1529 Chester St · Savannah, GA 31415

$130,000

3 bd · 1.0 ba · 1,287 sqft · SingleFamily public records · 28 Days on market

Built 1948 4,487 sqft lot Est $252k · 48% under

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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 +15.0/15.0
• DSCR +10.0/10.0
• 1% rule +8.3/10.0
• 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

Key facts

• 4,487 sq ft lot
• Built 1948
• Listed 28 days

Property features AI

Exterior

• Parking: Off-street parking
• Utilities: Public water; Public sewer
• Home design: Single-family residence; Single-story
• Exterior features: Off-street parking; Located in the Glen Ward subdivision; Zoned R4

Interior

• Bathrooms: 1 full bathroom
• Interior features: Electric water heater
• Laundry & utility: Washer hookup

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $130k.

Deal economics

• At list price, monthly cash flow is $600 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $130k).
• Recommended offer: $128k (1.5% below list) — sets the bar for market timing.
• Cap rate 11.8% 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; 25 comparable units currently listed for rent nearby; rentals at typical pace (median 24d on market — plan ~3-4 weeks tenant-placement turnaround); lower-income renter base — watch delinquency; 2,694 units permitted in Chatham County in 2024 (973 in 5+ unit buildings).
• At $1,724/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 $899 of loan paydown is wiped out by about $4k 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 $36k cash investment doubles in ~7 years — after that, you're playing with house money.

Negotiation context

• It's been on market 28 days — a 2% lower offer ($128k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $90k; 44% 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 $128,050 (1.5% below list)

Questions for the listing agent

1. Built in 1948 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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: 1.33% ✓
• Cap rate: 11.83%
• Cash-on-cash: 19.79%
• DSCR: 1.88
• GRM: 6.3

CMA / ARV

• ARV (on-the-fly): $252,252
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1329 New Castle St	0.21mi	3/2.5	1,300 (+1%)	10mo	$255,000	$196	74
1407 Augusta Ave	0.23mi	4/2.0 (+1)	1,288 (+0%)	11mo	$225,000	$175	71
1725 Dunn St	0.25mi	3/2.0	1,180 (-8%)	2mo	$260,000	$220	69
119 Scarborough St	0.51mi	3/2.5	1,300 (+1%)	1mo	$260,000	$200	68
1600 Damon St	0.51mi	3/1.0	1,224 (-5%)	6mo	$165,000	$135	63
4 Bardwell Way	0.70mi	3/2.0	1,256 (-2%)	3mo	$289,190	$230	57
2108 Krenson St	0.60mi	3/1.0	1,224 (-5%)	9mo	$82,500	$67	56
207 Cleland Ave	0.43mi	3/2.0	1,118 (-13%)	4mo	$140,000	$125	51
275 Scarborough St	0.48mi	3/2.0	1,120 (-13%)	4mo	$244,500	$218	49
1014 Cope St	0.59mi	3/1.5	1,444 (+12%)	4mo	$110,000	$76	47
8 Newell St	0.61mi	3/2.5	1,114 (-13%)	3mo	$265,000	$238	41
17 Nelson St	0.70mi	3/2.0	1,122 (-13%)	11mo	$220,000	$196	33

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: 11.8%
• Equity multiple: 1.47×
• Total profit: $17,115
• Equity at exit: $19,383

10-year hold

• IRR: 20.8%
• Equity multiple: 2.76×
• Total profit: $63,907
• Equity at exit: $11,240

Cash invested: $36,400 (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: 76
• Price-to-rent: 6.3×

Monthly cashflow live

• Estimated rent: $1,724 high
• Mortgage (P&I): −$682
• Tax from tax record: −$26 /mo · $310/yr
• Insurance: −$54
• HOA: −$0
• Vacancy / Maint / Mgmt: −$362
• Net cashflow: $600

Break-even live

Break-even rent $964

Max offer price $130,000

Occupancy floor 60%

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: $32,500
• Closing costs: $3,900
• Reserves months: —
• Total cash needed: —

