527 Tibet Ave · Savannah, GA 31406

$149,000

2 bd · 2.0 ba · 1,368 sqft · Other · 26 Days on market

Built 1974 Fair condition

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Why this score? — see what drove the C 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 +23.6/30.0
• DSCR +7.6/10.0
• ARV discount +7.5/15.0
• 1% rule +6.1/10.0
• Livability +4.3/5.0
• Rent growth +2.5/5.0
• Condition / age +2.2/5.0
• Schools +2.0/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Cute condo. Both bathrooms and the kitchen have been updated. Move in or rental ready. Seller keen to close before the end of the year.

Key facts

• Brand new flooring
• Appliances included
• Fresh interior paint

Tags

• PRIVATE WOODED REAR VIEW
• BRAND NEW FLOORING
• FRESH INTERIOR PAINT
• APPLIANCES INCLUDED
• FUTURE EXPANSION POTENTIAL
• CONVENIENT SAVANNAH LOCATION

Property features AI

Finance

• Other: No additional financial or community details provided
• Financial info: Financial details not provided
• HOA & community: HOA/community details not provided

Exterior

• Parking: Parking details not provided
• Security: Security details not provided
• Utilities: Utility details not provided
• Home design: Built in 1974
• Construction: Living area approximately 1368 (unit not displayed)
• Exterior features: Located in the Largo Woods subdivision

Interior

• Kitchen: Kitchen details not provided
• Bedrooms: Bedroom count not provided
• Flooring: Flooring details not provided
• Bathrooms: Bathroom count not provided
• Heating & cooling: Heating and cooling details not provided
• Interior features: No interior feature details provided
• Laundry & utility: Laundry and utility details not provided

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath other listed at $149k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $280 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $149k).
• Recommended offer: $147k (1.5% below list) — sets the bar for market timing.
• Cap rate 8.5% 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 flat; 176 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 24d on market — plan ~3-4 weeks tenant-placement turnaround); 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 $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.

Negotiation context

• It's been on market 26 days — a 2% lower offer ($147k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 17y 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; extreme-heat days projected 7→18/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $146,765 (1.5% below list)

Questions for the listing agent

1. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
2. Built in 1974 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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: 1.11% ✓
• Cap rate: 8.55%
• Cash-on-cash: 8.06%
• DSCR: 1.36
• GRM: 7.5

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 0.04% rent growth · sell at horizon

5-year hold

• IRR: -7.4%
• Equity multiple: 0.73×
• Total profit: $-11,069
• Equity at exit: $22,216

10-year hold

• IRR: -2.1%
• Equity multiple: 0.88×
• Total profit: $-5,107
• Equity at exit: $12,883

Cash invested: $41,720 (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 31406

• Rents YoY: 0.0%
• Active inventory: 176
• Price-to-rent: 7.5×

Monthly cashflow live

• Estimated rent: $1,658 high
• Mortgage (P&I): −$781
• Tax est. 1.5%: −$186 /mo · $2,235/yr
• Insurance: −$62
• HOA: −$0
• Vacancy / Maint / Mgmt: −$348
• Net cashflow: $280

