126 W 59th St · Savannah, GA 31405

$275,000

4 bd · 2.0 ba · 1,560 sqft · Other public records · 52 Days on market

Built 1926 8,538 sqft lot

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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).

• Cash flow +13.7/30.0
• ARV discount +7.5/15.0
• Livability +4.3/5.0
• DSCR +4.1/10.0
• 1% rule +3.2/10.0
• Condition / age +2.5/5.0
• Rent growth +2.3/5.0
• Schools +2.0/10.0
• Appreciation +0.0/10.0

Listing remarks

Solid duplex opportunity on a spacious corner lot with real upside—just two blocks from Bull Street, putting you in a super convenient location close to everything. This 4BR/2BA property is split into two units (upper and lower), each offering 2 bedrooms and 1 bath, plus two detached garages—rare to find at this price point. Both units are vacant, giving you immediate flexibility to set rents, house-hack, or place tenants on your terms. Whether you’re building your portfolio or looking to offset your mortgage with rental income, this one checks the boxes. Strong potential, clean slate, and positioned to move quickly. Perfect for investors or owner-occupants, the downstairs

Key facts

• Solid rental history
• Spacious corner lot
• Two detached garages

Tags

• SPACIOUS CORNER LOT
• TWO DETACHED GARAGES
• SOLID RENTAL HISTORY

Property features AI

Finance

• Other: Zoning: RM25; Lot size approximately 0.196 acres; Located in the Hitch Ward subdivision

Exterior

• Parking: 2-car garage
• Utilities: Public water; Public sewer
• Home design: Duplex residential income property; 2 stories
• Construction: Vinyl siding construction
• Exterior features: Chain link fencing; Has a view

Interior

• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating (electric); Central air conditioning (electric)
• Interior features: Electric water heater; Central electric heating; Central electric cooling

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath other listed at $275k.

Deal economics

• At list price, monthly cash flow is $22 ($260/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 $226k (17.8% below list).
• Recommended offer: $226k (17.8% below list) — sets the bar for 1% rule.
• Cap rate 6.4% 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 soft (-0.7%/yr); 268 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals lingering (median 45d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 52% 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 41% of the median local income ($66k/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 $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 52 days — a 3% lower offer ($267k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 5y 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.

Risks & watch-outs

• Watch-outs: built in 1926 — 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 $226,125 (17.8% below list)

Questions for the listing agent

1. It's been on market 52 days. Have you received any prior offers? Is the seller open to a 18% concession, seller financing, or rate buy-down credit?
2. Built in 1926 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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?
6. 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.
7. 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.
8. 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: 6.39%
• Cash-on-cash: 0.34%
• DSCR: 1.01
• GRM: 10.1

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 0.0% rent growth · sell at horizon

5-year hold

• IRR: -19.0%
• Equity multiple: 0.35×
• Total profit: $-49,861
• Equity at exit: $41,003

10-year hold

• IRR: -18.6%
• Equity multiple: 0.12×
• Total profit: $-67,454
• Equity at exit: $23,777

Cash invested: $77,000 (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 31405

• Home prices YoY: -32.4%
• Rents YoY: -0.7%
• Active inventory: 268
• Price-to-rent: 10.1×

Monthly cashflow live

• Estimated rent: $2,261 high
• Mortgage (P&I): −$1,442
• Tax from tax record: −$208 /mo · $2,497/yr
• Insurance: −$115
• HOA: −$0
• Vacancy / Maint / Mgmt: −$475
• Net cashflow: $22

Break-even live

Break-even rent $2,234

Max offer price $275,000

Occupancy floor 94%

Sensitivity live

Price	-10% $177	-5% $99	+0% $22	+5% $-56	+10% $-134
Rent	-10% $-157	-5% $-68	+0% $22	+5% $111	+10% $200
Rate	-1.0pp $160	-0.5pp $92	base $22	+0.5pp $-50	+1.0pp $-122

