20 Bardwell Way · Port Wentworth, GA 31407

$279,990

3 bd · 2.0 ba · 1,256 sqft · SingleFamily · 50 Days on market

Built 2026 $223/sqft · 11% below area Est $313k · 11% 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).

• ARV discount +12.3/15.0
• Cash flow +8.2/30.0
• Appreciation +4.1/10.0
• Livability +3.4/5.0
• 1% rule +2.5/10.0
• Condition / age +2.5/5.0
• DSCR +2.2/10.0
• Schools +2.0/10.0
• Rent growth +1.6/5.0

Listing remarks

Meet the Lewis, part of the Cottage Collection at Rice Hope, where smart design meets affordability without compromise. Offering 1,256 square feet of well-utilized space, this 3-bedroom, 2-bathroom home is proof that an attainable price point doesn't mean sacrificing comfort, style, or functionality. Perfect for first-time buyers, downsizers, or anyone looking to make the most of their investment, the Lewis packs a punch with its open layout and thoughtful features. The kitchen overlooks a bright living area, with seamless access to the back patio, making entertaining easy and everyday living a breeze. Whether you're meal prepping or hosting friends, the central space is designed to keep th

Key facts

• Walk-in closet
• Open layout
• En-suite bath

Tags

• OPEN LAYOUT
• WALK-IN CLOSET
• EN-SUITE BATH
• BACK PATIO
• LOW-MAINTENANCE LIVING

Property features AI

Finance

• Other: Address: 20 Bardwell Way, Port Wentworth, GA 31407
• Financial info: List price $293,190

Exterior

• Home design: Single-family residence; Active listing
• Construction: New construction (Spec)
• Exterior features: Living area approximately 1,256

Interior

• Bedrooms: 3 bedrooms
• Bathrooms: 2 full bathrooms
• Interior features: Spec-built Lewis plan

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $280k.

Deal economics

• At list price, monthly cash flow is $-265 ($-3k/yr) — negative.
• To cash-flow at today's rent, offer at most $242k (13.7% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $211k (24.5% below list).
• Recommended offer: $211k (24.5% below list) — sets the bar for 1% rule.
• Cap rate 5.2% vs local median 4.1% in Port Wentworth — meaningfully above typical; check what's discounted (condition, days-on-market, listing class) to confirm the premium yield is real.

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; 14 comparable units currently listed for rent nearby; rentals at typical pace (median 15d on market — plan ~3-4 weeks tenant-placement turnaround); solid renter incomes; 2,694 units permitted in Chatham County in 2024 (973 in 5+ unit buildings).
• This rent runs 31% 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 $5k 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 50 days — a 3% lower offer ($272k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 7→17/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $211,329 (24.5% 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 50 days. Have you received any prior offers? Is the seller open to a 25% concession, seller financing, or rate buy-down credit?
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: 0.75% ✗
• Cap rate: 5.16%
• Cash-on-cash: -4.06%
• DSCR: 0.82
• GRM: 11.0

CMA / ARV

• ARV (median comp): $313,349
• List price: $279,990
• Delta: -10.65%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
27 Jovita Dr	0.07mi	3/2.0	1,256 (0%)	1mo	$292,190	$233	96
24 Jovita Dr	0.05mi	3/2.0	1,256 (0%)	3mo	$289,190	$230	95
33 Jovita Dr	0.10mi	3/2.0	1,256 (0%)	1mo	$284,190	$226	95
227 Lakeside Dr	0.12mi	3/2.0	1,256 (0%)	4mo	$303,690	$242	91
213 Lakeside Dr	0.12mi	3/2.0	1,256 (0%)	5mo	$283,690	$226	90
44 Lakefront Dr	0.27mi	3/2.0	1,249 (-1%)	1mo	$318,990	$255	86
415 Flat Rock Trce	0.29mi	3/2.0	1,249 (-1%)	1mo	$310,990	$249	84
419 Flat Rock Trce	0.29mi	3/2.0	1,257 (+0%)	3mo	$310,990	$247	84
24 Bardwell Way	0.08mi	3/2.0	1,151 (-8%)	1mo	$303,190	$263	82
31 Jovita Dr	0.09mi	3/2.0	1,151 (-8%)	1mo	$302,190	$263	81
13 Cedar Creek Ln	0.42mi	3/2.0	1,249 (-1%)	7mo	$335,990	$269	74
17 Cedar Creek Ln	0.42mi	3/2.0	1,249 (-1%)	7mo	$336,990	$270	74

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: -18.4%
• Equity multiple: 0.30×
• Total profit: $-55,190
• Equity at exit: $55,841

10-year hold

• IRR: -15.8%
• Equity multiple: -0.04×
• Total profit: $-81,750
• Equity at exit: $49,123

Cash invested: $78,397 (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: 11.0×

