17 Amber Dr · Port Wentworth, GA 31407

$330,000

4 bd · 3.0 ba · 2,979 sqft · SingleFamily public records · 14 Days on market

Built 2013 5,271 sqft lot Est $340k · at est. $41/mo HOA · 2% of rent

---

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 +11.7/30.0
• ARV discount +8.8/15.0
• Appreciation +4.1/10.0
• DSCR +3.4/10.0
• Livability +3.4/5.0
• 1% rule +3.2/10.0
• Condition / age +2.5/5.0
• Schools +2.0/10.0
• Rent growth +1.6/5.0

Listing remarks

This spacious 4-bedroom, 3-bathroom home in Port Wentworth's Lakeshore community offers over 3,100 square feet of comfortable living space built in 2013. The home features dark hardwood-style flooring throughout, an open kitchen with dark cabinetry and stone countertops, and generous room sizes across two stories. The roof has been recently upgraded in 2026, ensuring long-term peace of mind. The HVAC system has been recently serviced in 2026, keeping the home efficient and move-in ready. Fresh interior paint, updated lighting, and refreshed bathrooms round out a well-maintained home. Lakeshore residents enjoy proximity to Colonial Park, pools, and recreation areas, along with easy access to

Key facts

• 5,271 sq ft lot
• 2 garage spots
• Built 2013

Property features AI

Finance

• Other: Directions: I-95 to exit 109. Go west on Hwy 21. Take a left on Hwy 30. Proceed 2.4 miles and take a left onto Meinhard Road. Take the 3rd right into Laurel Lane Entrance.
• HOA & community: Homeowners association with an annual fee of $495 (about $41.25/month)

Exterior

• Parking: Attached 2-car garage
• Utilities: Public water; Public sewer; Underground utilities
• Home design: Single-family residence; 2 stories; No shared/party walls
• Construction: Brick and vinyl siding exterior
• Exterior features: Public water; Public sewer; Underground utilities; Lot in Amberly Estate subdivision; Zoning: PRIP

Interior

• Bathrooms: 3 full bathrooms
• Heating & cooling: Central heating (electric); Central air conditioning (electric)
• Interior features: Electric water heater; Laundry room
• Laundry & utility: Laundry room; Electric water heater

What this means for you Summary

Snapshot

• This is a 4-bed/3.0-bath single-family listed at $330k.

Deal economics

• At list price, monthly cash flow is $-98 ($-1k/yr) — negative.
• To cash-flow at today's rent, offer at most $313k (5.2% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $269k (18.4% below list).
• Recommended offer: $269k (18.4% below list) — sets the bar for 1% rule.
• Cap rate 5.9% vs local median 4.1% in Port Wentworth — 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 67/100 on livability (#173 in GA) — a middle-class / working-renter tenant base. Strengths: housing A+, cost of living A, crime A-; Watch: schools F, amenities F, commute 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 falling (-3.5%/yr); 379 active listings in the ZIP; 6 comparable units currently listed for rent nearby; rentals lingering (median 45d 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).
• This rent runs 40% of the median local income ($81k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-1.9%/yr); year-one equity from $2k of loan paydown is wiped out by about $6k 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 14 days on market — expect competitive offers; lowballing is unlikely to land.
• 3 sale attempts since 3y 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

• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; moderate wildfire risk; extreme-heat days projected 7→19/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $269,288 (18.4% 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. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
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: 5.94%
• Cash-on-cash: -1.27%
• DSCR: 0.94
• GRM: 10.2

CMA / ARV

• ARV (on-the-fly): $339,606
• Comps found: 8

Show comp detail 8 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
14 Roseberry Cir	0.12mi	4/3.0	3,130 (+5%)	7mo	$355,000	$113	80
26 Amber Dr	0.04mi	5/3.0 (+1)	3,080 (+3%)	14mo	$350,000	$114	75
22 Roseberry Cir	0.09mi	4/3.0	3,380 (+14%)	5mo	$295,000	$87	69
13 Roseberry Cir	0.10mi	4/3.0	2,660 (-11%)	14mo	$379,900	$143	66
6 Chestnut Cir	0.47mi	4/3.0	3,126 (+5%)	14mo	$272,000	$87	58
16 Holly Springs Cir	0.74mi	3/2.5 (-1)	2,928 (-2%)	7mo	$315,000	$108	49
50 Lake Shore Blvd	0.44mi	3/2.5 (-1)	2,732 (-8%)	22mo	$355,000	$130	40
9 Peppermill Ct	0.71mi	4/2.5	2,694 (-10%)	14mo	$320,000	$119	37

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

-1.89% appreciation · 0.0% rent growth · sell at horizon

5-year hold

• IRR: -14.5%
• Equity multiple: 0.44×
• Total profit: $-51,961
• Equity at exit: $65,815

