109 Pleasant Dr · Port Wentworth, GA 31407

$247,900

3 bd · 2.0 ba · 1,528 sqft · SingleFamily public records · 76 Days on market

Built 1972 0.50 ac lot $162/sqft · at area comps Est $368k · 33% under

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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 +17.5/30.0
• ARV discount +15.0/15.0
• DSCR +5.5/10.0
• Appreciation +4.1/10.0
• 1% rule +3.9/10.0
• Livability +3.4/5.0
• Condition / age +2.5/5.0
• Schools +2.0/10.0
• Rent growth +1.6/5.0

Listing remarks MLS

Back on market at no fault of seller! Welcome to this 3-bedroom, 2-bath home situated on approximately half an acre with a one-car garage and multiple outbuildings. A front flex room provides versatile space for a sitting area, office, or playroom. The kitchen features stainless steel appliances and an island with bar seating that opens to the dining area and a spacious main living room, creating an ideal layout for everyday living and entertaining. A separate family room with a wood-burning stove adds a cozy gathering space. The primary bedroom includes an ensuite bath, while two additional bedrooms provide space for family or guests. Outside, the generous lot offers room to enjoy the outdoors along with a storage shed and an additional outbuilding with covered spaces. Conveniently located near Savannah/Hilton Head International Airport and just minutes from shopping, dining, and everything Pooler has to offer.

Key facts

• Generous lot
• Wood-burning stove
• Storage shed

Tags

• STAINLESS STEEL APPLIANCES
• ISLAND WITH BAR SEATING
• SEPARATE FAMILY ROOM
• WOOD-BURNING STOVE
• GENEROUS LOT
• STORAGE SHED

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $248k.

Deal economics

• At list price, monthly cash flow is $-236 ($-3k/yr) — negative.
• To cash-flow at today's rent, offer at most $206k (16.8% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $220k (11.1% below list).
• Recommended offer: $206k (16.8% below list) — sets the bar for cash-flow.
• Cap rate 7.2% vs local median 4.0% in Port Wentworth — 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 67/100 on livability (#173 in GA) — a middle-class / working-renter tenant base. Strengths: housing A+, cost of living A, crime A-; Watch: schools F, amenities F, commute 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 (-3.5%/yr); 382 active listings in the ZIP; solid renter incomes; 2,694 units permitted in Chatham County in 2024 (973 in 5+ unit buildings).
• This rent runs 33% of the median local income ($81k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-1.9%/yr); year-one equity from $2k 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 76 days — a 6% lower offer ($233k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 16y 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 $215k; 15% 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, 97% 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 $206,235 (16.8% 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 76 days. Have you received any prior offers? Is the seller open to a 17% concession, seller financing, or rate buy-down credit?
3. Built in 1972 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
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. 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: 0.89% ✗
• Cap rate: 7.22%
• Cash-on-cash: 3.30%
• DSCR: 1.15
• GRM: 9.4

CMA / ARV

• ARV (median comp): $367,885
• List price: $247,900
• Delta: -32.61%
• Verdict: UNDERPRICED
• Comps: 7 within 1.0 mi

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2 Morgan Dr	0.70mi	3/1.5	1,312 (-14%)	4mo	$260,000	$198	38

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

-1.89% appreciation · 0.0% rent growth · sell at horizon

5-year hold

• IRR: -18.8%
• Equity multiple: 0.28×
• Total profit: $-49,728
• Equity at exit: $49,441

10-year hold

• IRR: -17.1%
• Equity multiple: -0.10×
• Total profit: $-76,299
• Equity at exit: $43,493

Cash invested: $69,412 (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 31407

• Home prices YoY: -0.7%
• Rents YoY: -3.5%
• Active inventory: 382
• Price-to-rent: 9.4×

Monthly cashflow live

• Estimated rent: $2,205 medium
• Mortgage (P&I): −$1,300
• Tax from tax record: −$148 /mo · $1,774/yr
• Insurance: −$103
• Flood insurance flood zone: −$427 /mo · $5,118/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$463
• Net cashflow: $-236

