61 Saint Johns Ave · Savannah, GA 31404

$209,900

3 bd · 3.0 ba · 3,596 sqft · SingleFamily public records · 45 Days on market

Built 1940 0.34 ac lot $58/sqft · 67% below area ↓ 40% since listing

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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 +27.8/30.0
• DSCR +9.8/10.0
• ARV discount +7.5/15.0
• 1% rule +6.5/10.0
• Livability +4.3/5.0
• Rent growth +3.4/5.0
• Condition / age +2.5/5.0
• Schools +2.0/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Rare Home and Land Opportunity In Midtown Savannah! This Listing Includes 3 Tracts of Property-1 with a Large Home on St. John's Ave (PIN#20137-02021), 1 Vacant Lot on St. John's Ave (PIN#20137-02020), and 1 Vacant Lot Attached to the Rear of the Property Facing Vicksburg Dr (PIN#20137-02018), Totalling 1 Acre, All Included with this Sale --and Listed UNDER Recent Appraised Value of $300K! This Unique Home Will Need a Full Renovation but has Great Bones--and Over 3500+sf to Work With! Original Hardwood Floors on the Main Floor, 3 Beds, 3 Baths, and Lots of Room. In a Fantastic Location Close to Literally Everything, the Lots Have Easy Access to Truman Pkway, 204, Restaurants, Shopping, Medical, 12 Minutes to Downtown Savannah, and 20 Minutes to the Beach. The Sale is Subject to Probate, So If You're an Investor or a Buyer with a little Patience and the Ability to Renovate, These Properties are a Rare Deal, Right in the Heart of Savannah!

Key facts

• Original hardwoods
• Versatile layout
• 0.34 acre lot

Tags

• PRIME SAVANNAH LOCATION
• ORIGINAL HARDWOODS
• LARGE PRIVATE BACKYARD
• VERSATILE LAYOUT

Property features AI

Exterior

• Utilities: Public water; Public sewer
• Home design: Single-family residence; 2-story
• Construction: Block construction
• Exterior features: Property has a view; Lot is approximately 0.34 acres; Zoned R6

Interior

• Bathrooms: 3 full bathrooms
• Heating & cooling: Central heating (electric and natural gas); Central air conditioning (electric and gas)
• Interior features: Electric and gas water heaters
• Laundry & utility: Dedicated laundry room

What this means for you Summary

Snapshot

• This is a 3-bed/3.0-bath single-family listed at $210k.

Deal economics

• At list price, monthly cash flow is $640 ($8k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $210k).
• Recommended offer: $204k (3.0% below list) — sets the bar for market timing.
• Cap rate 9.9% 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 rising (+3.6%/yr); 228 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 2,694 units permitted in Chatham County in 2024 (973 in 5+ unit buildings).
• At $2,423/mo this rent would consume 55% of the median local household income ($53k/yr) (locally 1649% 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 $6k 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.
• At projected returns (-3.0% appreciation + 3.6% rent growth), your $59k cash investment doubles in ~9 years — after that, you're playing with house money.

Negotiation context

• It's been on market 45 days — a 3% lower offer ($204k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 4y ago; this cycle's ask has dropped $19k (8%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: built in 1940 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: moderate flood risk; 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 $203,603 (3.0% below list)

Questions for the listing agent

1. It's been on market 45 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1940 — 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: 1.15% ✓
• Cap rate: 9.95%
• Cash-on-cash: 13.06%
• DSCR: 1.58
• GRM: 7.2

CMA / ARV

• ARV (median comp): $631,475
• List price: $209,900
• Delta: -66.76%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 6 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
175 Bluffside Cir	0.33mi	4/3.5 (+1)	3,392 (-6%)	19mo	$765,000	$226	52
140 Bluffside Cir	0.48mi	4/3.5 (+1)	3,392 (-6%)	12mo	$765,000	$226	50
165 Bluffside Cir	0.37mi	4/3.5 (+1)	3,157 (-12%)	7mo	$736,000	$233	49
139 Bluffside Cir	0.52mi	4/3.5 (+1)	3,512 (-2%)	19mo	$1,217,362	$347	49
101 Bluffside Cir	0.34mi	4/3.5 (+1)	3,322 (-8%)	21mo	$765,000	$230	47
166 Bluffside Cir	0.37mi	4/3.5 (+1)	3,243 (-10%)	22mo	$755,000	$233	41