10-year hold

• IRR: -11.0%
• Equity multiple: 0.25×
• Total profit: $-69,717
• Equity at exit: $57,897

Cash invested: $92,400 (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 31407

• Home prices YoY: -0.7%
• Rents YoY: -3.5%
• Active inventory: 379
• Price-to-rent: 10.2×

Monthly cashflow live

• Estimated rent: $2,693 high
• Mortgage (P&I): −$1,731
• Tax from tax record: −$316 /mo · $3,791/yr
• Insurance: −$138
• HOA: −$41
• Vacancy / Maint / Mgmt: −$566
• Net cashflow: $-98

Break-even live

Break-even rent $2,816

Max offer price $312,759

Occupancy floor 99%

Sensitivity live

Price	-10% $89	-5% $-4	+0% $-98	+5% $-191	+10% $-284
Rent	-10% $-310	-5% $-204	+0% $-98	+5% $9	+10% $115
Rate	-1.0pp $69	-0.5pp $-14	base $-98	+0.5pp $-183	+1.0pp $-270

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: $82,500
• Closing costs: $9,900
• Reserves months: —
• Total cash needed: —

Rent comps 6 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
40 Roseberry Cir Port Wentworth, GA	3.0	3.5	3280	$2,850	$0.87	24d	1	0.07mi
73 Highlands Blvd Savannah, GA	1.0–3.0	1.0–2.0	1410	$2,399	$1.70	14d	46	0.86mi
6 Springwater Dr Port Wentworth, GA	5.0	3.0	2850	$2,845	$1.00	44d	1	0.89mi
8 Bushwood Dr Savannah, GA	3.0	2.5	1924	$2,800	$1.46	44d	1	1.03mi
10 Bushwood Dr Savannah, GA	4.0	3.5	2450	$2,400	$0.98	44d	1	1.04mi
104 Bushwood Dr Savannah, GA	3.0	2.5	2328	$2,275	$0.98	14d	1	1.49mi

HOA detail

• Monthly dues: $41 · $492/yr
• Likely covers: pool

Listing history 10 events

1. 2026-06-03
   status $330,000 Pending 14 DOM
2. 2026-06-02
   days on market $330,000 Active 14 DOM
3. 2026-06-01
   days on market $330,000 Active 13 DOM
4. 2026-05-31
   days on market $330,000 Active 12 DOM
5. 2026-05-30
   days on market $330,000 Active 11 DOM
6. 2026-05-20
   status Active
7. 2026-05-06
   status Pending
8. 2026-05-05
   listed $330,000 Active
9. 2023-08-15
   historical $2,565
10. 2023-08-09
    listed $2,565

ⓘ 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: $3,791 · $316/mo
• Projected year-2 tax: $3,791 · $316/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 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 5/10 Major
• 🌡 Heat 9/10 Extreme 7 d/yr ≥108°F today · 19 d/yr by 30 yrs out
• 💨 Wind 8/10 Severe 99% chance of damaging wind over 30 yrs
• 🫁 Air quality 3/10 Moderate 3 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $32,315
• − Mortgage interest: −$18,485
• − Property taxes: −$3,791
• − Insurance: −$1,650
• − Repairs & maintenance: −$2,585
• − Management: −$2,585
• − HOA: −$492
• − Depreciation: −$9,600
• Taxable loss: −$6,874
• Est. tax savings @ 24.0%: +$1,650
• After-tax cash flow: $479/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 — Port Wentworth

• Score: 67/100
• State rank: #173
• US rank: #10910

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Port Wentworth, GA
• County: Chatham County · 271,602 people
• City population: 24,893
• Metro: Savannah, GA
• Population (ZIP): 24,893
• Household income: $81,124
• Rent vs Own: 51.5% rent · 48.5% own
• Severe rent burden: 1341.0

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 0.65)
• Race & ethnicity: Black 43% White 38% Hispanic / Latino 13% Two or more races 6% Asian 2%
• Hispanic origin (detail): Mexican 5% Puerto Rican 3%
• Common ancestry: Serbian 1% Romanian 1% Italian 1%
• Foreign-born: 8% · Canada, Vietnam
• Languages at home: 86% English-only · Spanish 11% Vietnamese 1% Other Asian/Pacific 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: ▼ -1.89%
• Current HPI: 270.3529
• Rent YoY: ▼ -3.47%
• 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

+12765.5% since first listed

5 events — show timeline

• 2026-05-20 Relisted — Hive MLS
• 2026-05-06 Pending — Hive MLS
• 2026-05-05 Listed $330,000 Hive MLS
• 2023-08-15 Rental Removed $2,565 RENT.
• 2023-08-09 Listed for Rent $2,565 RENT.

Property tax history

+23.9%/yr

Latest (2025): $3,791 · +2.1% YoY. Source: county tax records.