Monthly cashflow live

• Estimated rent: $2,113 high
• Mortgage (P&I): −$1,468
• Tax est. 1.5%: −$350 /mo · $4,200/yr
• Insurance: −$117
• HOA: −$0
• Vacancy / Maint / Mgmt: −$444
• Net cashflow: $-265

Break-even live

Break-even rent $2,449

Max offer price $241,579

Occupancy floor —

Sensitivity live

Price	-10% $-72	-5% $-169	+0% $-265	+5% $-362	+10% $-459
Rent	-10% $-432	-5% $-349	+0% $-265	+5% $-182	+10% $-98
Rate	-1.0pp $-124	-0.5pp $-194	base $-265	+0.5pp $-338	+1.0pp $-412

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: $69,998
• Closing costs: $8,400
• Reserves months: —
• Total cash needed: —

Rent comps 14 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
48 Arrow Head Way Port Wentworth, GA	3.0	2.0	1256	$2,000	$1.59	44d	1	0.04mi
205 Clearwater Cir Port Wentworth, GA	3.0	2.5	1670	$2,100	$1.26	44d	1	0.31mi
35 Moonlight Trl Unit 1244790P Port Wentworth, GA	3.0	2.5	1797	$2,833	$1.58	14d	1	0.35mi
39 Moonlight Trl Port Wentworth, GA	3.0	2.5	1302	$1,795	$1.38	14d	1	0.35mi
15 Mossy Oak Cv Port Wentworth, GA	3.0	2.5	1726	$2,350	$1.36	14d	1	0.39mi
45 Mossy Oak Cv Port Wentworth, GA	3.0	2.5	1683	$2,250	$1.34	14d	1	0.41mi
13 Striker Rd Port Wentworth, GA	3.0	2.5	1499	$2,052	$1.37	14d	1	0.45mi
5 Weavers Way Savannah, GA	3.0–4.0	2.0–3.0	1874	$1,940	$1.04	14d	1	0.67mi
3164 Mulberry Blvd Port Wentworth, GA	1.0–3.0	1.0–2.5	996	$2,151	$2.16	14d	60	0.78mi
100 Lakeside Blvd Port Wentworth, GA	3.0	2.5	1468	$2,012	$1.37	21d	2	0.92mi
8 Crabapple Cir Port Wentworth, GA	4.0	3.0	1644	$2,200	$1.34	24d	1	0.94mi
315 Dogwood Cir Unit 1244815P Savannah, GA	3.0	2.5	1453	$2,513	$1.73	14d	1	0.96mi
7450 Georgia 21 Port Wentworth, GA	1.0–3.0	1.0–2.0	1056	$2,200	$2.08	24d	29	1.40mi
30 Miller Park Cir Port Wentworth, GA	3.0	2.0	1436	$1,795	$1.25	24d	1	1.42mi

Listing history 21 events

1. 2026-06-18
   days on market $279,990 Active 50 DOM
2. 2026-06-17
   days on market $279,990 Active 49 DOM
3. 2026-06-16
   days on market $279,990 Active 48 DOM
4. 2026-06-15
   days on market $279,990 Active 47 DOM
5. 2026-06-14
   pricedays on market $279,990 Active 45 DOM
6. 2026-06-13
   days on market $289,990 Active 44 DOM
7. 2026-06-10
   days on market $289,990 Active 42 DOM
8. 2026-06-09
   days on market $289,990 Active 41 DOM
9. 2026-06-08
   days on market $289,990 Active 40 DOM
10. 2026-06-07
    days on market $289,990 Active 39 DOM
11. 2026-06-05
    pricedays on market $289,990 Active 36 DOM
12. 2026-06-03
    days on market $293,690 Active 35 DOM
13. 2026-06-02
    days on market $293,690 Active 34 DOM
14. 2026-06-01
    days on market $293,690 Active 33 DOM
15. 2026-05-31
    days on market $293,690 Active 32 DOM
16. 2026-05-30
    days on market $293,690 Active 31 DOM
17. 2026-05-15
    historical
18. 2026-05-05
    price $293,690 1317-char remark
19. 2026-05-04
    price $293,690
20. 2026-04-29
    listed $293,190 Active 1317-char remark
21. 2026-04-24
    listed $293,190 Active

ⓘ 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 4/10 Moderate
• 🌡 Heat 8/10 Severe 7 d/yr ≥109°F today · 17 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: $25,359
• − Mortgage interest: −$15,684
• − Property taxes: −$4,200
• − Insurance: −$1,400
• − Repairs & maintenance: −$2,029
• − Management: −$2,029
• − Depreciation: −$8,145
• Taxable loss: −$8,127
• Est. tax savings @ 24.0%: +$1,950
• After-tax cash flow: $-1,235/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