1513 Vine St · Savannah, GA 31401

$220,000

3 bd · 1.0 ba · 960 sqft · SingleFamily public records · 152 Days on market

Built 1940 3,302 sqft lot $229/sqft · 18% below area Est $270k · 18% 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 +15.2/30.0
• ARV discount +15.0/15.0
• DSCR +4.7/10.0
• 1% rule +4.6/10.0
• Livability +4.3/5.0
• Rent growth +3.2/5.0
• Condition / age +2.5/5.0
• Schools +2.0/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Charming 3-bedroom, 1-bath home located just minutes from downtown Savannah. Tenant occupied with built-in rental income, making this a great opportunity for investors. Features a private backyard area and convenient access to dining, shopping, and entertainment. Low-maintenance property in a prime location with strong rental demand.

Key facts

• Strong rental demand
• Prime location
• 3,302 sq ft lot

Tags

• PRIVATE BACKYARD AREA
• BUILT-IN RENTAL INCOME
• LOW-MAINTENANCE PROPERTY
• PRIME LOCATION
• STRONG RENTAL DEMAND

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $220k.

Deal economics

• At list price, monthly cash flow is $76 ($907/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 $211k (4.0% below list).
• Recommended offer: $194k (12.0% below list) — sets the bar for market timing.
• Cap rate 6.7% 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 rising (+3.0%/yr); 333 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals lingering (median 45d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 52% 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 $2,112/mo this rent would consume 48% of the median local household income ($53k/yr) (locally 2031% 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 $7k 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 152 days — a 12% lower offer ($194k) is reasonable based on typical stale-listing flexibility.
• 7 sale attempts since 8y ago; this cycle's ask has dropped $45k (17%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $122k; list at $220k implies a 80% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1940 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: 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 $193,600 (12.0% below list)

Questions for the listing agent

1. It's been on market 152 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1940 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. 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.
7. 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.
8. 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: 0.96% ✗
• Cap rate: 6.71%
• Cash-on-cash: 1.47%
• DSCR: 1.07
• GRM: 8.7

CMA / ARV

• ARV (median comp): $269,544
• List price: $220,000
• Delta: -18.38%
• 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
1709 Grove St	0.10mi	2/1.0 (-1)	972 (+1%)	5mo	$268,000	$276	84
1515 Vine St	0.01mi	3/1.0	1,060 (+10%)	6mo	$265,000	$250	77
601 E 31st St	0.26mi	3/1.5	1,040 (+8%)	4mo	$265,000	$255	68
1224 E Waldburg St	0.57mi	2/1.0 (-1)	993 (+3%)	2mo	$230,000	$232	61
1017 E 37th St	0.39mi	2/1.0 (-1)	879 (-8%)	2mo	$123,000	$140	61
1401 NE 36th St	0.66mi	2/1.0 (-1)	940 (-2%)	2mo	$210,000	$223	59
1804 Cedar St	0.52mi	3/1.0	1,051 (+10%)	3mo	$190,000	$181	58
1106 E Broad St	0.38mi	3/2.0	839 (-13%)	3mo	$399,000	$476	55
1341 E Waldburg St	0.68mi	3/1.0	1,024 (+7%)	5mo	$220,000	$215	53
1317 E 39th St	0.71mi	2/1.0 (-1)	1,036 (+8%)	2mo	$207,000	$200	47
412 E 41st St	0.69mi	2/1.0 (-1)	1,076 (+12%)	1mo	$389,000	$362	42
1308 SE 36th St	0.57mi	2/1.0 (-1)	832 (-13%)	6mo	$299,000	$359	41

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 · 2.95% rent growth · sell at horizon

5-year hold

• IRR: -14.0%
• Equity multiple: 0.50×
• Total profit: $-30,863
• Equity at exit: $32,803

10-year hold

• IRR: -5.2%
• Equity multiple: 0.66×
• Total profit: $-20,798
• Equity at exit: $19,022

