7 Oleander Ave · Savannah, GA 31404

$250,000

2 bd · 1.0 ba · 1,350 sqft · SingleFamily public records · 234 Days on market

Built 1945 8,220 sqft lot $185/sqft · at area comps Est $247k · 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 +11.2/30.0
• ARV discount +7.0/15.0
• Livability +4.3/5.0
• Rent growth +3.4/5.0
• DSCR +3.3/10.0
• 1% rule +2.9/10.0
• Condition / age +2.5/5.0
• Schools +2.0/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Nice home located in midtown Savannah. Needs updating- Cash offers 250k obo Do not disturb

Key facts

• 8,220 sq ft lot
• Built 1945
• Listed 234 days

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $250k.

Deal economics

• At list price, monthly cash flow is $-98 ($-1k/yr) — negative.
• To cash-flow at today's rent, offer at most $233k (6.9% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $197k (21.1% below list).
• Recommended offer: $197k (21.1% below list) — sets the bar for 1% rule.
• Cap rate 5.8% 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; 40 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).
• This rent runs 44% 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 $2k of loan paydown is wiped out by about $8k 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 234 days — a 12% lower offer ($220k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $46k; list at $250k implies a 443% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1945 — 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→17/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $197,329 (21.1% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. It's been on market 234 days. Have you received any prior offers? Is the seller open to a 21% concession, seller financing, or rate buy-down credit?
3. Built in 1945 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. 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?
8. 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.
9. 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.
10. 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: 0.79% ✗
• Cap rate: 5.82%
• Cash-on-cash: -1.68%
• DSCR: 0.93
• GRM: 10.6

CMA / ARV

• ARV (median comp): $247,177
• List price: $250,000
• Delta: 1.14%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2825 Wicklow St	0.22mi	3/1.0 (+1)	1,508 (+12%)	4mo	$227,500	$151	62
616 Virginia Ave	0.63mi	3/1.5 (+1)	1,331 (-1%)	1mo	$365,000	$274	60
1222 NE 36th St	0.59mi	3/2.0 (+1)	1,388 (+3%)	3mo	$340,000	$245	56
1125 E 37th St	0.63mi	3/2.0 (+1)	1,326 (-2%)	4mo	$345,000	$260	55
1406 E 53rd St	0.66mi	3/1.0 (+1)	1,404 (+4%)	4mo	$355,000	$253	54
1504 E 54th St	0.69mi	3/2.0 (+1)	1,328 (-2%)	4mo	$365,000	$275	53
1726 E 33rd St	0.53mi	3/2.0 (+1)	1,262 (-6%)	4mo	$225,000	$178	52
1711 E 31st St	0.62mi	2/1.0	1,185 (-12%)	1mo	$294,000	$248	50
1317 E 32nd St	0.65mi	3/2.0 (+1)	1,438 (+6%)	1mo	$353,000	$245	49
1106 E 40th Street St	0.64mi	2/1.0	1,514 (+12%)	1mo	$170,000	$112	49
2027 Vermont Ave	0.70mi	3/2.0 (+1)	1,413 (+5%)	3mo	$310,000	$219	48
1523 E 54th St	0.70mi	3/2.0 (+1)	1,188 (-12%)	2mo	$305,000	$257	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: -18.4%
• Equity multiple: 0.35×
• Total profit: $-45,517
• Equity at exit: $37,276

10-year hold

• IRR: -9.7%
• Equity multiple: 0.39×
• Total profit: $-42,569
• Equity at exit: $21,615

Cash invested: $70,000 (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: 226
• Price-to-rent: 10.6×

Monthly cashflow live

• Estimated rent: $1,973 high
• Mortgage (P&I): −$1,311
• Tax from tax record: −$242 /mo · $2,898/yr
• Insurance: −$104
• HOA: −$0
• Vacancy / Maint / Mgmt: −$414
• Net cashflow: $-98

Break-even live

Break-even rent $2,097

Max offer price $232,717

Occupancy floor 100%

Sensitivity live

Price	-10% $44	-5% $-27	+0% $-98	+5% $-169	+10% $-239
Rent	-10% $-254	-5% $-176	+0% $-98	+5% $-20	+10% $58
Rate	-1.0pp $28	-0.5pp $-34	base $-98	+0.5pp $-163	+1.0pp $-229

