133 Millen St · Savannah, GA 31415

$159,900

3 bd · 1.5 ba · 1,430 sqft · SingleFamily public records · 189 Days on market

Built 1975 2,971 sqft lot $112/sqft · 22% below area Est $205k · 22% under

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Why this score? — see what drove the B- 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 +25.6/30.0
• ARV discount +15.0/15.0
• DSCR +8.5/10.0
• 1% rule +6.0/10.0
• Livability +4.3/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.0/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

CHARMING ideally located close to the Enmarket Arena 3-bedroom, 2-bath Bungalow located on Savannah’s desirable west side. This Bungalow features a cozy layout with 3 bedrooms, 2 bathrooms, Living room, Dinning room, Laundry room, nice front porch, and a fenced yard. Perfectly situated minutes from Enmarket Arena, Downtown Savannah, River Street, SCAD, Restaurants, Shopping, Parks and more, making it an excellent choice for a homeowner or investor seeking convenience and opportunity.

Key facts

• Fenced yard
• Nice front porch
• Minutes from scad

Tags

• FENCED YARD
• NICE FRONT PORCH
• MINUTES FROM ENMARKET ARENA
• MINUTES FROM DOWNTOWN SAVANNAH
• MINUTES FROM RIVER STREET
• MINUTES FROM SCAD

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath single-family listed at $160k.

Deal economics

• At list price, monthly cash flow is $380 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $160k).
• Recommended offer: $141k (12.0% below list) — sets the bar for market timing.
• Cap rate 9.1% 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: 76 active listings in the ZIP; 27 comparable units currently listed for rent nearby; rentals at typical pace (median 24d on market — plan ~3-4 weeks tenant-placement turnaround); 41% of comp listings sitting > 30 days — soft ceiling on asking rent; lower-income renter base — watch delinquency; 2,694 units permitted in Chatham County in 2024 (973 in 5+ unit buildings).
• At $1,751/mo this rent would consume 57% of the median local household income ($37k/yr) (locally 613% of renters already pay >50% of income on rent) — 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 $1k 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 189 days — a 12% lower offer ($141k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 17y ago; this cycle's ask has dropped $15k (9%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $15k; list at $160k implies a 966% gain — meaningful room to come down on a strong offer.

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 $140,712 (12.0% below list)

Questions for the listing agent

1. It's been on market 189 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1975 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
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: 1.10% ✓
• Cap rate: 9.14%
• Cash-on-cash: 10.18%
• DSCR: 1.45
• GRM: 7.6

CMA / ARV

• ARV (median comp): $205,083
• List price: $159,900
• Delta: -22.03%
• 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
1014 Cope St	0.46mi	3/1.5	1,444 (+1%)	4mo	$110,000	$76	74
119 Scarborough St	0.33mi	3/2.5	1,300 (-9%)	1mo	$260,000	$200	65
10 Bardwell Way	0.45mi	3/2.5	1,518 (+6%)	2mo	$319,490	$210	63
1329 New Castle St	0.26mi	3/2.5	1,300 (-9%)	10mo	$255,000	$196	60
2 Bardwell Way	0.44mi	4/2.0 (+1)	1,482 (+4%)	9mo	$328,190	$221	59
6 Bardwell Way	0.45mi	3/2.5	1,518 (+6%)	9mo	$363,190	$239	58
14 Bardwell Way	0.45mi	3/2.5	1,518 (+6%)	9mo	$333,190	$219	57
1600 Damon St	0.29mi	3/1.0	1,224 (-14%)	6mo	$165,000	$135	56
4 Bardwell Way	0.45mi	3/2.0	1,256 (-12%)	3mo	$289,190	$230	54
8 Bardwell Way	0.45mi	3/2.5	1,595 (+12%)	10mo	$339,990	$213	48
12 Bardwell Way	0.45mi	4/2.5 (+1)	1,595 (+12%)	6mo	$333,400	$209	46
2108 Krenson St	0.47mi	3/1.0	1,224 (-14%)	9mo	$82,500	$67	45

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 · 3.0% rent growth · sell at horizon

5-year hold

• IRR: -1.0%
• Equity multiple: 0.96×
• Total profit: $-1,755
• Equity at exit: $23,842

10-year hold

• IRR: 8.6%
• Equity multiple: 1.66×
• Total profit: $29,475
• Equity at exit: $13,825

Cash invested: $44,772 (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 31415

• Home prices YoY: -21.4%
• Active inventory: 76
• Price-to-rent: 7.6×

Monthly cashflow live

• Estimated rent: $1,751 high
• Mortgage (P&I): −$839
• Tax from tax record: −$98 /mo · $1,179/yr
• Insurance: −$67
• HOA: −$0
• Vacancy / Maint / Mgmt: −$368
• Net cashflow: $380

