105 Mapmaker Ln · Whitemarsh Island, GA 31410

$250,000

3 bd · 2.0 ba · 1,917 sqft · SingleFamily public records · 3 Days on market

Built 1990 8,276 sqft lot Est $489k · 49% under

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Why this score? — see what drove the C- 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 +16.6/30.0
• ARV discount +15.0/15.0
• DSCR +5.1/10.0
• 1% rule +4.2/10.0
• Livability +3.5/5.0
• Rent growth +3.0/5.0
• Condition / age +2.5/5.0
• Schools +2.0/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Great deal in Battery Point! Large bonus room over the enclosed & finished two-car garage. Privacy fenced backyard with deck. This is a MUST SEE!!! Property being sold "AS-IS".

Key facts

• Near schools
• Near shopping
• Near restaurants

Tags

• TWO STORY FLOOR PLAN
• BONUS ROOM
• NEAR SCHOOLS
• NEAR SHOPPING
• NEAR RESTAURANTS
• NEAR DOWNTOWN SAVANNAH

Property features AI

Finance

• HOA & community: Community amenities include a lake and street lights

Exterior

• Parking: Off-street parking
• Utilities: Public water; Public sewer; Cable available; Underground utilities
• Home design: Single family residence; Two-story home
• Construction: Frame construction with vinyl siding; Asphalt roof; Slab foundation; Built with energy-efficient windows
• Exterior features: Deck; Front porch; Privacy fencing; Fenced yard; Storage structure; Has a view; Corner lot with back yard, private setting; Paved public road access

Interior

• Kitchen: Dishwasher; Oven; Range; Range hood; Garbage disposal; Electric water heater
• Bedrooms: One bedroom on the main level
• Bathrooms: Two full bathrooms (one on the main level)
• Heating & cooling: Central heating (electric); Central air conditioning (electric)
• Interior features: Ceiling fans; Pantry; Double pane windows; Wood-burning fireplace in the family room
• Laundry & utility: Washer hookup

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $250k.

Deal economics

• At list price, monthly cash flow is $149 ($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 $230k (7.9% below list).
• Recommended offer: $230k (7.9% below list) — sets the bar for 1% rule.
• Cap rate 7.0% vs local median 2.3% in Whitemarsh Island — 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 69/100 on livability (#127 in GA) — a middle-class / working-renter tenant base. Strengths: crime A+, employment A+, housing A+; Watch: amenities F, commute F, health & safety 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 rising (+1.8%/yr); 193 active listings in the ZIP; 8 comparable units currently listed for rent nearby; rentals lingering (median 46d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 50% of comp listings sitting > 30 days — soft ceiling on asking rent; 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

• Only 3 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 sale attempts since 18y ago with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.
• Current owner paid $126k; list at $250k implies a 98% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: moderate flood risk; 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 $230,365 (7.9% below list)

Questions for the listing agent

1. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
2. Schools are B-rated — typically a magnet for longer-tenancy family renters. What's the average tenant stay here, and is there a school-zone premium baked into asking?
3. 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.
4. 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.
5. 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: 0.92% ✗
• Cap rate: 7.01%
• Cash-on-cash: 2.56%
• DSCR: 1.11
• GRM: 9.0

CMA / ARV

• ARV (on-the-fly): $488,835
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
103 Redan Dr	0.02mi	3/3.0	1,742 (-9%)	9mo	$364,900	$209	73
106 Blockade Ct	0.18mi	3/2.0	1,696 (-12%)	4mo	$445,000	$262	69
27 Bryan Wood Cir	0.48mi	3/2.0	1,883 (-2%)	11mo	$525,000	$279	66
107 Penrose Dr	0.39mi	3/2.0	1,904 (-1%)	19mo	$589,000	$309	65
108 Gunpowder Dr	0.16mi	4/2.0 (+1)	1,756 (-8%)	18mo	$349,998	$199	58
310 Mapmaker Ln	0.30mi	4/3.0 (+1)	1,692 (-12%)	2mo	$390,000	$230	56
120 Turnbuckle Ct	0.31mi	4/2.0 (+1)	1,791 (-7%)	21mo	$399,900	$223	52
5 Bowsprit Ct	0.27mi	4/3.0 (+1)	2,163 (+13%)	7mo	$389,000	$180	51
1008 Charlene St	0.69mi	3/2.0	1,926 (+0%)	21mo	$459,000	$238	49
1005 Charlene St	0.73mi	4/2.0 (+1)	1,800 (-6%)	2mo	$470,000	$261	49
1106 Juanita St	0.72mi	3/2.0	1,843 (-4%)	20mo	$470,000	$255	43
132 Penrose Dr	0.43mi	3/2.0	1,643 (-14%)	23mo	$468,500	$285	37

