Andros Plan · Pooler, GA 31322

$1

3 bd · 2.5 ba · 1,933 sqft · Townhouse · 749 Days on market

Excellent condition $130/mo HOA · 6% of rent

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Why this score? — see what drove the F 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 +8.1/30.0
• ARV discount +7.5/15.0
• Condition / age +5.0/5.0
• Livability +3.3/5.0
• 1% rule +3.2/10.0
• DSCR +2.2/10.0
• Schools +2.0/10.0
• Rent growth +1.7/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

$162 Per Sq. Ft. Move-in-Ready New Construction Townhomes Available in Towne Park Pooler! Beacon New Homes Presents the Andros Plan conveniently located close to a variety of shopping, Dining, I-95, and I-16! This SPACIOUS End Unit Features 3 Bedrooms, 2.5 Baths with a Bonus Room on the second floor! The Master Suite is located on the main floor with a large walk-in-closet, double vanities, and a SECOND washer and dryer hook up in the walk in closet! First floor has an open concept with luxury vinyl plank flooring. The kitchen showcases Stainless-Steel Appliances Including a Refrigerator, Microwave, Stove, and a Dishwasher. Granite Counter Tops! Single Car Garage.

Key facts

• Granite counter tops
• End unit features
• $130 HOA

Tags

• NEW CONSTRUCTION TOWNHOMES
• END UNIT FEATURES
• STAINLESS-STEEL APPLIANCES
• GRANITE COUNTER TOPS

🏗️ New construction. The $1 list price is a builder figure, so every metric below is computed on the value from comparable previous sales — $265,255.

What this means for you Summary

Snapshot

• This is a 3-bed/2.5-bath townhouse listed at $1. Condition is rated excellent.

Deal economics

• At list price, monthly cash flow is $-380 ($-5k/yr) — negative.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $1).
• Cap rate 5.1% vs local median 4.0% in Pooler — meaningfully above typical; check what's discounted (condition, days-on-market, listing class) to confirm the premium yield is real.

Location & tenants

• Location reads 66/100 on livability (#182 in GA) — a middle-class / working-renter tenant base. Strengths: housing A+, crime A-, employment A-; Watch: schools D+, amenities F, commute 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 falling (-3.4%/yr); 424 active listings in the ZIP; 22 comparable units currently listed for rent nearby; rentals at typical pace (median 24d on market — plan ~3-4 weeks tenant-placement turnaround); solid renter incomes; 2,694 units permitted in Chatham County in 2024 (973 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $2k of loan paydown is wiped out by about $8k 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 749 days — a 12% lower offer ($0) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: property tax is 397882.4% of price; flood insurance adds $125/mo.
• Climate carrying-cost: in FEMA flood zone A (mandatory federal flood insurance); severe wind risk, 97% 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 $1

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. It's been on market 749 days. Have you received any prior offers? Is the seller open to a 5% concession, seller financing, or rate buy-down credit?
3. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
4. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
5. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
6. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
7. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
8. Schools are D-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
9. 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?
10. 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.
11. 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.
12. 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: 0.82% ✗
• Cap rate: 5.14%
• Cash-on-cash: -4.12%
• DSCR: 0.82
• GRM: 10.2

CMA / ARV

• ARV (median comp): $265,255
• List price: $1
• Delta: -100.00%
• 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
459 Governor Treutlen Cir	0.08mi	3/2.5	1,933 (0%)	3mo	$293,300	$152	93
439 Governor Treutlen Cir	0.11mi	3/2.5	1,926 (-0%)	2mo	$305,000	$158	93
463 Governor Treutlen Cir	0.08mi	3/2.5	1,933 (0%)	5mo	$293,300	$152	92
449 Governor Treutlen Cir	0.14mi	3/2.5	1,933 (0%)	2mo	$296,100	$153	92
440 Governor Treutlen Cir	0.12mi	3/2.5	1,933 (0%)	4mo	$293,300	$152	91
576 Governor Treutlen Cir	0.06mi	3/2.5	1,992 (+3%)	3mo	$265,000	$133	90
460 Governor Treutlen Cir	0.17mi	3/2.5	1,933 (0%)	5mo	$293,300	$152	88
571 Governor Treutlen Cir	0.08mi	3/2.5	1,820 (-6%)	5mo	$250,000	$137	82
315 Governor Gwinnett Way	0.08mi	3/2.0	1,796 (-7%)	2mo	$285,000	$159	81
466 Governor Treutlen Cir	0.18mi	3/2.5	1,825 (-6%)	3mo	$281,315	$154	80
464 Governor Treutlen Cir	0.18mi	3/2.5	1,825 (-6%)	5mo	$283,015	$155	78
302 Governor Gwinnett Way	0.05mi	3/2.5	2,202 (+14%)	2mo	$242,000	$110	73

