40 Burnt Oak Rd · Port Wentworth, GA 31407

$300,000

3 bd · 2.5 ba · 2,051 sqft · SingleFamily public records · 141 Days on market

Built 2015 6,621 sqft lot $146/sqft · 7% below area Est $321k · 7% under $37/mo HOA · 2% 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).

• ARV discount +10.4/15.0
• Cash flow +10.2/30.0
• Appreciation +4.1/10.0
• Livability +3.4/5.0
• DSCR +2.9/10.0
• 1% rule +2.5/10.0
• Condition / age +2.5/5.0
• Schools +2.0/10.0
• Rent growth +1.6/5.0

Listing remarks MLS

Welcome home to 40 Burnt Oak Road, an inviting two story home in the desirable Rice Creek community of Port Wentworth, where comfort and connection come together. From the moment you step into the welcoming foyer, you are greeted by a spacious living area that flows effortlessly into a bright breakfast nook and a well appointed kitchen with ample cabinetry, a center island, and sleek black appliances. Just off the kitchen, a versatile flex space offers the perfect spot for a formal dining room, home office, or creative retreat. Upstairs, all three bedrooms provide a peaceful escape, including a generous primary suite with a private en suite bath. Laminate flooring throughout the main level and newer carpet upstairs add both style and comfort, while a washer and dryer are included for everyday ease. Step outside to a fenced backyard with a patio, ideal for relaxing evenings or hosting friends in a private setting. Conveniently located near I 95 and Pooler, with easy access to shopping, dining, and entertainment. This home is ready to welcome you!

Key facts

• Ample cabinetry
• Spacious living area
• Two story home

Tags

• TWO STORY HOME
• SPACIOUS LIVING AREA
• BRIGHT BREAKFAST NOOK
• WELL APPOINTED KITCHEN
• AMPLE CABINETRY
• CENTER ISLAND

What this means for you Summary

Snapshot

• This is a 3-bed/2.5-bath single-family listed at $300k.

Deal economics

• At list price, monthly cash flow is $-171 ($-2k/yr) — negative.
• To cash-flow at today's rent, offer at most $270k (10.0% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $225k (25.1% below list).
• Recommended offer: $225k (25.1% below list) — sets the bar for 1% rule.
• Cap rate 5.6% vs local median 4.1% 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); 379 active listings in the ZIP; 13 comparable units currently listed for rent nearby; rentals at typical pace (median 21d on market — plan ~3-4 weeks tenant-placement turnaround); 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 $6k 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 141 days — a 12% lower offer ($264k) is reasonable based on typical stale-listing flexibility.
• 11 sale attempts since 11y ago; this cycle's ask has dropped $35k (10%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $210k; 43% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 97% chance of damaging wind over 30y; moderate wildfire risk; extreme-heat days projected 7→18/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $224,755 (25.1% 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 141 days. Have you received any prior offers? Is the seller open to a 25% concession, seller financing, or rate buy-down credit?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. 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?
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: 0.75% ✗
• Cap rate: 5.61%
• Cash-on-cash: -2.44%
• DSCR: 0.89
• GRM: 11.1

CMA / ARV

• ARV (median comp): $321,003
• List price: $300,000
• Delta: -6.54%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
22 Rice Creek Rd	0.08mi	4/2.0 (+1)	2,051 (0%)	4mo	$334,900	$163	86
87 Marsh Salt Ln	0.21mi	4/2.5 (+1)	2,088 (+2%)	1mo	$391,178	$187	82
80 Burnt Oak Rd	0.25mi	3/2.0	1,993 (-3%)	3mo	$300,000	$151	79
86 Marsh Salt Ln	0.22mi	4/2.5 (+1)	2,005 (-2%)	7mo	$355,346	$177	75
207 Hasty Point Rd	0.38mi	4/2.5 (+1)	2,022 (-1%)	1mo	$362,700	$179	74
208 Hasty Point Rd	0.38mi	4/2.5 (+1)	2,022 (-1%)	1mo	$367,856	$182	74
108 Hasty Point Rd	0.37mi	4/2.5 (+1)	2,088 (+2%)	2mo	$389,106	$186	74
5 Marsh Salt Ln	0.34mi	4/2.5 (+1)	2,022 (-1%)	4mo	$320,000	$158	73
216 Hasty Point Rd	0.39mi	4/2.5 (+1)	2,005 (-2%)	3mo	$349,766	$174	70
17 Sea Oats Dr	0.31mi	3/2.0	1,821 (-11%)	6mo	$358,000	$197	60
6 Oak Way	0.48mi	4/2.5 (+1)	2,203 (+7%)	1mo	$365,190	$166	60
219 Hasty Point Rd	0.35mi	3/2.0	1,828 (-11%)	6mo	$361,255	$198	58