Cash invested: $61,600 (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 31401

• Rents YoY: 3.0%
• Active inventory: 333
• Price-to-rent: 8.7×

Monthly cashflow live

• Estimated rent: $2,112 high
• Mortgage (P&I): −$1,154
• Tax from tax record: −$348 /mo · $4,175/yr
• Insurance: −$92
• HOA: −$0
• Vacancy / Maint / Mgmt: −$444
• Net cashflow: $76

Break-even live

Break-even rent $2,017

Max offer price $220,000

Occupancy floor 91%

Sensitivity live

Price	-10% $200	-5% $138	+0% $76	+5% $13	+10% $-49
Rent	-10% $-91	-5% $-8	+0% $76	+5% $159	+10% $243
Rate	-1.0pp $186	-0.5pp $132	base $76	+0.5pp $19	+1.0pp $-39

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: $55,000
• Closing costs: $6,600
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1709 Le Grand St Unit 1709 Savannah, GA	2.0	1.0	1080	$1,595	$1.48	44d	1	0.18mi
637 E Anderson St Unit A Savannah, GA	2.0	1.0	850	$1,850	$2.18	44d	1	0.18mi
637 E Anderson St Unit B Savannah, GA	2.0	1.0	850	$1,700	$2.00	44d	1	0.18mi
637 E Anderson St Unit D Savannah, GA	2.0	1.0	850	$1,450	$1.71	44d	1	0.18mi
702 E Henry St Unit B Savannah, GA	2.0	1.0	750	$1,800	$2.40	14d	1	0.19mi
914 E 34th St Unit 916 Savannah, GA	3.0	1.0	935	$1,995	$2.13	24d	1	0.23mi
613 E Duffy Ln Unit A Savannah, GA	2.0	2.0	1066	$1,950	$1.83	14d	1	0.30mi
810 E Park Ave Unit B Savannah, GA	3.0	2.0	1100	$2,700	$2.45	44d	1	0.30mi
616 E Duffy St Savannah, GA	2.0	2.0	860	$2,500	$2.91	14d	1	0.32mi
614 E Duffy St Savannah, GA	2.0	2.0	817	$1,800	$2.20	14d	1	0.32mi
762 E Waldburg St Savannah, GA	2.0	1.0	700	$1,650	$2.36	24d	1	0.34mi
512 E 33rd St Unit 1244808P Savannah, GA	2.0	2.0	990	$3,196	$3.23	14d	1	0.36mi
1212 Price St Unit A Savannah, GA	2.0	1.0	900	$2,600	$2.89	44d	1	0.42mi
1207 E Anderson St Unit B Savannah, GA	2.0	1.0	1000	$1,640	$1.64	24d	1	0.43mi
1203 E Henry St Savannah, GA	2.0	1.0	916	$1,475	$1.61	44d	1	0.44mi
1716 Habersham St Apt 6 Savannah, GA	2.0	1.5	1100	$2,200	$2.00	22d	1	0.45mi
502 E Park Ave Unit A Savannah, GA	2.0	1.0	900	$1,800	$2.00	14d	1	0.48mi
542 E Bolton St Savannah, GA	2.0	1.0	1060	$1,700	$1.60	14d	1	0.49mi
407 E Park Ave Unit A Savannah, GA	2.0	1.0	1108	$1,975	$1.78	44d	1	0.50mi
304 E 33rd St Savannah, GA	2.0	1.5	1099	$1,950	$1.77	24d	1	0.50mi
1226 E Henry St Unit B Savannah, GA	2.0	1.0	882	$1,300	$1.47	44d	1	0.50mi
1112 E Bolton St Savannah, GA	3.0	1.0	1112	$1,975	$1.78	24d	1	0.51mi
614 E Gwinnett St Unit 616 Savannah, GA	2.0	2.0	1116	$2,790	$2.50	44d	1	0.51mi
309 E Duffy St Savannah, GA	2.0	1.0	950	$2,200	$2.32	44d	1	0.53mi
1303 E 33rd St Savannah, GA	2.0	1.0	561	$1,150	$2.05	14d	1	0.53mi
1305 E 32nd St Savannah, GA	2.0	1.0	832	$2,400	$2.88	14d	1	0.54mi
1315 E Anderson St Unit 1315 Savannah, GA	2.0	2.0	859	$1,500	$1.75	44d	1	0.57mi
1205 E 38th St Savannah, GA	2.0	1.0	1000	$1,595	$1.59	44d	1	0.57mi
722 Waters Ave Unit B Savannah, GA	2.0	1.0	722	$1,700	$2.35	24d	1	0.58mi
625 E 41st St Savannah, GA	2.0	1.0	1000	$2,500	$2.50	44d	1	0.59mi
222 E 37th St Savannah, GA	1.0–2.0	1.0	555	$1,213	$2.19	44d	1	0.60mi
1224 E 38th St Savannah, GA	2.0	1.0	798	$1,550	$1.94	44d	1	0.60mi
1401 E 33rd St Savannah, GA	3.0	1.0	960	$1,650	$1.72	44d	1	0.64mi
112 E Duffy St Savannah, GA	2.0	1.0	987	$2,150	$2.18	44d	1	0.66mi
17 E 31st St Savannah, GA	1.0–2.0	1.0–2.0	848	$2,940	$3.46	14d	12	0.67mi
1326 E 38th St Savannah, GA	2.0	1.0	800	$1,600	$2.00	14d	1	0.69mi
613 Habersham St Savannah, GA	2.0	1.0	930	$2,500	$2.69	44d	1	0.72mi
511 Blair St Unit 511 Savannah, GA	2.0	1.0	756	$1,675	$2.22	24d	1	0.72mi
604 Habersham St Unit B Savannah, GA	2.0	1.5	1050	$2,850	$2.71	44d	1	0.72mi
1220 E Victory Dr Savannah, GA	2.0	1.0	1000	$1,800	$1.80	44d	1	0.76mi

