2118 Harden St · Savannah, GA 31415

$135,000

4 bd · 2.0 ba · 1,728 sqft · MultiFamily public records · 283 Days on market

Built 1900 Poor condition 5,009 sqft lot $78/sqft · 59% below area ↓ 14% since listing

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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
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Livability +4.3/5.0
• Rent growth +2.5/5.0
• Schools +1.2/10.0
• Condition / age +1.0/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Attention investors and cash buyers! Check out this 4-bedroom, 2-bathroom duplex on Savannah's Westside. With 1,728 square feet of living space on a 0.11-acre lot, this property offers plenty of potential. The spacious lot allows for additional heated square footage, so bring your design team to explore the possibilities. Conveniently located just minutes from I-16, Downtown Savannah, and Midtown Savannah. Don’t hesitate—schedule your tour and submit your offer today!

Key facts

• Spacious lot
• Downtown savannah
• Midtown savannah

Tags

• SPACIOUS LOT
• MINUTES FROM I-16
• DOWNTOWN SAVANNAH
• MIDTOWN SAVANNAH

What this means for you Summary

Snapshot

• This is a 2 × 2-bed/1.0-bath units multifamily listed at $135k. Condition is rated poor.

Deal economics

• At list price, monthly cash flow is $1k ($18k/yr) — positive. Per door: $748/mo.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $135k).
• Recommended offer: $119k (12.0% below list) — sets the bar for market timing.
• Cap rate 19.6% vs local median 4.1% 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: 109 active listings in the ZIP; 21 comparable units currently listed for rent nearby; rentals lingering (median 109d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 57% of comp listings sitting > 30 days — soft ceiling on asking rent; lower-income renter base — watch delinquency; 2,694 units permitted in Chatham County in 2024 (973 in 5+ unit buildings).
• At $1,488/mo per unit this rent would consume 48% of the median local household income ($37k/yr) — 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 $933 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 $38k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• It's been on market 283 days — a 12% lower offer ($119k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts; this cycle's ask has dropped $15k (10%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: built in 1900 — 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 $118,800 (12.0% below list)

Questions for the listing agent

1. It's been on market 283 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Can we see the unit-by-unit rent roll, current vacancy, and any below-market leases? What's the average tenancy length?
3. What capital expenditures (roof, boiler, parking lot, exteriors) have been made in the last 5 years, and what's planned in the next 2?
4. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
5. Built in 1900 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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 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?
9. 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.
10. 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.
11. How much new apartment / multifamily construction is in the pipeline within 1–3 miles? Heavy new supply (>2% of stock underway) typically softens rents 12–24 months out; light construction supports rent growth.

Investment metrics

• 1% rule: 2.20% ✓
• Cap rate: 19.59%
• Cash-on-cash: 47.47%
• DSCR: 3.11
• GRM: 3.8

CMA / ARV

• ARV (median comp): $326,102
• List price: $135,000
• Delta: -58.60%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 8 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
634 W 39th St	0.08mi	3/1.0 (-1)	1,558 (-10%)	10mo	$70,000	$45	63
416 E 31st St	0.94mi	5/3.0 (+1)	1,660 (-4%)	3mo	$411,000	$248	47
511 E 34th St	0.94mi	4/2.0	2,040 (+18%)	0mo	$479,900	$235	40
309 E Duffy St	0.96mi	4/2.0	1,900 (+10%)	12mo	$650,000	$342	39
502 W 48th St	0.58mi	3/2.0 (-1)	1,560 (-10%)	21mo	$344,000	$221	34
506 E 32nd St	0.97mi	4/2.0	1,880 (+9%)	21mo	$625,000	$332	33
111 E 39th St	0.66mi	3/2.0 (-1)	1,980 (+15%)	9mo	$450,000	$227	32
1212 Price St	1.03mi	4/2.0	1,956 (+13%)	24mo	$725,000	$371	23

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: 44.9%
• Equity multiple: 2.94×
• Total profit: $73,364
• Equity at exit: $20,129

10-year hold

• IRR: 50.8%
• Equity multiple: 5.93×
• Total profit: $186,512
• Equity at exit: $11,672

Cash invested: $37,800 (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 →

Buyer's market Market conditions within 1.0 mi — comparable homes for sale

Active competition Active MLS

• For sale now: 10 active · 2 under contract
• Months of supply: 30.0 mo (3%/mo absorbed)
• Median asking: $427,000 ($238/sqft)
• Median days on market: 92 d
• This list price: lowest-priced of the active set
• ARV vs active asking: -20.6% vs current asking $/sqft

Closed sales set the value; these active listings set current market conditions and a practical price ceiling.

