1304 E 52nd St E · Savannah, GA 31404

$249,900

2 bd · 1.0 ba · 1,088 sqft · SingleFamily public records · 43 Days on market

Built 1945 5,750 sqft lot $230/sqft · 26% below area Est $337k · 26% under

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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).

• ARV discount +15.0/15.0
• Cash flow +11.6/30.0
• Livability +4.3/5.0
• DSCR +3.4/10.0
• Rent growth +3.4/5.0
• Condition / age +2.5/5.0
• 1% rule +2.1/10.0
• Schools +2.0/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Parkside opportunity in Savannah. This 2 bed, 1 bath home offers 1,088 sf with strong potential. Property ideal for a fixer-upper/investor or just a great price for home ownership. Great location and convenient.

Key facts

• 5,750 sq ft lot
• Built 1945
• Listed 43 days

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $250k.

Deal economics

• At list price, monthly cash flow is $-77 ($-927/yr) — negative.
• To cash-flow at today's rent, offer at most $236k (5.5% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $178k (28.9% below list).
• Recommended offer: $178k (28.9% below list) — sets the bar for 1% rule.
• Cap rate 5.9% 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: Rents rising (+3.6%/yr); 228 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals lingering (median 46d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 62% of comp listings sitting > 30 days — soft ceiling on asking rent; 2,694 units permitted in Chatham County in 2024 (973 in 5+ unit buildings).
• This rent runs 40% of the median local income ($53k/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 $2k of loan paydown is wiped out by about $7k 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 43 days — a 3% lower offer ($242k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 15y ago; this cycle's ask has dropped $20k (7%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $50k; list at $250k implies a 405% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1945 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 7→17/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $177,700 (28.9% below list)

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 43 days. Have you received any prior offers? Is the seller open to a 29% concession, seller financing, or rate buy-down credit?
3. Built in 1945 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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: 0.71% ✗
• Cap rate: 5.92%
• Cash-on-cash: -1.33%
• DSCR: 0.94
• GRM: 11.7

CMA / ARV

• ARV (median comp): $336,975
• List price: $249,900
• Delta: -25.84%
• 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
1304 E 52nd St E	0.00mi	2/1.0	1,088 (0%)	1mo	$240,000	$221	100
1330 E 54th St	0.12mi	3/1.0 (+1)	1,074 (-1%)	3mo	$272,000	$253	85
626 E 58th St	0.51mi	2/1.0	1,069 (-2%)	2mo	$365,000	$341	72
518 E 51st St	0.58mi	2/1.0	1,044 (-4%)	3mo	$370,000	$354	64
1523 E 54th St	0.29mi	3/2.0 (+1)	1,188 (+9%)	2mo	$305,000	$257	60
1317 E 39th St	0.68mi	2/1.0	1,036 (-5%)	2mo	$207,000	$200	58
1818 E 60th St	0.60mi	2/1.5	1,170 (+8%)	1mo	$249,400	$213	57
1214 Delesseps Ave	0.39mi	2/1.0	933 (-14%)	2mo	$210,000	$225	56
11 Oleander Ave	0.69mi	3/1.0 (+1)	1,134 (+4%)	1mo	$138,000	$122	55
2121 E 58th St	0.72mi	3/1.5 (+1)	1,175 (+8%)	2mo	$165,000	$140	44
2044 E 60th St	0.72mi	3/1.0 (+1)	972 (-11%)	1mo	$242,000	$249	42
2403 Harmon St	0.75mi	1/1.0 (-1)	1,195 (+10%)	2mo	$530,000	$444	42

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 · 3.62% rent growth · sell at horizon

5-year hold

• IRR: -18.0%
• Equity multiple: 0.37×
• Total profit: $-44,425
• Equity at exit: $37,261

10-year hold

• IRR: -9.3%
• Equity multiple: 0.42×
• Total profit: $-40,891
• Equity at exit: $21,607

Cash invested: $69,972 (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 31404

• Rents YoY: 3.6%
• Active inventory: 228
• Price-to-rent: 11.7×

Monthly cashflow live

• Estimated rent: $1,777 high
• Mortgage (P&I): −$1,311
• Tax from tax record: −$66 /mo · $798/yr
• Insurance: −$104
• HOA: −$0
• Vacancy / Maint / Mgmt: −$373
• Net cashflow: $-77

