2019 Mcleod St · Savannah, GA 31405

$194,500

2 bd · 1.0 ba · 846 sqft · SingleFamily public records · 79 Days on market

Built 1945 5,663 sqft lot $230/sqft · at area comps Est $188k · at est.

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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).

• Cash flow +17.0/30.0
• ARV discount +6.0/15.0
• DSCR +5.3/10.0
• Livability +4.3/5.0
• 1% rule +4.0/10.0
• Condition / age +2.5/5.0
• Rent growth +2.3/5.0
• Schools +2.0/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Step inside to find fresh updates including new flooring throughout and a recently installed HVAC system, offering comfort and peace of mind. The home features a functional layout filled with natural light and a warm, welcoming feel. Outside, you’ll love the large backyard—perfect for entertaining, pets, gardening, or simply enjoying the outdoors. The covered carport adds convenience, while the front porch provides the perfect spot to relax and unwind. Whether you’re a first-time buyer, downsizing, or looking for a solid investment, this home offers charm, updates, and space in all the right places.

Key facts

• Covered carport
• New flooring
• Large backyard

Tags

• NEW FLOORING
• RECENTLY INSTALLED HVAC
• LARGE BACKYARD
• COVERED CARPORT
• FRONT PORCH

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $194k.

Deal economics

• At list price, monthly cash flow is $133 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $176k (9.6% below list).
• Recommended offer: $176k (9.6% below list) — sets the bar for 1% rule.
• Cap rate 7.1% 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: Rents soft (-0.7%/yr); 276 active listings in the ZIP; 5 comparable units currently listed for rent nearby; rentals lingering (median 46d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 80% 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).
• This rent runs 32% of the median local income ($66k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

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.

Negotiation context

• It's been on market 79 days — a 6% lower offer ($183k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 4y ago; this cycle's ask has dropped $10k (5%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: built in 1945 — 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 $175,767 (9.6% below list)

Questions for the listing agent

1. It's been on market 79 days. Have you received any prior offers? Is the seller open to a 10% concession, seller financing, or rate buy-down credit?
2. Built in 1945 — 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. 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?
7. 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.
8. 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.
9. 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: 0.90% ✗
• Cap rate: 7.11%
• Cash-on-cash: 2.93%
• DSCR: 1.13
• GRM: 9.2

CMA / ARV

• ARV (median comp): $188,402
• List price: $194,500
• Delta: 3.24%
• Verdict: FAIR
• Comps: 8 within 1.0 mi

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1930 Upson St	0.68mi	3/1.0 (+1)	950 (+12%)	14mo	$250,000	$263	32

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: -14.9%
• Equity multiple: 0.48×
• Total profit: $-28,218
• Equity at exit: $29,001

10-year hold

• IRR: -11.9%
• Equity multiple: 0.38×
• Total profit: $-33,676
• Equity at exit: $16,817

Cash invested: $54,460 (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 31405

• Home prices YoY: -32.4%
• Rents YoY: -0.7%
• Active inventory: 276
• Price-to-rent: 9.2×

Monthly cashflow live

• Estimated rent: $1,758 high
• Mortgage (P&I): −$1,020
• Tax from tax record: −$154 /mo · $1,853/yr
• Insurance: −$81
• HOA: −$0
• Vacancy / Maint / Mgmt: −$369
• Net cashflow: $133

Break-even live

Break-even rent $1,589

Max offer price $194,500

Occupancy floor 87%

Sensitivity live

Price	-10% $243	-5% $188	+0% $133	+5% $78	+10% $23
Rent	-10% $-6	-5% $64	+0% $133	+5% $203	+10% $272
Rate	-1.0pp $231	-0.5pp $183	base $133	+0.5pp $83	+1.0pp $31

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: $48,625
• Closing costs: $5,835
• Reserves months: —
• Total cash needed: —

Rent comps 5 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1925 Cowan Ave Savannah, GA	3.0	1.0	950	$1,855	$1.95	45d	1	0.07mi
1921 Cowan Ave Savannah, GA	3.0	1.0	1104	$1,850	$1.68	25d	1	0.08mi
2110 Louis Mills Blvd Savannah, GA	2.0	1.0	928	$1,400	$1.51	45d	1	0.24mi
1930 Upson St Savannah, GA	3.0	1.0	950	$2,155	$2.27	45d	1	0.68mi
924 Adel St Savannah, GA	3.0	1.0	1000	$1,680	$1.68	45d	1	1.19mi

