Is 246 Green Meadow Dr in Savannah, GA a good investment?

CashFlowRE grades it F with a 5.1% cap rate and $-331/mo modeled cash flow at a $324,990 list price. See the full underwriting and recommended offer on the page.

What is the cap rate for 246 Green Meadow Dr?

The modeled cap rate is 5.1% — annual NOI divided by price, using CashFlowRE's rent and expense estimates.

What would this property rent for?

Estimated market rent is $2,642/month, from CashFlowRE's rent model.

🏗️ New Construction

F Composite 32.52

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).

Cash flow +8.1/30.0
ARV discount +7.5/15.0
Condition / age +4.8/5.0
Livability +4.3/5.0
1% rule +2.7/10.0
DSCR +2.2/10.0
Schools +1.9/10.0
Rent growth +1.1/5.0
Appreciation +0.0/10.0

$324,990

246 Green Meadow Dr · Savannah, GA 31302

3 bd · 2.0 ba · 1,504 sqft · SingleFamily · 96 Days on market

Built 2026 Excellent condition 8,189 sqft lot 2-car garage $50/mo HOA · 2% of rent

🖨 Deal sheet (PDF) 📄 Offer letter ✓ Due diligence

Listing remarks

The inviting Retreat floor plan offers 1,504 square feet of comfortable, well-designed living space with 3 bedrooms and 2 baths. Just off the foyer, two spacious secondary bedrooms share a full bath—perfect for family or guests. The open-concept main living area seamlessly connects the family room, kitchen with a large island, and dining space, creating an ideal setting for everyday living and entertaining. Step outside to the covered patio to enjoy extended outdoor living. Tucked at the rear of the home, the private primary suite features dual sinks, a walk-in shower, and a generous walk-in closet, plus convenient access to the laundry room.

Key facts

Dual sinks
Walk-in closet
Covered patio

What this means for you Summary

Snapshot

This is a 3-bed/2.0-bath single-family listed at $325k. Condition is rated excellent.

Deal economics

At list price, monthly cash flow is $-331 ($-4k/yr) — negative.
To cash-flow at today's rent, offer at most $295k (9.3% below list).
To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $264k (18.7% below list).
Recommended offer: $264k (18.7% below list) — sets the bar for 1% rule.
Cap rate 5.1% vs local median 4.1% in Savannah — meaningfully above typical; check what's discounted (condition, days-on-market, listing class) to confirm the premium yield is real.

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); 400 active listings in the ZIP; 11 comparable units currently listed for rent nearby; rentals leasing fast (median 6d on market — plan ~1-2 weeks tenant-placement turnaround); 2,694 units permitted in Chatham County in 2024 (973 in 5+ unit buildings).
At $2,642/mo this rent would consume 46% of the median local household income ($69k/yr) — very limited rent-growth headroom before tenants either downsize or default.

Forward outlook

Local home prices are declining (-3.0%/yr); year-one equity from $2k of loan paydown is wiped out by about $10k 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 96 days — a 9% lower offer ($296k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

Climate carrying-cost: severe wind risk, 96% chance of damaging wind over 30y; moderate wildfire risk; extreme-heat days projected 7→18/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $264,202 (18.7% below list)

Questions for the listing agent

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?
It's been on market 96 days. Have you received any prior offers? Is the seller open to a 19% concession, seller financing, or rate buy-down credit?
What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
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?
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?
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.
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.
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: 0.77% ✗
Cap rate: 5.13%
Cash-on-cash: -4.14%
DSCR: 0.82
GRM: 10.8

CMA / ARV

ARV (median comp): $342,663
List price: $324,990
Delta: -5.16%
Verdict: FAIR
Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
141 Crimson Ln	0.50mi	3/2.0	1,520 (+1%)	13mo	$300,000	$197	64
216 Bircholt Grv	0.57mi	3/2.0	1,495 (-1%)	12mo	$315,990	$211	62
120 Crimson Ln	0.57mi	3/2.0	1,520 (+1%)	13mo	$305,366	$201	61
213 Bircholt Grv	0.57mi	3/2.0	1,495 (-1%)	14mo	$315,990	$211	61
221 Bircholt Grv	0.62mi	3/2.0	1,495 (-1%)	12mo	$309,000	$207	61
170 Bottlebrush Dr	0.57mi	3/2.0	1,520 (+1%)	14mo	$300,782	$198	60
137 Crimson Ln	0.52mi	3/2.0	1,421 (-6%)	14mo	$294,537	$207	55
124 Crimson Ln	0.55mi	3/2.0	1,421 (-6%)	13mo	$317,693	$224	54
245 Bircholt Grv	0.62mi	3/2.0	1,622 (+8%)	6mo	$295,990	$182	53
119 Holloway Hl	0.75mi	2/2.0 (-1)	1,559 (+4%)	2mo	$312,500	$200	52
222 Bircholt Grv	0.57mi	3/2.0	1,622 (+8%)	12mo	$319,990	$197	50
233 Bircholt Grv	0.62mi	3/2.0	1,622 (+8%)	11mo	$339,990	$210	49

