98 Red Fox Dr · Georgetown, GA 31419

$175,000

3 bd · 2.0 ba · 1,652 sqft · SingleFamily public records · 3 Days on market

Built 1985 0.27 ac lot $106/sqft · 40% below area Est $292k · 40% under $48/mo HOA · 2% of rent

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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 +26.4/30.0
• ARV discount +15.0/15.0
• DSCR +9.0/10.0
• 1% rule +7.2/10.0
• Livability +3.4/5.0
• Condition / age +2.5/5.0
• Rent growth +2.1/5.0
• Schools +2.0/10.0
• Appreciation +0.0/10.0

Listing remarks

HIGHEST AND BEST OFFERS DUE BY 6PM FRIDAY MAY 8TH. Priced to move and ready for your vision, this 3-bed/2-bath Georgetown home is a blank canvas with solid bones, reliable systems, and the structure to support a full open-concept transformation. At 1,652 sq ft, the layout offers real flexibility for investors looking to maximize resale value or rental returns. Georgetown's central Savannah location puts you minutes from major employers, shopping, dining, and commuter routes, making this a high-demand corridor for buyers and renters alike. The fenced lot adds curb appeal potential, and the fundamentals are sound, meaning your budget goes toward building equity, not fixing surprises. Whether

Key facts

• Fenced lot
• 0.27 acre lot
• Garage

Tags

• CENTRAL SAVANNAH LOCATION
• FENCED LOT
• OPEN-CONCEPT TRANSFORMATION

Property features AI

Finance

• Other: Publicly maintained asphalt road
• Financial info: No additional financial details provided
• HOA & community: Homeowners association with $48 monthly fee

Exterior

• Parking: Attached garage with garage door opener; Off-street parking; 1 garage space
• Security: No security details provided
• Utilities: Public water; Public sewer; Underground utilities
• Home design: Single-family residence; Single-story; PUDC zoning (single family)
• Construction: Cedar exterior; Composition roof; Slab foundation; Built year not provided
• Exterior features: Front porch; Patio; Private backyard; Wood fencing / fenced yard; Outbuilding

Interior

• Kitchen: Oven; Range; Refrigerator
• Bedrooms: No bedroom level details provided
• Flooring: No flooring details provided
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating (electric); Central air conditioning (electric)
• Interior features: Pantry; Gas fireplace in family room
• Laundry & utility: Dedicated laundry room; Gas water heater

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $175k.

Deal economics

• At list price, monthly cash flow is $460 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $175k).
• Cap rate 9.4% vs local median 4.0% in Georgetown — 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 68/100 on livability (#138 in GA) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety A-; Watch: employment C-, schools F, amenities 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 soft (-1.4%/yr); 405 active listings in the ZIP; 22 comparable units currently listed for rent nearby; rentals at typical pace (median 23d on market — plan ~3-4 weeks tenant-placement turnaround); 2,694 units permitted in Chatham County in 2024 (973 in 5+ unit buildings).
• This rent runs 37% of the median local income ($70k/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 $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.

Negotiation context

• Only 3 days on market — expect competitive offers; lowballing is unlikely to land.

Risks & watch-outs

• 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 $175,000

Questions for the listing agent

1. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
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: 1.22% ✓
• Cap rate: 9.45%
• Cash-on-cash: 11.26%
• DSCR: 1.50
• GRM: 6.8

CMA / ARV

• ARV (median comp): $291,951
• List price: $175,000
• Delta: -40.06%
• 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
98 Red Fox Dr	0.00mi	3/2.0	1,652 (0%)	1mo	$203,630	$123	99
106 Snowbell Ct	0.16mi	3/2.0	1,821 (+10%)	3mo	$377,306	$207	73
3 W Sagebrush Ln	0.12mi	3/2.0	1,432 (-13%)	3mo	$289,000	$202	70
102 E Sagebrush Ln	0.17mi	3/2.0	1,458 (-12%)	4mo	$325,000	$223	69
56 Red Fox Dr	0.34mi	3/2.0	1,791 (+8%)	3mo	$314,990	$176	68
270 Sessile Oak Dr	0.25mi	3/2.0	1,449 (-12%)	2mo	$327,000	$226	66
103 Snowbell Ct	0.43mi	3/2.0	1,821 (+10%)	3mo	$370,120	$203	61
20 Beaver Run Dr	0.57mi	3/2.0	1,782 (+8%)	2mo	$339,500	$191	59
120 Cormorant Way	0.41mi	3/2.0	1,439 (-13%)	4mo	$315,000	$219	56
104 Snowbell Ct	0.41mi	4/2.5 (+1)	1,870 (+13%)	3mo	$396,384	$212	50
118 Trellis Way	0.53mi	3/2.5	1,862 (+13%)	4mo	$274,500	$147	49
2 St Ives Dr Dr	0.75mi	3/2.0	1,408 (-15%)	1mo	$275,000	$195	39

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 · 0.0% rent growth · sell at horizon

5-year hold

• IRR: -3.0%
• Equity multiple: 0.89×
• Total profit: $-5,282
• Equity at exit: $26,093

10-year hold

• IRR: 3.0%
• Equity multiple: 1.19×
• Total profit: $9,117
• Equity at exit: $15,131

Cash invested: $49,000 (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 31419

• Home prices YoY: -25.9%
• Rents YoY: -1.4%
• Active inventory: 405
• Price-to-rent: 6.8×