Break-even live

Break-even rent $1,270

Max offer price $159,900

Occupancy floor 73%

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: $39,975
• Closing costs: $4,797
• Reserves months: —
• Total cash needed: —

Rent comps 27 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
226 Fell St Savannah, GA	3.0	1.0	1025	$1,695	$1.65	21d	1	0.16mi
1416 Chester St Savannah, GA	3.0	1.0	960	$1,600	$1.67	23d	1	0.18mi
40 Eagle St Savannah, GA	1.0–2.0	1.0	841	$1,331	$1.58	23d	6	0.21mi
1325 Exley St Savannah, GA	3.0	2.0	1327	$1,156	$0.87	44d	2	0.22mi
1325 Exley St Savannah, GA	2.0–3.0	1.0–2.5	1193	$1,432	$1.20	21d	6	0.22mi
1402 New Castle St Savannah, GA	2.0	1.0	928	$1,500	$1.62	44d	1	0.23mi
120 Jenks St Savannah, GA	3.0	1.0	1042	$1,600	$1.54	44d	1	0.23mi
2009 Eppinger St Savannah, GA	3.0	2.0	1144	$1,500	$1.31	23d	1	0.28mi
2014 Lewden St Savannah, GA	3.0	1.0	1164	$1,600	$1.37	23d	1	0.30mi
2023 Gugel St Savannah, GA	3.0	2.0	1008	$1,900	$1.88	44d	1	0.31mi
206 Ferrill St Savannah, GA	3.0	1.0	936	$1,450	$1.55	14d	1	0.31mi
17 Dutton St Savannah, GA	3.0	1.0	990	$1,650	$1.67	14d	1	0.71mi
808 Wexler St Savannah, GA	3.0	1.0	1204	$1,500	$1.25	44d	1	0.87mi
905 Elliott Ave Savannah, GA	2.0	2.0	1032	$1,800	$1.74	44d	1	1.03mi
911 Crosby St Savannah, GA	3.0	2.0	1116	$2,000	$1.79	44d	1	1.04mi
646 W Bay St Savannah, GA	2.0–4.0	2.0–4.0	1341	$1,684	$1.26	14d	11	1.05mi
601 Indian St Savannah, GA	2.0	1.0–2.0	816	$3,521	$4.31	14d	19	1.15mi
630 Indian St Savannah, GA	2.0	1.0–2.0	824	$3,125	$3.79	14d	17	1.15mi
1603 Eleanor St Savannah, GA	3.0	1.5	1506	$1,795	$1.19	23d	1	1.30mi
540 Selma St Savannah, GA	2.0–5.0	2.0–5.0	790	$1,112	$1.41	23d	1	1.34mi
555 Berrien St Unit N Savannah, GA	2.0	2.5	1487	$3,300	$2.22	44d	1	1.35mi
1520 Audubon Dr Savannah, GA	3.0	2.0	1325	$2,000	$1.51	23d	1	1.36mi
528 Selma St Unit B Savannah, GA	2.0	2.0	974	$2,625	$2.70	14d	1	1.37mi
1437 Audubon Dr Savannah, GA	3.0	1.0	925	$1,575	$1.70	44d	1	1.39mi
301 W Broughton St Unit 4A Savannah, GA	2.0	2.0	1675	$5,000	$2.99	23d	1	1.44mi
227 W Broughton St #3 Savannah, GA	2.0	1.0	1188	$2,400	$2.02	44d	1	1.46mi
429 Montgomery St Unit A Savannah, GA	2.0	2.5	1200	$2,600	$2.17	44d	1	1.48mi

Listing history 26 events

1. 2026-06-18
   days on market $159,900 Active 189 DOM
2. 2026-06-17
   days on market $159,900 Active 188 DOM
3. 2026-06-16
   days on market $159,900 Active 187 DOM
4. 2026-06-15
   days on market $159,900 Active 186 DOM
5. 2026-06-14
   days on market $159,900 Active 184 DOM
6. 2026-06-13
   days on market $159,900 Active 183 DOM
7. 2026-06-10
   days on market $159,900 Active 181 DOM
8. 2026-06-09
   days on market $159,900 Active 180 DOM
9. 2026-06-08
   days on market $159,900 Active 179 DOM
10. 2026-06-07
    days on market $159,900 Active 178 DOM
11. 2026-06-05
    days on market $159,900 Active 175 DOM
12. 2026-06-03
    days on market $159,900 Active 174 DOM
13. 2026-06-02
    days on market $159,900 Active 173 DOM
14. 2026-06-01
    days on market $159,900 Active 172 DOM
15. 2026-05-31
    days on market $159,900 Active 171 DOM
16. 2026-05-30
    days on market $159,900 Active 170 DOM
17. 2026-01-06
    price $159,900 494-char remark

