19 Widgeon Ct · Savannah, GA 31302

$105,420

3 bd · 2.0 ba · 1,960 sqft · Land public records · 21 Days on market

Built 1995 0.65 ac lot

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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
• Condition / age +2.5/5.0
• Schools +2.0/10.0
• Rent growth +1.1/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Come see this 4 Bedroom, 2 bathroom home located on . 65 acre homesite. Features include an additional space off the master bedroom could be used as an office or a nursery, a large screened entry porch, a detached 2-car garage, fenced yard and a large deck for entertaining! Sold As???????????????????????????????????????? is.

Key facts

• 0.65 acre lot
• Garage
• Built 1995

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath land listed at $105k.

Deal economics

• At list price, monthly cash flow is $598 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $105k).
• Recommended offer: $104k (1.5% below list) — sets the bar for market timing.
• Cap rate 18.0% 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.
• 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.
• Zoned schools: Bloomingdale Elementary School (math 12% / reading 22%, grade F, #936 of 1,228 statewide, top 79%, 362 students, 67% FRL); West Chatham Middle School (math 10% / reading 14%, grade F, #417 of 470 statewide, top 90%, 953 students, 72% FRL); New Hampstead High School (math 12% / reading 25%, grade F, #254 of 424 statewide, top 61%, 1,436 students, 58% FRL).
• Market conditions: Rents falling (-5.5%/yr); 262 active listings in the ZIP; 17 comparable units currently listed for rent nearby; rentals lingering (median 45d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 94% 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 42% of the median local income ($69k/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 $729 of loan paydown is wiped out by about $3k 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 + 0.0% rent growth), your $30k cash investment doubles in ~7 years — after that, you're playing with house money.

Negotiation context

• It's been on market 21 days — a 2% lower offer ($104k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 2y ago; this cycle's ask is 201% above the opening price — seller raised mid-cycle; expect resistance to lowballs.

Risks & watch-outs

• Watch-outs: property tax is 3.0% of price; flood insurance adds $427/mo.
• Climate carrying-cost: in FEMA flood zone AE (mandatory federal flood insurance); severe wind risk, 98% chance of damaging wind over 30y; major 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 $103,838 (1.5% below list)

Questions for the listing agent

1. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
2. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
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. 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.
6. 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.
7. 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: 2.26% ✓
• Cap rate: 17.96%
• Cash-on-cash: 41.66%
• DSCR: 2.85
• GRM: 3.7

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: 12.9%
• Equity multiple: 1.49×
• Total profit: $14,403
• Equity at exit: $15,718

10-year hold

• IRR: 18.2%
• Equity multiple: 2.22×
• Total profit: $36,112
• Equity at exit: $9,115

Cash invested: $29,518 (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 31302

• Home prices YoY: -18.5%
• Rents YoY: -5.5%
• Active inventory: 262
• Price-to-rent: 3.7×

Monthly cashflow live

• Estimated rent: $2,387 high
• Mortgage (P&I): −$553
• Tax from tax record: −$264 /mo · $3,168/yr
• Insurance: −$44
• Flood insurance flood zone: −$427 /mo · $5,118/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$501
• Net cashflow: $598

Break-even live

Break-even rent $1,629

Max offer price $105,420

Occupancy floor 70%

Sensitivity live

Price	-10% $658	-5% $628	+0% $598	+5% $568	+10% $539
Rent	-10% $410	-5% $504	+0% $598	+5% $692	+10% $787
Rate	-1.0pp $651	-0.5pp $625	base $598	+0.5pp $571	+1.0pp $543

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: $26,355
• Closing costs: $3,163
• Reserves months: —
• Total cash needed: —

