317 Elm St · Bloomingdale, GA 31302

$279,967

4 bd · 2.0 ba · 2,128 sqft · Land public records · 59 Days on market

Built 2002 0.50 ac lot ↓ 3% since listing

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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).

• Cash flow +17.7/30.0
• ARV discount +7.5/15.0
• DSCR +5.5/10.0
• 1% rule +3.6/10.0
• Livability +3.1/5.0
• Condition / age +2.5/5.0
• Schools +2.0/10.0
• Rent growth +1.1/5.0
• Appreciation +0.0/10.0

Listing remarks

317 ELM STREET SITS ON ROUGHLY HALF AN ACRE!!! WILL GO VA AND FHA ! Don't miss out on this Charming 4 bedroom / 2-bathroom home that HAS IT ALL!!! Open and inviting floor plan, elegant white cabinetry, upgraded lighting fixtures , Complete modern home essentials with a comfortable layout. Double vanity in master bathroom with a stand alone tub . Brand new appliances!. VISIT the property today. Seller is a licensed Realtor in GA. Homes qualify for FHA and VA loans with a permanent foundation.

Key facts

• 0.5 acre lot
• 2 garage spots
• Built 2002

Property features AI

Exterior

• Parking: 2 covered parking spaces; 2-car garage; Parking: see remarks
• Utilities: Public water; Public sewer
• Home design: Manufactured house; Single-family residence; Residential property; Under construction
• Construction: Vinyl siding; Block foundation; Shingle roof; Built as a manufactured home
• Exterior features: Landscaped lot; No exterior features listed; No fencing

Interior

• Kitchen: Dishwasher; Electric oven; Refrigerator
• Bathrooms: 2 full bathrooms
• Interior features: Electric water heater; No fireplace; Crawl space basement; 8 total rooms

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath land listed at $280k.

Deal economics

• At list price, monthly cash flow is $223 ($3k/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 $240k (14.3% below list).
• Recommended offer: $240k (14.3% below list) — sets the bar for 1% rule.
• Cap rate 7.3% vs local median 4.1% in Bloomingdale — 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 61/100 on livability (#344 in GA) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing 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 (-5.5%/yr); 262 active listings in the ZIP; 2,694 units permitted in Chatham County in 2024 (973 in 5+ unit buildings).
• This rent runs 42% of the median local income ($69k/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 $2k of loan paydown is wiped out by about $8k 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 59 days — a 3% lower offer ($272k) is reasonable based on typical stale-listing flexibility.
• 5 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.

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 $239,913 (14.3% below list)

Questions for the listing agent

1. It's been on market 59 days. Have you received any prior offers? Is the seller open to a 14% concession, seller financing, or rate buy-down credit?
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. 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?
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: 0.86% ✗
• Cap rate: 7.25%
• Cash-on-cash: 3.42%
• DSCR: 1.15
• GRM: 9.7

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 0.0% rent growth · sell at horizon

5-year hold

• IRR: -14.0%
• Equity multiple: 0.51×
• Total profit: $-38,299
• Equity at exit: $41,744

10-year hold

• IRR: -10.1%
• Equity multiple: 0.46×
• Total profit: $-42,716
• Equity at exit: $24,206

Cash invested: $78,391 (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 31302

• Home prices YoY: -18.5%
• Rents YoY: -5.5%
• Active inventory: 262
• Price-to-rent: 9.7×

Monthly cashflow live

• Estimated rent: $2,399 medium
• Mortgage (P&I): −$1,468
• Tax from tax record: −$87 /mo · $1,046/yr
• Insurance: −$117
• HOA: −$0
• Vacancy / Maint / Mgmt: −$504
• Net cashflow: $223

Break-even live

Break-even rent $2,116

Max offer price $279,967

Occupancy floor 86%

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: $69,992
• Closing costs: $8,399
• Reserves months: —
• Total cash needed: —