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 · 3.62% rent growth · sell at horizon

5-year hold

• IRR: 3.6%
• Equity multiple: 1.14×
• Total profit: $8,167
• Equity at exit: $31,297

10-year hold

• IRR: 13.6%
• Equity multiple: 2.12×
• Total profit: $65,587
• Equity at exit: $18,148

Cash invested: $58,772 (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 31404

• Rents YoY: 3.6%
• Active inventory: 228
• Price-to-rent: 7.2×

Monthly cashflow live

• Estimated rent: $2,423 medium
• Mortgage (P&I): −$1,101
• Tax from tax record: −$86 /mo · $1,034/yr
• Insurance: −$87
• HOA: −$0
• Vacancy / Maint / Mgmt: −$509
• Net cashflow: $640

Break-even live

Break-even rent $1,613

Max offer price $209,900

Occupancy floor 69%

Sensitivity live

Price	-10% $758	-5% $699	+0% $640	+5% $580	+10% $521
Rent	-10% $448	-5% $544	+0% $640	+5% $735	+10% $831
Rate	-1.0pp $745	-0.5pp $693	base $640	+0.5pp $585	+1.0pp $530

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: $52,475
• Closing costs: $6,297
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
120 Hope Ln Savannah, GA	3.0	3.5	3033	$3,500	$1.15	25d	1	1.12mi

Listing history 25 events

1. 2026-06-21
   days on market $209,900 Active 45 DOM
2. 2026-06-18
   days on market $209,900 Active 42 DOM
3. 2026-06-17
   days on market $209,900 Active 41 DOM
4. 2026-06-16
   days on market $209,900 Active 40 DOM
5. 2026-06-15
   days on market $209,900 Active 39 DOM
6. 2026-06-14
   days on market $209,900 Active 37 DOM
7. 2026-06-13
   days on market $209,900 Active 36 DOM
8. 2026-06-10
   days on market $209,900 Active 34 DOM
9. 2026-06-09
   days on market $209,900 Active 33 DOM
10. 2026-06-08
    days on market $209,900 Active 32 DOM
11. 2026-06-07
    days on market $209,900 Active 31 DOM
12. 2026-06-05
    days on market $209,900 Active 28 DOM
13. 2026-06-03
    days on market $209,900 Active 27 DOM
14. 2026-06-02
    days on market $209,900 Active 26 DOM
15. 2026-06-01
    days on market $209,900 Active 25 DOM
16. 2026-05-31
    days on market $209,900 Active 24 DOM
17. 2026-05-30
    days on market $209,900 Active 23 DOM
18. 2026-05-18
    price $219,000 383-char remark
19. 2026-05-07
    listed $229,000 Active 383-char remark
20. 2026-03-04
    soldstatus $220,000
21. 2026-03-02
    soldstatus $220,000 Closed 952-char remark

    Show marketing remark (952 chars)

    Rare Home and Land Opportunity In Midtown Savannah! This Listing Includes 3 Tracts of Property-1 with a Large Home on St. John's Ave (PIN#20137-02021), 1 Vacant Lot on St. John's Ave (PIN#20137-02020), and 1 Vacant Lot Attached to the Rear of the Property Facing Vicksburg Dr (PIN#20137-02018), Totalling 1 Acre, All Included with this Sale --and Listed UNDER Recent Appraised Value of $300K! This Unique Home Will Need a Full Renovation but has Great Bones--and Over 3500+sf to Work With! Original Hardwood Floors on the Main Floor, 3 Beds, 3 Baths, and Lots of Room. In a Fantastic Location Close to Literally Everything, the Lots Have Easy Access to Truman Pkway, 204, Restaurants, Shopping, Medical, 12 Minutes to Downtown Savannah, and 20 Minutes to the Beach. The Sale is Subject to Probate, So If You're an Investor or a Buyer with a little Patience and the Ability to Renovate, These Properties are a Rare Deal, Right in the Heart of Savannah!