Break-even live

Break-even rent $1,303

Max offer price $149,000

Occupancy floor 78%

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: $37,250
• Closing costs: $4,470
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
10910 Queen Ann Ct Apt A Savannah, GA	2.0	1.0	925	$1,650	$1.78	43d	1	0.18mi
406 Montclair Blvd Savannah, GA	3.0	2.0	1422	$1,995	$1.40	14d	1	0.19mi
10913 Queen Ann Ct Apt D Savannah, GA	2.0	1.0	925	$1,750	$1.89	43d	1	0.20mi
2 La Brea Blvd Savannah, GA	3.0	2.0	1361	$1,900	$1.40	43d	1	0.34mi
29 Ventura Blvd Savannah, GA	3.0	2.0	1620	$2,150	$1.33	23d	1	0.47mi
210 Tibet Ave Savannah, GA	2.0–3.0	1.5–2.5	1150	$1,289	$1.12	14d	11	0.49mi
528 Wild Turkey Rd Savannah, GA	3.0	2.0	1650	$2,400	$1.45	21d	1	0.51mi
102 Woodhouse Ln Savannah, GA	2.0	1.0	975	$1,200	$1.23	14d	1	0.52mi
102 Woodhouse Ln Savannah, GA	2.0	1.0	1000	$1,225	$1.23	23d	1	0.52mi
101 Woodhouse Ln Savannah, GA	2.0	1.0	975	$1,200	$1.23	14d	1	0.54mi
115 Woodhouse Ln Savannah, GA	2.0	1.0	975	$1,200	$1.23	23d	1	0.59mi
113 Woodhouse Ln Unit B Savannah, GA	2.0	1.0	1008	$1,150	$1.14	23d	1	0.59mi
205 W Montgomery Xrds Savannah, GA	1.0–3.0	1.0–2.0	1075	$1,550	$1.44	23d	1	0.64mi
309 Station Trl Savannah, GA	2.0	2.5	1587	$1,850	$1.17	43d	1	0.66mi
100 Lewis Dr Unit 3D Savannah, GA	2.0	1.5	1000	$1,450	$1.45	43d	1	0.67mi
201 W Montgomery Cross Rd Savannah, GA	1.0–3.0	1.0–2.0	1013	$1,472	$1.45	14d	18	0.74mi
44 Knollwood Cir Savannah, GA	2.0	2.5	1018	$1,500	$1.47	43d	1	0.74mi
59 Knollwood Cir Savannah, GA	1.0	1.5	1018	$1,400	$1.38	43d	1	0.75mi
17 Vineyard Dr Savannah, GA	3.0	2.0	1120	$2,195	$1.96	23d	1	0.77mi
11 Knollwood Cir Savannah, GA	2.0	2.5	1188	$1,400	$1.18	43d	1	0.80mi
10875 Abercorn St Savannah, GA	2.0	2.0	1033	$1,475	$1.43	14d	13	0.86mi
10611 Abercorn St Savannah, GA	1.0–2.0	1.0–1.5	917	$1,696	$1.85	14d	13	0.87mi
102 Quail Xing Savannah, GA	2.0	1.0	902	$1,650	$1.83	14d	1	0.89mi
10615 Abercorn St Savannah, GA	1.0–3.0	1.0–1.5	837	$1,454	$1.74	21d	25	0.90mi
11 Peach Ct Savannah, GA	2.0	2.0	1130	$1,650	$1.46	43d	1	0.90mi
10725 Abercorn St Savannah, GA	1.0–2.0	1.0–2.0	837	$1,713	$2.05	14d	10	0.91mi
4 Peach Blossom Cir Unit Home Savannah, GA	2.0	2.0	1056	$1,750	$1.66	23d	1	0.95mi
9111 White Bluff Rd Savannah, GA	1.0–2.0	1.0–2.0	901	$1,510	$1.67	14d	5	0.99mi
10014 White Bluff Rd Savannah, GA	1.0	1.0	951	$1,450	$1.52	43d	1	1.00mi
9610 White Bluff Rd Savannah, GA	2.0	2.0	1000	$1,370	$1.37	23d	5	1.02mi
12350 Mercy Blvd Savannah, GA	1.0–2.0	1.0–2.0	865	$1,420	$1.64	14d	14	1.02mi
12 Dyches Dr Savannah, GA	3.0	2.0	1461	$2,000	$1.37	43d	1	1.02mi
10612 Abercorn St Savannah, GA	1.0–3.0	1.0–2.0	797	$1,549	$1.94	14d	35	1.04mi
1036 Dutchtown Rd Savannah, GA	2.0	2.0	1000	$1,438	$1.44	23d	1	1.08mi
15 Pointer Pl Savannah, GA	2.0	2.5	1326	$1,850	$1.40	43d	1	1.11mi
140 Windmill Ln Savannah, GA	3.0	2.5	1388	$1,775	$1.28	43d	1	1.15mi
511 Dyches Dr Savannah, GA	3.0	2.0	1758	$2,100	$1.19	23d	1	1.17mi
245 Holland Dr Savannah, GA	2.0	2.0	1000	$1,462	$1.46	23d	6	1.18mi
26 Chatham St Unit A Savannah, GA	2.0	1.0	964	$1,500	$1.56	23d	1	1.21mi
26 Chatham St Savannah, GA	1.0	1.0	928	$1,350	$1.45	23d	1	1.21mi

