112 Coneflower Rd · Savannah, GA 31302

$249,880

3 bd · 2.5 ba · 1,418 sqft · Townhouse · 102 Days on market

Built 2026 Good condition 2,178 sqft lot Garage $300/mo HOA · 14% of rent ↓ 4% since listing

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Why this score? — see what drove the F 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).

• ARV discount +7.5/15.0
• Cash flow +7.0/30.0
• Livability +4.3/5.0
• Condition / age +4.0/5.0
• 1% rule +3.4/10.0
• Schools +1.9/10.0
• DSCR +1.2/10.0
• Rent growth +1.1/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Discover the thoughtfully designed Pearson floorplan in DR Horton's Pines at New Hempstead community-where comfort meets modern living. This beautiful two-story home offers 1,418 square feet of well-planned space, featuring 3 spacious bedrooms and 2.5 bathrooms, perfect for families, first-time homebuyers, or anyone seeking a blend of style and functionality. The open-concept main level creates a seamless flow between the living, dining, and kitchen areas, making it ideal for entertaining guests or enjoying everyday life. The kitchen is designed with convenience in mind, offering ample counter space and modern finishes that elevate your cooking experience. Upstairs, you'll find all three bedrooms, including a private owner's suite complete with an en-suite bathroom and generous closet space. The additional bedrooms are perfect for family members, guests, or even a home office. A convenient half bath on the main level adds extra functionality for visitors. With its smart layout, energy-efficient features, and contemporary design, the Pearson floorplan delivers both comfort and value in one of the area's most desirable communities. Experience low-maintenance living and a welcoming neighborhood atmosphere at Pines at New Hempstead-your perfect place to call home.

Key facts

• Landscaping services
• Irrigation systems
• Resort style pool

Tags

• RESORT STYLE POOL
• GOLF CART FRIENDLY PATHS
• SIZABLE WALK IN CLOSET
• LAUNDRY ROOM
• LANDSCAPING SERVICES
• IRRIGATION SYSTEMS

🏗️ New construction. The $249,880 list price is a builder figure, so every metric below is computed on the value from comparable previous sales — $261,263.

What this means for you Summary

Snapshot

• This is a 3-bed/2.5-bath townhouse listed at $250k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $-382 ($-5k/yr) — negative.
• To cash-flow at today's rent, offer at most $206k (17.5% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $218k (12.7% below list).
• Recommended offer: $206k (17.5% below list) — sets the bar for cash-flow.

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 falling (-5.5%/yr); 439 active listings in the ZIP; 12 comparable units currently listed for rent nearby; rentals leasing fast (median 6d on market — plan ~1-2 weeks tenant-placement turnaround); 42% 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 38% 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 $2k of loan paydown is wiped out by about $8k 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 102 days — a 9% lower offer ($227k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $18k (7%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Recommended offer $206,041 (17.5% 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. It's been on market 102 days. Have you received any prior offers? Is the seller open to a 18% concession, seller financing, or rate buy-down credit?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. 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?
8. 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.
9. 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.
10. 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: 0.84% ✗
• Cap rate: 4.54%
• Cash-on-cash: -6.26%
• DSCR: 0.72
• GRM: 10.0

CMA / ARV

• ARV (median comp): $261,263
• List price: $249,880
• Delta: -4.36%
• 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
100 Coneflower Rd	0.00mi	3/2.5	1,418 (0%)	0mo	$254,880	$180	100
435 Salvia Rd	0.07mi	3/2.5	1,418 (0%)	0mo	$235,000	$166	97
121 Coneflower Rd	0.05mi	3/2.5	1,418 (0%)	2mo	$255,000	$180	96
184 Coneflower Rd	0.02mi	3/2.5	1,418 (0%)	4mo	$255,000	$180	96
435 Salvia Rd	0.07mi	3/2.5	1,418 (0%)	4mo	$182,750	$129	94
203 Coneflower Rd	0.05mi	3/2.5	1,418 (0%)	8mo	$250,000	$176	91

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: -31.1%
• Equity multiple: 0.00×
• Total profit: $-72,820
• Equity at exit: $38,955

10-year hold

• IRR: -59.9%
• Equity multiple: -0.62×
• Total profit: $-118,539
• Equity at exit: $22,589

Cash invested: $73,154 (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 →

Buyer's market Market conditions within 1.0 mi — comparable homes for sale

Active competition Active MLS

• For sale now: 9 active · 9 under contract
• Months of supply: 10.8 mo (9%/mo absorbed)
• Median asking: $249,880 ($176/sqft)
• Median days on market: 106 d
• This list price: 44% of active listings are priced below it
• ARV vs active asking: +4.6% vs current asking $/sqft

Closed sales set the value; these active listings set current market conditions and a practical price ceiling.