Break-even live

Break-even rent $2,503

Max offer price $206,235

Occupancy floor —

Sensitivity live

Price	-10% $-96	-5% $-166	+0% $-236	+5% $-306	+10% $-376
Rent	-10% $-410	-5% $-323	+0% $-236	+5% $-149	+10% $-62
Rate	-1.0pp $-111	-0.5pp $-173	base $-236	+0.5pp $-300	+1.0pp $-365

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: $61,975
• Closing costs: $7,437
• Reserves months: —
• Total cash needed: —

Listing history 18 events

1. 2026-06-02
   status $247,900 Pending 76 DOM
2. 2026-06-01
   days on market $247,900 Active Under Contract 76 DOM
3. 2026-05-31
   days on market $247,900 Active Under Contract 75 DOM
4. 2026-05-30
   days on market $247,900 Active Under Contract 74 DOM
5. 2026-05-11
   historical Active Under Contract 925-char remark

   Show marketing remark (925 chars)

   Back on market at no fault of seller! Welcome to this 3-bedroom, 2-bath home situated on approximately half an acre with a one-car garage and multiple outbuildings. A front flex room provides versatile space for a sitting area, office, or playroom. The kitchen features stainless steel appliances and an island with bar seating that opens to the dining area and a spacious main living room, creating an ideal layout for everyday living and entertaining. A separate family room with a wood-burning stove adds a cozy gathering space. The primary bedroom includes an ensuite bath, while two additional bedrooms provide space for family or guests. Outside, the generous lot offers room to enjoy the outdoors along with a storage shed and an additional outbuilding with covered spaces. Conveniently located near Savannah/Hilton Head International Airport and just minutes from shopping, dining, and everything Pooler has to offer.

6. 2026-05-06
   price $247,900 925-char remark

   Show marketing remark (925 chars)

   Back on market at no fault of seller! Welcome to this 3-bedroom, 2-bath home situated on approximately half an acre with a one-car garage and multiple outbuildings. A front flex room provides versatile space for a sitting area, office, or playroom. The kitchen features stainless steel appliances and an island with bar seating that opens to the dining area and a spacious main living room, creating an ideal layout for everyday living and entertaining. A separate family room with a wood-burning stove adds a cozy gathering space. The primary bedroom includes an ensuite bath, while two additional bedrooms provide space for family or guests. Outside, the generous lot offers room to enjoy the outdoors along with a storage shed and an additional outbuilding with covered spaces. Conveniently located near Savannah/Hilton Head International Airport and just minutes from shopping, dining, and everything Pooler has to offer.

7. 2026-04-25
   status Active 925-char remark

   Show marketing remark (925 chars)

   Back on market at no fault of seller! Welcome to this 3-bedroom, 2-bath home situated on approximately half an acre with a one-car garage and multiple outbuildings. A front flex room provides versatile space for a sitting area, office, or playroom. The kitchen features stainless steel appliances and an island with bar seating that opens to the dining area and a spacious main living room, creating an ideal layout for everyday living and entertaining. A separate family room with a wood-burning stove adds a cozy gathering space. The primary bedroom includes an ensuite bath, while two additional bedrooms provide space for family or guests. Outside, the generous lot offers room to enjoy the outdoors along with a storage shed and an additional outbuilding with covered spaces. Conveniently located near Savannah/Hilton Head International Airport and just minutes from shopping, dining, and everything Pooler has to offer.

