull St Unit 3 Savannah, GA	3.0	2.0	1408	$1,600	$1.14	24d	1	0.29mi
3601 Bull St Unit 2 Savannah, GA	3.0	2.0	1386	$1,900	$1.37	44d	1	0.31mi
3601 Bull St Apt 3 Savannah, GA	3.0	2.0	1386	$1,825	$1.32	44d	1	0.31mi
119 W 52nd St Savannah, GA	2.0	1.0	1020	$1,800	$1.76	44d	1	0.32mi
4401 Meding St Savannah, GA	3.0	2.0	1030	$1,500	$1.46	24d	1	0.33mi
601 W 54th St Savannah, GA	1.0–4.0	1.0–2.0	881	$1,633	$1.85	24d	1	0.36mi
123 E 55th St Unit Lower Savannah, GA	3.0	1.0	1700	$2,800	$1.65	44d	1	0.38mi
12 W 51st St Savannah, GA	2.0	1.0	932	$2,500	$2.68	24d	1	0.38mi
120 E 61st St Savannah, GA	4.0	4.0	1750	$2,082	$1.19	44d	1	0.39mi
139 E 55th St Apt C Savannah, GA	2.0	1.0	900	$1,600	$1.78	44d	1	0.41mi
122 E 62nd St Savannah, GA	1.0–2.0	1.0–2.5	832	$2,595	$3.12	14d	24	0.44mi
3301 Bull St Unit 4 Savannah, GA	2.0	1.0	1000	$1,750	$1.75	24d	1	0.47mi
3211 Bull St Unit A Savannah, GA	2.0	1.0	1000	$1,975	$1.98	44d	1	0.51mi
309 E 58th St Savannah, GA	3.0	2.0	1215	$2,200	$1.81	24d	1	0.59mi
628 W 48th St Savannah, GA	3.0	1.0	975	$1,699	$1.74	14d	1	0.64mi
1004 W 53rd St Savannah, GA	3.0	2.0	1700	$2,300	$1.35	44d	1	0.65mi
1014 W 53rd St Savannah, GA	3.0	2.0	1048	$1,600	$1.53	14d	1	0.65mi
2910 Bull St Savannah, GA	3.0	2.0	1200	$3,500	$2.92	44d	1	0.66mi
105 E 66th St Savannah, GA	3.0	3.0	1470	$3,500	$2.38	14d	1	0.70mi
329 E 63rd St Savannah, GA	3.0	2.0	1451	$2,515	$1.73	44d	1	0.76mi
403 E 50th St Savannah, GA	3.0	2.0	1800	$2,950	$1.64	24d	1	0.78mi
607 W 44th St Unit B Savannah, GA	3.0	1.0	1050	$1,650	$1.57	44d	1	0.78mi
5 Berkley Pl Savannah, GA	2.0	2.0	1706	$2,175	$1.27	44d	1	0.79mi
206 Brandywine Rd Savannah, GA	4.0	2.0	1691	$3,100	$1.83	44d	1	0.80mi
2613 Montgomery St Unit B303 Savannah, GA	2.0	2.0	879	$3,472	$3.95	44d	1	0.83mi
2604 Jefferson St Savannah, GA	2.0	1.0	910	$1,900	$2.09	44d	1	0.84mi
216 W 43rd St Savannah, GA	3.0	3.0	1722	$2,900	$1.68	24d	1	0.84mi
1003 W 46th St Savannah, GA	3.0	1.0	1100	$1,625	$1.48	14d	1	0.85mi
310 W 42nd St Savannah, GA	3.0	2.0	1300	$1,800	$1.38	44d	1	0.87mi

Listing history 9 events

1. 2026-04-28
   listed $169,900 Active 631-char remark

   Show marketing remark (631 chars)

   This charming Midtown 3-bedroom, 1-bath Bungalow offers comfortable living with an open-concept layout designed for both everyday living and entertaining. The eat-in kitchen features updated appliances and flows seamlessly into the main living area, creating a bright and inviting space. Spacious bedrooms provide flexibility for family, guests, or a home office. Step outside to enjoy the large, fenced backyard perfect for outdoor gatherings, pets, or added privacy. The property also includes additional parking in the rear for added convenience. A great opportunity for first-time buyers or investors, schedule your tour today!

2. 2026-04-24
   listed $169,900 New 631-char remark

   Show marketing remark (631 chars)

   This charming Midtown 3-bedroom, 1-bath Bungalow offers comfortable living with an open-concept layout designed for both everyday living and entertaining. The eat-in kitchen features updated appliances and flows seamlessly into the main living area, creating a bright and inviting space. Spacious bedrooms provide flexibility for family, guests, or a home office. Step outside to enjoy the large, fenced backyard perfect for outdoor gatherings, pets, or added privacy. The property also includes additional parking in the rear for added convenience. A great opportunity for first-time buyers or investors, schedule your tour today!

3. 2026-04-24
   listed $169,900 Active

   Show marketing remark (631 chars)

   This charming Midtown 3-bedroom, 1-bath Bungalow offers comfortable living with an open-concept layout designed for both everyday living and entertaining. The eat-in kitchen features updated appliances and flows seamlessly into the main living area, creating a bright and inviting space. Spacious bedrooms provide flexibility for family, guests, or a home office. Step outside to enjoy the large, fenced backyard perfect for outdoor gatherings, pets, or added privacy. The property also includes additional parking in the rear for added convenience. A great opportunity for first-time buyers or investors, schedule your tour today!

4. 2022-08-21
   price $2,000
5. 2021-11-19
   soldstatus $65,000
6. 2021-11-18
   soldstatus $65,000
7. 2021-07-30
   listed $70,000
8. 2021-07-30
   listed $70,000
9. 1980-05-01
   soldstatus $13,500

ⓘ 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: $2,448 · $204/mo
• Projected year-2 tax: $2,448 · $204/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 1/10 Low
• 🌡 Heat 9/10 Extreme 7 d/yr ≥108°F today · 17 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: $23,239
• − Mortgage interest: −$9,517
• − Property taxes: −$2,448
• − Insurance: −$850
• − Repairs & maintenance: −$1,859
• − Management: −$1,859
• − Depreciation: −$4,943
• Taxable income: $1,763
• Est. tax owed @ 24.0%: −$423
• After-tax cash flow: $3,946/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): 40,764
• Household income: $65,710
• Rent vs Own: 47.9% rent · 52.1% own
• Severe rent burden: 1712.0

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: 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%

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

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

+1158.5% since first listed

12 events — show timeline

• 2026-05-29 Pending — GAMLS
• 2026-05-29 Pending — HABR
• 2026-05-29 Pending — Hive MLS
• 2026-04-28 Listed $169,900 HABR
• 2026-04-24 Listed $169,900 Hive MLS
• 2026-04-24 Listed $169,900 GAMLS
• 2022-08-21 Price Changed $2,000 RENT.
• 2021-11-19 Sold (Public Records) $65,000 Public Records
• 2021-11-18 Sold (MLS) $65,000 Hive MLS
• 2021-07-30 Listed $70,000 Hive MLS
• 2021-07-30 Listed $70,000 Hive MLS
• 1980-05-01 Sold (Public Records) $13,500 Public Records

Property tax history

+8.1%/yr

Latest (2025): $2,448 · -23.5% YoY. Source: county tax records.