11 Oleander Ave · Savannah, GA 31404

$159,900

3 bd · 1.0 ba · 1,134 sqft · SingleFamily public records · 8 Days on market

Built 1943 8,220 sqft lot $141/sqft · 35% below area Est $247k · 35% 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 +28.4/30.0
• ARV discount +15.0/15.0
• DSCR +10.0/10.0
• 1% rule +7.8/10.0
• Livability +4.3/5.0
• Rent growth +3.4/5.0
• Condition / age +2.5/5.0
• Schools +2.0/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

AS-IS FLIPPER OPPORTUNITY IN A PRIME LOCATION Looking for your next investment? This 3-bedroom, 1-bath home is full of potential and ready for your vision. Whether you're planning a profitable flip or adding a solid rental to your portfolio, this property checks the boxes. ~ Less than a mile from Daffin Park and Blessed Sacrament School ~ Located in a fast-growing, high-demand area ~ Strong upside potential with the right updates Don't miss your chance to get into a hot neighborhood on the rise. Opportunities like this don't last long!

Key facts

• Daffin park
• Fast growing area
• 8,220 sq ft lot

Tags

• DAFFIN PARK
• BLESSED SACRAMENT SCHOOL
• FAST GROWING AREA

Property features AI

Exterior

• Parking: Off-street parking
• Utilities: Public water; Public sewer; Underground utilities
• Home design: Single-family residence; Residential property; 1 story
• Construction: Block construction
• Exterior features: Chain-link and privacy fencing

Interior

• Bathrooms: 1 full bathroom
• Interior features: Electric water heater
• Laundry & utility: Laundry room

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $160k.

Deal economics

• At list price, monthly cash flow is $517 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $160k).
• Cap rate 10.2% 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 (+3.6%/yr); 226 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); 60% 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 $2,043/mo this rent would consume 46% of the median local household income ($53k/yr) (locally 1649% 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 $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.
• At projected returns (-3.0% appreciation + 3.6% rent growth), your $45k cash investment doubles in ~8 years — after that, you're playing with house money.

Negotiation context

• Only 8 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 sale attempts 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 $138k; 16% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: built in 1943 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: moderate flood risk; 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 $159,900

Questions for the listing agent

1. Built in 1943 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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.
5. 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.
6. 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: 1.28% ✓
• Cap rate: 10.17%
• Cash-on-cash: 13.86%
• DSCR: 1.62
• GRM: 6.5

CMA / ARV

• ARV (median comp): $247,034
• List price: $159,900
• Delta: -35.27%
• 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
11 Oleander Ave	0.00mi	3/1.0	1,134 (0%)	1mo	$138,000	$122	99
1403 E 40th St	0.29mi	3/1.0	1,153 (+2%)	6mo	$280,000	$243	78
1317 E 39th St	0.37mi	2/1.0 (-1)	1,036 (-9%)	2mo	$207,000	$200	62
1711 E 31st St	0.60mi	2/1.0 (-1)	1,185 (+4%)	1mo	$294,000	$248	59
1804 Cedar St	0.59mi	3/1.0	1,051 (-7%)	3mo	$190,000	$181	58
1304 E 52nd St E	0.69mi	2/1.0 (-1)	1,088 (-4%)	1mo	$240,000	$221	55
1104 E 40th St	0.64mi	3/1.5	1,200 (+6%)	7mo	$210,000	$175	52
1523 E 54th St	0.72mi	3/2.0	1,188 (+5%)	2mo	$305,000	$257	52
1726 E 33rd St	0.51mi	3/2.0	1,262 (+11%)	4mo	$225,000	$178	50
1107 Seiler Ave	0.65mi	2/1.0 (-1)	1,212 (+7%)	5mo	$140,000	$116	49
1304 NE 36th St	0.54mi	3/2.0	1,258 (+11%)	6mo	$350,000	$278	47
2046 E 42nd St	0.60mi	3/2.0	1,030 (-9%)	7mo	$250,000	$243	47

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 · 3.62% rent growth · sell at horizon

5-year hold

• IRR: 4.8%
• Equity multiple: 1.19×
• Total profit: $8,340
• Equity at exit: $23,842

10-year hold

• IRR: 14.8%
• Equity multiple: 2.23×
• Total profit: $55,115
• Equity at exit: $13,825

Cash invested: $44,772 (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 31404