Listing history 24 events

1. 2026-06-18
   days on market $149,000 Active 26 DOM
2. 2026-06-17
   days on market $149,000 Active 25 DOM
3. 2026-06-16
   days on market $149,000 Active 24 DOM
4. 2026-06-15
   days on market $149,000 Active 23 DOM
5. 2026-06-14
   days on market $149,000 Active 21 DOM
6. 2026-06-13
   days on market $149,000 Active 20 DOM
7. 2026-06-10
   days on market $149,000 Active 18 DOM
8. 2026-06-09
   days on market $149,000 Active 17 DOM
9. 2026-06-08
   days on market $149,000 Active 16 DOM
10. 2026-06-07
    days on market $149,000 Active 15 DOM
11. 2026-06-05
    days on market $149,000 Active 12 DOM
12. 2026-06-03
    days on market $149,000 Active 11 DOM
13. 2026-06-02
    days on market $149,000 Active 10 DOM
14. 2026-06-01
    days on market $149,000 Active 9 DOM
15. 2026-05-31
    days on market $149,000 Active 8 DOM
16. 2026-05-30
    days on market $149,000 Active 7 DOM
17. 2026-05-24
    listed $149,000 Active
18. 2024-10-02
    historical $1,595
19. 2024-09-17
    listed $1,595
20. 2022-12-08
    soldstatus $150,000 135-char remark

    Show marketing remark (135 chars)

    Cute condo. Both bathrooms and the kitchen have been updated. Move in or rental ready. Seller keen to close before the end of the year.

21. 2022-11-17
    listed $159,000

    Show marketing remark (135 chars)

    Cute condo. Both bathrooms and the kitchen have been updated. Move in or rental ready. Seller keen to close before the end of the year.

22. 2022-11-17
    listed $159,000 135-char remark

    Show marketing remark (135 chars)

    Cute condo. Both bathrooms and the kitchen have been updated. Move in or rental ready. Seller keen to close before the end of the year.

23. 2009-08-19
    soldstatus $49,000
24. 2009-02-04
    listed $54,900

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% 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: $19,897
• − Mortgage interest: −$8,346
• − Property taxes: −$2,235
• − Insurance: −$745
• − Repairs & maintenance: −$1,592
• − Management: −$1,592
• − Depreciation: −$4,335
• Taxable income: $1,053
• Est. tax owed @ 24.0%: −$253
• After-tax cash flow: $3,110/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 · 2 photos

Fair 45/100 Cosmetic rehab

The property is in fair condition with some cosmetic updates, but could benefit from landscaping and fresh paint to enhance its curb appeal and attract more potential buyers or renters.

Repairs flagged

• Minor exterior paint — Listing photos show fresh paint, but street-level image suggests some wear.
• Minor interior paint — Listing photos show fresh paint, but street-level image suggests some wear.

Value-add opportunities

• Both landscaping — Improved landscaping can enhance curb appeal and attract more potential buyers or renters.
• Both exterior paint — Fresh exterior paint can improve the home's appearance and attract more potential buyers or renters.
• Both interior paint — Fresh interior paint can make the home more appealing and attract more potential buyers or renters.

Renovation cost estimate screening

Repair item	Severity	Est. cost
exterior paint · Listing photos show fresh paint, but street-level image suggests some wear.	Minor	$500–3,000
interior paint · Listing photos show fresh paint, but street-level image suggests some wear.	Minor	$500–3,000
Total estimated repair cost · 2 items		$1,000–6,000

Value-add ROI direction

• Both landscaping — Improved landscaping can enhance curb appeal and attract more potential buyers or renters. ↑
• Both exterior paint — Fresh exterior paint can improve the home's appearance and attract more potential buyers or renters. ↑
• Both interior paint — Fresh interior paint can make the home more appealing and attract more potential buyers or renters. ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

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): 34,904
• Household income: $67,120
• Rent vs Own: 40.3% rent · 59.7% own
• Severe rent burden: 1453.0

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 0.63)
• Race & ethnicity: White 47% Black 38% Hispanic / Latino 7% Two or more races 6% Asian 4%
• Hispanic origin (detail): Mexican 2% Puerto Rican 2%
• Common ancestry: Slovak 3% Lithuanian 1% Serbian 1%
• Foreign-born: 7% · Canada, China, Vietnam
• Languages at home: 91% English-only · Spanish 4% Chinese 2% 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: ▼ -240.18%
• Current HPI: 280.3587
• Rent YoY: ▬ 0.04%
• 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

+171.4% since first listed

8 events — show timeline

• 2026-05-24 Listed $149,000 FSBO.com
• 2024-10-02 Rental Removed $1,595 RENTALBEAST
• 2024-09-17 Listed for Rent $1,595 RENTALBEAST
• 2022-12-08 Sold (MLS) $150,000 Hive MLS
• 2022-11-17 Listed $159,000 Hive MLS
• 2022-11-17 Listed $159,000 Hive MLS
• 2009-08-19 Sold (MLS) $49,000 Hive MLS
• 2009-02-04 Listed $54,900 Hive MLS