Rent comps 25 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1416 Chester St Savannah, GA	3.0	1.0	960	$1,600	$1.67	23d	1	0.15mi
226 Fell St Savannah, GA	3.0	1.0	1025	$1,695	$1.65	21d	1	0.16mi
1402 New Castle St Savannah, GA	2.0	1.0	928	$1,500	$1.62	43d	1	0.19mi
2009 Eppinger St Savannah, GA	3.0	2.0	1144	$1,500	$1.31	23d	1	0.21mi
2023 Gugel St Savannah, GA	3.0	2.0	1008	$1,900	$1.88	43d	1	0.27mi
120 Jenks St Savannah, GA	3.0	1.0	1042	$1,600	$1.54	43d	1	0.28mi
2014 Lewden St Savannah, GA	3.0	1.0	1164	$1,600	$1.37	23d	1	0.32mi
40 Eagle St Savannah, GA	1.0–2.0	1.0	841	$1,331	$1.58	23d	6	0.40mi
1325 Exley St Savannah, GA	3.0	2.0	1327	$1,156	$0.87	43d	2	0.46mi
1325 Exley St Savannah, GA	2.0–3.0	1.0–2.5	1193	$1,432	$1.20	21d	6	0.46mi
206 Ferrill St Savannah, GA	3.0	1.0	936	$1,450	$1.55	14d	1	0.48mi
17 Dutton St Savannah, GA	3.0	1.0	990	$1,650	$1.67	14d	1	0.59mi
808 Wexler St Savannah, GA	3.0	1.0	1204	$1,500	$1.25	43d	1	0.69mi
911 Crosby St Savannah, GA	3.0	2.0	1116	$2,000	$1.79	43d	1	0.91mi
905 Elliott Ave Savannah, GA	2.0	2.0	1032	$1,800	$1.74	43d	1	0.96mi
1603 Eleanor St Savannah, GA	3.0	1.5	1506	$1,795	$1.19	23d	1	1.09mi
1520 Audubon Dr Savannah, GA	3.0	2.0	1325	$2,000	$1.51	23d	1	1.17mi
1437 Audubon Dr Savannah, GA	3.0	1.0	925	$1,575	$1.70	43d	1	1.23mi
646 W Bay St Savannah, GA	2.0–4.0	2.0–4.0	1341	$1,684	$1.26	13d	11	1.28mi
601 Indian St Savannah, GA	2.0	1.0–2.0	816	$3,521	$4.31	13d	19	1.37mi
630 Indian St Savannah, GA	2.0	1.0–2.0	824	$3,125	$3.79	13d	17	1.38mi
3508 Haslam Ave Savannah, GA	2.0	1.0	988	$1,395	$1.41	23d	1	1.38mi
540 Selma St Savannah, GA	2.0–5.0	2.0–5.0	790	$1,112	$1.41	23d	1	1.44mi
555 Berrien St Unit N Savannah, GA	2.0	2.5	1487	$3,300	$2.22	43d	1	1.47mi
528 Selma St Unit B Savannah, GA	2.0	2.0	974	$2,625	$2.70	14d	1	1.49mi

Listing history 20 events

1. 2026-06-18
   days on market $130,000 Active 28 DOM
2. 2026-06-17
   price $130,000 Active 27 DOM
3. 2026-06-17
   days on market $135,000 Active 27 DOM
4. 2026-06-16
   days on market $135,000 Active 26 DOM
5. 2026-06-15
   days on market $135,000 Active 25 DOM
6. 2026-06-14
   days on market $135,000 Active 23 DOM
7. 2026-06-13
   days on market $135,000 Active 22 DOM
8. 2026-06-10
   days on market $135,000 Active 20 DOM
9. 2026-06-09
   days on market $135,000 Active 19 DOM
10. 2026-06-08
    days on market $135,000 Active 18 DOM
11. 2026-06-07
    days on market $135,000 Active 17 DOM
12. 2026-06-05
    days on market $135,000 Active 14 DOM
13. 2026-06-03
    days on market $135,000 Active 13 DOM
14. 2026-06-02
    days on market $135,000 Active 12 DOM
15. 2026-06-01
    days on market $135,000 Active 11 DOM
16. 2026-05-31
    days on market $135,000 Active 10 DOM
17. 2026-05-30
    days on market $135,000 Active 9 DOM
18. 2026-05-21
    listed $135,000 Active
19. 2025-11-17
    soldstatus $90,063
20. 1995-03-01
    soldstatus $8,000

ⓘ 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: $310 · $26/mo
• Projected year-2 tax: $1,196 · $100/mo
• Expected delta: +$886/yr (+$74/mo · 286.1%)

ⓘ 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: $20,690
• − Mortgage interest: −$7,282
• − Property taxes: −$310
• − Insurance: −$650
• − Repairs & maintenance: −$1,655
• − Management: −$1,655
• − Depreciation: −$3,782
• Taxable income: $5,356
• Est. tax owed @ 24.0%: −$1,285
• After-tax cash flow: $5,919/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

+1587.5% since first listed

3 events — show timeline

• 2026-05-21 Listed $135,000 Hive MLS
• 2025-11-17 Sold (Public Records) $90,063 Public Records
• 1995-03-01 Sold (Public Records) $8,000 Public Records

Property tax history

-7.7%/yr

Latest (2025): $310 · +13.7% YoY. Source: county tax records.