Rent comps 17 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
248 Justify Ave Savannah, GA	4.0	2.5	2005	$2,295	$1.14	44d	1	0.64mi
231 Justify Ave Savannah, GA	4.0	2.5	2005	$2,295	$1.14	44d	1	0.64mi
244 Justify Ave Savannah, GA	4.0	2.5	2005	$2,295	$1.14	44d	1	0.65mi
227 Justify Ave Savannah, GA	4.0	2.5	2005	$2,295	$1.14	44d	1	0.66mi
238 Justify Ave Savannah, GA	4.0	2.5	2005	$2,295	$1.14	44d	1	0.67mi
232 Justify Ave Savannah, GA	4.0	2.5	2005	$2,295	$1.14	44d	1	0.69mi
209 Justify Ave Savannah, GA	4.0	2.5	2005	$2,295	$1.14	44d	1	0.69mi
200 Justify Ave Savannah, GA	4.0	2.5	2005	$2,295	$1.14	44d	1	0.70mi
228 Justify Ave Savannah, GA	4.0	2.5	2005	$2,295	$1.14	44d	1	0.71mi
206 Justify Ave Savannah, GA	4.0	2.5	2005	$2,295	$1.14	44d	1	0.71mi
404 Turpentine Trl Bloomingdale, GA	4.0	2.0	1775	$2,350	$1.32	14d	1	0.72mi
212 Justify Ave Savannah, GA	4.0	2.5	2005	$2,295	$1.14	44d	1	0.73mi
214 Justify Ave Savannah, GA	4.0	2.5	2005	$2,295	$1.14	44d	1	0.73mi
218 Justify Ave Savannah, GA	4.0	2.5	2005	$2,295	$1.14	44d	1	0.74mi
214 Coneflower Rd Bloomingdale, GA	3.0	2.5	1418	$2,300	$1.62	44d	1	1.18mi
154 Guana Ln Bloomingdale, GA	4.0	3.5	1920	$2,700	$1.41	44d	1	1.31mi
455 Coconut Dr Bloomingdale, GA	4.0	2.5	2174	$2,350	$1.08	44d	1	1.35mi

Listing history 10 events

1. 2026-02-10
   status Under Contract
2. 2026-02-09
   price $105,420
3. 2026-02-04
   soldstatus $174,200
4. 2026-01-19
   listed $35,000 New
5. 2024-06-12
   soldstatus $190,000
6. 2024-06-11
   soldstatus $190,000 326-char remark

   Show marketing remark (326 chars)

   Come see this 4 Bedroom, 2 bathroom home located on . 65 acre homesite. Features include an additional space off the master bedroom could be used as an office or a nursery, a large screened entry porch, a detached 2-car garage, fenced yard and a large deck for entertaining! Sold As???????????????????????????????????????? is.

7. 2024-03-25
   listed $180,000 326-char remark

   Show marketing remark (326 chars)

   Come see this 4 Bedroom, 2 bathroom home located on . 65 acre homesite. Features include an additional space off the master bedroom could be used as an office or a nursery, a large screened entry porch, a detached 2-car garage, fenced yard and a large deck for entertaining! Sold As???????????????????????????????????????? is.

8. 2004-07-01
   soldstatus $86,000
9. 2003-04-14
   soldstatus $83,000
10. 2002-09-17
    soldstatus $25,000

ⓘ 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: $3,168 · $264/mo
• Projected year-2 tax: $3,168 · $264/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 AE · 0% chance over 30 yrs
• 🔥 Wildfire 6/10 Major
• 🌡 Heat 9/10 Extreme 7 d/yr ≥108°F today · 19 d/yr by 30 yrs out
• 💨 Wind 8/10 Severe 98% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $28,641
• − Mortgage interest: −$5,905
• − Property taxes: −$3,168
• − Insurance: −$5,646
• − Repairs & maintenance: −$2,291
• − Management: −$2,291
• − Depreciation: −$3,067
• Taxable income: $6,273
• Est. tax owed @ 24.0%: −$1,505
• After-tax cash flow: $5,673/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

• County: Effingham County · 68,439 people
• City population: 216,564
• Metro: Savannah, GA
• Population (ZIP): 8,899
• Household income: $68,998
• Rent vs Own: 32.4% rent · 67.6% own
• Severe rent burden: 188.0

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 White (79%)
• Race & ethnicity: White 79% Black 8% Two or more races 8% Hispanic / Latino 6%
• Hispanic origin (detail): Mexican 1%
• Common ancestry: Serbian 2% Lithuanian 2% Italian 2%
• Foreign-born: 3% · Canada, Dominican Republic
• Languages at home: 96% English-only · Spanish 2% German/W. Germanic 1% Other Indo-European 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: ▼ -66.89%
• Current HPI: 293.9427
• Rent YoY: ▼ -5.51%
• 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

+321.7% since first listed

10 events — show timeline

• 2026-02-10 Pending — GAMLS
• 2026-02-09 Price Changed $105,420 GAMLS
• 2026-02-04 Sold (Public Records) $174,200 Public Records
• 2026-01-19 Listed $35,000 GAMLS
• 2024-06-12 Sold (Public Records) $190,000 Public Records
• 2024-06-11 Sold (MLS) $190,000 Hive MLS
• 2024-03-25 Listed $180,000 Hive MLS
• 2004-07-01 Sold (Public Records) $86,000 Public Records
• 2003-04-14 Sold (Public Records) $83,000 Public Records
• 2002-09-17 Sold (Public Records) $25,000 Public Records

Property tax history

+13.6%/yr

Latest (2025): $3,168 · +166.2% YoY. Source: county tax records.