215 Scarborough St · Savannah, GA 31415

$200,000

3 bd · 1.0 ba · 1,000 sqft · SingleFamily public records · 234 Days on market

Built 1971 5,602 sqft lot $200/sqft · 16% above area Est $172k · 16% over

---

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 +18.9/30.0
• DSCR +6.0/10.0
• Livability +4.3/5.0
• 1% rule +4.1/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.0/10.0
• ARV discount +0.2/15.0
• Appreciation +0.0/10.0

Listing remarks MLS

Nice home located minutes from downtown Savannah. Needs updating Cash offers 200k obo Do not disturb

Key facts

• 5,602 sq ft lot
• Built 1971
• Listed 234 days

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $200k.

Deal economics

• At list price, monthly cash flow is $205 ($2k/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 $182k (8.8% below list).
• Recommended offer: $176k (12.0% below list) — sets the bar for market timing.
• Cap rate 7.5% 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; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 23d on market — plan ~3-4 weeks tenant-placement turnaround); 45% 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 $1,824/mo this rent would consume 59% 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 $1k of loan paydown is wiped out by about $6k 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 234 days — a 12% lower offer ($176k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $50k; list at $200k implies a 300% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 7→19/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $176,000 (12.0% below list)

Questions for the listing agent

1. It's been on market 234 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1971 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. 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?
7. 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.
8. 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.
9. 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: 0.91% ✗
• Cap rate: 7.53%
• Cash-on-cash: 4.40%
• DSCR: 1.20
• GRM: 9.1

CMA / ARV

• ARV (median comp): $171,971
• List price: $200,000
• Delta: 16.30%
• Verdict: OVERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
227 Glass St	0.15mi	2/1.0 (-1)	1,000 (0%)	5mo	$299,000	$299	84
275 Scarborough St	0.11mi	3/2.0	1,120 (+12%)	4mo	$244,500	$218	68
8 Newell St	0.16mi	3/2.5	1,114 (+11%)	3mo	$265,000	$238	65
230 Sugden St	0.43mi	3/1.0	910 (-9%)	8mo	$105,000	$115	59
2016 Eppinger St	0.61mi	2/2.0 (-1)	1,018 (+2%)	1mo	$210,000	$206	58
2102 Patch St	0.71mi	3/1.0	960 (-4%)	4mo	$115,000	$120	57
2011 Gugel St	0.60mi	2/1.0 (-1)	960 (-4%)	4mo	$220,000	$229	57
259 Brittany St	0.69mi	2/1.0 (-1)	934 (-7%)	3mo	$69,500	$74	50
105 Pitt St	0.71mi	3/1.0	1,102 (+10%)	4mo	$35,000	$32	47
1424 Comer St	0.39mi	2/1.0 (-1)	850 (-15%)	7mo	$207,000	$244	46
207 Cleland Ave	0.63mi	3/2.0	1,118 (+12%)	4mo	$140,000	$125	44
17 Nelson St	0.70mi	3/2.0	1,122 (+12%)	11mo	$220,000	$196	34

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: -9.5%
• Equity multiple: 0.65×
• Total profit: $-19,387
• Equity at exit: $29,821

10-year hold

• IRR: -0.1%
• Equity multiple: 0.99×
• Total profit: $-289
• Equity at exit: $17,292

Cash invested: $56,000 (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 31415

• Home prices YoY: -21.4%
• Active inventory: 76
• Price-to-rent: 9.1×

Monthly cashflow live

• Estimated rent: $1,824 high
• Mortgage (P&I): −$1,049
• Tax from tax record: −$103 /mo · $1,241/yr
• Insurance: −$83
• HOA: −$0
• Vacancy / Maint / Mgmt: −$383
• Net cashflow: $205

