2156 New York Ave · Savannah, GA 31404

$150,000

3 bd · 2.0 ba · 2,140 sqft · SingleFamily public records · 43 Days on market

Built 1948 10,454 sqft lot $70/sqft · 56% below area

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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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• 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

Attention investors and visionaries! This 3-bedroom, 2-bathroom residence in Savannah’s Avondale community offers a rare opportunity to command over 2,000 square feet of potential on a sprawling . 24-acre lot. While this home is ready for a complete transformation, its substantial footprint and expansive yard provide the perfect blank canvas for a high-equity renovation or a standout fix-and-flip project. Properties with this much interior scale and outdoor space are hard to find, making it the ideal candidate for anyone looking to breathe new life into a diamond in the rough. Bring your creativity to unlock the massive value hidden within these walls and turn this ambitious project into an Avondale showstopper. Being sold as-is—seize the chance to capitalize on this significant footprint today!

Key facts

• Expansive yard
• Outdoor space
• Sprawling lot

Tags

• SPRAWLING LOT
• EXPANSIVE YARD
• HIGH-EQUITY RENOVATION
• OUTDOOR SPACE

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $150k.

Deal economics

• At list price, monthly cash flow is $881 ($11k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $150k).
• Recommended offer: $146k (3.0% below list) — sets the bar for market timing.
• Cap rate 13.3% 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); 227 active listings in the ZIP; 26 comparable units currently listed for rent nearby; rentals lingering (median 45d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 65% 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).
• At $2,427/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 $4k 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 $42k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• It's been on market 43 days — a 3% lower offer ($146k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.
• Current owner paid $33k; list at $150k implies a 355% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1948 — expect roof / HVAC / electrical / plumbing capex.
• 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 $145,500 (3.0% below list)

Questions for the listing agent

1. It's been on market 43 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 1948 — 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: 1.62% ✓
• Cap rate: 13.34%
• Cash-on-cash: 25.17%
• DSCR: 2.12
• GRM: 5.1

CMA / ARV

• ARV (median comp): $343,368
• List price: $150,000
• Delta: -56.32%
• 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
1895 Downing Ave	0.53mi	3/2.5	2,200 (+3%)	9mo	$607,000	$276	61
2229 Tennessee Ave	0.21mi	4/3.0 (+1)	2,250 (+5%)	20mo	$285,000	$127	56
512 Gordonston Ave	0.33mi	3/2.0	2,398 (+12%)	15mo	$550,000	$229	52
1908 Idaho Ave	0.41mi	3/2.5	1,870 (-13%)	9mo	$464,000	$248	50
518 Gordonston Ave	0.30mi	4/3.0 (+1)	2,458 (+15%)	5mo	$500,000	$203	48
109 Daisy Ct	0.74mi	4/2.5 (+1)	2,216 (+4%)	7mo	$640,000	$289	47
2052 E 42nd St	0.69mi	4/2.0 (+1)	1,930 (-10%)	2mo	$324,900	$168	45
2011 E 38th St	0.56mi	4/3.5 (+1)	2,306 (+8%)	7mo	$540,000	$234	44
420 Lawton Ave	0.72mi	3/2.5	2,300 (+8%)	13mo	$546,000	$237	41
2043 E 41st St	0.68mi	3/2.0	1,900 (-11%)	14mo	$332,000	$175	38
2222 E 40th St	0.58mi	4/2.5 (+1)	2,334 (+9%)	18mo	$335,000	$144	36
104 Daisy Ct	0.73mi	4/2.0 (+1)	1,932 (-10%)	17mo	$595,000	$308	30

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: 19.4%
• Equity multiple: 1.79×
• Total profit: $33,361
• Equity at exit: $22,365

10-year hold

• IRR: 28.1%
• Equity multiple: 3.57×
• Total profit: $107,777
• Equity at exit: $12,969

Cash invested: $42,000 (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: 227
• Price-to-rent: 5.1×

Monthly cashflow live

• Estimated rent: $2,427 high
• Mortgage (P&I): −$787
• Tax est. 1.5%: −$188 /mo · $2,250/yr
• Insurance: −$62
• HOA: −$0
• Vacancy / Maint / Mgmt: −$510
• Net cashflow: $881

Break-even live

Break-even rent $1,312

Max offer price $150,000

Occupancy floor 59%

Sensitivity live

Price	-10% $985	-5% $933	+0% $881	+5% $829	+10% $777
Rent	-10% $689	-5% $785	+0% $881	+5% $977	+10% $1,073
Rate	-1.0pp $956	-0.5pp $919	base $881	+0.5pp $842	+1.0pp $803

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: $37,500
• Closing costs: $4,500
• Reserves months: —
• Total cash needed: —