Listing history 34 events

1. 2026-06-18
   days on market $220,000 Active 152 DOM
2. 2026-06-17
   days on market $220,000 Active 151 DOM
3. 2026-06-16
   days on market $220,000 Active 150 DOM
4. 2026-06-15
   days on market $220,000 Active 149 DOM
5. 2026-06-14
   days on market $220,000 Active 147 DOM
6. 2026-06-13
   days on market $220,000 Active 146 DOM
7. 2026-06-10
   days on market $220,000 Active 144 DOM
8. 2026-06-09
   days on market $220,000 Active 143 DOM
9. 2026-06-09
   price $220,000 Active 142 DOM
10. 2026-06-08
    days on market $265,000 Active 142 DOM
11. 2026-06-07
    days on market $265,000 Active 141 DOM
12. 2026-06-05
    days on market $265,000 Active 138 DOM
13. 2026-06-03
    days on market $265,000 Active 137 DOM
14. 2026-06-02
    days on market $265,000 Active 136 DOM
15. 2026-06-01
    days on market $265,000 Active 135 DOM
16. 2026-05-31
    days on market $265,000 Active 134 DOM
17. 2026-05-30
    days on market $265,000 Active 133 DOM
18. 2026-05-18
    status Active 335-char remark

    Show marketing remark (335 chars)

    Charming 3-bedroom, 1-bath home located just minutes from downtown Savannah. Tenant occupied with built-in rental income, making this a great opportunity for investors. Features a private backyard area and convenient access to dining, shopping, and entertainment. Low-maintenance property in a prime location with strong rental demand.

19. 2026-05-11
    historical 335-char remark

    Show marketing remark (335 chars)

    Charming 3-bedroom, 1-bath home located just minutes from downtown Savannah. Tenant occupied with built-in rental income, making this a great opportunity for investors. Features a private backyard area and convenient access to dining, shopping, and entertainment. Low-maintenance property in a prime location with strong rental demand.