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: -26.7%
Equity multiple: 0.12×
Total profit: $-84,272
Equity at exit: $51,092

10-year hold

IRR: -39.5%
Equity multiple: -0.36×
Total profit: $-130,154
Equity at exit: $29,627

Cash invested: $95,946 (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: 28 active · 13 under contract
Months of supply: 12.9 mo (8%/mo absorbed)
Median asking: $327,250 ($203/sqft)
Median days on market: 130 d
This list price: 29% of active listings are priced below it
ARV vs active asking: +12.3% above 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: 400
Price-to-rent: 10.3×

Monthly cashflow live

Estimated rent: $2,642 high interval (Pro) →
Mortgage (P&I): −$1,797
Tax est. 1.5%: −$428 /mo · $5,140/yr
Insurance: −$143
HOA: −$50
Lot rent: −$0
Vacancy / Maint / Mgmt: −$555
Net cashflow: $-331

Break-even live

Break-even rent $3,061

Max offer price $294,785

Occupancy floor —

Sensitivity live

Price	-10% $-94	-5% $-212	+0% $-331	+5% $-449	+10% $-568
Rent	-10% $-540	-5% $-435	+0% $-331	+5% $-227	+10% $-122
Rate	-1.0pp $-158	-0.5pp $-244	base $-331	+0.5pp $-420	+1.0pp $-510

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: $85,666
Closing costs: $10,280
Club membership (one-time): —
Reserves months: —
Total cash needed: —

Loan-product check · same deal, 3 products live

Conventional

25% down · 7.5% · 30yr

Cash invested: —
Monthly P&I: —
Monthly cashflow: —
DSCR: —
Eligible?: —

Personal DTI + credit; lowest rate.

DSCR

20% down · 8.5% · 30yr

Cash invested: —
Monthly P&I: —
Monthly cashflow: —
DSCR: —
Eligible?: —

No personal income docs; deal must DSCR.

Hard money

10% down · 12.0% · 12mo

Cash invested: —
Monthly P&I: —
Monthly cashflow: —
DSCR: —
Eligible?: —

Short-term bridge; refi at stabilization.

Rent comps 11 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
100 Firefly Cir Bloomingdale, GA	3.0–5.0	2.0–2.5	1892	$2,220	$1.17	0d	1	0.18mi
107 Firefly Cir Bloomingdale, GA	4.0	2.0	1904	$3,500	$1.84	139d	1	0.20mi
201 Powers Pass Savannah, GA	2.0–3.0	2.0–3.0	1245	$2,285	$1.84	0d	25	0.58mi
154 Bottlebrush Dr Bloomingdale, GA	4.0	2.5	1853	$2,400	$1.30	139d	1	0.64mi
110 Barefoot Dr Bloomingdale, GA	4.0	2.5	2000	$2,800	$1.40	6d	1	0.81mi
152 Holloway Hl Pooler, GA	3.0	2.0	1397	$2,500	$1.79	6d	1	0.83mi
161 Holloway Hl Pooler, GA	3.0	2.0	1397	$2,195	$1.57	6d	1	0.84mi
101 Marigold LOOP Bloomingdale, GA	1.0–3.0	1.0–2.5	1008	$2,599	$2.58	0d	169	0.84mi
197 Holloway Hl Pooler, GA	3.0	2.0	1500	$2,650	$1.77	139d	1	0.90mi
115 Saltgrass Ln Bloomingdale, GA	4.0	2.5	2014	$2,550	$1.27	3d	1	1.07mi
280 Blue Moon Xing Pooler, GA	1.0–3.0	1.0–2.0	1043	$2,061	$1.98	0d	23	1.50mi

Property features AI

Finance

HOA & community: Homeowners association with $50 monthly feeCommunity playgroundStreet lightsSidewalks

Exterior

Parking: Attached garage with garage door opener2-car garage
Security: Security lights
Utilities: Public waterPublic sewerUnderground utilitiesAsphalt road access
Home design: Single-family residenceNew constructionOne-storyBuilt by Dream Finders Homes (model: Retreat)Has a view
Construction: Wood sidingNew construction
Exterior features: Covered patioPatio

Interior

Kitchen: DishwasherMicrowaveOvenRangeRange hoodDisposalElectric water heater
Bedrooms: 3 bedrooms on the main level
Bathrooms: 2 full bathrooms (both on the main level)
Heating & cooling: Central electric heatingCentral electric cooling
Interior features: Double vanitySecurity lights
Laundry & utility: Laundry room with washer hookup

