None · Savannah, GA 31415

$92,000

2 bd · 1.0 ba · 620 sqft · SingleFamily public records · 36 Days on market

Built 1948 5,009 sqft lot Est $108k · 15% under ↓ 13% since listing

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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 +30.0/30.0
• ARV discount +14.1/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Livability +4.3/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.0/10.0
• Appreciation +0.0/10.0

Listing remarks

This is a great investment opportunity in a stable neighbor with a great playgroud/park.

Key facts

• 5,009 sq ft lot
• Built 1948
• Listed 36 days

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $92k.

Deal economics

• At list price, monthly cash flow is $1k ($12k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $92k).
• Recommended offer: $89k (3.0% below list) — sets the bar for market timing.
• Cap rate 19.9% 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: 76 active listings in the ZIP; 31 comparable units currently listed for rent nearby; rentals lingering (median 45d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 61% of comp listings sitting > 30 days — soft ceiling on asking rent; lower-income renter base — watch delinquency; 2,694 units permitted in Chatham County in 2024 (973 in 5+ unit buildings).
• At $2,080/mo this rent would consume 67% of the median local household income ($37k/yr) (locally 613% 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 $636 of loan paydown is wiped out by about $3k 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 + 3.0% rent growth), your $26k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• It's been on market 36 days — a 3% lower offer ($89k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $80k; 15% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: built in 1948 — 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 $89,240 (3.0% below list)

Questions for the listing agent

1. It's been on market 36 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1948 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
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: 2.26% ✓
• Cap rate: 19.88%
• Cash-on-cash: 48.52%
• DSCR: 3.16
• GRM: 3.7

CMA / ARV

• ARV (on-the-fly): $107,880
• Comps found: 8

Show comp detail 8 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
815 Carter St	0.12mi	2/1.0	620 (0%)	14mo	$108,000	$174	82
803 Googe St	0.14mi	2/1.0	620 (0%)	14mo	$155,000	$250	82
805 Carter St	0.16mi	2/1.0	620 (0%)	19mo	$135,000	$218	77
14 Dutton St	0.30mi	2/1.0	672 (+8%)	1mo	$75,000	$112	71
716 Fruit St	0.29mi	2/1.0	672 (+8%)	4mo	$60,000	$89	69
1015 Porter St	0.21mi	2/1.0	676 (+9%)	18mo	$125,000	$185	60
812 Carver St	0.19mi	2/1.0	672 (+8%)	23mo	$95,000	$141	58
1007 1/2 Hearn St	0.44mi	2/1.0	672 (+8%)	20mo	$95,000	$141	49

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 · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 46.0%
• Equity multiple: 3.00×
• Total profit: $51,440
• Equity at exit: $13,717

10-year hold

• IRR: 51.8%
• Equity multiple: 6.06×
• Total profit: $130,255
• Equity at exit: $7,954

Cash invested: $25,760 (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 31415

• Home prices YoY: -21.4%
• Active inventory: 76
• Price-to-rent: 3.7×

Monthly cashflow live

• Estimated rent: $2,080 high
• Mortgage (P&I): −$482
• Tax from tax record: −$81 /mo · $969/yr
• Insurance: −$38
• HOA: −$0
• Vacancy / Maint / Mgmt: −$437
• Net cashflow: $1,042

Break-even live

Break-even rent $761

Max offer price $92,000

Occupancy floor 45%

Sensitivity live

Price	-10% $1,094	-5% $1,068	+0% $1,042	+5% $1,016	+10% $989
Rent	-10% $877	-5% $959	+0% $1,042	+5% $1,124	+10% $1,206
Rate	-1.0pp $1,088	-0.5pp $1,065	base $1,042	+0.5pp $1,018	+1.0pp $993

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: $23,000
• Closing costs: $2,760
• Reserves months: —
• Total cash needed: —