20. 2026-01-10
    listed $265,000 Active 335-char remark

    Show marketing remark (335 chars)

    Charming 3-bedroom, 1-bath home located just minutes from downtown Savannah. Tenant occupied with built-in rental income, making this a great opportunity for investors. Features a private backyard area and convenient access to dining, shopping, and entertainment. Low-maintenance property in a prime location with strong rental demand.

21. 2025-10-17
    price $59,900
22. 2025-09-29
    historical $1,425
23. 2025-09-18
    listed $1,425
24. 2020-06-02
    soldstatus $122,500
25. 2020-05-28
    soldstatus $122,500
26. 2020-04-30
    historical
27. 2020-03-18
    listed $129,000
28. 2019-12-03
    listed $305,900
29. 2019-10-18
    soldstatus $44,000
30. 2019-07-10
    listed $55,000
31. 2018-10-25
    historical
32. 2018-10-22
    listed $59,900
33. 2005-01-07
    soldstatus $65,000
34. 2001-07-03
    soldstatus $32,500

ⓘ 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: $4,175 · $348/mo
• Projected year-2 tax: $4,175 · $348/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 10/10 Extreme 7 d/yr ≥107°F today · 18 d/yr by 30 yrs out
• 💨 Wind 9/10 Extreme 99% chance of damaging wind over 30 yrs
• 🫁 Air quality 5/10 Major 7 unhealthy d/yr today · 8 by 30 yrs out

Taxation est. · year 1

• Rental income: $25,350
• − Mortgage interest: −$12,323
• − Property taxes: −$4,175
• − Insurance: −$1,100
• − Repairs & maintenance: −$2,028
• − Management: −$2,028
• − Depreciation: −$6,400
• Taxable loss: −$2,704
• Est. tax savings @ 24.0%: +$649
• After-tax cash flow: $1,556/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): 20,445
• Household income: $52,509
• Rent vs Own: 64.3% rent · 35.7% own
• Severe rent burden: 2031.0

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 0.59)
• Race & ethnicity: White 53% Black 35% Hispanic / Latino 7% Two or more races 5% Asian 3%
• Hispanic origin (detail): Mexican 2% Puerto Rican 2%
• Common ancestry: Slovak 2% Lithuanian 2% Romanian 2%
• Foreign-born: 8% · Canada, China
• Languages at home: 90% English-only · Spanish 4% Chinese 2% 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: ▼ -358.74%
• Current HPI: 553.5645
• Rent YoY: ▲ 2.95%
• 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

+715.4% since first listed

17 events — show timeline

• 2026-05-18 Relisted — Hive MLS
• 2026-05-11 Listing Removed — Hive MLS
• 2026-01-10 Listed $265,000 Hive MLS
• 2025-10-17 Price Changed $59,900 Hive MLS
• 2025-09-29 Rental Removed $1,425 APPFOLIO
• 2025-09-18 Listed for Rent $1,425 APPFOLIO
• 2020-06-02 Sold (Public Records) $122,500 Public Records
• 2020-05-28 Sold (MLS) $122,500 Hive MLS
• 2020-04-30 Listing Removed — Hive MLS
• 2020-03-18 Listed $129,000 Hive MLS
• 2019-12-03 Listed $305,900 Hive MLS
• 2019-10-18 Sold (MLS) $44,000 Hive MLS
• 2019-07-10 Listed $55,000 Hive MLS
• 2018-10-25 Listing Removed — Hive MLS
• 2018-10-22 Listed $59,900 Hive MLS
• 2005-01-07 Sold (Public Records) $65,000 Public Records
• 2001-07-03 Sold (Public Records) $32,500 Public Records

Property tax history

+25.1%/yr

Latest (2025): $4,175 · -14.8% YoY. Source: county tax records.