ZIP-level market 31302

• Home prices YoY: -18.5%
• Rents YoY: -5.5%
• Active inventory: 439
• Price-to-rent: 9.5×

Monthly cashflow live

• Estimated rent: $2,182 high
• Mortgage (P&I): −$1,370
• Tax est. 1.5%: −$327 /mo · $3,919/yr
• Insurance: −$109
• HOA: −$300
• Vacancy / Maint / Mgmt: −$458
• Net cashflow: $-382

Break-even live

Break-even rent $2,665

Max offer price $206,041

Occupancy floor —

Sensitivity live

Price	-10% $-201	-5% $-291	+0% $-382	+5% $-472	+10% $-562
Rent	-10% $-554	-5% $-468	+0% $-382	+5% $-295	+10% $-209
Rate	-1.0pp $-250	-0.5pp $-315	base $-382	+0.5pp $-449	+1.0pp $-518

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: $65,316
• Closing costs: $7,838
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Rent comps 12 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
164 Coneflower Rd Bloomingdale, GA	3.0	2.5	1418	$2,100	$1.48	1d	1	0.04mi
164 Coneflower Rd Bloomingdale, GA	3.0	2.5	1418	$2,100	$1.48	0d	1	0.04mi
210 Coneflower Rd Bloomingdale, GA	3.0	2.5	1418	$1,900	$1.34	36d	1	0.05mi
214 Coneflower Rd Bloomingdale, GA	3.0	2.5	1418	$2,300	$1.62	184d	1	0.05mi
173 Coneflower Rd Bloomingdale, GA	3.0	2.5	1418	$2,000	$1.41	2d	1	0.07mi
183 Coneflower Rd Unit Labs Bloomingdale, GA	3.0	2.5	1418	$2,000	$1.41	5d	1	0.07mi
169 Coneflower Rd Bloomingdale, GA	3.0	2.5	1418	$2,000	$1.41	0d	1	0.07mi
223 Coneflower Rd Bloomingdale, GA	3.0	2.5	1418	$1,950	$1.38	31d	1	0.08mi
128 Skylark Rd Bloomingdale, GA	4.0	2.0	1786	$2,195	$1.23	2d	1	0.38mi
404 Turpentine Trl Bloomingdale, GA	4.0	2.0	1775	$2,350	$1.32	154d	1	0.42mi
217 Justify Ave Bloomingdale, GA	3.0	2.0	1449	$2,195	$1.51	35d	1	0.89mi
480 John Carter Rd Bloomingdale, GA	1.0–3.0	1.0–2.0	1002	$2,332	$2.33	0d	20	1.11mi

Property features AI

Finance

• Other: Directions available to the community (The Pines at New Hampstead)
• HOA & community: Homeowners associationHOA fee approximately $1,200 annually (another listed amount $2,400 annually; approximately $100/month derived)

Exterior

• Parking: Attached garage (1 car)
• Utilities: Public waterPublic sewerUnderground utilities
• Home design: TownhouseTwo-storyNew construction2+ shared/common wallsModel: Pearson TH (DR Horton)
• Construction: Vinyl sidingSlab foundationHome warranty includedBuilt by DR Horton
• Exterior features: Community poolCommunity fitness centerCommunity playgroundHas viewSmall yard/lot

Interior

• Kitchen: DishwasherDisposalMicrowaveOvenRangeRefrigerator
• Bathrooms: Two full bathroomsOne half bathroomOne main-level bathroom
• Heating & cooling: Central heating (electric)Central air conditioning (electric)
• Interior features: Breakfast barDouble vanityKitchen islandPantryAccessible full bath
• Laundry & utility: Washer hookupDedicated laundry roomElectric water heater

