145 Holland Park Cir · Savannah, GA 31419

$199,900

2 bd · 1.5 ba · 1,292 sqft · Townhouse public records · 53 Days on market

Built 1983 3,049 sqft lot $155/sqft · 12% above area Est $213k · 6% under

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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 +13.8/30.0
• ARV discount +10.2/15.0
• Livability +4.3/5.0
• DSCR +4.2/10.0
• 1% rule +3.2/10.0
• Condition / age +2.5/5.0
• Rent growth +2.1/5.0
• Schools +2.0/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

145 Holland Park in Savannah, GA is a 2-bedroom, 1.5-bath townhome with a functional layout and solid potential. This end-unit offers added privacy and extra natural light. The main level features a comfortable living area, dining space, and kitchen, along with a convenient half bath. Upstairs, you’ll find two well-sized bedrooms and a full bathroom. This townhome it a great option for investors or buyers looking to add their own personal touch. Conveniently located near shopping, dining, and major roadways.

Key facts

• Well-sized bedrooms
• Full bathroom
• Convenient half bath

Tags

• COMFORTABLE LIVING AREA
• DINING SPACE
• CONVENIENT HALF BATH
• WELL-SIZED BEDROOMS
• FULL BATHROOM
• EXTRA NATURAL LIGHT

What this means for you Summary

Snapshot

• This is a 2-bed/1.5-bath townhouse listed at $200k.

Deal economics

• At list price, monthly cash flow is $19 ($227/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 $164k (18.0% below list).
• Recommended offer: $164k (18.0% 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 (-1.4%/yr); 405 active listings in the ZIP; 37 comparable units currently listed for rent nearby; rentals at typical pace (median 23d on market — plan ~3-4 weeks tenant-placement turnaround); 46% 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).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $1k 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

• It's been on market 53 days — a 3% lower offer ($194k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $110k; list at $200k implies a 82% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: moderate flood risk; 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 $164,008 (18.0% below list)

Questions for the listing agent

1. It's been on market 53 days. Have you received any prior offers? Is the seller open to a 18% concession, seller financing, or rate buy-down credit?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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?
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: 0.82% ✗
• Cap rate: 6.41%
• Cash-on-cash: 0.40%
• DSCR: 1.02
• GRM: 10.2

CMA / ARV

• ARV (median comp): $212,795
• List price: $199,900
• Delta: -6.06%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 6 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
105 Windmill Ln	0.10mi	2/1.5	1,348 (+4%)	2mo	$219,900	$163	87
107 Windmill Ln	0.09mi	2/1.5	1,348 (+4%)	12mo	$220,000	$163	78
129 Windmill Ln	0.05mi	2/1.5	1,424 (+10%)	9mo	$135,000	$95	73
127 Holland Park Cir	0.06mi	3/2.5 (+1)	1,444 (+12%)	5mo	$231,000	$160	64
6 Holland Park Ct	0.05mi	2/2.5	1,136 (-12%)	13mo	$220,000	$194	62
11330 White Bluff Rd #55	0.56mi	2/2.5	1,158 (-10%)	3mo	$225,000	$194	50

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 · 0.0% rent growth · sell at horizon

5-year hold

• IRR: -18.8%
• Equity multiple: 0.36×
• Total profit: $-36,036
• Equity at exit: $29,806

10-year hold

• IRR: -18.3%
• Equity multiple: 0.13×
• Total profit: $-48,567
• Equity at exit: $17,284

Cash invested: $55,972 (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 31419

• Home prices YoY: -25.9%
• Rents YoY: -1.4%
• Active inventory: 405
• Price-to-rent: 10.2×

Monthly cashflow live

• Estimated rent: $1,640 high
• Mortgage (P&I): −$1,048
• Tax from tax record: −$145 /mo · $1,742/yr
• Insurance: −$83
• HOA: −$0
• Vacancy / Maint / Mgmt: −$344
• Net cashflow: $19

Break-even live

Break-even rent $1,616

Max offer price $199,900

Occupancy floor 94%

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: $49,975
• Closing costs: $5,997
• Reserves months: —
• Total cash needed: —

