2107 Hawthorne St · Savannah, GA 31404

$155,000

3 bd · 1.0 ba · 1,143 sqft · SingleFamily public records · 35 Days on market

Built 1950 5,663 sqft lot $136/sqft · 30% below area Est $222k · 30% under ↓ 22% since listing

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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 +27.2/30.0
• ARV discount +15.0/15.0
• DSCR +9.5/10.0
• 1% rule +7.4/10.0
• 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

Open House Saturday 2-4 PM! Opportunity knocks with this charming bungalow in the Pine Gardens/State Streets area. While the home is ready for updates, it offers a fantastic layout and features that make it full of potential. Enjoy the screened porch, a spacious family room that could be opened to the kitchen and dining area for a more modern flow, and a detached workshop complete with electricity, water, and washer and dryer hookup. The current three bedroom layout includes 2 connected bedrooms, presenting an opportunity to reconfigure and create an additional bathroom and closet. Double pane vinyl windows through the home. Hardwood floors under the carpet in the living room. Whether you are looking for your next renovation project or a strong rental investment, this property is a great value in a desirable location. Come explore the possibilities today. Sold in AS IS condition. Cash or Construction loans ONLY. Central HVAC not currently functioning.

Key facts

• Detached workshop
• Screened porch
• Connected bedrooms

Tags

• SCREENED PORCH
• SPACIOUS FAMILY ROOM
• DETACHED WORKSHOP
• DOUBLE PANE VINYL WINDOWS
• CONNECTED BEDROOMS

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $155k.

Deal economics

• At list price, monthly cash flow is $445 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $155k).
• Recommended offer: $150k (3.0% below list) — sets the bar for market timing.
• Cap rate 9.7% 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); 226 active listings in the ZIP; 25 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 56% 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 43% of the median local income ($53k/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 $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.
• At projected returns (-3.0% appreciation + 3.6% rent growth), your $43k cash investment doubles in ~9 years — after that, you're playing with house money.

Negotiation context

• It's been on market 35 days — a 3% lower offer ($150k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 3y ago; this cycle's ask has dropped $10k (6%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: built in 1950 — 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 $150,350 (3.0% below list)

Questions for the listing agent

1. It's been on market 35 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 1950 — 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: 1.24% ✓
• Cap rate: 9.74%
• Cash-on-cash: 12.30%
• DSCR: 1.55
• GRM: 6.7

CMA / ARV

• ARV (median comp): $221,597
• List price: $155,000
• Delta: -30.05%
• 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
2208 Utah St	0.18mi	3/1.0	1,073 (-6%)	1mo	$119,000	$111	81
2216 Capital St	0.27mi	3/2.0	1,200 (+5%)	8mo	$269,000	$224	69
228 Forrest Ave	0.56mi	3/1.0	1,139 (-0%)	7mo	$170,000	$149	67
2130 Hanson St	0.70mi	3/1.0	1,140 (-0%)	1mo	$253,000	$222	66
202 Forrest Ave	0.49mi	3/1.0	1,085 (-5%)	5mo	$260,000	$240	65
30 Goebel Ave	0.36mi	3/1.0	1,230 (+8%)	9mo	$214,500	$174	63
2106 Auburn St	0.52mi	3/1.0	1,216 (+6%)	4mo	$155,000	$127	62
1917 Harrison St	0.40mi	3/2.0	1,275 (+12%)	8mo	$350,000	$275	51
41 Lawton Ave	0.39mi	3/2.0	1,312 (+15%)	3mo	$260,000	$198	51
328 Riverview Dr	0.68mi	3/1.0	1,021 (-11%)	3mo	$219,900	$215	48
1913 Duval St	0.45mi	2/2.0 (-1)	1,261 (+10%)	9mo	$165,000	$131	46
311 Lawton Ave	0.66mi	2/1.0 (-1)	988 (-14%)	6mo	$115,000	$116	36

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: 2.6%
• Equity multiple: 1.10×
• Total profit: $4,441
• Equity at exit: $23,111

10-year hold

• IRR: 12.8%
• Equity multiple: 2.05×
• Total profit: $45,461
• Equity at exit: $13,402

Cash invested: $43,400 (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: 226
• Price-to-rent: 6.7×

Monthly cashflow live

• Estimated rent: $1,919 high
• Mortgage (P&I): −$813
• Tax est. 1.5%: −$194 /mo · $2,325/yr
• Insurance: −$65
• HOA: −$0
• Vacancy / Maint / Mgmt: −$403
• Net cashflow: $445

Break-even live

Break-even rent $1,356

Max offer price $155,000

Occupancy floor 72%

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: $38,750
• Closing costs: $4,650
• Reserves months: —
• Total cash needed: —