Listing history 50 events

1. 2026-11-08
   days on market $249,880 Active 102 DOM
2. 2026-11-07
   days on market $249,880 Active 101 DOM
3. 2026-11-06
   days on market $249,880 Active 100 DOM
4. 2026-11-05
   days on market $249,880 Active 99 DOM
5. 2026-11-04
   days on market $249,880 Active 98 DOM
6. 2026-11-02
   days on market $249,880 Active 96 DOM
7. 2026-11-01
   days on market $249,880 Active 95 DOM
8. 2026-10-31
   days on market $249,880 Active 94 DOM
9. 2026-10-30
   days on market $249,880 Active 93 DOM
10. 2026-10-29
    days on market $249,880 Active 92 DOM
11. 2026-10-28
    days on market $249,880 Active 91 DOM
12. 2026-10-27
    days on market $249,880 Active 90 DOM
13. 2026-10-26
    days on market $249,880 Active 89 DOM
14. 2026-10-25
    days on market $249,880 Active 88 DOM
15. 2026-10-24
    days on market $249,880 Active 87 DOM
16. 2026-10-23
    days on market $249,880 Active 86 DOM
17. 2026-10-22
    days on market $249,880 Active 85 DOM
18. 2026-10-21
    days on market $249,880 Active 84 DOM
19. 2026-10-20
    days on market $249,880 Active 83 DOM
20. 2026-10-19
    days on market $249,880 Active 82 DOM
21. 2026-10-18
    days on market $249,880 Active 81 DOM
22. 2026-10-17
    days on market $249,880 Active 80 DOM
23. 2026-10-16
    days on market $249,880 Active 79 DOM
24. 2026-10-15
    days on market $249,880 Active 78 DOM
25. 2026-10-14
    days on market $249,880 Active 77 DOM
26. 2026-10-13
    days on market $249,880 Active 76 DOM
27. 2026-10-12
    days on market $249,880 Active 75 DOM
28. 2026-10-11
    days on market $249,880 Active 74 DOM
29. 2026-10-10
    days on market $249,880 Active 73 DOM
30. 2026-10-09
    days on market $249,880 Active 72 DOM
31. 2026-10-08
    days on market $249,880 Active 71 DOM
32. 2026-10-07
    days on market $249,880 Active 70 DOM
33. 2026-10-06
    days on market $249,880 Active 69 DOM
34. 2026-10-05
    days on market $249,880 Active 68 DOM
35. 2026-10-04
    days on market $249,880 Active 67 DOM
36. 2026-10-03
    days on market $249,880 Active 66 DOM
37. 2026-10-02
    days on market $249,880 Active 65 DOM
38. 2026-10-01
    days on market $249,880 Active 64 DOM
39. 2026-09-30
    days on market $249,880 Active 63 DOM
40. 2026-09-29
    days on market $249,880 Active 62 DOM
41. 2026-09-28
    days on market $249,880 Active 61 DOM
42. 2026-09-27
    days on market $249,880 Active 60 DOM
43. 2026-09-26
    days on market $249,880 Active 59 DOM
44. 2026-09-25
    days on market $249,880 Active 58 DOM
45. 2026-09-24
    days on market $249,880 Active 57 DOM
46. 2026-09-23
    days on market $249,880 Active 56 DOM
47. 2026-09-22
    days on market $249,880 Active 55 DOM
48. 2026-09-21
    days on market $249,880 Active 54 DOM
49. 2026-09-20
    days on market $249,880 Active 53 DOM
50. 2026-09-19
    days on market $249,880 Active 52 DOM

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

Taxation est. · year 1

• Rental income: $26,186
• − Mortgage interest: −$14,635
• − Property taxes: −$3,919
• − Insurance: −$1,306
• − Repairs & maintenance: −$2,095
• − Management: −$2,095
• − HOA: −$3,600
• − Depreciation: −$7,600
• Taxable loss: −$9,064
• Est. tax savings @ 24.0%: +$2,175
• After-tax cash flow: $-2,404/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 · 12 photos

Good 80/100 None rehab

This well-maintained townhouse in the Pines at New Hempstead community offers a good condition with modern finishes and ample space, ideal for families or first-time homebuyers.

Value-add opportunities

• Resale Paint exterior trim — Enhances curb appeal and value ↑
• Rental Replace carpet in living areas — Improves comfort and reduces maintenance costs ↑

F Composite school gradezoned avg 18/100

Zoned Schools

Elementary New Hampstead K-8 School High New Hampstead High School F GA #254/424 Nat'l #14,713/17,239

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

A Composite livability gradescore 86/100

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: Effingham County · 332,584 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: 8% of renters

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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%

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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%
• Languages at home: 96% English-only · Spanish 2% German/W. Germanic 1% Other Indo-European 1%

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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

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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

Property features AI

Finance

• Other: Directions available to the community (The Pines at New Hampstead)
• HOA & community: Homeowners associationHOA fee approximately $1,200 annually (another listed amount $2,400 annually; approximately $100/month derived)

Exterior

• Parking: Attached garage (1 car)
• Utilities: Public waterPublic sewerUnderground utilities
• Home design: TownhouseTwo-storyNew construction2+ shared/common wallsModel: Pearson TH (DR Horton)
• Construction: Vinyl sidingSlab foundationHome warranty includedBuilt by DR Horton
• Exterior features: Community poolCommunity fitness centerCommunity playgroundHas viewSmall yard/lot

Interior

• Kitchen: DishwasherDisposalMicrowaveOvenRangeRefrigerator
• Bathrooms: Two full bathroomsOne half bathroomOne main-level bathroom
• Heating & cooling: Central heating (electric)Central air conditioning (electric)
• Interior features: Breakfast barDouble vanityKitchen islandPantryAccessible full bath
• Laundry & utility: Washer hookupDedicated laundry roomElectric water heater

Price history

-3.6% since first listed

3 events — show timeline

• 2026-07-29 Listed $267,990 Hive MLS
• 2026-07-07 Price Changed $267,990 Zillow
• 2026-04-15 Listed $277,990 Zillow