1022 W Victory Dr · Savannah, GA 31415

$80,000

2 bd · 1.0 ba · 1,113 sqft · SingleFamily public records · 32 Days on market

Built 1925 3,136 sqft lot

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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
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• 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

Investment opportunity in the historic Cuyler-Brownville area on iconic Victory Drive. This 2 bedroom, 1 bath home built in 1925 offers endless potential to renovate or rebuild. Features include a covered front porch and alley access with potential for off-street parking. Located just minutes from Downtown Savannah with convenient access to I-16, Truman Parkway, shopping, dining, and more. Excellent opportunity for investors, builders, or buyers looking to restore a historic property in a rapidly growing area.

Key facts

• Covered front porch
• Alley access
• 3,136 sq ft lot

Tags

• COVERED FRONT PORCH
• ALLEY ACCESS
• MINUTES FROM DOWNTOWN SAVANNAH
• CONVENIENT ACCESS TO I-16

Property features AI

Exterior

• Utilities: Public water; Public sewer
• Home design: Single family residence; Single-story
• Construction: Asbestos construction material
• Exterior features: Underground utilities

Interior

• Bathrooms: 1 full bathroom
• Interior features: Has a view
• Laundry & utility: Laundry: Other

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $80k.

Deal economics

• At list price, monthly cash flow is $801 ($10k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $80k).
• Recommended offer: $78k (3.0% below list) — sets the bar for market timing.
• Cap rate 18.3% 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: 78 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 25d on market — plan ~3-4 weeks tenant-placement turnaround); 42% 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 $1,745/mo this rent would consume 56% 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 $553 of loan paydown is wiped out by about $2k 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 $22k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• It's been on market 32 days — a 3% lower offer ($78k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: built in 1925 — 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 $77,600 (3.0% below list)

Questions for the listing agent

1. It's been on market 32 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 1925 — 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: 2.18% ✓
• Cap rate: 18.31%
• Cash-on-cash: 42.90%
• DSCR: 2.91
• GRM: 3.8

CMA / ARV

• ARV (on-the-fly): $250,425
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
705 W 44th St	0.24mi	3/1.0 (+1)	1,144 (+3%)	2mo	$95,000	$83	77
819 W 42nd St	0.11mi	3/2.0 (+1)	1,104 (-1%)	9mo	$250,000	$226	77
2411 Harden St	0.22mi	3/1.0 (+1)	1,045 (-6%)	1mo	$92,500	$89	74
821 W 42nd St	0.11mi	2/2.0	1,008 (-9%)	4mo	$227,000	$225	72
814 W 48th St	0.30mi	3/1.0 (+1)	1,056 (-5%)	2mo	$115,000	$109	70
1025 W 40th St	0.13mi	2/2.0	1,026 (-8%)	9mo	$220,000	$214	69
603 W 42nd St	0.37mi	3/2.0 (+1)	1,080 (-3%)	9mo	$247,000	$229	62
2114 Bulloch St	0.33mi	3/2.0 (+1)	1,036 (-7%)	4mo	$236,000	$228	61
905 W 41st St	0.17mi	3/1.0 (+1)	1,264 (+14%)	5mo	$125,000	$99	61
2403 Florance St	0.27mi	3/2.0 (+1)	992 (-11%)	8mo	$250,000	$252	53
808 W 53rd St	0.56mi	3/2.0 (+1)	1,170 (+5%)	6mo	$260,000	$222	52
316 W 38th St	0.60mi	2/1.5	1,000 (-10%)	6mo	$555,000	$555	48

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: 39.7%
• Equity multiple: 2.70×
• Total profit: $38,085
• Equity at exit: $11,928

10-year hold

• IRR: 46.1%
• Equity multiple: 5.42×
• Total profit: $99,013
• Equity at exit: $6,917

Cash invested: $22,400 (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: 78
• Price-to-rent: 3.8×

Monthly cashflow live

• Estimated rent: $1,745 high
• Mortgage (P&I): −$420
• Tax from tax record: −$125 /mo · $1,502/yr
• Insurance: −$33
• HOA: −$0
• Vacancy / Maint / Mgmt: −$367
• Net cashflow: $801

Break-even live

Break-even rent $732

Max offer price $80,000

Occupancy floor 49%

Sensitivity live

Price	-10% $846	-5% $823	+0% $801	+5% $778	+10% $756
Rent	-10% $663	-5% $732	+0% $801	+5% $870	+10% $939
Rate	-1.0pp $841	-0.5pp $821	base $801	+0.5pp $780	+1.0pp $759