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: -30.8%
• Equity multiple: 0.01×
• Total profit: $-73,337
• Equity at exit: $39,550

10-year hold

• IRR: -57.8%
• Equity multiple: -0.60×
• Total profit: $-118,752
• Equity at exit: $22,934

Cash invested: $74,271 (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 31322

• Home prices YoY: -32.2%
• Rents YoY: -3.4%
• Active inventory: 424

Monthly cashflow live

• Estimated rent: $2,162 high
• Mortgage (P&I): −$1,391
• Tax est. 1.5%: −$332 /mo · $3,979/yr
• Insurance: −$111
• Flood insurance flood zone: −$125 /mo · $1,502/yr
• HOA: −$130
• Vacancy / Maint / Mgmt: −$454
• Net cashflow: $-380

Break-even live

Break-even rent $2,643

Max offer price $210,257

Occupancy floor —

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: $66,314
• Closing costs: $7,958
• Reserves months: —
• Total cash needed: —

Rent comps 22 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
573 Governor Treutlen Cir Pooler, GA	3.0	2.5	1728	$2,100	$1.22	43d	1	0.08mi
461 Governor Treutlen Cir Pooler, GA	3.0	2.5	1685	$2,145	$1.27	13d	1	0.08mi
337 Governor Gwinnett Way Pooler, GA	3.0	2.0	1714	$1,995	$1.16	43d	1	0.14mi
464 Governor Treutlen Cir Pooler, GA	3.0	2.5	1825	$2,050	$1.12	43d	1	0.17mi
500 Gov Treutlen Cir Pooler, GA	3.0	2.5	1605	$2,250	$1.40	23d	1	0.20mi
313 Manden Rd Unit 1244797P Pooler, GA	3.0	2.0	1496	$5,585	$3.73	43d	1	0.50mi
1224 Crawford Way Unit 1291585P Pooler, GA	3.0	2.0	1539	$2,140	$1.39	13d	1	0.74mi
1105 S Rogers St Lot 507 Pooler, GA	3.0	2.0	1800	$1,900	$1.06	13d	1	0.83mi
1105 S Rogers St Lot 619 Pooler, GA	3.0	2.0	1568	$1,825	$1.16	13d	1	0.87mi
1105 S Rogers St Lot 445 Pooler, GA	3.0	2.0	1568	$1,875	$1.20	23d	1	0.87mi
1105 S Rogers St Lot 310 Pooler, GA	3.0	2.0	1440	$1,635	$1.14	23d	1	0.87mi
1105 S Rogers St Lot 547 Pooler, GA	3.0	2.0	1960	$2,110	$1.08	23d	1	0.87mi
1105 S Rogers St Lot 543 Pooler, GA	3.0	2.0	1792	$2,035	$1.14	23d	1	0.87mi
500 Fox Farm ST Pooler, GA	1.0–3.0	1.0–2.0	1063	$2,567	$2.41	13d	142	0.98mi
217 Holly Ave Unit 1244795P Pooler, GA	4.0	2.0	1743	$3,201	$1.84	13d	1	1.05mi
503 W Tietgen St Pooler, GA	3.0	2.0	1464	$2,200	$1.50	23d	1	1.09mi
216 Pinecrest Pl Unit 1244792P Pooler, GA	3.0	2.0	1539	$2,674	$1.74	13d	1	1.14mi
402 Symons St Unit 1244794P Pooler, GA	3.0	2.0	1560	$3,309	$2.12	13d	1	1.27mi
2 Venice Pl Pooler, GA	2.0–4.0	2.0–2.5	1514	$2,399	$1.58	13d	12	1.38mi
11 Ripple Way Pooler, GA	3.0–4.0	2.0–3.5	1697	$2,475	$1.46	13d	21	1.41mi
3002 Benton Grv Pooler, GA	1.0–2.0	1.0–2.0	1004	$2,437	$2.43	21d	10	1.45mi
16 Stoney Hill Rd Pooler, GA	3.0	2.0	1665	$2,150	$1.29	43d	1	1.48mi

