2118 Harden St · Savannah, GA 31415

$135,000

4 bd · 2.0 ba · 1,728 sqft · Other public records · 189 Days on market

Built 1900 5,009 sqft lot $78/sqft · 45% below area Est $244k · 45% under ↓ 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
• ARV discount +15.0/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Livability +4.3/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.0/10.0
• 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 4-bed/2.0-bath other listed at $135k.

Deal economics

• At list price, monthly cash flow is $1k ($12k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $135k).
• Recommended offer: $119k (12.0% below list) — sets the bar for market timing.
• Cap rate 15.4% 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: 78 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 26d on market — plan ~3-4 weeks tenant-placement turnaround); 45% 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 $2,386/mo this rent would consume 77% of the median local household income ($37k/yr) (locally 613% of renters already pay >50% of income on rent) — 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 ~4 years — after that, you're playing with house money.

Negotiation context

• It's been on market 189 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 189 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1900 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
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. 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: 1.77% ✓
• Cap rate: 15.45%
• Cash-on-cash: 32.69%
• DSCR: 2.45
• GRM: 4.7

CMA / ARV

• ARV (median comp): $244,159
• List price: $135,000
• Delta: -44.71%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: 27.8%
• Equity multiple: 2.16×
• Total profit: $43,700
• Equity at exit: $20,129

10-year hold

• IRR: 35.3%
• Equity multiple: 4.24×
• Total profit: $122,459
• 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 →

ZIP-level market 31415

• Home prices YoY: -21.4%
• Active inventory: 78
• Price-to-rent: 4.7×

Monthly cashflow live

• Estimated rent: $2,386 high
• Mortgage (P&I): −$708
• Tax from tax record: −$91 /mo · $1,088/yr
• Insurance: −$56
• HOA: −$0
• Vacancy / Maint / Mgmt: −$501
• Net cashflow: $1,030

Break-even live

Break-even rent $1,082

Max offer price $135,000

Occupancy floor 52%

Sensitivity live

Price	-10% $1,106	-5% $1,068	+0% $1,030	+5% $992	+10% $953
Rent	-10% $841	-5% $936	+0% $1,030	+5% $1,124	+10% $1,218
Rate	-1.0pp $1,098	-0.5pp $1,064	base $1,030	+0.5pp $995	+1.0pp $959

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
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
630 W 38th St Savannah, GA	3.0	2.0	1600	$1,950	$1.22	16d	1	0.04mi
714 W 38th St Savannah, GA	3.0	1.5	1200	$1,650	$1.38	25d	1	0.05mi
516 W 38th St Unit 1/2 Savannah, GA	3.0	1.0	1176	$1,500	$1.28	16d	1	0.17mi
516 W 38th St Unit 1/2 Savannah, GA	3.0	1.0	1176	$1,600	$1.36	25d	1	0.17mi
1019 W 35th St Unit B Savannah, GA	3.0	2.0	1071	$2,199	$2.05	16d	1	0.23mi
1025 W 38th St Savannah, GA	4.0	3.0	1722	$2,400	$1.39	25d	1	0.25mi
1011 W 40th St Savannah, GA	3.0	2.0	1125	$1,995	$1.77	16d	1	0.26mi
906 W Victory Dr Savannah, GA	3.0	2.0	1176	$2,400	$2.04	25d	1	0.31mi
1026 W 41st St Savannah, GA	3.0	1.0	1128	$1,500	$1.33	16d	1	0.31mi
219 W 36th St Savannah, GA	3.0	2.0	1950	$3,200	$1.64	46d	1	0.35mi
217 W 36th St Savannah, GA	3.0	2.0	1950	$3,200	$1.64	46d	1	0.36mi
1005 W Victory Dr Savannah, GA	3.0	2.0	1056	$1,950	$1.85	25d	1	0.37mi
310 W 42nd St Savannah, GA	3.0	2.0	1300	$1,800	$1.38	46d	1	0.38mi
206 W 39th St Savannah, GA	3.0	2.5	1966	$2,650	$1.35	25d	1	0.39mi
607 W 44th St Unit B Savannah, GA	3.0	1.0	1050	$1,650	$1.57	46d	1	0.39mi
212 W 40th St Savannah, GA	3.0	2.0	2030	$3,600	$1.77	25d	1	0.39mi
211 W 40th St Unit B Savannah, GA	3.0	1.0	1400	$3,200	$2.29	25d	1	0.40mi
216 W 43rd St Savannah, GA	3.0	3.0	1722	$2,900	$1.68	25d	1	0.44mi
107 W 37th St Savannah, GA	4.0	2.0	1300	$3,200	$2.46	46d	1	0.45mi
217 W 32nd St Unit B Savannah, GA	3.0	1.0	1222	$1,550	$1.27	16d	1	0.45mi
217 W 32nd St Unit A Savannah, GA	3.0	1.0	1200	$1,600	$1.33	16d	1	0.45mi
2305 Whitaker St Unit A Savannah, GA	3.0	3.0	1600	$3,300	$2.06	16d	1	0.46mi
2235 Whitaker St Savannah, GA	3.0	2.0	1600	$2,950	$1.84	16d	1	0.46mi
102 W 36th St Savannah, GA	3.0	2.0	1500	$4,500	$3.00	25d	1	0.47mi
1723 Whitaker St Savannah, GA	3.0	1.5	1845	$1,800	$0.98	46d	1	0.51mi
1003 W 46th St Savannah, GA	3.0	1.0	1100	$1,625	$1.48	16d	1	0.51mi
1409 Jefferson St Savannah, GA	3.0	2.5	1347	$2,699	$2.00	46d	1	0.51mi
3 W 36th St Apt 2 Savannah, GA	4.0	1.0	1750	$4,200	$2.40	46d	1	0.52mi
123 E 40th St Savannah, GA	3.0	1.0	1389	$1,900	$1.37	46d	1	0.66mi
201 E 39th St Unit B Savannah, GA	3.0	1.5	1550	$2,100	$1.35	46d	1	0.69mi
2910 Bull St Savannah, GA	3.0	2.0	1200	$3,500	$2.92	46d	1	0.70mi
303 W Waldburg St Savannah, GA	3.0	2.0	1400	$2,250	$1.61	46d	1	0.71mi
903 Montgomery St Savannah, GA	3.0	2.0	1300	$2,400	$1.85	16d	1	0.74mi
903 Montgomery St Unit 903 Savannah, GA	3.0	1.5	1300	$2,400	$1.85	16d	1	0.74mi
2002 Habersham St Savannah, GA	3.0	2.0	1242	$1,995	$1.61	46d	1	0.83mi
1004 W 53rd St Savannah, GA	3.0	2.0	1700	$2,300	$1.35	46d	1	0.85mi
317 E 31st St Unit A Savannah, GA	3.0	2.0	1196	$2,000	$1.67	46d	1	0.86mi
714 Tattnall St Savannah, GA	3.0	2.5	1419	$4,300	$3.03	46d	1	0.86mi
1314 Lincoln St Savannah, GA	3.0	2.0	1312	$2,400	$1.83	46d	1	0.88mi
424 E 32nd St Unit 426 Savannah, GA	3.0	1.5	1350	$2,380	$1.76	46d	1	0.91mi