Rent comps 37 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
140 Windmill Ln Savannah, GA	3.0	2.5	1388	$1,775	$1.28	43d	1	0.05mi
245 Holland Dr Savannah, GA	2.0	2.0	1000	$1,462	$1.46	23d	6	0.08mi
10725 Abercorn St Savannah, GA	1.0–2.0	1.0–2.0	837	$1,713	$2.05	13d	10	0.28mi
10875 Abercorn St Savannah, GA	2.0	2.0	1033	$1,475	$1.43	13d	13	0.32mi
12509 Woodley Rd Savannah, GA	3.0	2.0	1200	$2,000	$1.67	43d	1	0.33mi
10615 Abercorn St Savannah, GA	1.0–3.0	1.0–1.5	837	$1,454	$1.74	21d	25	0.36mi
12510 White Bluff Rd #703 Savannah, GA	2.0	2.0	917	$1,299	$1.42	13d	1	0.39mi
10612 Abercorn St Savannah, GA	1.0–3.0	1.0–2.0	797	$1,549	$1.94	13d	35	0.41mi
10611 Abercorn St Savannah, GA	1.0–2.0	1.0–1.5	917	$1,696	$1.85	13d	13	0.42mi
11910 White Bluff Rd Savannah, GA	1.0–2.0	1.0	750	$1,365	$1.82	13d	3	0.43mi
12510 White Bluff Rd Savannah, GA	2.0	2.0	917	$1,325	$1.44	13d	1	0.46mi
12510 White Bluff Rd Savannah, GA	2.0	2.0	934	$1,238	$1.32	43d	2	0.46mi
11400 White Bluff Rd Savannah, GA	1.0–3.0	1.0–2.0	1000	$1,494	$1.49	13d	21	0.50mi
17 Vineyard Dr Savannah, GA	3.0	2.0	1120	$2,195	$1.96	23d	1	0.60mi
29 Ventura Blvd Savannah, GA	3.0	2.0	1620	$2,150	$1.33	23d	1	0.71mi
12473 Northwood Rd Savannah, GA	3.0	2.0	1422	$2,000	$1.41	43d	1	0.75mi
511 Dyches Dr Savannah, GA	3.0	2.0	1758	$2,100	$1.19	23d	1	0.85mi
44 Knollwood Cir Savannah, GA	2.0	2.5	1018	$1,500	$1.47	43d	1	0.93mi
226 Bordeaux Ln Savannah, GA	3.0	2.0	1403	$2,025	$1.44	43d	1	0.96mi
12350 Mercy Blvd Savannah, GA	1.0–2.0	1.0–2.0	865	$1,420	$1.64	13d	14	0.96mi
2 La Brea Blvd Savannah, GA	3.0	2.0	1361	$1,900	$1.40	43d	1	0.98mi
210 Tibet Ave Savannah, GA	2.0–3.0	1.5–2.5	1150	$1,289	$1.12	13d	11	0.98mi
59 Knollwood Cir Savannah, GA	1.0	1.5	1018	$1,400	$1.38	43d	1	0.98mi
10014 White Bluff Rd Savannah, GA	1.0	1.0	951	$1,450	$1.52	43d	1	1.00mi
406 Montclair Blvd Savannah, GA	3.0	2.0	1422	$1,995	$1.40	13d	1	1.00mi
10913 Queen Ann Ct Apt D Savannah, GA	2.0	1.0	925	$1,750	$1.89	43d	1	1.00mi
10910 Queen Ann Ct Apt A Savannah, GA	2.0	1.0	925	$1,650	$1.78	43d	1	1.04mi
11 Knollwood Cir Savannah, GA	2.0	2.5	1188	$1,400	$1.18	43d	1	1.04mi
13 N Nicholson Cir Savannah, GA	3.0	2.0	1445	$2,500	$1.73	43d	1	1.09mi
9610 White Bluff Rd Savannah, GA	2.0	2.0	1000	$1,370	$1.37	23d	5	1.20mi
12 Dyches Dr Savannah, GA	3.0	2.0	1461	$2,000	$1.37	43d	1	1.27mi
100 Lewis Dr Unit 3D Savannah, GA	2.0	1.5	1000	$1,450	$1.45	43d	1	1.29mi
6 Canterbury Cir Savannah, GA	3.0	2.0	1848	$2,850	$1.54	43d	1	1.31mi
9111 White Bluff Rd Savannah, GA	1.0–2.0	1.0–2.0	901	$1,510	$1.67	13d	5	1.42mi
64 Brown Pelican Dr Savannah, GA	2.0	2.0	1364	$1,895	$1.39	43d	1	1.43mi
205 W Montgomery Xrds Savannah, GA	1.0–3.0	1.0–2.0	1075	$1,550	$1.44	23d	1	1.43mi
201 W Montgomery Cross Rd Savannah, GA	1.0–3.0	1.0–2.0	1013	$1,472	$1.45	13d	18	1.47mi