ZIP-level market 31415

• Home prices YoY: -21.4%
• Active inventory: 109
• Price-to-rent: 7.6×

Monthly cashflow live

• Estimated rent: $2,975 high
• Mortgage (P&I): −$708
• Tax from tax record: −$91 /mo · $1,088/yr
• Insurance: −$56
• HOA: −$0
• Vacancy / Maint / Mgmt: −$625
• Net cashflow: $1,495

2-unit breakdown (identical units grouped — click to expand)

Units	Beds	Baths	Est. rent
▸ 2× units	2	1	$2,976
Total (2 units)			$2,975

Break-even live

Break-even rent $1,082

Max offer price $135,000

Occupancy floor 45%

Sensitivity live

Price	-10% $1,572	-5% $1,534	+0% $1,495	+5% $1,457	+10% $1,419
Rent	-10% $1,260	-5% $1,378	+0% $1,495	+5% $1,613	+10% $1,730
Rate	-1.0pp $1,563	-0.5pp $1,530	base $1,495	+0.5pp $1,460	+1.0pp $1,425

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: $33,750
• Closing costs: $4,050
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
714 W 38th St Savannah, GA	3.0	1.5	1200	$1,850	$1.54	6d	1	0.05mi
2123 Harden St Savannah, GA	2.0	1.0	1000	$1,550	$1.55	119d	1	0.06mi
2123 Harden St Savannah, GA	2.0	1.0	1000	$1,425	$1.43	0d	1	0.06mi
620 W 38th St Unit B Savannah, GA	2.0	1.0	1076	$1,600	$1.49	139d	1	0.07mi
2203 Harden St Unit A Savannah, GA	3.0	1.0	900	$2,100	$2.33	109d	1	0.07mi
2221 Harden St Savannah, GA	3.0	1.0	1000	$1,550	$1.55	139d	1	0.09mi
909 W 36th St Savannah, GA	2.0	1.0	1404	$1,450	$1.03	6d	1	0.13mi
601 W 37th St Unit B Savannah, GA	2.0	2.0	1300	$2,000	$1.54	139d	1	0.13mi
620 W 36th St Unit B Savannah, GA	3.0	1.0	812	$1,590	$1.96	6d	1	0.13mi
613 W 39th St Unit B UPSTAIRS Savannah, GA	3.0	1.0	1084	$1,695	$1.56	6d	1	0.14mi
928 W 38th St Savannah, GA	3.0	1.5	1400	$2,000	$1.43	6d	1	0.15mi
516 W 38th St Unit 1/2 Savannah, GA	3.0	1.0	1176	$1,500	$1.28	109d	1	0.17mi
516 W 38th St Unit 1/2 Savannah, GA	3.0	1.0	1176	$1,600	$1.36	119d	1	0.17mi
821 W 39th St Savannah, GA	2.0	1.0	1072	$1,690	$1.58	6d	1	0.17mi
612 W 40th St Unit B Savannah, GA	2.0	1.0	1125	$1,500	$1.33	6d	1	0.17mi
509 W 38th St Unit A Savannah, GA	2.0	1.5	1000	$1,850	$1.85	6d	1	0.18mi
513 W 35th St Unit A LOWER Savannah, GA	2.0	1.0	930	$1,350	$1.45	109d	1	0.22mi
513 W 35th St Unit A Savannah, GA	2.0	1.0	930	$1,350	$1.45	6d	1	0.22mi
513 W 35th St Savannah, GA	2.0	1.0	930	$1,450	$1.56	109d	1	0.22mi
513 W 35th St Unit B Savannah, GA	2.0	1.0	930	$1,450	$1.56	6d	1	0.22mi
1019 W 35th St Unit B Savannah, GA	3.0	2.0	1071	$1,999	$1.87	0d	1	0.23mi
1011 W 40th St Savannah, GA	3.0	2.0	1125	$1,995	$1.77	109d	1	0.26mi
612 W 42nd St Savannah, GA	3.0	1.0	708	$1,395	$1.97	6d	1	0.27mi
508 Kline St Savannah, GA	2.0	2.0	900	$1,900	$2.11	6d	1	0.27mi
1024 W 39th St Savannah, GA	2.0	1.0	860	$1,399	$1.63	119d	1	0.30mi
826 W Victory Dr Savannah, GA	3.0	2.0	1385	$2,350	$1.70	6d	1	0.30mi
826 W Victory Dr Savannah, GA	3.0	2.0	1385	$2,250	$1.62	2d	1	0.30mi
906 W Victory Dr Savannah, GA	3.0	2.0	1176	$2,400	$2.04	119d	1	0.31mi
1026 W 41st St Savannah, GA	3.0	1.0	1128	$1,500	$1.33	109d	1	0.31mi
311 W 39th St Unit A Downstairs Savannah, GA	3.0	2.0	950	$2,200	$2.32	6d	1	0.31mi
316 W 40th St Unit D Savannah, GA	2.0	1.0	700	$1,500	$2.14	116d	1	0.33mi
316 W 40th St Unit E Savannah, GA	2.0	1.5	700	$1,500	$2.14	116d	1	0.33mi
1109 W 41st St Savannah, GA	3.0	1.0	960	$1,620	$1.69	139d	1	0.36mi
1005 W Victory Dr Savannah, GA	3.0	2.0	1056	$1,950	$1.85	119d	1	0.37mi
2705 Stevens St Savannah, GA	3.0	1.0	900	$1,585	$1.76	139d	1	0.37mi
213 W 39th St Unit B Savannah, GA	3.0	2.0	1000	$2,250	$2.25	119d	1	0.38mi
310 W 42nd St Savannah, GA	3.0	2.0	1300	$1,800	$1.38	139d	1	0.38mi
2613 Montgomery St Unit A207 Savannah, GA	1.0	1.0	719	$2,876	$4.00	139d	1	0.38mi
2613 Montgomery St Unit A208 Savannah, GA	1.0	1.0	718	$2,836	$3.95	139d	1	0.38mi
2613 Montgomery St Unit B303 Savannah, GA	2.0	2.0	879	$3,472	$3.95	139d	1	0.38mi