HOA detail

• Monthly dues: $130 · $1,560/yr
• Likely covers: pool

Listing history 17 events

1. 2026-06-18
   days on market $1 Active 749 DOM
2. 2026-06-17
   days on market $1 Active 748 DOM
3. 2026-06-16
   days on market $1 Active 747 DOM
4. 2026-06-15
   days on market $1 Active 746 DOM
5. 2026-06-14
   days on market $1 Active 744 DOM
6. 2026-06-13
   days on market $1 Active 743 DOM
7. 2026-06-10
   days on market $1 Active 741 DOM
8. 2026-06-09
   days on market $1 Active 740 DOM
9. 2026-06-08
   days on market $1 Active 739 DOM
10. 2026-06-07
    days on market $1 Active 738 DOM
11. 2026-06-05
    days on market $1 Active 735 DOM
12. 2026-06-03
    days on market $1 Active 734 DOM
13. 2026-06-02
    days on market $1 Active 733 DOM
14. 2026-06-01
    days on market $1 Active 732 DOM
15. 2026-05-31
    days on market $1 Active 731 DOM
16. 2026-05-30
    days on market $1 Active 730 DOM
17. 2024-05-30
    listed $1 Active 672-char remark

    Show marketing remark (672 chars)

    $162 Per Sq. Ft. Move-in-Ready New Construction Townhomes Available in Towne Park Pooler! Beacon New Homes Presents the Andros Plan conveniently located close to a variety of shopping, Dining, I-95, and I-16! This SPACIOUS End Unit Features 3 Bedrooms, 2.5 Baths with a Bonus Room on the second floor! The Master Suite is located on the main floor with a large walk-in-closet, double vanities, and a SECOND washer and dryer hook up in the walk in closet! First floor has an open concept with luxury vinyl plank flooring. The kitchen showcases Stainless-Steel Appliances Including a Refrigerator, Microwave, Stove, and a Dishwasher. Granite Counter Tops! Single Car Garage.

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Climate risk First Street

• 🌊 Flood 4/10 Moderate FEMA zone A · 20% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 Heat 9/10 Extreme 7 d/yr ≥108°F today · 18 d/yr by 30 yrs out
• 💨 Wind 8/10 Severe 97% 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: $25,948
• − Mortgage interest: −$14,858
• − Property taxes: −$3,979
• − Insurance: −$2,829
• − Repairs & maintenance: −$2,076
• − Management: −$2,076
• − HOA: −$1,560
• − Depreciation: −$7,717
• Taxable loss: −$9,146
• Est. tax savings @ 24.0%: +$2,195
• After-tax cash flow: $-2,366/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.

Condition & rehab AI · 5 photos

Excellent 100/100 None rehab

This townhouse is in excellent condition with no visible repairs needed. It offers a modern kitchen, well-maintained exterior, and a clean interior. Potential value-adding updates include painting and landscaping improvements.

Value-add opportunities

• Both Painting interior walls — Fresh paint can enhance the home's curb appeal and interior aesthetics.
• Both Landscaping improvements — Enhanced landscaping can increase both resale and rental value.
• Both Add a smart home system — A smart home system can improve convenience and energy efficiency, attracting more buyers and renters.

Renovation cost estimate screening

Value-add ROI direction

• Both Painting interior walls — Fresh paint can enhance the home's curb appeal and interior aesthetics. ↑
• Both Landscaping improvements — Enhanced landscaping can increase both resale and rental value. ↑
• Both Add a smart home system — A smart home system can improve convenience and energy efficiency, attracting more buyers and renters. ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

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 — Pooler

• Score: 66/100
• State rank: #182
• US rank: #11364

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Pooler, GA
• County: Chatham County · 271,602 people
• City population: 30,145
• Metro: Savannah, GA
• Population (ZIP): 30,145
• Household income: $91,344
• Rent vs Own: 38.5% rent · 61.5% own
• Severe rent burden: 877.0

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 0.65)
• Race & ethnicity: White 50% Black 31% Two or more races 9% Hispanic / Latino 7% Asian 2%
• Hispanic origin (detail): Mexican 1% Puerto Rican 2% Cuban 2%
• Common ancestry: Romanian 1% Slovak 1% Italian 1%
• Foreign-born: 13% · Canada, Jamaica, Vietnam
• Languages at home: 86% English-only · Spanish 8% Other Indo-European 2% French/Haitian/Cajun 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: ▼ -116.17%
• Current HPI: 244.2052
• Rent YoY: ▼ -3.35%
• 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