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: $68,750
• Closing costs: $8,250
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
206 W 60th St Savannah, GA	3.0	1.0	1600	$1,600	$1.00	22d	1	0.08mi
44 Thackery Pl Apt 3 Savannah, GA	3.0	2.0	1489	$1,800	$1.21	14d	1	0.15mi
2 E 54th St Savannah, GA	3.0	2.5	2164	$2,575	$1.19	24d	1	0.34mi
2 E 54th St Savannah, GA	3.0	2.5	2164	$2,575	$1.19	44d	1	0.34mi
601 W 54th St Savannah, GA	1.0–4.0	1.0–2.0	881	$1,850	$2.10	24d	1	0.36mi
120 E 61st St Savannah, GA	4.0	4.0	1750	$2,082	$1.19	44d	1	0.38mi
3605 Bull St #2 Savannah, GA	3.0	2.0	1408	$1,695	$1.20	44d	1	0.38mi
3605 Bull St Unit 3 Savannah, GA	3.0	2.0	1408	$1,600	$1.14	24d	1	0.39mi
3601 Bull St Apt 3 Savannah, GA	3.0	2.0	1386	$1,825	$1.32	44d	1	0.40mi
3601 Bull St Unit 2 Savannah, GA	3.0	2.0	1386	$1,900	$1.37	44d	1	0.40mi
123 E 55th St Unit Lower Savannah, GA	3.0	1.0	1700	$2,800	$1.65	44d	1	0.44mi
309 E 58th St Savannah, GA	3.0	2.0	1215	$2,200	$1.81	24d	1	0.62mi
105 E 66th St Savannah, GA	3.0	3.0	1470	$3,500	$2.38	14d	1	0.64mi
1004 W 53rd St Savannah, GA	3.0	2.0	1700	$2,300	$1.35	44d	1	0.66mi
138 E 50th St Unit 2 Savannah, GA	3.0	2.0	2200	$3,000	$1.36	44d	1	0.67mi
329 E 63rd St Savannah, GA	3.0	2.0	1451	$2,515	$1.73	44d	1	0.75mi
206 Brandywine Rd Savannah, GA	4.0	2.0	1691	$3,100	$1.83	44d	1	0.75mi
2910 Bull St Savannah, GA	3.0	2.0	1200	$3,500	$2.92	44d	1	0.75mi
216 E 48th St Savannah, GA	3.0	1.0	1950	$2,395	$1.23	44d	1	0.79mi
214 E 48th St Savannah, GA	3.0	2.0	1950	$2,499	$1.28	44d	1	0.79mi
607 W 44th St Unit B Savannah, GA	3.0	1.0	1050	$1,650	$1.57	44d	1	0.85mi
403 E 50th St Savannah, GA	3.0	2.0	1800	$2,950	$1.64	24d	1	0.86mi
1003 W 46th St Savannah, GA	3.0	1.0	1100	$1,625	$1.48	14d	1	0.89mi
216 W 43rd St Savannah, GA	3.0	3.0	1722	$2,900	$1.68	24d	1	0.92mi
904 Sherman Ave Savannah, GA	3.0	1.0	1172	$1,725	$1.47	44d	1	0.93mi
135 E Derenne Ave Savannah, GA	3.0	1.0	1245	$2,095	$1.68	44d	1	0.95mi
310 W 42nd St Savannah, GA	3.0	2.0	1300	$1,800	$1.38	44d	1	0.95mi
906 W Victory Dr Savannah, GA	3.0	2.0	1176	$2,400	$2.04	24d	1	1.00mi
211 W 40th St Unit B Savannah, GA	3.0	1.0	1400	$3,200	$2.29	24d	1	1.02mi
1005 W Victory Dr Savannah, GA	3.0	2.0	1056	$1,950	$1.85	24d	1	1.03mi
212 W 40th St Savannah, GA	3.0	2.0	2030	$3,600	$1.77	24d	1	1.05mi
637 Columbus Dr Savannah, GA	3.0	2.0	1600	$2,895	$1.81	14d	1	1.05mi
701 Atlanta St Savannah, GA	3.0	1.0	1140	$1,755	$1.54	44d	1	1.06mi
720 Dixon St Savannah, GA	4.0	2.0	1262	$2,250	$1.78	24d	1	1.07mi
123 E 40th St Savannah, GA	3.0	1.0	1389	$1,900	$1.37	44d	1	1.08mi
2305 Whitaker St Unit A Savannah, GA	3.0	3.0	1600	$3,300	$2.06	14d	1	1.08mi
718 Atlanta St Savannah, GA	3.0	1.0	1319	$1,795	$1.36	44d	1	1.09mi
206 W 39th St Savannah, GA	3.0	2.5	1966	$2,650	$1.35	24d	1	1.11mi
2235 Whitaker St Savannah, GA	3.0	2.0	1600	$2,950	$1.84	14d	1	1.11mi
201 E 39th St Unit B Savannah, GA	3.0	1.5	1550	$2,100	$1.35	44d	1	1.13mi