Listing history 31 events

1. 2026-06-21
   days on market $194,500 Active 79 DOM
2. 2026-06-19
   status $194,500 Active 76 DOM
3. 2026-06-18
   days on market $194,500 Active Under Contract 76 DOM
4. 2026-06-17
   days on market $194,500 Active Under Contract 75 DOM
5. 2026-06-16
   days on market $194,500 Active Under Contract 74 DOM
6. 2026-06-15
   status $194,500 Active Under Contract 73 DOM
7. 2026-06-15
   days on market $194,500 Active 73 DOM
8. 2026-06-14
   days on market $194,500 Active 71 DOM
9. 2026-06-13
   days on market $194,500 Active 70 DOM
10. 2026-06-10
    days on market $194,500 Active 68 DOM
11. 2026-06-09
    days on market $194,500 Active 67 DOM
12. 2026-06-08
    days on market $194,500 Active 66 DOM
13. 2026-06-07
    days on market $194,500 Active 65 DOM
14. 2026-06-05
    days on market $194,500 Active 62 DOM
15. 2026-06-03
    days on market $194,500 Active 61 DOM
16. 2026-06-02
    days on market $194,500 Active 60 DOM
17. 2026-06-01
    days on market $194,500 Active 59 DOM
18. 2026-05-31
    days on market $194,500 Active 58 DOM
19. 2026-05-30
    days on market $194,500 Active 57 DOM
20. 2026-05-19
    price $194,500 624-char remark

    Show marketing remark (624 chars)

    Step inside to find fresh updates including new flooring throughout and a recently installed HVAC system, offering comfort and peace of mind. The home features a functional layout filled with natural light and a warm, welcoming feel. Outside, you’ll love the large backyard—perfect for entertaining, pets, gardening, or simply enjoying the outdoors. The covered carport adds convenience, while the front porch provides the perfect spot to relax and unwind. Whether you’re a first-time buyer, downsizing, or looking for a solid investment, this home offers charm, updates, and space in all the right places.

21. 2026-05-06
    price $199,900 624-char remark

    Show marketing remark (624 chars)

    Step inside to find fresh updates including new flooring throughout and a recently installed HVAC system, offering comfort and peace of mind. The home features a functional layout filled with natural light and a warm, welcoming feel. Outside, you’ll love the large backyard—perfect for entertaining, pets, gardening, or simply enjoying the outdoors. The covered carport adds convenience, while the front porch provides the perfect spot to relax and unwind. Whether you’re a first-time buyer, downsizing, or looking for a solid investment, this home offers charm, updates, and space in all the right places.

22. 2026-03-31
    listed $205,000 Active 624-char remark

    Show marketing remark (624 chars)

    Step inside to find fresh updates including new flooring throughout and a recently installed HVAC system, offering comfort and peace of mind. The home features a functional layout filled with natural light and a warm, welcoming feel. Outside, you’ll love the large backyard—perfect for entertaining, pets, gardening, or simply enjoying the outdoors. The covered carport adds convenience, while the front porch provides the perfect spot to relax and unwind. Whether you’re a first-time buyer, downsizing, or looking for a solid investment, this home offers charm, updates, and space in all the right places.

23. 2024-03-26
    soldstatus $180,000 Closed 775-char remark

    Show marketing remark (775 chars)

    Welcome to downtown Savannah! This beautiful bungalow features an inviting rocking chair front porch with fantastic curb appeal. This traditionally designed space features a semi open floor plan flooded with natural light. Vinyl plank flooring, baseboards, and cased windows elevate the charm of this home. The kitchen has a covered back entrance and plenty of overhead cabinetry with a functional layout perfect for an island or farm table. The bathroom has a bathtub and shower combination complete with oversized granite patterned vanity. Each bedroom features a standard-sized closet and ceiling fan. Outside you'll note the attached storage room and carport. The large backyard offers a great space for play or entertainment. Schedule your private or virtual tour today!

24. 2024-03-26
    soldstatus $180,000

    Show marketing remark (775 chars)

    Welcome to downtown Savannah! This beautiful bungalow features an inviting rocking chair front porch with fantastic curb appeal. This traditionally designed space features a semi open floor plan flooded with natural light. Vinyl plank flooring, baseboards, and cased windows elevate the charm of this home. The kitchen has a covered back entrance and plenty of overhead cabinetry with a functional layout perfect for an island or farm table. The bathroom has a bathtub and shower combination complete with oversized granite patterned vanity. Each bedroom features a standard-sized closet and ceiling fan. Outside you'll note the attached storage room and carport. The large backyard offers a great space for play or entertainment. Schedule your private or virtual tour today!