Rent comps 25 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2010 E President St Savannah, GA	2.0	1.0–2.0	944	$1,950	$2.07	13d	27	0.18mi
2211 Beech St Savannah, GA	2.0	1.0	800	$1,595	$1.99	43d	1	0.18mi
2217 Beech St Savannah, GA	2.0	1.0	959	$1,850	$1.93	23d	1	0.22mi
101 Forrest Ave Savannah, GA	3.0	1.0	1367	$1,895	$1.39	43d	1	0.42mi
2800 Capital St Savannah, GA	1.0–3.0	1.0	980	$1,650	$1.68	43d	1	0.45mi
2102 Auburn St Savannah, GA	3.0	1.0	828	$1,795	$2.17	43d	1	0.54mi
2137 Bolling St Savannah, GA	3.0	1.0	1204	$1,575	$1.31	23d	1	0.86mi
2201 Mississippi Ave Savannah, GA	2.0	1.0	1005	$1,595	$1.59	43d	1	0.99mi
1110 New Jersey Ave Savannah, GA	2.0	1.0	714	$1,500	$2.10	43d	1	1.01mi
1612 Skidaway Rd Savannah, GA	2.0	1.0	1453	$1,800	$1.24	43d	1	1.02mi
2503 Mississippi Ave Savannah, GA	3.0	1.5	1373	$1,800	$1.31	43d	1	1.04mi
1655 McKinnon Dr Savannah, GA	4.0	2.0	1292	$1,795	$1.39	23d	1	1.10mi
2141 New York Ave Unit A Savannah, GA	2.0	1.0	765	$1,750	$2.29	43d	1	1.13mi
16 Helmken St Savannah, GA	3.0	1.0	924	$1,850	$2.00	13d	1	1.19mi
1810 E 32nd St Savannah, GA	3.0	1.5	1218	$3,000	$2.46	23d	1	1.22mi
1518 E Park Ave Savannah, GA	2.0–3.0	1.0–2.5	1261	$1,703	$1.35	13d	6	1.23mi
1704 E 31st St Savannah, GA	3.0	2.0	1137	$2,350	$2.07	43d	1	1.31mi
37 Altman Cir Savannah, GA	2.0	2.0	879	$1,750	$1.99	43d	1	1.35mi
2010 Vermont Ave Savannah, GA	2.0	1.0	892	$1,690	$1.89	43d	1	1.36mi
2149 Vermont Ave Savannah, GA	3.0	2.0	1213	$1,955	$1.61	43d	1	1.38mi
1150 E Perry Ln Savannah, GA	2.0	1.0–2.0	922	$2,620	$2.84	13d	16	1.42mi
1203 E Bolton St Savannah, GA	2.0	2.5	1200	$2,000	$1.67	23d	1	1.44mi
1502 E 31st St Savannah, GA	3.0	2.0	1212	$1,700	$1.40	13d	1	1.44mi
722 Waters Ave Unit B Savannah, GA	2.0	1.0	722	$1,700	$2.35	23d	1	1.48mi
1403 E Anderson St Savannah, GA	3.0	2.0	1300	$2,400	$1.85	44d	1	1.49mi

Listing history 5 events

1. 2026-05-14
   price $155,000 966-char remark

   Show marketing remark (966 chars)

   Open House Saturday 2-4 PM! Opportunity knocks with this charming bungalow in the Pine Gardens/State Streets area. While the home is ready for updates, it offers a fantastic layout and features that make it full of potential. Enjoy the screened porch, a spacious family room that could be opened to the kitchen and dining area for a more modern flow, and a detached workshop complete with electricity, water, and washer and dryer hookup. The current three bedroom layout includes 2 connected bedrooms, presenting an opportunity to reconfigure and create an additional bathroom and closet. Double pane vinyl windows through the home. Hardwood floors under the carpet in the living room. Whether you are looking for your next renovation project or a strong rental investment, this property is a great value in a desirable location. Come explore the possibilities today. Sold in AS IS condition. Cash or Construction loans ONLY. Central HVAC not currently functioning.

2. 2026-05-06
   price $159,000 966-char remark

   Show marketing remark (966 chars)

   Open House Saturday 2-4 PM! Opportunity knocks with this charming bungalow in the Pine Gardens/State Streets area. While the home is ready for updates, it offers a fantastic layout and features that make it full of potential. Enjoy the screened porch, a spacious family room that could be opened to the kitchen and dining area for a more modern flow, and a detached workshop complete with electricity, water, and washer and dryer hookup. The current three bedroom layout includes 2 connected bedrooms, presenting an opportunity to reconfigure and create an additional bathroom and closet. Double pane vinyl windows through the home. Hardwood floors under the carpet in the living room. Whether you are looking for your next renovation project or a strong rental investment, this property is a great value in a desirable location. Come explore the possibilities today. Sold in AS IS condition. Cash or Construction loans ONLY. Central HVAC not currently functioning.

3. 2026-04-22
   listed $165,000 Active 966-char remark

   Show marketing remark (966 chars)

   Open House Saturday 2-4 PM! Opportunity knocks with this charming bungalow in the Pine Gardens/State Streets area. While the home is ready for updates, it offers a fantastic layout and features that make it full of potential. Enjoy the screened porch, a spacious family room that could be opened to the kitchen and dining area for a more modern flow, and a detached workshop complete with electricity, water, and washer and dryer hookup. The current three bedroom layout includes 2 connected bedrooms, presenting an opportunity to reconfigure and create an additional bathroom and closet. Double pane vinyl windows through the home. Hardwood floors under the carpet in the living room. Whether you are looking for your next renovation project or a strong rental investment, this property is a great value in a desirable location. Come explore the possibilities today. Sold in AS IS condition. Cash or Construction loans ONLY. Central HVAC not currently functioning.

4. 2023-12-04
   historical
5. 2023-10-13
   listed $199,000

ⓘ 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: $23,026
• − Mortgage interest: −$8,682
• − Property taxes: −$2,325
• − Insurance: −$775
• − Repairs & maintenance: −$1,842
• − Management: −$1,842
• − Depreciation: −$4,509
• Taxable income: $3,050
• Est. tax owed @ 24.0%: −$732
• After-tax cash flow: $4,604/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

-22.1% since first listed

5 events — show timeline

• 2026-05-14 Price Changed $155,000 Hive MLS
• 2026-05-06 Price Changed $159,000 Hive MLS
• 2026-04-22 Listed $165,000 Hive MLS
• 2023-12-04 Listing Removed — Hive MLS
• 2023-10-13 Listed $199,000 Hive MLS

Property tax history

+48.6%/yr

Latest (2025): $31 · +48.6% YoY. Source: county tax records.