• Rents YoY: 3.6%
• Active inventory: 226
• Price-to-rent: 6.5×

Monthly cashflow live

• Estimated rent: $2,043 high
• Mortgage (P&I): −$839
• Tax from tax record: −$192 /mo · $2,303/yr
• Insurance: −$67
• HOA: −$0
• Vacancy / Maint / Mgmt: −$429
• Net cashflow: $517

Break-even live

Break-even rent $1,389

Max offer price $159,900

Occupancy floor 70%

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: $39,975
• Closing costs: $4,797
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
114 Oleander Ave Unit Na Savannah, GA	3.0	1.0	1128	$2,100	$1.86	43d	1	0.10mi
1800 E 38th St Savannah, GA	2.0	1.0	846	$1,338	$1.58	43d	1	0.22mi
1436 E 42nd St Savannah, GA	3.0	2.0	1447	$2,290	$1.58	13d	1	0.22mi
1513 E 37th St Savannah, GA	3.0	1.0	1268	$1,775	$1.40	43d	1	0.27mi
2840 Wicklow St Savannah, GA	1.0–3.0	1.0–2.0	1071	$2,869	$2.68	13d	50	0.28mi
1326 E 38th St Savannah, GA	2.0	1.0	800	$1,600	$2.00	13d	1	0.39mi
3222 Bee Rd Savannah, GA	2.0	1.0	900	$1,195	$1.33	13d	1	0.44mi
1226 E Victory Dr Apt 4 Savannah, GA	2.0	1.0	950	$1,675	$1.76	43d	1	0.47mi
1224 E 38th St Savannah, GA	2.0	1.0	798	$1,550	$1.94	43d	1	0.49mi
1220 E Victory Dr Savannah, GA	2.0	1.0	1000	$1,800	$1.80	43d	1	0.50mi
1217 E 38th St Savannah, GA	3.0	1.0	1227	$1,675	$1.37	23d	1	0.50mi
1401 E 33rd St Savannah, GA	3.0	1.0	960	$1,650	$1.72	43d	1	0.52mi
1331 E 48th St Savannah, GA	3.0	2.0	1408	$3,450	$2.45	43d	1	0.54mi
1205 E 38th St Savannah, GA	2.0	1.0	1000	$1,595	$1.59	43d	1	0.54mi
1704 E 31st St Savannah, GA	3.0	2.0	1137	$2,350	$2.07	43d	1	0.55mi
1206 Seiler Ave Savannah, GA	3.0	1.0	1183	$2,050	$1.73	43d	1	0.56mi
2033 E 41st St Savannah, GA	4.0	2.0	1448	$2,800	$1.93	43d	1	0.56mi
1202 E 37th St Unit A Savannah, GA	4.0	2.0	1480	$2,295	$1.55	13d	1	0.59mi
1502 E 31st St Savannah, GA	3.0	2.0	1212	$1,700	$1.40	13d	1	0.59mi
1810 E 32nd St Savannah, GA	3.0	1.5	1218	$3,000	$2.46	23d	1	0.61mi
1131 SE 36th St Unit A Savannah, GA	2.0	1.0	1200	$1,675	$1.40	13d	1	0.62mi
1305 E 32nd St Savannah, GA	2.0	1.0	832	$2,400	$2.88	13d	1	0.63mi
1402 E 51st St Unit 1 Savannah, GA	2.0	1.0	988	$2,100	$2.13	23d	1	0.63mi
2010 Vermont Ave Savannah, GA	2.0	1.0	892	$1,690	$1.89	43d	1	0.63mi
1122 E 37th St Savannah, GA	3.0	2.0	1292	$1,895	$1.47	43d	1	0.64mi
1405 E 51st St Savannah, GA	3.0	2.0	1458	$2,850	$1.95	43d	1	0.64mi
1107 E 38th St Savannah, GA	3.0	2.0	1500	$2,400	$1.60	43d	1	0.64mi
1105 E 38th St Savannah, GA	3.0	2.0	1500	$2,400	$1.60	43d	1	0.65mi
1403 E Anderson St Savannah, GA	3.0	2.0	1300	$2,400	$1.85	44d	1	0.66mi
3601 Eastgate Dr Savannah, GA	3.0	2.0	1400	$2,500	$1.79	43d	1	0.67mi
1118 NE 36th St Savannah, GA	3.0	2.0	1200	$2,000	$1.67	43d	1	0.68mi
1315 E Anderson St Unit 1315 Savannah, GA	2.0	2.0	859	$1,500	$1.75	43d	1	0.70mi
3608 Duane Ct Savannah, GA	2.0	1.0	975	$1,095	$1.12	23d	1	0.72mi
3608 Duane Ct Unit C Savannah, GA	2.0	1.0	975	$1,095	$1.12	43d	1	0.72mi
2201 E 37th St Savannah, GA	3.0	1.5	1424	$1,800	$1.26	23d	1	0.73mi
1306 E 53rd St Savannah, GA	2.0	1.0	850	$1,500	$1.76	23d	1	0.77mi
1207 E Anderson St Unit B Savannah, GA	2.0	1.0	1000	$1,640	$1.64	23d	1	0.78mi
904 E 39th St Savannah, GA	3.0	1.0	1200	$2,300	$1.92	43d	1	0.79mi
2002 E 51st St Unit Labs Savannah, GA	3.0	1.0	1044	$1,680	$1.61	43d	1	0.80mi
1320 E 54th St Savannah, GA	2.0	1.0	781	$1,595	$2.04	13d	1	0.80mi