Rent comps 26 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1804 Georgia Ave Savannah, GA	3.0	2.0	1528	$2,950	$1.93	45d	1	0.24mi
513 Kentucky Ave Savannah, GA	4.0	3.0	2828	$3,500	$1.24	24d	1	0.32mi
1315 Bonaventure Rd Unit upstair Savannah, GA	2.0	1.0	1650	$1,500	$0.91	15d	1	0.37mi
2201 E 37th St Savannah, GA	3.0	1.5	1424	$1,800	$1.26	24d	1	0.42mi
404 Gordonston Ave Savannah, GA	3.0	2.0	2028	$2,800	$1.38	15d	1	0.44mi
2033 E 41st St Savannah, GA	4.0	2.0	1448	$2,800	$1.93	45d	1	0.66mi
430 Lawton Ave Savannah, GA	4.0	2.5	2000	$3,400	$1.70	45d	1	0.73mi
1611 E Henry St Unit A Savannah, GA	3.0	2.0	2226	$1,850	$0.83	45d	1	0.78mi
1612 Skidaway Rd Savannah, GA	2.0	1.0	1453	$1,800	$1.24	45d	1	0.79mi
2637 Evergreen Ave Savannah, GA	3.0	2.0	1642	$2,000	$1.22	45d	1	0.88mi
2800 Capital St Savannah, GA	1.0–3.0	1.0	980	$1,650	$1.68	45d	1	0.93mi
2112 Clars Ave Unit A Savannah, GA	2.0	1.0	1500	$1,700	$1.13	45d	1	1.01mi
2840 Wicklow St Savannah, GA	1.0–3.0	1.0–2.0	1071	$2,869	$2.68	15d	50	1.11mi
1436 E 42nd St Savannah, GA	3.0	2.0	1447	$2,290	$1.58	15d	1	1.15mi
1904 E 51st St Savannah, GA	4.0	2.5	1800	$2,300	$1.28	15d	1	1.26mi
3601 Eastgate Dr Savannah, GA	3.0	2.0	1400	$2,500	$1.79	45d	1	1.29mi
1202 E 37th St Unit A Savannah, GA	4.0	2.0	1480	$2,295	$1.55	15d	1	1.33mi
1112 E Anderson St Savannah, GA	4.0	2.0	1488	$2,300	$1.55	45d	1	1.34mi
1302 E Victory Dr Unit 2 Savannah, GA	3.0	1.5	1600	$1,995	$1.25	45d	1	1.35mi
1122 E 37th St Unit 1/2 Savannah, GA	2.0	1.0	2492	$1,710	$0.69	45d	1	1.39mi
3712 Oakland Ct Savannah, GA	3.0	1.5	1903	$2,495	$1.31	15d	1	1.43mi
1014 E Anderson St Savannah, GA	2.0	1.0	1642	$2,200	$1.34	45d	1	1.43mi
1107 E 38th St Savannah, GA	3.0	2.0	1500	$2,400	$1.60	45d	1	1.45mi
1105 E 38th St Savannah, GA	3.0	2.0	1500	$2,400	$1.60	45d	1	1.46mi
1331 E 48th St Savannah, GA	3.0	2.0	1408	$3,450	$2.45	45d	1	1.47mi
1507 E 51st St Savannah, GA	3.0	2.0	2135	$2,880	$1.35	45d	1	1.50mi

Listing history 4 events

1. 2026-05-15
   status Active 818-char remark

   Show marketing remark (818 chars)

   Attention investors and visionaries! This 3-bedroom, 2-bathroom residence in Savannah’s Avondale community offers a rare opportunity to command over 2,000 square feet of potential on a sprawling . 24-acre lot. While this home is ready for a complete transformation, its substantial footprint and expansive yard provide the perfect blank canvas for a high-equity renovation or a standout fix-and-flip project. Properties with this much interior scale and outdoor space are hard to find, making it the ideal candidate for anyone looking to breathe new life into a diamond in the rough. Bring your creativity to unlock the massive value hidden within these walls and turn this ambitious project into an Avondale showstopper. Being sold as-is—seize the chance to capitalize on this significant footprint today!

2. 2026-04-20
   historical Active Under Contract 818-char remark

   Show marketing remark (818 chars)

   Attention investors and visionaries! This 3-bedroom, 2-bathroom residence in Savannah’s Avondale community offers a rare opportunity to command over 2,000 square feet of potential on a sprawling . 24-acre lot. While this home is ready for a complete transformation, its substantial footprint and expansive yard provide the perfect blank canvas for a high-equity renovation or a standout fix-and-flip project. Properties with this much interior scale and outdoor space are hard to find, making it the ideal candidate for anyone looking to breathe new life into a diamond in the rough. Bring your creativity to unlock the massive value hidden within these walls and turn this ambitious project into an Avondale showstopper. Being sold as-is—seize the chance to capitalize on this significant footprint today!

3. 2026-04-13
   listed $150,000 Active 818-char remark

   Show marketing remark (818 chars)

   Attention investors and visionaries! This 3-bedroom, 2-bathroom residence in Savannah’s Avondale community offers a rare opportunity to command over 2,000 square feet of potential on a sprawling . 24-acre lot. While this home is ready for a complete transformation, its substantial footprint and expansive yard provide the perfect blank canvas for a high-equity renovation or a standout fix-and-flip project. Properties with this much interior scale and outdoor space are hard to find, making it the ideal candidate for anyone looking to breathe new life into a diamond in the rough. Bring your creativity to unlock the massive value hidden within these walls and turn this ambitious project into an Avondale showstopper. Being sold as-is—seize the chance to capitalize on this significant footprint today!

4. 1981-08-01
   soldstatus $33,000

ⓘ 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 3/10 Moderate
• 🌡 Heat 10/10 Extreme 7 d/yr ≥107°F today · 18 d/yr by 30 yrs out
• 💨 Wind 9/10 Extreme 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: $29,127
• − Mortgage interest: −$8,402
• − Property taxes: −$2,250
• − Insurance: −$750
• − Repairs & maintenance: −$2,330
• − Management: −$2,330
• − Depreciation: −$4,364
• Taxable income: $8,701
• Est. tax owed @ 24.0%: −$2,088
• After-tax cash flow: $8,483/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

+354.5% since first listed

4 events — show timeline

• 2026-05-15 Relisted — Hive MLS
• 2026-04-20 Contingent — Hive MLS
• 2026-04-13 Listed $150,000 Hive MLS
• 1981-08-01 Sold (Public Records) $33,000 Public Records

Property tax history

+206.4%/yr

Latest (2023): $89 · +839.9% YoY. Source: county tax records.