    Show marketing remark (494 chars)

    CHARMING ideally located close to the Enmarket Arena 3-bedroom, 2-bath Bungalow located on Savannah’s desirable west side. This Bungalow features a cozy layout with 3 bedrooms, 2 bathrooms, Living room, Dinning room, Laundry room, nice front porch, and a fenced yard. Perfectly situated minutes from Enmarket Arena, Downtown Savannah, River Street, SCAD, Restaurants, Shopping, Parks and more, making it an excellent choice for a homeowner or investor seeking convenience and opportunity.

18. 2025-11-16
    listed $175,000 Active 494-char remark

    Show marketing remark (494 chars)

    CHARMING ideally located close to the Enmarket Arena 3-bedroom, 2-bath Bungalow located on Savannah’s desirable west side. This Bungalow features a cozy layout with 3 bedrooms, 2 bathrooms, Living room, Dinning room, Laundry room, nice front porch, and a fenced yard. Perfectly situated minutes from Enmarket Arena, Downtown Savannah, River Street, SCAD, Restaurants, Shopping, Parks and more, making it an excellent choice for a homeowner or investor seeking convenience and opportunity.

19. 2025-03-12
    historical $1,200
20. 2025-03-11
    listed $1,200
21. 2010-02-16
    soldstatus $15,000 224-char remark

    Show marketing remark (224 chars)

    Major price reduction! This could be the diamond in the rough that you've been waiting for!Home is liveable, but needs updating. Home being sold "AS-IS"! Look at 135 Millen next door for an extra lot for expansion.

22. 2009-08-17
    listed $25,000 224-char remark

    Show marketing remark (224 chars)

    Major price reduction! This could be the diamond in the rough that you've been waiting for!Home is liveable, but needs updating. Home being sold "AS-IS"! Look at 135 Millen next door for an extra lot for expansion.

23. 2007-03-14
    soldstatus $12,000
24. 2007-03-14
    soldstatus $12,000
25. 1994-06-01
    soldstatus $2,800
26. 1994-06-01
    soldstatus $2,800

ⓘ 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: $1,179 · $98/mo
• Projected year-2 tax: $1,471 · $123/mo
• Expected delta: +$292/yr (+$24/mo · 24.8%)

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

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 Heat 9/10 Extreme 7 d/yr ≥109°F today · 18 d/yr by 30 yrs out
• 💨 Wind 8/10 Severe 99% chance of damaging wind over 30 yrs
• 🫁 Air quality 5/10 Major 7 unhealthy d/yr today · 8 by 30 yrs out

Taxation est. · year 1

• Rental income: $21,011
• − Mortgage interest: −$8,957
• − Property taxes: −$1,179
• − Insurance: −$800
• − Repairs & maintenance: −$1,681
• − Management: −$1,681
• − Depreciation: −$4,652
• Taxable income: $2,062
• Est. tax owed @ 24.0%: −$495
• After-tax cash flow: $4,063/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): 11,082
• Household income: $37,109
• Rent vs Own: 56.1% rent · 43.9% own
• Severe rent burden: 613.0

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: Predominantly Black (89%)
• Race & ethnicity: Black 89% White 5% Hispanic / Latino 5% Two or more races 3%
• Foreign-born: 2% · Canada
• Languages at home: 95% English-only · Spanish 4%

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: ▼ -55.36%
• Current HPI: 203.0696
• Rent YoY: —
• 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

+5610.7% since first listed

10 events — show timeline

• 2026-01-06 Price Changed $159,900 Hive MLS
• 2025-11-16 Listed $175,000 Hive MLS
• 2025-03-12 Rental Removed $1,200 SMLC
• 2025-03-11 Listed for Rent $1,200 SMLC
• 2010-02-16 Sold (MLS) $15,000 Hive MLS
• 2009-08-17 Listed $25,000 Hive MLS
• 2007-03-14 Sold (Public Records) $12,000 Public Records
• 2007-03-14 Sold (Public Records) $12,000 Public Records
• 1994-06-01 Sold (Public Records) $2,800 Public Records
• 1994-06-01 Sold (Public Records) $2,800 Public Records

Property tax history

+2.8%/yr

Latest (2025): $1,179 · +5.0% YoY. Source: county tax records.