Break-even live

Break-even rent $1,875

Max offer price $236,250

Occupancy floor 99%

Sensitivity live

Price	-10% $64	-5% $-7	+0% $-77	+5% $-148	+10% $-219
Rent	-10% $-218	-5% $-147	+0% $-77	+5% $-7	+10% $63
Rate	-1.0pp $49	-0.5pp $-14	base $-77	+0.5pp $-142	+1.0pp $-208

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: $62,475
• Closing costs: $7,497
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1306 E 53rd St Savannah, GA	2.0	1.0	850	$1,500	$1.76	25d	1	0.02mi
1320 E 54th St Savannah, GA	2.0	1.0	781	$1,595	$2.04	15d	1	0.09mi
1402 E 51st St Unit 1 Savannah, GA	2.0	1.0	988	$2,100	$2.13	25d	1	0.14mi
1405 E 51st St Savannah, GA	3.0	2.0	1458	$2,850	$1.95	45d	1	0.14mi
1218 E 55th St Savannah, GA	2.0	1.0	817	$1,300	$1.59	45d	1	0.15mi
1311 E 55th St Savannah, GA	2.0	1.0	773	$1,675	$2.17	45d	1	0.16mi
1309 E 55th St Savannah, GA	2.0	1.0	773	$1,550	$2.01	25d	1	0.16mi
1313 E 55th St Savannah, GA	2.0	1.0	773	$1,675	$2.17	45d	1	0.16mi
1225 E 55th St Savannah, GA	2.0	1.0	780	$1,200	$1.54	45d	1	0.16mi
1413 E 55th St Savannah, GA	3.0	1.0	1100	$2,500	$2.27	45d	1	0.22mi
1112 E 54th St Savannah, GA	2.0	1.0	817	$1,300	$1.59	45d	1	0.23mi
1331 E 48th St Savannah, GA	3.0	2.0	1408	$3,450	$2.45	45d	1	0.23mi
1100 E 56th St Unit 2 Savannah, GA	2.0	1.0	868	$1,295	$1.49	45d	1	0.30mi
1100 E 56th St Savannah, GA	2.0	1.0	856	$1,250	$1.46	45d	1	0.30mi
1411 E 58th St Savannah, GA	3.0	2.0	1100	$1,900	$1.73	25d	1	0.31mi
3222 Bee Rd Savannah, GA	2.0	1.0	900	$1,195	$1.33	15d	1	0.35mi
601 E 53rd St Unit 4 Savannah, GA	2.0	1.0	950	$1,800	$1.89	45d	1	0.47mi
1815 E 58th St Savannah, GA	3.0	2.0	1176	$2,400	$2.04	45d	1	0.47mi
1901 E 57th St Savannah, GA	3.0	1.0	1215	$1,750	$1.44	45d	1	0.48mi
736 E 45th St Unit 1 Savannah, GA	1.0	1.0	1000	$1,499	$1.50	15d	1	0.50mi
1226 E Victory Dr Apt 4 Savannah, GA	2.0	1.0	950	$1,675	$1.76	45d	1	0.54mi
1220 E Victory Dr Savannah, GA	2.0	1.0	1000	$1,800	$1.80	45d	1	0.54mi
536 E 49th St Unit A Savannah, GA	2.0	1.0	1200	$1,775	$1.48	45d	1	0.56mi
626 Columbus Dr Savannah, GA	2.0	1.0	1350	$1,975	$1.46	25d	1	0.56mi
2840 Wicklow St Savannah, GA	1.0–3.0	1.0–2.0	1071	$2,370	$2.21	15d	50	0.59mi
1418 E 42nd St Unit 4 Savannah, GA	1.0	1.0	900	$1,250	$1.39	25d	1	0.61mi
1418 E 42nd St Unit 2 Savannah, GA	1.0	1.0	800	$1,100	$1.38	25d	1	0.61mi
1418 E 42nd St Unit 1 Savannah, GA	1.0	1.0	800	$1,100	$1.38	45d	1	0.61mi
1436 E 42nd St Savannah, GA	3.0	2.0	1447	$2,290	$1.58	15d	1	0.62mi
2110 E 56th St Savannah, GA	3.0	2.0	1140	$2,200	$1.93	45d	1	0.63mi
3601 Eastgate Dr Savannah, GA	3.0	2.0	1400	$2,500	$1.79	45d	1	0.69mi
1217 E 38th St Savannah, GA	3.0	1.0	1227	$1,675	$1.37	25d	1	0.76mi
1205 E 38th St Savannah, GA	2.0	1.0	1000	$1,595	$1.59	45d	1	0.76mi
1317 E 38th St Savannah, GA	1.0	1.0	750	$2,000	$2.67	45d	1	0.76mi
1224 E 38th St Savannah, GA	2.0	1.0	798	$1,550	$1.94	45d	1	0.77mi
3608 Duane Ct Savannah, GA	2.0	1.0	975	$1,095	$1.12	25d	1	0.78mi
3608 Duane Ct Unit C Savannah, GA	2.0	1.0	975	$1,095	$1.12	45d	1	0.78mi
1105 E 38th St Savannah, GA	3.0	2.0	1500	$2,400	$1.60	45d	1	0.78mi
1326 E 38th St Savannah, GA	2.0	1.0	800	$1,600	$2.00	15d	1	0.78mi
1107 E 38th St Savannah, GA	3.0	2.0	1500	$2,400	$1.60	45d	1	0.78mi