8. 2026-04-21
   status Pending 925-char remark

   Show marketing remark (925 chars)

   Back on market at no fault of seller! Welcome to this 3-bedroom, 2-bath home situated on approximately half an acre with a one-car garage and multiple outbuildings. A front flex room provides versatile space for a sitting area, office, or playroom. The kitchen features stainless steel appliances and an island with bar seating that opens to the dining area and a spacious main living room, creating an ideal layout for everyday living and entertaining. A separate family room with a wood-burning stove adds a cozy gathering space. The primary bedroom includes an ensuite bath, while two additional bedrooms provide space for family or guests. Outside, the generous lot offers room to enjoy the outdoors along with a storage shed and an additional outbuilding with covered spaces. Conveniently located near Savannah/Hilton Head International Airport and just minutes from shopping, dining, and everything Pooler has to offer.

9. 2026-03-28
   historical Active Under Contract 925-char remark

   Show marketing remark (925 chars)

   Back on market at no fault of seller! Welcome to this 3-bedroom, 2-bath home situated on approximately half an acre with a one-car garage and multiple outbuildings. A front flex room provides versatile space for a sitting area, office, or playroom. The kitchen features stainless steel appliances and an island with bar seating that opens to the dining area and a spacious main living room, creating an ideal layout for everyday living and entertaining. A separate family room with a wood-burning stove adds a cozy gathering space. The primary bedroom includes an ensuite bath, while two additional bedrooms provide space for family or guests. Outside, the generous lot offers room to enjoy the outdoors along with a storage shed and an additional outbuilding with covered spaces. Conveniently located near Savannah/Hilton Head International Airport and just minutes from shopping, dining, and everything Pooler has to offer.

10. 2026-03-26
    price $249,900 925-char remark

    Show marketing remark (925 chars)

    Back on market at no fault of seller! Welcome to this 3-bedroom, 2-bath home situated on approximately half an acre with a one-car garage and multiple outbuildings. A front flex room provides versatile space for a sitting area, office, or playroom. The kitchen features stainless steel appliances and an island with bar seating that opens to the dining area and a spacious main living room, creating an ideal layout for everyday living and entertaining. A separate family room with a wood-burning stove adds a cozy gathering space. The primary bedroom includes an ensuite bath, while two additional bedrooms provide space for family or guests. Outside, the generous lot offers room to enjoy the outdoors along with a storage shed and an additional outbuilding with covered spaces. Conveniently located near Savannah/Hilton Head International Airport and just minutes from shopping, dining, and everything Pooler has to offer.

11. 2026-03-26
    status Active 925-char remark

    Show marketing remark (925 chars)

    Back on market at no fault of seller! Welcome to this 3-bedroom, 2-bath home situated on approximately half an acre with a one-car garage and multiple outbuildings. A front flex room provides versatile space for a sitting area, office, or playroom. The kitchen features stainless steel appliances and an island with bar seating that opens to the dining area and a spacious main living room, creating an ideal layout for everyday living and entertaining. A separate family room with a wood-burning stove adds a cozy gathering space. The primary bedroom includes an ensuite bath, while two additional bedrooms provide space for family or guests. Outside, the generous lot offers room to enjoy the outdoors along with a storage shed and an additional outbuilding with covered spaces. Conveniently located near Savannah/Hilton Head International Airport and just minutes from shopping, dining, and everything Pooler has to offer.

12. 2026-03-17
    historical Active Under Contract 925-char remark

    Show marketing remark (925 chars)

    Back on market at no fault of seller! Welcome to this 3-bedroom, 2-bath home situated on approximately half an acre with a one-car garage and multiple outbuildings. A front flex room provides versatile space for a sitting area, office, or playroom. The kitchen features stainless steel appliances and an island with bar seating that opens to the dining area and a spacious main living room, creating an ideal layout for everyday living and entertaining. A separate family room with a wood-burning stove adds a cozy gathering space. The primary bedroom includes an ensuite bath, while two additional bedrooms provide space for family or guests. Outside, the generous lot offers room to enjoy the outdoors along with a storage shed and an additional outbuilding with covered spaces. Conveniently located near Savannah/Hilton Head International Airport and just minutes from shopping, dining, and everything Pooler has to offer.