Listing history 23 events

1. 2026-06-18
   days on market $275,000 Active 52 DOM
2. 2026-06-17
   days on market $275,000 Active 51 DOM
3. 2026-06-16
   days on market $275,000 Active 50 DOM
4. 2026-06-15
   days on market $275,000 Active 49 DOM
5. 2026-06-14
   days on market $275,000 Active 47 DOM
6. 2026-06-13
   days on market $275,000 Active 46 DOM
7. 2026-06-10
   days on market $275,000 Active 44 DOM
8. 2026-06-09
   pricedays on market $275,000 Active 43 DOM
9. 2026-06-08
   days on market $285,000 Active 42 DOM
10. 2026-06-07
    days on market $285,000 Active 41 DOM
11. 2026-06-05
    days on market $285,000 Active 38 DOM
12. 2026-06-03
    days on market $285,000 Active 37 DOM
13. 2026-06-02
    days on market $285,000 Active 36 DOM
14. 2026-06-01
    days on market $285,000 Active 35 DOM
15. 2026-05-31
    days on market $285,000 Active 34 DOM
16. 2026-05-30
    days on market $285,000 Active 33 DOM
17. 2026-04-27
    listed $285,000 Active 1087-char remark
18. 2022-08-29
    soldstatus $870,937
19. 2021-11-02
    historical
20. 2021-11-02
    soldstatus $147,650
21. 2021-10-08
    listed $150,000
22. 2021-10-08
    listed $150,000
23. 2021-10-08
    listed $150,000

ⓘ 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: $2,497 · $208/mo
• Projected year-2 tax: $2,530 · $211/mo
• Expected delta: +$33/yr (+$3/mo · 1.3%)

ⓘ 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 (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 10/10 Extreme 7 d/yr ≥108°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: $27,135
• − Mortgage interest: −$15,404
• − Property taxes: −$2,497
• − Insurance: −$1,375
• − Repairs & maintenance: −$2,171
• − Management: −$2,171
• − Depreciation: −$8,000
• Taxable loss: −$4,482
• Est. tax savings @ 24.0%: +$1,076
• After-tax cash flow: $1,335/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): 40,764
• Household income: $65,710
• Rent vs Own: 47.9% rent · 52.1% own
• Severe rent burden: 1712.0

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 0.63)
• Race & ethnicity: Black 47% White 38% Hispanic / Latino 8% Two or more races 6% Asian 3%
• Hispanic origin (detail): Mexican 3% Puerto Rican 1%
• Common ancestry: Italian 1% Slovak 1% Romanian 1%
• Foreign-born: 7% · Canada, China, Jamaica
• Languages at home: 88% English-only · Spanish 6% Other Indo-European 2% Chinese 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: ▼ -147.33%
• Current HPI: 307.4442
• Rent YoY: ▼ -0.66%
• 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

+83.3% since first listed

8 events — show timeline

• 2026-06-09 Price Changed $275,000 Hive MLS
• 2026-04-27 Listed $285,000 Hive MLS
• 2022-08-29 Sold (Public Records) $870,937 Public Records
• 2021-11-02 Sold (MLS) $147,650 Hive MLS
• 2021-11-02 Listing Removed — Hive MLS
• 2021-10-08 Listed $150,000 Hive MLS
• 2021-10-08 Listed $150,000 Hive MLS
• 2021-10-08 Listed $150,000 Hive MLS

Property tax history

+21.3%/yr

Latest (2025): $2,497 · -0.4% YoY. Source: county tax records.