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: -16.0%
• Equity multiple: 0.38×
• Total profit: $-51,916
• Equity at exit: $59,832

10-year hold

• IRR: -12.6%
• Equity multiple: 0.14×
• Total profit: $-72,102
• Equity at exit: $52,634

Cash invested: $84,000 (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: 379
• Price-to-rent: 11.1×

Monthly cashflow live

• Estimated rent: $2,248 high
• Mortgage (P&I): −$1,573
• Tax from tax record: −$211 /mo · $2,531/yr
• Insurance: −$125
• HOA: −$37
• Vacancy / Maint / Mgmt: −$472
• Net cashflow: $-171

Break-even live

Break-even rent $2,464

Max offer price $269,859

Occupancy floor —

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: $75,000
• Closing costs: $9,000
• Reserves months: —
• Total cash needed: —

Rent comps 13 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
16 Miller Pond Rd Port Wentworth, GA	3.0	2.0	1542	$1,995	$1.29	13d	1	0.28mi
30 Miller Park Cir Port Wentworth, GA	3.0	2.0	1436	$1,795	$1.25	23d	1	0.28mi
89 Burnt Oak Rd Port Wentworth, GA	4.0	2.5	1979	$2,400	$1.21	21d	1	0.28mi
24 Coronedo Ln Port Wentworth, GA	4.0	2.5	2100	$2,950	$1.40	13d	1	0.30mi
30 Marsh Salt Ln Port Wentworth, GA	4.0	2.5	2100	$2,395	$1.14	43d	1	0.43mi
5 Weavers Way Savannah, GA	3.0–4.0	2.0–3.0	1874	$1,940	$1.04	13d	1	0.71mi
103 Moultrie Dr Rincon, GA	1.0–4.0	1.0–3.0	1321	$2,252	$1.70	13d	20	0.76mi
100 Lakeside Blvd Port Wentworth, GA	3.0	2.5	1468	$2,012	$1.37	21d	2	0.87mi
13 Striker Rd Port Wentworth, GA	3.0	2.5	1499	$2,052	$1.37	13d	1	0.98mi
315 Dogwood Cir Unit 1244815P Savannah, GA	3.0	2.5	1453	$2,513	$1.73	13d	1	1.05mi
8 Crabapple Cir Port Wentworth, GA	4.0	3.0	1644	$2,200	$1.34	23d	1	1.06mi
314 Crabapple Cir Port Wentworth, GA	3.0	2.0	1918	$2,400	$1.25	43d	1	1.10mi
205 Clearwater Cir Port Wentworth, GA	3.0	2.5	1670	$2,100	$1.26	43d	1	1.31mi

HOA detail

• Monthly dues: $37 · $444/yr
• Likely covers: pool

Listing history 41 events

1. 2026-06-18
   days on market $300,000 Active 141 DOM
2. 2026-06-17
   days on market $300,000 Active 140 DOM
3. 2026-06-16
   days on market $300,000 Active 139 DOM
4. 2026-06-15
   days on market $300,000 Active 138 DOM
5. 2026-06-14
   days on market $300,000 Active 136 DOM
6. 2026-06-13
   days on market $300,000 Active 135 DOM
7. 2026-06-10
   days on market $300,000 Active 133 DOM
8. 2026-06-09
   days on market $300,000 Active 132 DOM
9. 2026-06-08
   days on market $300,000 Active 131 DOM
10. 2026-06-07
    days on market $300,000 Active 130 DOM
11. 2026-06-05
    days on market $300,000 Active 127 DOM
12. 2026-06-03
    days on market $300,000 Active 126 DOM
13. 2026-06-02
    days on market $300,000 Active 125 DOM
14. 2026-06-01
    days on market $300,000 Active 124 DOM
15. 2026-05-31
    days on market $300,000 Active 123 DOM
16. 2026-05-30
    days on market $300,000 Active 122 DOM
17. 2026-05-07
    price $314,900 1061-char remark