Monthly cashflow live

• Estimated rent: $2,134 high
• Mortgage (P&I): −$918
• Tax from tax record: −$187 /mo · $2,246/yr
• Insurance: −$73
• HOA: −$48
• Vacancy / Maint / Mgmt: −$448
• Net cashflow: $460

Break-even live

Break-even rent $1,552

Max offer price $175,000

Occupancy floor 73%

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: $43,750
• Closing costs: $5,250
• Reserves months: —
• Total cash needed: —

Rent comps 22 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
116 W White Hawthorne Dr Savannah, GA	3.0	2.0	1100	$1,800	$1.64	43d	1	0.11mi
152 Dovetail Xing Savannah, GA	3.0	2.0	1398	$2,100	$1.50	13d	1	0.23mi
152 Dovetail Xing Savannah, GA	3.0	2.0	1400	$2,100	$1.50	43d	1	0.23mi
213 Sessile Oak Dr Savannah, GA	3.0	2.0	2080	$2,520	$1.21	43d	1	0.32mi
160 Lions Gate Rd Savannah, GA	3.0	2.5	1976	$2,500	$1.27	43d	1	0.43mi
102 Cormorant Way Savannah, GA	3.0	2.0	1806	$2,150	$1.19	13d	1	0.49mi
33 Beaver Run Dr Savannah, GA	4.0	2.0	1519	$2,400	$1.58	43d	1	0.54mi
102 Trellis Way Savannah, GA	3.0	2.0	1250	$1,900	$1.52	23d	1	0.57mi
120 Calm Oak Cir Savannah, GA	3.0	2.5	1816	$2,250	$1.24	43d	1	0.82mi
1538 Bradley Blvd Savannah, GA	3.0	2.5	1828	$2,395	$1.31	13d	1	1.02mi
1825 Grove Point Rd Savannah, GA	1.0–3.0	1.0–2.0	1089	$2,075	$1.90	13d	34	1.02mi
2014 Grove Point Rd Savannah, GA	3.0	2.0	2213	$2,500	$1.13	43d	1	1.19mi
1800 Grove Point Rd Savannah, GA	1.0–3.0	1.0–2.0	1088	$1,978	$1.82	13d	16	1.19mi
1015 King George Blvd Savannah, GA	1.0–2.0	1.0–2.0	1007	$1,600	$1.59	23d	1	1.26mi
34 Pomona Cir Savannah, GA	4.0	2.5	1921	$2,295	$1.19	23d	1	1.39mi
98 Dunnoman Dr Savannah, GA	4.0	2.5	2029	$2,250	$1.11	13d	1	1.39mi
83 Dunnoman Dr Savannah, GA	4.0	2.5	2029	$2,700	$1.33	43d	1	1.42mi
107 Cockle Shell Rd Savannah, GA	4.0	2.5	2004	$2,600	$1.30	13d	1	1.44mi
38 Flagler Dr Savannah, GA	4.0	2.5	2005	$2,550	$1.27	23d	1	1.45mi
15 Brasseler Blvd Savannah, GA	1.0–3.0	1.0–2.0	1077	$1,900	$1.76	13d	16	1.46mi
37 Stetson Dr Savannah, GA	4.0	2.5	2005	$2,600	$1.30	23d	1	1.50mi
19 Stetson Dr Savannah, GA	3.0	2.0	1544	$2,750	$1.78	13d	1	1.50mi

HOA detail

• Monthly dues: $48 · $576/yr

Listing history 2 events

1. 2026-05-09
   status Pending 837-char remark
2. 2026-05-06
   listed $175,000 Active 837-char remark

ⓘ 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: $2,246 · $187/mo
• Projected year-2 tax: $2,246 · $187/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 4/10 Moderate
• 🌡 Heat 9/10 Extreme 7 d/yr ≥107°F today · 18 d/yr by 30 yrs out
• 💨 Wind 8/10 Severe 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: $25,604
• − Mortgage interest: −$9,803
• − Property taxes: −$2,246
• − Insurance: −$875
• − Repairs & maintenance: −$2,048
• − Management: −$2,048
• − HOA: −$576
• − Depreciation: −$5,091
• Taxable income: $2,917
• Est. tax owed @ 24.0%: −$700
• After-tax cash flow: $4,818/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 — Georgetown

• Score: 68/100
• State rank: #138
• US rank: #9395

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Georgetown, GA
• County: Chatham County · 271,602 people
• Metro: Savannah, GA
• Population (ZIP): 57,077
• Household income: $69,635
• Rent vs Own: 43.8% rent · 56.2% own
• Severe rent burden: 2575.0

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 0.68)
• Race & ethnicity: White 40% Black 38% Hispanic / Latino 12% Two or more races 7% Asian 5%
• Hispanic origin (detail): Mexican 4% Puerto Rican 3%
• Common ancestry: Slovak 2% Lithuanian 1% Serbian 1%
• Foreign-born: 12% · Canada, Vietnam, South Korea
• Languages at home: 83% English-only · Spanish 9% Other Indo-European 2% Vietnamese 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: ▼ -92.38%
• Current HPI: 264.8625
• Rent YoY: ▼ -1.44%
• 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

+16.4% since first listed

3 events — show timeline

• 2026-05-28 Sold (MLS) $203,630 Hive MLS
• 2026-05-09 Pending — Hive MLS
• 2026-05-06 Listed $175,000 Hive MLS

Property tax history

+2.1%/yr

Latest (2025): $2,246 · +84.1% YoY. Source: county tax records.