Listing history 4 events

1. 2026-05-07
   status Pending 562-char remark
2. 2026-04-28
   listed $159,900 New 541-char remark

   Show marketing remark (541 chars)

   AS-IS FLIPPER OPPORTUNITY IN A PRIME LOCATION Looking for your next investment? This 3-bedroom, 1-bath home is full of potential and ready for your vision. Whether you're planning a profitable flip or adding a solid rental to your portfolio, this property checks the boxes. ~ Less than a mile from Daffin Park and Blessed Sacrament School ~ Located in a fast-growing, high-demand area ~ Strong upside potential with the right updates Don't miss your chance to get into a hot neighborhood on the rise. Opportunities like this don't last long!

3. 2026-04-28
   listed $159,900 Active 562-char remark

   Show marketing remark (541 chars)

   AS-IS FLIPPER OPPORTUNITY IN A PRIME LOCATION Looking for your next investment? This 3-bedroom, 1-bath home is full of potential and ready for your vision. Whether you're planning a profitable flip or adding a solid rental to your portfolio, this property checks the boxes. ~ Less than a mile from Daffin Park and Blessed Sacrament School ~ Located in a fast-growing, high-demand area ~ Strong upside potential with the right updates Don't miss your chance to get into a hot neighborhood on the rise. Opportunities like this don't last long!

4. 1978-07-01
   soldstatus $27,000

ⓘ 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: $2,303 · $192/mo
• Projected year-2 tax: $2,303 · $192/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 5/10 Major FEMA zone X (unshaded) · 50% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 Heat 9/10 Extreme 7 d/yr ≥107°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: $24,521
• − Mortgage interest: −$8,957
• − Property taxes: −$2,303
• − Insurance: −$800
• − Repairs & maintenance: −$1,962
• − Management: −$1,962
• − Depreciation: −$4,652
• Taxable income: $3,887
• Est. tax owed @ 24.0%: −$933
• After-tax cash flow: $5,274/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): 30,062
• Household income: $53,303
• Rent vs Own: 49.8% rent · 50.2% own
• Severe rent burden: 1649.0

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: Majority Black (60%)
• Race & ethnicity: Black 60% White 33% Two or more races 4% Hispanic / Latino 3% Asian 1%
• Common ancestry: Romanian 2% Lithuanian 1% Slovak 1%
• Foreign-born: 4% · Canada, Vietnam
• Languages at home: 93% English-only · Spanish 3% Other Asian/Pacific 1% French/Haitian/Cajun 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: ▼ -187.86%
• Current HPI: 310.0764
• Rent YoY: ▲ 3.62%
• 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

+411.1% since first listed

6 events — show timeline

• 2026-05-28 Sold (MLS) $138,000 GAMLS
• 2026-05-28 Sold (MLS) $138,000 Hive MLS
• 2026-05-07 Pending — Hive MLS
• 2026-04-28 Listed $159,900 GAMLS
• 2026-04-28 Listed $159,900 Hive MLS
• 1978-07-01 Sold (Public Records) $27,000 Public Records

Property tax history

+24.6%/yr

Latest (2025): $2,303 · +1138.2% YoY. Source: county tax records.