Rent comps 31 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1402 Comer St Savannah, GA	2.0	1.0	690	$1,200	$1.74	44d	1	0.77mi
40 Eagle St Savannah, GA	1.0–2.0	1.0	841	$1,331	$1.58	24d	6	0.95mi
1415 Richards St Savannah, GA	2.0	1.0	672	$1,200	$1.79	44d	1	0.99mi
1419 Richards St Savannah, GA	2.0	1.0	672	$1,200	$1.79	44d	1	0.99mi
1421 Richards St Savannah, GA	2.0	1.0	672	$1,275	$1.90	44d	1	0.99mi
1423 Richards St Savannah, GA	2.0	1.0	672	$1,275	$1.90	44d	1	0.99mi
2108 Bulloch St Savannah, GA	2.0	1.0	638	$1,095	$1.72	24d	1	1.03mi
540 Selma St Savannah, GA	2.0–5.0	2.0–5.0	790	$949	$1.20	24d	1	1.10mi
2100 Patch St Savannah, GA	2.0	1.0	672	$1,525	$2.27	44d	1	1.14mi
615 Montgomery St Savannah, GA	1.0–2.0	1.0–2.0	902	$3,164	$3.51	14d	18	1.22mi
1418 Montgomery St Savannah, GA	2.0	1.0–2.0	576	$1,900	$3.30	14d	13	1.22mi
416 W Wayne St Savannah, GA	1.0	1.0	650	$1,500	$2.31	14d	1	1.26mi
217 W Taylor St Savannah, GA	2.0	1.0	675	$2,900	$4.30	24d	1	1.36mi
916 Howard St Unit 1386554P Savannah, GA	1.0	1.0	495	$3,534	$7.14	44d	1	1.36mi
805 Whitaker St #2 Savannah, GA	1.0	1.0	723	$2,500	$3.46	24d	1	1.38mi
106 W Gwinnett St Savannah, GA	1.0	1.0	380	$1,550	$4.08	14d	1	1.39mi
316 W 40th St Unit E Savannah, GA	2.0	1.5	700	$1,500	$2.14	22d	1	1.41mi
316 W 40th St Unit D Savannah, GA	2.0	1.0	700	$1,500	$2.14	22d	1	1.41mi
205 W Jones Ln Savannah, GA	1.0	1.0	500	$1,900	$3.80	44d	1	1.42mi
2613 Montgomery St Unit A207 Savannah, GA	1.0	1.0	719	$2,876	$4.00	44d	1	1.46mi
2613 Montgomery St Unit A208 Savannah, GA	1.0	1.0	718	$2,836	$3.95	44d	1	1.46mi
2613 Montgomery St Unit A204 Savannah, GA	1.0	1.0	587	$2,671	$4.55	44d	1	1.46mi
2613 Montgomery St Unit A205 Savannah, GA	1.0	1.0	561	$2,300	$4.10	44d	1	1.46mi
2613 Montgomery St Unit A203 Savannah, GA	1.0	1.0	587	$2,201	$3.75	44d	1	1.46mi
2613 Montgomery St Unit B204 Savannah, GA	1.0	1.0	578	$2,168	$3.75	44d	1	1.46mi
2613 Montgomery St Unit A206 Savannah, GA	1.0	1.0	561	$2,104	$3.75	44d	1	1.46mi
2613 Montgomery St Unit A201 Savannah, GA	1.0	1.0	512	$2,022	$3.95	44d	1	1.46mi
2613 Montgomery St Unit A202 Savannah, GA	1.0	1.0	521	$1,954	$3.75	44d	1	1.46mi
2613 Montgomery St Savannah, GA	1.0	1.0	549	$2,348	$4.27	24d	15	1.46mi
2613 Montgomery St Unit A212 Savannah, GA	1.0	1.0	719	$2,948	$4.10	44d	1	1.46mi
2613 Montgomery St Unit A211 Savannah, GA	1.0	1.0	718	$3,411	$4.75	44d	1	1.46mi

Listing history 3 events

1. 2026-02-11
   soldstatus $80,000
2. 2026-01-25
   status Pending
3. 2025-12-19
   listed $92,000 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: $969 · $81/mo
• Projected year-2 tax: $969 · $81/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 3/10 Moderate
• 🌡 Heat 9/10 Extreme 7 d/yr ≥109°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: $24,958
• − Mortgage interest: −$5,153
• − Property taxes: −$969
• − Insurance: −$460
• − Repairs & maintenance: −$1,997
• − Management: −$1,997
• − Depreciation: −$2,676
• Taxable income: $11,706
• Est. tax owed @ 24.0%: −$2,810
• After-tax cash flow: $9,689/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): 11,082
• Household income: $37,109
• Rent vs Own: 56.1% rent · 43.9% own
• Severe rent burden: 613.0

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 Black (89%)
• Race & ethnicity: Black 89% White 5% Hispanic / Latino 5% Two or more races 3%
• Foreign-born: 2% · Canada
• Languages at home: 95% English-only · Spanish 4%

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: ▼ -55.36%
• Current HPI: 203.0696
• Rent YoY: —
• 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

-13.0% since first listed

3 events — show timeline

• 2026-02-11 Sold (Public Records) $80,000 Public Records
• 2026-01-25 Pending — Hive MLS
• 2025-12-19 Listed $92,000 Hive MLS

Property tax history

+9.5%/yr

Latest (2025): $969 · +17.5% YoY. Source: county tax records.