    Show marketing remark (1061 chars)

    Welcome home to 40 Burnt Oak Road, an inviting two story home in the desirable Rice Creek community of Port Wentworth, where comfort and connection come together. From the moment you step into the welcoming foyer, you are greeted by a spacious living area that flows effortlessly into a bright breakfast nook and a well appointed kitchen with ample cabinetry, a center island, and sleek black appliances. Just off the kitchen, a versatile flex space offers the perfect spot for a formal dining room, home office, or creative retreat. Upstairs, all three bedrooms provide a peaceful escape, including a generous primary suite with a private en suite bath. Laminate flooring throughout the main level and newer carpet upstairs add both style and comfort, while a washer and dryer are included for everyday ease. Step outside to a fenced backyard with a patio, ideal for relaxing evenings or hosting friends in a private setting. Conveniently located near I 95 and Pooler, with easy access to shopping, dining, and entertainment. This home is ready to welcome you!

18. 2026-04-17
    status Active 1061-char remark

    Show marketing remark (1061 chars)

    Welcome home to 40 Burnt Oak Road, an inviting two story home in the desirable Rice Creek community of Port Wentworth, where comfort and connection come together. From the moment you step into the welcoming foyer, you are greeted by a spacious living area that flows effortlessly into a bright breakfast nook and a well appointed kitchen with ample cabinetry, a center island, and sleek black appliances. Just off the kitchen, a versatile flex space offers the perfect spot for a formal dining room, home office, or creative retreat. Upstairs, all three bedrooms provide a peaceful escape, including a generous primary suite with a private en suite bath. Laminate flooring throughout the main level and newer carpet upstairs add both style and comfort, while a washer and dryer are included for everyday ease. Step outside to a fenced backyard with a patio, ideal for relaxing evenings or hosting friends in a private setting. Conveniently located near I 95 and Pooler, with easy access to shopping, dining, and entertainment. This home is ready to welcome you!

19. 2026-04-03
    historical Active Under Contract 1061-char remark

    Show marketing remark (1061 chars)

    Welcome home to 40 Burnt Oak Road, an inviting two story home in the desirable Rice Creek community of Port Wentworth, where comfort and connection come together. From the moment you step into the welcoming foyer, you are greeted by a spacious living area that flows effortlessly into a bright breakfast nook and a well appointed kitchen with ample cabinetry, a center island, and sleek black appliances. Just off the kitchen, a versatile flex space offers the perfect spot for a formal dining room, home office, or creative retreat. Upstairs, all three bedrooms provide a peaceful escape, including a generous primary suite with a private en suite bath. Laminate flooring throughout the main level and newer carpet upstairs add both style and comfort, while a washer and dryer are included for everyday ease. Step outside to a fenced backyard with a patio, ideal for relaxing evenings or hosting friends in a private setting. Conveniently located near I 95 and Pooler, with easy access to shopping, dining, and entertainment. This home is ready to welcome you!

20. 2026-03-14
    price $319,900 1061-char remark

    Show marketing remark (1061 chars)

    Welcome home to 40 Burnt Oak Road, an inviting two story home in the desirable Rice Creek community of Port Wentworth, where comfort and connection come together. From the moment you step into the welcoming foyer, you are greeted by a spacious living area that flows effortlessly into a bright breakfast nook and a well appointed kitchen with ample cabinetry, a center island, and sleek black appliances. Just off the kitchen, a versatile flex space offers the perfect spot for a formal dining room, home office, or creative retreat. Upstairs, all three bedrooms provide a peaceful escape, including a generous primary suite with a private en suite bath. Laminate flooring throughout the main level and newer carpet upstairs add both style and comfort, while a washer and dryer are included for everyday ease. Step outside to a fenced backyard with a patio, ideal for relaxing evenings or hosting friends in a private setting. Conveniently located near I 95 and Pooler, with easy access to shopping, dining, and entertainment. This home is ready to welcome you!