Break-even live

Break-even rent $1,564

Max offer price $200,000

Occupancy floor 84%

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: $50,000
• Closing costs: $6,000
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
206 Ferrill St Savannah, GA	3.0	1.0	936	$1,450	$1.55	13d	1	0.05mi
40 Eagle St Savannah, GA	1.0–2.0	1.0	841	$1,331	$1.58	23d	6	0.15mi
1325 Exley St Savannah, GA	3.0	2.0	1327	$1,156	$0.87	43d	2	0.19mi
1325 Exley St Savannah, GA	2.0–3.0	1.0–2.5	1193	$1,432	$1.20	21d	6	0.19mi
1402 New Castle St Savannah, GA	2.0	1.0	928	$1,500	$1.62	43d	1	0.36mi
1416 Chester St Savannah, GA	3.0	1.0	960	$1,600	$1.67	23d	1	0.38mi
226 Fell St Savannah, GA	3.0	1.0	1025	$1,695	$1.65	21d	1	0.50mi
120 Jenks St Savannah, GA	3.0	1.0	1042	$1,600	$1.54	43d	1	0.59mi
17 Dutton St Savannah, GA	3.0	1.0	990	$1,650	$1.67	13d	1	0.61mi
2009 Eppinger St Savannah, GA	3.0	2.0	1144	$1,500	$1.31	23d	1	0.63mi
2014 Lewden St Savannah, GA	3.0	1.0	1164	$1,600	$1.37	23d	1	0.66mi
2023 Gugel St Savannah, GA	3.0	2.0	1008	$1,900	$1.88	43d	1	0.67mi
646 W Bay St Savannah, GA	2.0–4.0	2.0–4.0	1341	$1,684	$1.26	13d	11	0.75mi
905 Elliott Ave Savannah, GA	2.0	2.0	1032	$1,800	$1.74	43d	1	0.84mi
808 Wexler St Savannah, GA	3.0	1.0	1204	$1,500	$1.25	43d	1	0.84mi
601 Indian St Savannah, GA	2.0	1.0–2.0	816	$3,521	$4.31	13d	19	0.85mi
630 Indian St Savannah, GA	2.0	1.0–2.0	824	$3,125	$3.79	13d	17	0.86mi
911 Crosby St Savannah, GA	3.0	2.0	1116	$2,000	$1.79	43d	1	0.90mi
540 Selma St Savannah, GA	2.0–5.0	2.0–5.0	790	$1,112	$1.41	23d	1	0.98mi
555 Berrien St Unit N Savannah, GA	2.0	2.5	1487	$3,300	$2.22	43d	1	0.99mi
528 Selma St Unit B Savannah, GA	2.0	2.0	974	$2,625	$2.70	13d	1	1.01mi
1013 Carroll St Savannah, GA	2.0	1.5	768	$1,400	$1.82	43d	1	1.11mi
429 Montgomery St Unit A Savannah, GA	2.0	2.5	1200	$2,600	$2.17	43d	1	1.12mi
227 W Broughton St #3 Savannah, GA	2.0	1.0	1188	$2,400	$2.02	43d	1	1.12mi
528 Martin Luther King Junior Blvd Apt 2 Savannah, GA	2.0	2.5	1150	$1,995	$1.73	43d	1	1.15mi
615 Montgomery St Savannah, GA	1.0–2.0	1.0–2.0	902	$3,164	$3.51	13d	18	1.19mi
165 W Bay St Unit 1244806P Savannah, GA	2.0	2.0	1431	$6,558	$4.58	13d	1	1.23mi
320 W Hall St Unit A Savannah, GA	2.0	1.0	1200	$1,800	$1.50	43d	1	1.25mi
41 Whitaker St Unit A Savannah, GA	3.0	2.0	1300	$3,000	$2.31	13d	1	1.25mi
41 Whitaker St Unit B Savannah, GA	4.0	1.0	1200	$2,950	$2.46	13d	1	1.25mi
1437 Audubon Dr Savannah, GA	3.0	1.0	925	$1,575	$1.70	43d	1	1.29mi
1520 Audubon Dr Savannah, GA	3.0	2.0	1325	$2,000	$1.51	23d	1	1.30mi
5 W Broughton St #401 Savannah, GA	2.0	1.0	900	$2,595	$2.88	43d	1	1.30mi
903 Montgomery St Savannah, GA	3.0	2.0	1300	$2,400	$1.85	13d	1	1.31mi
903 Montgomery St Unit 903 Savannah, GA	3.0	1.5	1300	$2,400	$1.85	13d	1	1.31mi
905 Montgomery St Unit 905 Savannah, GA	2.0	1.0	1200	$1,950	$1.62	23d	1	1.31mi
714 Tattnall St Savannah, GA	3.0	2.5	1419	$4,300	$3.03	43d	1	1.34mi
810 Jefferson St Unit B Savannah, GA	2.0	2.5	1400	$3,200	$2.29	13d	1	1.34mi
24 E Liberty St Savannah, GA	2.0	1.5	1092	$2,000	$1.83	43d	1	1.38mi
303 W Waldburg St Savannah, GA	3.0	2.0	1400	$2,250	$1.61	43d	1	1.39mi

Listing history 18 events

1. 2026-06-18
   days on market $200,000 Active 234 DOM
2. 2026-06-17
   days on market $200,000 Active 233 DOM
3. 2026-06-16
   days on market $200,000 Active 232 DOM
4. 2026-06-15
   days on market $200,000 Active 231 DOM
5. 2026-06-14
   days on market $200,000 Active 229 DOM
6. 2026-06-13
   days on market $200,000 Active 228 DOM
7. 2026-06-10
   days on market $200,000 Active 226 DOM
8. 2026-06-09
   days on market $200,000 Active 225 DOM
9. 2026-06-08
   days on market $200,000 Active 224 DOM
10. 2026-06-07
    days on market $200,000 Active 223 DOM
11. 2026-06-05
    days on market $200,000 Active 220 DOM
12. 2026-06-03
    days on market $200,000 Active 219 DOM
13. 2026-06-02
    days on market $200,000 Active 218 DOM
14. 2026-06-01
    days on market $200,000 Active 217 DOM
15. 2026-05-31
    days on market $200,000 Active 216 DOM
16. 2026-05-30
    days on market $200,000 Active 215 DOM
17. 2025-10-27
    listed $200,000 Active 100-char remark

    Show marketing remark (100 chars)

    Nice home located minutes from downtown Savannah. Needs updating Cash offers 200k obo Do not disturb

18. 2002-04-22
    soldstatus $50,000

ⓘ 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: $1,241 · $103/mo
• Projected year-2 tax: $1,840 · $153/mo
• Expected delta: +$599/yr (+$50/mo · 48.3%)

ⓘ 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 (shaded) · 0% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 Heat 10/10 Extreme 7 d/yr ≥109°F today · 19 d/yr by 30 yrs out
• 💨 Wind 8/10 Severe 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: $21,889
• − Mortgage interest: −$11,203
• − Property taxes: −$1,241
• − Insurance: −$1,000
• − Repairs & maintenance: −$1,751
• − Management: −$1,751
• − Depreciation: −$5,818
• Taxable loss: −$876
• Est. tax savings @ 24.0%: +$210
• After-tax cash flow: $2,675/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

+300.0% since first listed

2 events — show timeline

• 2025-10-27 Listed $200,000 ForSaleByOwner.com
• 2002-04-22 Sold (Public Records) $50,000 Public Records

Property tax history

+3.2%/yr

Latest (2025): $1,241 · +57.4% YoY. Source: county tax records.