Listing history 50 events

2026-09-23

days on market $324,990 Active 96 DOM
2026-09-22

days on market $324,990 Active 95 DOM
2026-09-21

days on market $324,990 Active 94 DOM
2026-09-20

days on market $324,990 Active 93 DOM
2026-09-19

days on market $324,990 Active 92 DOM
2026-09-18

days on market $324,990 Active 91 DOM
2026-09-17

days on market $324,990 Active 90 DOM
2026-09-16

days on market $324,990 Active 89 DOM
2026-09-15

days on market $324,990 Active 88 DOM
2026-09-14

days on market $324,990 Active 87 DOM
2026-09-13

days on market $324,990 Active 86 DOM
2026-09-12

days on market $324,990 Active 85 DOM
2026-09-11

days on market $324,990 Active 84 DOM
2026-09-05

days on market $324,990 Active 78 DOM
2026-09-04

days on market $324,990 Active 77 DOM
2026-09-03

pricedays on market $324,990 Active 76 DOM
2026-08-31

days on market $338,990 Active 73 DOM
2026-08-30

days on market $338,990 Active 72 DOM
2026-08-29

days on market $338,990 Active 71 DOM
2026-08-28

days on market $338,990 Active 70 DOM
2026-08-27

days on market $338,990 Active 69 DOM
2026-08-26

days on market $338,990 Active 68 DOM
2026-08-25

days on market $338,990 Active 67 DOM
2026-08-24

days on market $338,990 Active 66 DOM
2026-08-23

days on market $338,990 Active 65 DOM
2026-08-22

days on market $338,990 Active 64 DOM
2026-08-21

days on market $338,990 Active 63 DOM
2026-08-20

days on market $338,990 Active 62 DOM
2026-08-19

days on market $338,990 Active 61 DOM
2026-08-18

days on market $338,990 Active 60 DOM
2026-08-16

days on market $338,990 Active 58 DOM
2026-08-15

days on market $338,990 Active 57 DOM
2026-08-15

days on market $338,990 Active 56 DOM
2026-08-13

days on market $338,990 Active 55 DOM
2026-08-12

days on market $338,990 Active 54 DOM
2026-08-11

days on market $338,990 Active 53 DOM
2026-08-10

days on market $338,990 Active 52 DOM
2026-08-09

days on market $338,990 Active 51 DOM
2026-08-08

days on market $338,990 Active 50 DOM
2026-08-07

days on market $338,990 Active 49 DOM
2026-08-06

days on market $338,990 Active 48 DOM
2026-08-05

days on market $338,990 Active 47 DOM
2026-08-04

days on market $338,990 Active 46 DOM
2026-08-03

days on market $338,990 Active 45 DOM
2026-07-31

days on market $338,990 Active 42 DOM
2026-07-30

days on market $338,990 Active 41 DOM
2026-07-29

days on market $338,990 Active 40 DOM
2026-07-27

days on market $338,990 Active 38 DOM
2026-07-25

days on market $338,990 Active 36 DOM
2026-07-23

days on market $338,990 Active 34 DOM

ⓘ 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 5/10 Major
🌡 Heat 9/10 Extreme 7 d/yr ≥108°F today · 18 d/yr by 30 yrs out
💨 Wind 8/10 Severe 96% chance of damaging wind over 30 yrs
🫁 Air quality 2/10 Low 2 unhealthy d/yr today · 2 by 30 yrs out

Nearby sold comps map

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Walkable amenities ~0.75 mi

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Taxation est. · year 1

Rental income: $31,704
− Mortgage interest: −$19,194
− Property taxes: −$5,140
− Insurance: −$1,713
− Repairs & maintenance: −$2,536
− Management: −$2,536
− HOA: −$600
− Depreciation: −$9,968
Taxable loss: −$9,985

Your marginal tax rate % combined federal + state — saved on this device

Est. tax savings @ 24.0%: +$2,396
After-tax cash flow: $-1,574/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 · 13 photos

Excellent 95/100 None rehab

This single-family home is in excellent condition with a modern kitchen, two bathrooms, and a well-maintained exterior. It is move-in ready and would benefit from a fresh coat of paint on the exterior to further enhance its curb appeal.

Value-add opportunities

Both Painting the exterior siding and adding a small garden bed near the gazebo — Enhances curb appeal and adds value for both resale and rental. ↑

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

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
#203 WestRock Atlanta $19.3B #346 Graphic Packaging Holding Atlanta $9.4B
Retail	1	$160B
#24 Home Depot Atlanta $159.5B
Transportation / Logistics	1	$91B
#47 United Parcel Service Atlanta $91.1B
Airlines	1	$62B
#70 Delta Air Lines Atlanta $61.6B
Consumer Goods	1	$47B
#97 Coca-Cola Atlanta $47.1B
Utilities	1	$25B
#147 Southern Company Atlanta $24.9B

Price history

1 event — show timeline

2026-06-11 Listed $338,990 Hive MLS

Cash-flow waterfall

monthly

Sold comps — $/sqft

last 12 mo · ≤1 mi

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