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 · 1.84% rent growth · sell at horizon

5-year hold

• IRR: -13.5%
• Equity multiple: 0.52×
• Total profit: $-33,674
• Equity at exit: $37,276

10-year hold

• IRR: -6.5%
• Equity multiple: 0.60×
• Total profit: $-27,752
• Equity at exit: $21,615

Cash invested: $70,000 (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 31410

• Rents YoY: 1.8%
• Active inventory: 193
• Price-to-rent: 9.0×

Monthly cashflow live

• Estimated rent: $2,304 high
• Mortgage (P&I): −$1,311
• Tax from tax record: −$256 /mo · $3,067/yr
• Insurance: −$104
• HOA: −$0
• Vacancy / Maint / Mgmt: −$484
• Net cashflow: $149

Break-even live

Break-even rent $2,115

Max offer price $250,000

Occupancy floor 89%

Sensitivity live

Price	-10% $291	-5% $220	+0% $149	+5% $78	+10% $8
Rent	-10% $-33	-5% $58	+0% $149	+5% $240	+10% $331
Rate	-1.0pp $275	-0.5pp $213	base $149	+0.5pp $84	+1.0pp $18

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: $62,500
• Closing costs: $7,500
• Reserves months: —
• Total cash needed: —

Rent comps 8 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
108 Blockade Ln Savannah, GA	3.0	2.0	1475	$2,200	$1.49	45d	1	0.12mi
3 Gunpowder Ct Savannah, GA	3.0	2.0	1866	$2,200	$1.18	15d	1	0.15mi
137 Ropemaker Ln Savannah, GA	3.0	2.0	1481	$2,150	$1.45	45d	1	0.18mi
8307 Walden Park Dr Savannah, GA	3.0	2.0	1556	$1,900	$1.22	25d	1	0.56mi
1202 Walden Park Dr Savannah, GA	2.0	2.0	1314	$1,900	$1.45	45d	1	0.57mi
1008 Charlene St Savannah, GA	3.0	2.0	1926	$2,950	$1.53	23d	1	0.70mi
5 Cutty Sark Rd Savannah, GA	3.0	2.0	1489	$3,500	$2.35	45d	1	0.85mi
25 Johnny Mercer Blvd Savannah, GA	1.0–3.0	1.0–2.0	1093	$2,473	$2.26	15d	24	0.85mi

Listing history 3 events

1. 2026-06-21
   days on market $250,000 Active 3 DOM
2. 2026-06-18
   remarks 693-char remark
3. 2026-06-18
   listed $250,000 Active 1 DOM

ⓘ 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: $3,067 · $256/mo
• Projected year-2 tax: $3,067 · $256/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 5/10 Major FEMA zone X (shaded) · 32% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 Heat 10/10 Extreme 7 d/yr ≥106°F today · 18 d/yr by 30 yrs out
• 💨 Wind 9/10 Extreme 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: $27,644
• − Mortgage interest: −$14,004
• − Property taxes: −$3,067
• − Insurance: −$1,250
• − Repairs & maintenance: −$2,212
• − Management: −$2,212
• − Depreciation: −$7,273
• Taxable loss: −$2,373
• Est. tax savings @ 24.0%: +$570
• After-tax cash flow: $2,359/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 — Whitemarsh Island

• Score: 69/100
• State rank: #127
• US rank: #9034

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Whitemarsh Island, GA
• County: Chatham County · 271,602 people
• Metro: Savannah, GA
• Population (ZIP): 22,214
• Household income: $97,807
• Rent vs Own: 21.8% rent · 78.2% own
• Severe rent burden: 437.0

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 White (88%)
• Race & ethnicity: White 88% Two or more races 5% Hispanic / Latino 3% Black 3% Asian 2%
• Common ancestry: Slovak 4% Lithuanian 3% Italian 2%
• Foreign-born: 4% · Canada, China, Vietnam
• Languages at home: 95% English-only · Spanish 2% Other Indo-European 1% German/W. Germanic 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: ▼ -336.14%
• Current HPI: 319.8615
• Rent YoY: ▲ 1.84%
• 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

+124.8% since first listed

6 events — show timeline

• 2026-06-18 Listed $250,000 Hive MLS
• 2009-06-22 Sold (MLS) $126,160 Hive MLS
• 2008-10-28 Listed $126,160 Hive MLS
• 2005-01-06 Sold (Public Records) $163,900 Public Records
• 2003-11-21 Sold (Public Records) $139,900 Public Records
• 2001-12-31 Sold (Public Records) $111,200 Public Records

Property tax history

+4.8%/yr

Latest (2025): $3,067 · +1.1% YoY. Source: county tax records.