25. 2024-02-25
    historical Active Under Contract 775-char remark

    Show marketing remark (775 chars)

    Welcome to downtown Savannah! This beautiful bungalow features an inviting rocking chair front porch with fantastic curb appeal. This traditionally designed space features a semi open floor plan flooded with natural light. Vinyl plank flooring, baseboards, and cased windows elevate the charm of this home. The kitchen has a covered back entrance and plenty of overhead cabinetry with a functional layout perfect for an island or farm table. The bathroom has a bathtub and shower combination complete with oversized granite patterned vanity. Each bedroom features a standard-sized closet and ceiling fan. Outside you'll note the attached storage room and carport. The large backyard offers a great space for play or entertainment. Schedule your private or virtual tour today!

26. 2024-02-15
    listed $180,000 Active 775-char remark

    Show marketing remark (775 chars)

    Welcome to downtown Savannah! This beautiful bungalow features an inviting rocking chair front porch with fantastic curb appeal. This traditionally designed space features a semi open floor plan flooded with natural light. Vinyl plank flooring, baseboards, and cased windows elevate the charm of this home. The kitchen has a covered back entrance and plenty of overhead cabinetry with a functional layout perfect for an island or farm table. The bathroom has a bathtub and shower combination complete with oversized granite patterned vanity. Each bedroom features a standard-sized closet and ceiling fan. Outside you'll note the attached storage room and carport. The large backyard offers a great space for play or entertainment. Schedule your private or virtual tour today!

27. 2022-12-12
    soldstatus $162,000
28. 2022-12-02
    soldstatus $162,000
29. 2022-08-12
    listed $153,900
30. 2022-08-12
    listed $153,900
31. 2022-07-18
    soldstatus $80,000

ⓘ 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: $1,853 · $154/mo
• Projected year-2 tax: $1,853 · $154/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ 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 ≥108°F today · 18 d/yr by 30 yrs out
• 💨 Wind 8/10 Severe 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: $21,092
• − Mortgage interest: −$10,895
• − Property taxes: −$1,853
• − Insurance: −$972
• − Repairs & maintenance: −$1,687
• − Management: −$1,687
• − Depreciation: −$5,658
• Taxable loss: −$1,662
• Est. tax savings @ 24.0%: +$399
• After-tax cash flow: $1,996/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

• County: Chatham County · 271,602 people
• City population: 216,564
• Metro: Savannah, GA
• Population (ZIP): 40,764
• Household income: $65,710
• Rent vs Own: 47.9% rent · 52.1% own
• Severe rent burden: 1712.0

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 0.63)
• Race & ethnicity: Black 47% White 38% Hispanic / Latino 8% Two or more races 6% Asian 3%
• Hispanic origin (detail): Mexican 3% Puerto Rican 1%
• Common ancestry: Italian 1% Slovak 1% Romanian 1%
• Foreign-born: 7% · Canada, China, Jamaica
• Languages at home: 88% English-only · Spanish 6% Other Indo-European 2% Chinese 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: ▼ -147.33%
• Current HPI: 307.4442
• Rent YoY: ▼ -0.66%
• 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

+143.1% since first listed

12 events — show timeline

• 2026-05-19 Price Changed $194,500 Hive MLS
• 2026-05-06 Price Changed $199,900 Hive MLS
• 2026-03-31 Listed $205,000 Hive MLS
• 2024-03-26 Sold (Public Records) $180,000 Public Records
• 2024-03-26 Sold (MLS) $180,000 HABR
• 2024-02-25 Contingent — HABR
• 2024-02-15 Listed $180,000 HABR
• 2022-12-12 Sold (Public Records) $162,000 Public Records
• 2022-12-02 Sold (MLS) $162,000 Hive MLS
• 2022-08-12 Listed $153,900 Hive MLS
• 2022-08-12 Listed $153,900 Hive MLS
• 2022-07-18 Sold (Public Records) $80,000 Public Records

Property tax history

+11.5%/yr

Latest (2025): $1,853 · -5.8% YoY. Source: county tax records.