Listing history 50 events

1. 2026-09-23
   days on market $135,000 Active 283 DOM
2. 2026-09-22
   days on market $135,000 Active 282 DOM
3. 2026-09-21
   days on market $135,000 Active 281 DOM
4. 2026-09-20
   days on market $135,000 Active 280 DOM
5. 2026-09-19
   days on market $135,000 Active 279 DOM
6. 2026-09-18
   days on market $135,000 Active 278 DOM
7. 2026-09-17
   days on market $135,000 Active 277 DOM
8. 2026-09-16
   days on market $135,000 Active 276 DOM
9. 2026-09-15
   days on market $135,000 Active 275 DOM
10. 2026-09-14
    days on market $135,000 Active 274 DOM
11. 2026-09-13
    days on market $135,000 Active 273 DOM
12. 2026-09-12
    days on market $135,000 Active 272 DOM
13. 2026-09-11
    days on market $135,000 Active 271 DOM
14. 2026-09-05
    days on market $135,000 Active 265 DOM
15. 2026-09-04
    days on market $135,000 Active 264 DOM
16. 2026-09-03
    days on market $135,000 Active 263 DOM
17. 2026-08-31
    days on market $135,000 Active 260 DOM
18. 2026-08-30
    days on market $135,000 Active 259 DOM
19. 2026-08-29
    days on market $135,000 Active 258 DOM
20. 2026-08-28
    days on market $135,000 Active 257 DOM
21. 2026-08-27
    days on market $135,000 Active 256 DOM
22. 2026-08-26
    days on market $135,000 Active 255 DOM
23. 2026-08-25
    days on market $135,000 Active 254 DOM
24. 2026-08-24
    days on market $135,000 Active 253 DOM
25. 2026-08-23
    days on market $135,000 Active 252 DOM
26. 2026-08-22
    days on market $135,000 Active 251 DOM
27. 2026-08-21
    days on market $135,000 Active 250 DOM
28. 2026-08-20
    days on market $135,000 Active 249 DOM
29. 2026-08-19
    days on market $135,000 Active 248 DOM
30. 2026-08-18
    days on market $135,000 Active 247 DOM
31. 2026-08-16
    days on market $135,000 Active 245 DOM
32. 2026-08-15
    days on market $135,000 Active 244 DOM
33. 2026-08-15
    days on market $135,000 Active 243 DOM
34. 2026-08-13
    days on market $135,000 Active 242 DOM
35. 2026-08-12
    days on market $135,000 Active 241 DOM
36. 2026-08-11
    days on market $135,000 Active 240 DOM
37. 2026-08-10
    days on market $135,000 Active 239 DOM
38. 2026-08-09
    days on market $135,000 Active 238 DOM
39. 2026-08-08
    days on market $135,000 Active 237 DOM
40. 2026-08-07
    days on market $135,000 Active 236 DOM
41. 2026-08-06
    days on market $135,000 Active 235 DOM
42. 2026-08-05
    days on market $135,000 Active 234 DOM
43. 2026-08-04
    days on market $135,000 Active 233 DOM
44. 2026-08-03
    days on market $135,000 Active 232 DOM
45. 2026-07-31
    days on market $135,000 Active 229 DOM
46. 2026-07-30
    days on market $135,000 Active 228 DOM
47. 2026-07-29
    days on market $135,000 Active 227 DOM
48. 2026-07-27
    days on market $135,000 Active 225 DOM
49. 2026-07-25
    days on market $135,000 Active 223 DOM
50. 2026-07-23
    days on market $135,000 Active 221 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: $1,088 · $91/mo
• Projected year-2 tax: $1,242 · $104/mo
• Expected delta: +$154/yr (+$13/mo · 14.2%)