Listing history 7 events

1. 2026-05-19
   status Pending 211-char remark

   Show marketing remark (211 chars)

   Parkside opportunity in Savannah. This 2 bed, 1 bath home offers 1,088 sf with strong potential. Property ideal for a fixer-upper/investor or just a great price for home ownership. Great location and convenient.

2. 2026-05-08
   historical Active Under Contract 211-char remark

   Show marketing remark (211 chars)

   Parkside opportunity in Savannah. This 2 bed, 1 bath home offers 1,088 sf with strong potential. Property ideal for a fixer-upper/investor or just a great price for home ownership. Great location and convenient.

3. 2026-04-28
   price $249,900 211-char remark

   Show marketing remark (211 chars)

   Parkside opportunity in Savannah. This 2 bed, 1 bath home offers 1,088 sf with strong potential. Property ideal for a fixer-upper/investor or just a great price for home ownership. Great location and convenient.

4. 2026-04-06
   listed $269,900 Active 211-char remark

   Show marketing remark (211 chars)

   Parkside opportunity in Savannah. This 2 bed, 1 bath home offers 1,088 sf with strong potential. Property ideal for a fixer-upper/investor or just a great price for home ownership. Great location and convenient.

5. 2011-07-20
   soldstatus $49,500
6. 2011-07-18
   soldstatus $49,500 79-char remark

   Show marketing remark (79 chars)

   Great location bungelow. Needs a little TLC. Good investment or owner occupant.

7. 2011-05-25
   listed $55,000 79-char remark

   Show marketing remark (79 chars)

   Great location bungelow. Needs a little TLC. Good investment or owner occupant.

ⓘ 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: $798 · $66/mo
• Projected year-2 tax: $2,299 · $192/mo
• Expected delta: +$1,501/yr (+$125/mo · 188.2%)

ⓘ 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 1/10 Low
• 🌡 Heat 9/10 Extreme 7 d/yr ≥107°F today · 17 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: $21,324
• − Mortgage interest: −$13,998
• − Property taxes: −$798
• − Insurance: −$1,250
• − Repairs & maintenance: −$1,706
• − Management: −$1,706
• − Depreciation: −$7,270
• Taxable loss: −$5,403
• Est. tax savings @ 24.0%: +$1,297
• After-tax cash flow: $370/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): 30,062
• Household income: $53,303
• Rent vs Own: 49.8% rent · 50.2% own
• Severe rent burden: 1649.0

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: Majority Black (60%)
• Race & ethnicity: Black 60% White 33% Two or more races 4% Hispanic / Latino 3% Asian 1%
• Common ancestry: Romanian 2% Lithuanian 1% Slovak 1%
• Foreign-born: 4% · Canada, Vietnam
• Languages at home: 93% English-only · Spanish 3% Other Asian/Pacific 1% 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: ▼ -187.86%
• Current HPI: 310.0764
• Rent YoY: ▲ 3.62%
• 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

+354.4% since first listed

7 events — show timeline

• 2026-05-19 Pending — Hive MLS
• 2026-05-08 Contingent — Hive MLS
• 2026-04-28 Price Changed $249,900 Hive MLS
• 2026-04-06 Listed $269,900 Hive MLS
• 2011-07-20 Sold (Public Records) $49,500 Public Records
• 2011-07-18 Sold (MLS) $49,500 Hive MLS
• 2011-05-25 Listed $55,000 Hive MLS

Property tax history

+6.2%/yr

Latest (2025): $798 · +48.3% YoY. Source: county tax records.