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: $20,000
• Closing costs: $2,400
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1005 W Victory Dr Savannah, GA	3.0	2.0	1056	$1,950	$1.85	24d	1	0.04mi
2705 Stevens St Savannah, GA	3.0	1.0	900	$1,585	$1.76	45d	1	0.06mi
1109 W 41st St Savannah, GA	3.0	1.0	960	$1,620	$1.69	45d	1	0.09mi
1026 W 41st St Savannah, GA	3.0	1.0	1128	$1,500	$1.33	15d	1	0.09mi
906 W Victory Dr Savannah, GA	3.0	2.0	1176	$2,400	$2.04	24d	1	0.12mi
1011 W 40th St Savannah, GA	3.0	2.0	1125	$1,995	$1.77	15d	1	0.12mi
1003 W 46th St Savannah, GA	3.0	1.0	1100	$1,625	$1.48	15d	1	0.20mi
1024 W 39th St Savannah, GA	2.0	1.0	860	$1,399	$1.63	24d	1	0.26mi
2221 Harden St Savannah, GA	3.0	1.0	1000	$1,550	$1.55	45d	1	0.27mi
2203 Harden St Unit A Savannah, GA	3.0	1.0	900	$2,100	$2.33	15d	1	0.29mi
2123 Harden St Savannah, GA	2.0	1.0	1000	$1,550	$1.55	24d	1	0.30mi
714 W 38th St Savannah, GA	3.0	1.5	1200	$1,650	$1.38	24d	1	0.32mi
607 W 44th St Unit B Savannah, GA	3.0	1.0	1050	$1,650	$1.57	45d	1	0.35mi
909 W 36th St Savannah, GA	2.0	1.0	1404	$1,450	$1.03	45d	1	0.38mi
620 W 38th St Unit B Savannah, GA	2.0	1.0	1076	$1,600	$1.49	45d	1	0.39mi
628 W 48th St Savannah, GA	3.0	1.0	975	$1,699	$1.74	15d	1	0.40mi
3302 Bulloch St Savannah, GA	2.0	1.0	744	$995	$1.34	24d	1	0.41mi
601 W 37th St Unit B Savannah, GA	2.0	2.0	1300	$2,000	$1.54	45d	1	0.46mi
516 W 38th St Unit 1/2 Savannah, GA	3.0	1.0	1176	$1,600	$1.36	24d	1	0.47mi
516 W 38th St Unit 1/2 Savannah, GA	3.0	1.0	1176	$1,500	$1.28	15d	1	0.47mi
1019 W 35th St Unit B Savannah, GA	3.0	2.0	1071	$2,199	$2.05	15d	1	0.47mi
2613 Montgomery St Unit A207 Savannah, GA	1.0	1.0	719	$2,876	$4.00	45d	1	0.47mi
2613 Montgomery St Unit A211 Savannah, GA	1.0	1.0	718	$3,411	$4.75	45d	1	0.47mi
2613 Montgomery St Unit A208 Savannah, GA	1.0	1.0	718	$2,836	$3.95	45d	1	0.47mi
2613 Montgomery St Unit A212 Savannah, GA	1.0	1.0	719	$2,948	$4.10	45d	1	0.47mi
2613 Montgomery St Unit B303 Savannah, GA	2.0	2.0	879	$3,472	$3.95	45d	1	0.47mi
620 W 36th St Unit B Savannah, GA	3.0	1.0	812	$1,650	$2.03	45d	1	0.49mi
3212 Burroughs St Savannah, GA	3.0	1.0	814	$1,400	$1.72	24d	1	0.49mi
310 W 42nd St Savannah, GA	3.0	2.0	1300	$1,800	$1.38	45d	1	0.52mi
316 W 40th St Unit D Savannah, GA	2.0	1.0	700	$1,500	$2.14	22d	1	0.54mi
316 W 40th St Unit E Savannah, GA	2.0	1.5	700	$1,500	$2.14	22d	1	0.54mi
1014 W 53rd St Savannah, GA	3.0	2.0	1048	$1,600	$1.53	15d	1	0.55mi
2604 Jefferson St Savannah, GA	2.0	1.0	910	$1,900	$2.09	45d	1	0.56mi
513 W 35th St Unit A LOWER Savannah, GA	2.0	1.0	930	$1,350	$1.45	15d	1	0.57mi
513 W 35th St Savannah, GA	2.0	1.0	930	$1,450	$1.56	15d	1	0.57mi
315 W 38th St Savannah, GA	2.0	2.0	864	$1,600	$1.85	45d	1	0.58mi
211 W 40th St Unit B Savannah, GA	3.0	1.0	1400	$3,200	$2.29	24d	1	0.60mi
213 W 39th St Unit B Savannah, GA	3.0	2.0	1000	$2,250	$2.25	24d	1	0.61mi
508 Kline St Savannah, GA	2.0	2.0	900	$2,000	$2.22	15d	1	0.63mi
201 W 37th St Savannah, GA	3.0	2.0	1000	$2,595	$2.60	45d	1	0.68mi

Listing history 18 events

1. 2026-06-21
   days on market $80,000 Active 32 DOM
2. 2026-06-18
   days on market $80,000 Active 29 DOM
3. 2026-06-17
   days on market $80,000 Active 28 DOM
4. 2026-06-16
   days on market $80,000 Active 27 DOM
5. 2026-06-15
   days on market $80,000 Active 26 DOM
6. 2026-06-14
   days on market $80,000 Active 24 DOM
7. 2026-06-13
   days on market $80,000 Active 23 DOM
8. 2026-06-10
   days on market $80,000 Active 21 DOM
9. 2026-06-09
   days on market $80,000 Active 20 DOM
10. 2026-06-08
    days on market $80,000 Active 19 DOM
11. 2026-06-07
    days on market $80,000 Active 18 DOM
12. 2026-06-05
    days on market $80,000 Active 15 DOM
13. 2026-06-03
    days on market $80,000 Active 14 DOM
14. 2026-06-02
    days on market $80,000 Active 13 DOM
15. 2026-06-01
    days on market $80,000 Active 12 DOM
16. 2026-05-31
    days on market $80,000 Active 11 DOM
17. 2026-05-30
    days on market $80,000 Active 10 DOM
18. 2026-05-20
    listed $80,000 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: $1,502 · $125/mo
• Projected year-2 tax: $1,502 · $125/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 10/10 Extreme 7 d/yr ≥108°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: $20,945
• − Mortgage interest: −$4,481
• − Property taxes: −$1,502
• − Insurance: −$400
• − Repairs & maintenance: −$1,676
• − Management: −$1,676
• − Depreciation: −$2,327
• Taxable income: $8,883
• Est. tax owed @ 24.0%: −$2,132
• After-tax cash flow: $7,478/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

1 event — show timeline

• 2026-05-20 Listed $80,000 Hive MLS

Property tax history

+12.3%/yr

Latest (2025): $1,502 · +54.2% YoY. Source: county tax records.