ⓘ 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 2/10 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 5/10 Major 7 unhealthy d/yr today · 8 by 30 yrs out

Taxation est. · year 1

• Rental income: $35,700
• − Mortgage interest: −$7,562
• − Property taxes: −$1,088
• − Insurance: −$675
• − Repairs & maintenance: −$2,856
• − Management: −$2,856
• − Depreciation: −$3,927
• Taxable income: $16,736
• Est. tax owed @ 24.0%: −$4,017
• After-tax cash flow: $13,928/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 · 10 photos

Poor 20/100 Extensive rehab Est. rehab $86,400–$155,520 screening

This property requires extensive repairs and updates to bring it up to a livable condition. The extensive work needed includes rebuilding the exposed subfloor, repainting the exterior and interior walls, and repairing the damaged fence. These updates will significantly increase its resale and rental value.

Deferred maintenance Est. $50,000–$150,000 screening

• Major Roof (roof) — Significant damage to the roof structure is visible.
• Major Windows (windows) — Windows appear to be broken or missing, indicating severe damage.
• Major Electrical (electrical) — The interior is in disarray, suggesting electrical issues or damage.
• Major Plumbing (plumbing) — The interior is in disarray, suggesting plumbing issues or damage.
• Major Exterior (exterior) — The exterior is in disarray, with visible damage to the structure.

Repairs flagged

• Major Exposed subfloor in kitchen and bath — Structural damage and potential water damage.
• Major Peeling paint and exposed siding — Structural damage and potential water damage.
• Major Damaged and leaning fence — Safety hazard and aesthetic issue.

Value-add opportunities

• Both Painting and repainting the exterior and interior walls — Improves curb appeal and interior aesthetics, attracting more buyers and renters. ↑
• Both Rebuilding the exposed subfloor in the kitchen and bath — Fixes structural damage and potential water damage, improving safety and functionality. ↑
• Both Rebuilding the damaged and leaning fence — Ensures safety and improves curb appeal. ↑

ⓘ Rehab cost is a screening estimate — Extensive scope × the home's square footage at US $/sqft rules of thumb (the same model as the Flip Finder). Get contractor quotes + a written scope before underwriting.

F Composite school gradezoned avg 12/100

Zoned Schools

Elementary Hodge Elementary School F GA #1,076/1,228 Nat'l #38,691/41,679 Middle Derenne Middle School F GA #408/470 Nat'l #12,966/14,009 High Beach High School F GA #336/424 Nat'l #15,755/17,239

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

A Composite livability gradescore 86/100

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 · 332,584 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: 11% of renters

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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%

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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%

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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: —
• State GDP YoY: ▲ 2.66%
• F500 in state: 28

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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

-14.3% since first listed

11 events — show timeline

• 2026-03-30 Relisted — Hive MLS
• 2026-03-30 Relisted — GAMLS
• 2026-03-27 Pending — Hive MLS
• 2026-03-27 Pending — GAMLS
• 2026-03-01 Relisted — GAMLS
• 2026-02-28 Listing Removed — GAMLS
• 2026-02-24 Contingent — GAMLS
• 2026-02-24 Contingent — Hive MLS
• 2025-10-07 Price Changed $150,000 GAMLS
• 2025-08-14 Listed $150,000 Hive MLS
• 2025-08-14 Listed $175,000 GAMLS

Property tax history

+10.1%/yr

Latest (2025): $1,088 · -19.2% YoY. Source: county tax records.