Listing history 38 events

1. 2026-04-13
   status Pending
2. 2026-04-10
   price $279,967
3. 2026-04-09
   price $279,968
4. 2026-04-08
   price $279,969
5. 2026-04-07
   price $279,970
6. 2026-04-06
   price $279,971
7. 2026-04-04
   price $279,972
8. 2026-04-03
   price $279,973
9. 2026-04-01
   price $279,974
10. 2026-03-31
    price $279,975
11. 2026-03-30
    price $279,976
12. 2026-03-26
    price $279,978
13. 2026-03-25
    price $279,979
14. 2026-03-24
    price $279,980
15. 2026-03-23
    price $279,981
16. 2026-03-21
    status Active
17. 2026-03-21
    price $279,982
18. 2026-03-21
    status Pending
19. 2026-03-20
    price $279,983
20. 2026-03-20
    price $279,984
21. 2026-03-17
    price $279,985
22. 2026-03-17
    status Active
23. 2026-03-17
    price $279,986
24. 2026-03-11
    status Pending
25. 2026-03-11
    price $279,987
26. 2026-03-10
    price $279,989
27. 2026-03-09
    price $279,990
28. 2026-03-07
    price $279,991
29. 2026-03-04
    price $279,992
30. 2026-02-27
    price $279,995
31. 2026-02-27
    status Active
32. 2026-02-27
    price $279,998
33. 2026-02-26
    status Pending
34. 2026-02-26
    price $291,000
35. 2026-02-26
    price $289,997
36. 2026-02-20
    status Active
37. 2026-02-13
    status Pending
38. 2026-01-29
    listed $289,998 Active

ⓘ 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: $1,046 · $87/mo
• Projected year-2 tax: $2,576 · $215/mo
• Expected delta: +$1,530/yr (+$127/mo · 146.3%)

ⓘ 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 ≥108°F today · 18 d/yr by 30 yrs out
• 💨 Wind 8/10 Severe 97% 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: $28,790
• − Mortgage interest: −$15,683
• − Property taxes: −$1,046
• − Insurance: −$1,400
• − Repairs & maintenance: −$2,303
• − Management: −$2,303
• − Depreciation: −$8,144
• Taxable loss: −$2,090
• Est. tax savings @ 24.0%: +$501
• After-tax cash flow: $3,181/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 — Bloomingdale

• Score: 61/100
• State rank: #344
• US rank: #17885

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Bloomingdale, GA
• County: Effingham County · 68,439 people
• City population: 8,899
• Metro: Savannah, GA
• Population (ZIP): 8,899
• Household income: $68,998
• Rent vs Own: 32.4% rent · 67.6% own
• Severe rent burden: 188.0

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: Predominantly White (79%)
• Race & ethnicity: White 79% Black 8% Two or more races 8% Hispanic / Latino 6%
• Hispanic origin (detail): Mexican 1%
• Common ancestry: Serbian 2% Lithuanian 2% Italian 2%
• Foreign-born: 3% · Canada, Dominican Republic
• Languages at home: 96% English-only · Spanish 2% German/W. Germanic 1% 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: ▼ -66.89%
• Current HPI: 293.9427
• Rent YoY: ▼ -5.51%
• 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

-3.5% since first listed

38 events — show timeline

• 2026-04-13 Pending — HABR
• 2026-04-10 Price Changed $279,967 HABR
• 2026-04-09 Price Changed $279,968 HABR
• 2026-04-08 Price Changed $279,969 HABR
• 2026-04-07 Price Changed $279,970 HABR
• 2026-04-06 Price Changed $279,971 HABR
• 2026-04-04 Price Changed $279,972 HABR
• 2026-04-03 Price Changed $279,973 HABR
• 2026-04-01 Price Changed $279,974 HABR
• 2026-03-31 Price Changed $279,975 HABR
• 2026-03-30 Price Changed $279,976 HABR
• 2026-03-26 Price Changed $279,978 HABR
• 2026-03-25 Price Changed $279,979 HABR
• 2026-03-24 Price Changed $279,980 HABR
• 2026-03-23 Price Changed $279,981 HABR
• 2026-03-21 Relisted — HABR
• 2026-03-21 Price Changed $279,982 HABR
• 2026-03-21 Pending — HABR
• 2026-03-20 Price Changed $279,983 HABR
• 2026-03-20 Price Changed $279,984 HABR
• 2026-03-17 Price Changed $279,985 HABR
• 2026-03-17 Relisted — HABR
• 2026-03-17 Price Changed $279,986 HABR
• 2026-03-11 Pending — HABR
• 2026-03-11 Price Changed $279,987 HABR
• 2026-03-10 Price Changed $279,989 HABR
• 2026-03-09 Price Changed $279,990 HABR
• 2026-03-07 Price Changed $279,991 HABR
• 2026-03-04 Price Changed $279,992 HABR
• 2026-02-27 Price Changed $279,995 HABR
• 2026-02-27 Relisted — HABR
• 2026-02-27 Price Changed $279,998 HABR
• 2026-02-26 Pending — HABR
• 2026-02-26 Price Changed $291,000 HABR
• 2026-02-26 Price Changed $289,997 HABR
• 2026-02-20 Relisted — HABR
• 2026-02-13 Pending — HABR
• 2026-01-29 Listed $289,998 HABR

Property tax history

+2.4%/yr

Latest (2025): $1,046 · -19.4% YoY. Source: county tax records.