21. 2026-01-28
    listed $334,900 Active 1061-char remark

    Show marketing remark (1061 chars)

    Welcome home to 40 Burnt Oak Road, an inviting two story home in the desirable Rice Creek community of Port Wentworth, where comfort and connection come together. From the moment you step into the welcoming foyer, you are greeted by a spacious living area that flows effortlessly into a bright breakfast nook and a well appointed kitchen with ample cabinetry, a center island, and sleek black appliances. Just off the kitchen, a versatile flex space offers the perfect spot for a formal dining room, home office, or creative retreat. Upstairs, all three bedrooms provide a peaceful escape, including a generous primary suite with a private en suite bath. Laminate flooring throughout the main level and newer carpet upstairs add both style and comfort, while a washer and dryer are included for everyday ease. Step outside to a fenced backyard with a patio, ideal for relaxing evenings or hosting friends in a private setting. Conveniently located near I 95 and Pooler, with easy access to shopping, dining, and entertainment. This home is ready to welcome you!

22. 2026-01-21
    historical $2,300
23. 2025-12-04
    price $189,900
24. 2025-12-02
    listed $2,300
25. 2025-12-02
    historical $2,300
26. 2025-11-12
    listed $2,300
27. 2021-04-12
    soldstatus $210,000
28. 2021-03-16
    soldstatus $210,000 Sold
29. 2021-03-16
    soldstatus $210,000
30. 2021-02-03
    historical
31. 2020-08-24
    listed $211,500
32. 2020-08-24
    listed $211,500
33. 2020-08-24
    listed $211,500
34. 2017-10-09
    soldstatus $186,000
35. 2017-09-29
    soldstatus $186,000
36. 2017-08-05
    listed $189,900
37. 2016-08-23
    listed $375,000
38. 2015-12-31
    soldstatus $174,900
39. 2015-08-27
    listed $174,900
40. 2015-08-27
    listed $174,900
41. 2015-05-21
    soldstatus $245,000

ⓘ 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: $2,531 · $211/mo
• Projected year-2 tax: $2,760 · $230/mo
• Expected delta: +$229/yr (+$19/mo · 9.0%)

ⓘ 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 5/10 Major
• 🌡 Heat 9/10 Extreme 7 d/yr ≥109°F today · 18 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: $26,971
• − Mortgage interest: −$16,805
• − Property taxes: −$2,531
• − Insurance: −$1,500
• − Repairs & maintenance: −$2,158
• − Management: −$2,158
• − HOA: −$444
• − Depreciation: −$8,727
• Taxable loss: −$7,352
• Est. tax savings @ 24.0%: +$1,765
• After-tax cash flow: $-283/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

+28.5% since first listed

25 events — show timeline

• 2026-05-07 Price Changed $314,900 Hive MLS
• 2026-04-17 Relisted — Hive MLS
• 2026-04-03 Contingent — Hive MLS
• 2026-03-14 Price Changed $319,900 Hive MLS
• 2026-01-28 Listed $334,900 Hive MLS
• 2026-01-21 Rental Removed $2,300 SMLC
• 2025-12-04 Price Changed $189,900 Hive MLS
• 2025-12-02 Listed for Rent $2,300 SMLC
• 2025-12-02 Rental Removed $2,300 TENANTTURNER2
• 2025-11-12 Listed for Rent $2,300 TENANTTURNER2
• 2021-04-12 Sold (Public Records) $210,000 Public Records
• 2021-03-16 Sold (MLS) $210,000 Hive MLS
• 2021-03-16 Sold (MLS) $210,000 GAMLS
• 2021-02-03 Listing Removed — GAMLS
• 2020-08-24 Listed $211,500 Hive MLS
• 2020-08-24 Listed $211,500 Hive MLS
• 2020-08-24 Listed $211,500 GAMLS
• 2017-10-09 Sold (Public Records) $186,000 Public Records
• 2017-09-29 Sold (MLS) $186,000 Hive MLS
• 2017-08-05 Listed $189,900 Hive MLS
• 2016-08-23 Listed $375,000 Hive MLS
• 2015-12-31 Sold (MLS) $174,900 Hive MLS
• 2015-08-27 Listed $174,900 Hive MLS
• 2015-08-27 Listed $174,900 Hive MLS
• 2015-05-21 Sold (Public Records) $245,000 Public Records

Property tax history

+18.9%/yr

Latest (2025): $2,531 · -0.9% YoY. Source: county tax records.