Listing history 12 events

1. 2026-06-09
   days on market $199,900 Active 53 DOM
2. 2026-06-08
   days on market $199,900 Active 52 DOM
3. 2026-06-07
   days on market $199,900 Active 51 DOM
4. 2026-06-05
   days on market $199,900 Active 48 DOM
5. 2026-06-03
   days on market $199,900 Active 47 DOM
6. 2026-06-02
   days on market $199,900 Active 46 DOM
7. 2026-06-01
   days on market $199,900 Active 45 DOM
8. 2026-05-31
   days on market $199,900 Active 44 DOM
9. 2026-05-30
   days on market $199,900 Active 43 DOM
10. 2026-04-15
    listed $199,900 Active 520-char remark

    Show marketing remark (520 chars)

    145 Holland Park in Savannah, GA is a 2-bedroom, 1.5-bath townhome with a functional layout and solid potential. This end-unit offers added privacy and extra natural light. The main level features a comfortable living area, dining space, and kitchen, along with a convenient half bath. Upstairs, you’ll find two well-sized bedrooms and a full bathroom. This townhome it a great option for investors or buyers looking to add their own personal touch. Conveniently located near shopping, dining, and major roadways.

11. 2005-12-21
    soldstatus $110,000
12. 1999-11-29
    soldstatus $65,000

ⓘ 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: $1,742 · $145/mo
• Projected year-2 tax: $1,839 · $153/mo
• Expected delta: +$97/yr (+$8/mo · 5.6%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 5/10 Major FEMA zone X (unshaded) · 48% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 Heat 10/10 Extreme 7 d/yr ≥106°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: $19,681
• − Mortgage interest: −$11,198
• − Property taxes: −$1,742
• − Insurance: −$1,000
• − Repairs & maintenance: −$1,574
• − Management: −$1,574
• − Depreciation: −$5,815
• Taxable loss: −$3,223
• Est. tax savings @ 24.0%: +$773
• After-tax cash flow: $1,000/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): 57,077
• Household income: $69,635
• Rent vs Own: 43.8% rent · 56.2% own
• Severe rent burden: 2575.0

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 0.68)
• Race & ethnicity: White 40% Black 38% Hispanic / Latino 12% Two or more races 7% Asian 5%
• Hispanic origin (detail): Mexican 4% Puerto Rican 3%
• Common ancestry: Slovak 2% Lithuanian 1% Serbian 1%
• Foreign-born: 12% · Canada, Vietnam, South Korea
• Languages at home: 83% English-only · Spanish 9% Other Indo-European 2% Vietnamese 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: ▼ -92.38%
• Current HPI: 264.8625
• Rent YoY: ▼ -1.44%
• 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

+207.5% since first listed

3 events — show timeline

• 2026-04-15 Listed $199,900 Hive MLS
• 2005-12-21 Sold (Public Records) $110,000 Public Records
• 1999-11-29 Sold (Public Records) $65,000 Public Records

Property tax history

+12.8%/yr

Latest (2025): $1,742 · -10.3% YoY. Source: county tax records.