Listing history 28 events

1. 2026-06-21
   days on market $135,000 Active 189 DOM
2. 2026-06-18
   days on market $135,000 Active 186 DOM
3. 2026-06-17
   days on market $135,000 Active 185 DOM
4. 2026-06-16
   days on market $135,000 Active 184 DOM
5. 2026-06-15
   days on market $135,000 Active 183 DOM
6. 2026-06-14
   days on market $135,000 Active 181 DOM
7. 2026-06-13
   pricedays on market $135,000 Active 180 DOM
8. 2026-06-10
   days on market $150,000 Active 178 DOM
9. 2026-06-09
   days on market $150,000 Active 177 DOM
10. 2026-06-08
    days on market $150,000 Active 176 DOM
11. 2026-06-07
    days on market $150,000 Active 175 DOM
12. 2026-06-05
    days on market $150,000 Active 172 DOM
13. 2026-06-03
    days on market $150,000 Active 171 DOM
14. 2026-06-02
    days on market $150,000 Active 170 DOM
15. 2026-06-01
    days on market $150,000 Active 169 DOM
16. 2026-05-31
    days on market $150,000 Active 168 DOM
17. 2026-05-30
    days on market $150,000 Active 167 DOM
18. 2026-03-30
    status Active 484-char remark

    Show marketing remark (472 chars)

    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!

19. 2026-03-30
    status Back On Market 472-char remark

    Show marketing remark (472 chars)

    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!

20. 2026-03-27
    status Pending 484-char remark

    Show marketing remark (472 chars)

    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!

21. 2026-03-27
    status Under Contract 472-char remark

    Show marketing remark (472 chars)

    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!

22. 2026-03-01
    status Active Under Contract 472-char remark

    Show marketing remark (472 chars)

    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!

23. 2026-02-28
    historical 472-char remark

    Show marketing remark (472 chars)

    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!

24. 2026-02-24
    historical Active Under Contract 472-char remark

    Show marketing remark (484 chars)

    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!

25. 2026-02-24
    historical Active Under Contract 484-char remark

    Show marketing remark (484 chars)

    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!

26. 2025-10-07
    price $150,000 472-char remark

    Show marketing remark (472 chars)

    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!

27. 2025-08-14
    listed $175,000 New 472-char remark

    Show marketing remark (484 chars)

    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!

28. 2025-08-14
    listed $150,000 Active 484-char remark

    Show marketing remark (484 chars)

    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!

ⓘ 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: $28,627
• − Mortgage interest: −$7,562
• − Property taxes: −$1,088
• − Insurance: −$675
• − Repairs & maintenance: −$2,290
• − Management: −$2,290
• − Depreciation: −$3,927
• Taxable income: $10,795
• Est. tax owed @ 24.0%: −$2,591
• After-tax cash flow: $9,767/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): 11,082
• Household income: $37,109
• Rent vs Own: 56.1% rent · 43.9% own
• Severe rent burden: 613.0

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 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%

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: 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

-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.