22. 2025-12-12
    historical Active Under Contract 952-char remark

    Show marketing remark (952 chars)

    Rare Home and Land Opportunity In Midtown Savannah! This Listing Includes 3 Tracts of Property-1 with a Large Home on St. John's Ave (PIN#20137-02021), 1 Vacant Lot on St. John's Ave (PIN#20137-02020), and 1 Vacant Lot Attached to the Rear of the Property Facing Vicksburg Dr (PIN#20137-02018), Totalling 1 Acre, All Included with this Sale --and Listed UNDER Recent Appraised Value of $300K! This Unique Home Will Need a Full Renovation but has Great Bones--and Over 3500+sf to Work With! Original Hardwood Floors on the Main Floor, 3 Beds, 3 Baths, and Lots of Room. In a Fantastic Location Close to Literally Everything, the Lots Have Easy Access to Truman Pkway, 204, Restaurants, Shopping, Medical, 12 Minutes to Downtown Savannah, and 20 Minutes to the Beach. The Sale is Subject to Probate, So If You're an Investor or a Buyer with a little Patience and the Ability to Renovate, These Properties are a Rare Deal, Right in the Heart of Savannah!

23. 2025-12-04
    listed $274,500 Active 952-char remark

    Show marketing remark (952 chars)

    Rare Home and Land Opportunity In Midtown Savannah! This Listing Includes 3 Tracts of Property-1 with a Large Home on St. John's Ave (PIN#20137-02021), 1 Vacant Lot on St. John's Ave (PIN#20137-02020), and 1 Vacant Lot Attached to the Rear of the Property Facing Vicksburg Dr (PIN#20137-02018), Totalling 1 Acre, All Included with this Sale --and Listed UNDER Recent Appraised Value of $300K! This Unique Home Will Need a Full Renovation but has Great Bones--and Over 3500+sf to Work With! Original Hardwood Floors on the Main Floor, 3 Beds, 3 Baths, and Lots of Room. In a Fantastic Location Close to Literally Everything, the Lots Have Easy Access to Truman Pkway, 204, Restaurants, Shopping, Medical, 12 Minutes to Downtown Savannah, and 20 Minutes to the Beach. The Sale is Subject to Probate, So If You're an Investor or a Buyer with a little Patience and the Ability to Renovate, These Properties are a Rare Deal, Right in the Heart of Savannah!

24. 2022-12-02
    historical
25. 2022-04-22
    listed $350,000

ⓘ 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: $1,034 · $86/mo
• Projected year-2 tax: $1,931 · $161/mo
• Expected delta: +$897/yr (+$75/mo · 86.8%)

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

Climate risk First Street

• 🌊 Flood 5/10 Major FEMA zone X (shaded) · 26% 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: $29,071
• − Mortgage interest: −$11,758
• − Property taxes: −$1,034
• − Insurance: −$1,050
• − Repairs & maintenance: −$2,326
• − Management: −$2,326
• − Depreciation: −$6,106
• Taxable income: $4,473
• Est. tax owed @ 24.0%: −$1,073
• After-tax cash flow: $6,601/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): 30,062
• Household income: $53,303
• Rent vs Own: 49.8% rent · 50.2% own
• Severe rent burden: 1649.0

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: Majority Black (60%)
• Race & ethnicity: Black 60% White 33% Two or more races 4% Hispanic / Latino 3% Asian 1%
• Common ancestry: Romanian 2% Lithuanian 1% Slovak 1%
• Foreign-born: 4% · Canada, Vietnam
• Languages at home: 93% English-only · Spanish 3% Other Asian/Pacific 1% French/Haitian/Cajun 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: ▼ -187.86%
• Current HPI: 310.0764
• Rent YoY: ▲ 3.62%
• 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

-40.0% since first listed

9 events — show timeline

• 2026-05-26 Price Changed $209,900 Hive MLS
• 2026-05-18 Price Changed $219,000 Hive MLS
• 2026-05-07 Listed $229,000 Hive MLS
• 2026-03-04 Sold (Public Records) $220,000 Public Records
• 2026-03-02 Sold (MLS) $220,000 Hive MLS
• 2025-12-12 Contingent — Hive MLS
• 2025-12-04 Listed $274,500 Hive MLS
• 2022-12-02 Listing Removed — Hive MLS
• 2022-04-22 Listed $350,000 Hive MLS

Property tax history

-2.0%/yr

Latest (2025): $1,034 · +108.8% YoY. Source: county tax records.