13. 2026-03-13
    listed $250,000 Active 925-char remark

    Show marketing remark (925 chars)

    Back on market at no fault of seller! Welcome to this 3-bedroom, 2-bath home situated on approximately half an acre with a one-car garage and multiple outbuildings. A front flex room provides versatile space for a sitting area, office, or playroom. The kitchen features stainless steel appliances and an island with bar seating that opens to the dining area and a spacious main living room, creating an ideal layout for everyday living and entertaining. A separate family room with a wood-burning stove adds a cozy gathering space. The primary bedroom includes an ensuite bath, while two additional bedrooms provide space for family or guests. Outside, the generous lot offers room to enjoy the outdoors along with a storage shed and an additional outbuilding with covered spaces. Conveniently located near Savannah/Hilton Head International Airport and just minutes from shopping, dining, and everything Pooler has to offer.

14. 2024-03-21
    soldstatus $215,000
15. 2017-08-14
    soldstatus $110,000
16. 2011-06-14
    historical
17. 2010-12-03
    listed $115,000
18. 1973-07-01
    soldstatus $20,500

ⓘ 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: $1,774 · $148/mo
• Projected year-2 tax: $2,281 · $190/mo
• Expected delta: +$507/yr (+$42/mo · 28.6%)

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

Climate risk First Street

• 🌊 Flood 2/10 Low FEMA zone AE · 3% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 Heat 9/10 Extreme 7 d/yr ≥108°F today · 17 d/yr by 30 yrs out
• 💨 Wind 8/10 Severe 97% chance of damaging wind over 30 yrs
• 🫁 Air quality 3/10 Moderate 3 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $26,458
• − Mortgage interest: −$13,886
• − Property taxes: −$1,774
• − Insurance: −$6,358
• − Repairs & maintenance: −$2,117
• − Management: −$2,117
• − Depreciation: −$7,212
• Taxable loss: −$7,005
• Est. tax savings @ 24.0%: +$1,681
• After-tax cash flow: $-1,149/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 — Port Wentworth

• Score: 67/100
• State rank: #173
• US rank: #10910

Category grades

Amenities F Commute F Cost of living A Crime A- Employment B Housing A+ Health & safety F User ratings A+

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Port Wentworth, GA
• County: Chatham County · 271,602 people
• City population: 24,893
• Metro: Savannah, GA
• Population (ZIP): 24,893
• Household income: $81,124
• Rent vs Own: 51.5% rent · 48.5% own
• Severe rent burden: 1341.0

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 0.65)
• Race & ethnicity: Black 43% White 38% Hispanic / Latino 13% Two or more races 6% Asian 2%
• Hispanic origin (detail): Mexican 5% Puerto Rican 3%
• Common ancestry: Serbian 1% Romanian 1% Italian 1%
• Foreign-born: 8% · Canada, Vietnam
• Languages at home: 86% English-only · Spanish 11% Vietnamese 1% Other Asian/Pacific 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: ▼ -1.89%
• Current HPI: 270.3529
• Rent YoY: ▼ -3.47%
• 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

+1109.3% since first listed

14 events — show timeline

• 2026-05-11 Contingent — Hive MLS
• 2026-05-06 Price Changed $247,900 Hive MLS
• 2026-04-25 Relisted — Hive MLS
• 2026-04-21 Pending — Hive MLS
• 2026-03-28 Contingent — Hive MLS
• 2026-03-26 Price Changed $249,900 Hive MLS
• 2026-03-26 Relisted — Hive MLS
• 2026-03-17 Contingent — Hive MLS
• 2026-03-13 Listed $250,000 Hive MLS
• 2024-03-21 Sold (Public Records) $215,000 Public Records
• 2017-08-14 Sold (Public Records) $110,000 Public Records
• 2011-06-14 Listing Removed — Hive MLS
• 2010-12-03 Listed $115,000 Hive MLS
• 1973-07-01 Sold (Public Records) $20,500 Public Records

Property tax history

+3.3%/yr

Latest (2025): $1,774 · +43.4% YoY. Source: county tax records.