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: $62,500
• Closing costs: $7,500
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
114 Oleander Ave Unit Na Savannah, GA	3.0	1.0	1128	$2,100	$1.86	44d	1	0.17mi
2840 Wicklow St Savannah, GA	1.0–3.0	1.0–2.0	1071	$2,370	$2.21	14d	50	0.21mi
1436 E 42nd St Savannah, GA	3.0	2.0	1447	$2,290	$1.58	14d	1	0.24mi
1418 E 42nd St Unit 4 Savannah, GA	1.0	1.0	900	$1,250	$1.39	24d	1	0.30mi
1513 E 37th St Savannah, GA	3.0	1.0	1268	$1,775	$1.40	44d	1	0.33mi
3222 Bee Rd Savannah, GA	2.0	1.0	900	$1,195	$1.33	14d	1	0.39mi
1302 E Victory Dr Unit 2 Savannah, GA	3.0	1.5	1600	$1,995	$1.25	44d	1	0.44mi
1226 E Victory Dr Apt 4 Savannah, GA	2.0	1.0	950	$1,675	$1.76	44d	1	0.48mi
1331 E 48th St Savannah, GA	3.0	2.0	1408	$3,450	$2.45	44d	1	0.50mi
1220 E Victory Dr Savannah, GA	2.0	1.0	1000	$1,800	$1.80	44d	1	0.51mi
1217 E 38th St Savannah, GA	3.0	1.0	1227	$1,675	$1.37	24d	1	0.54mi
1205 E 38th St Savannah, GA	2.0	1.0	1000	$1,595	$1.59	44d	1	0.58mi
1402 E 51st St Unit 1 Savannah, GA	2.0	1.0	988	$2,100	$2.13	24d	1	0.59mi
1401 E 33rd St Savannah, GA	3.0	1.0	960	$1,650	$1.72	44d	1	0.59mi
1405 E 51st St Savannah, GA	3.0	2.0	1458	$2,850	$1.95	44d	1	0.59mi
1206 Seiler Ave Savannah, GA	3.0	1.0	1183	$2,050	$1.73	44d	1	0.60mi
3601 Eastgate Dr Savannah, GA	3.0	2.0	1400	$2,500	$1.79	44d	1	0.60mi
1534 E 53rd St Unit A Savannah, GA	3.0	2.0	1606	$2,950	$1.84	24d	1	0.61mi
1704 E 31st St Savannah, GA	3.0	2.0	1137	$2,350	$2.07	44d	1	0.61mi
3608 Duane Ct Savannah, GA	2.0	1.0	975	$1,095	$1.12	24d	1	0.65mi
3608 Duane Ct Unit C Savannah, GA	2.0	1.0	975	$1,095	$1.12	44d	1	0.66mi
2010 Vermont Ave Savannah, GA	2.0	1.0	892	$1,690	$1.89	44d	1	0.66mi
1502 E 31st St Savannah, GA	3.0	2.0	1212	$1,700	$1.40	14d	1	0.66mi
1131 SE 36th St Unit A Savannah, GA	2.0	1.0	1200	$1,675	$1.40	14d	1	0.66mi
1810 E 32nd St Savannah, GA	3.0	1.5	1218	$3,000	$2.46	24d	1	0.67mi
1107 E 38th St Savannah, GA	3.0	2.0	1500	$2,400	$1.60	44d	1	0.68mi
1105 E 38th St Savannah, GA	3.0	2.0	1500	$2,400	$1.60	44d	1	0.68mi
1122 E 37th St Savannah, GA	3.0	2.0	1292	$1,895	$1.47	44d	1	0.68mi
1403 E Anderson St Savannah, GA	3.0	2.0	1300	$2,400	$1.85	45d	1	0.72mi
736 E 45th St Unit 1 Savannah, GA	1.0	1.0	1000	$1,499	$1.50	14d	1	0.73mi
1118 NE 36th St Savannah, GA	3.0	2.0	1200	$2,000	$1.67	44d	1	0.73mi
2201 E 37th St Savannah, GA	3.0	1.5	1424	$1,800	$1.26	24d	1	0.73mi
2002 E 51st St Unit Labs Savannah, GA	3.0	1.0	1044	$1,680	$1.61	44d	1	0.74mi
2112 Clars Ave Unit A Savannah, GA	2.0	1.0	1500	$1,700	$1.13	44d	1	0.75mi
2110 E 56th St Savannah, GA	3.0	2.0	1140	$2,200	$1.93	44d	1	0.76mi
1413 E 55th St Savannah, GA	3.0	1.0	1100	$2,500	$2.27	44d	1	0.78mi
1315 Bonaventure Rd Unit upstair Savannah, GA	2.0	1.0	1650	$1,500	$0.91	14d	1	0.79mi
904 E 39th St Savannah, GA	3.0	1.0	1200	$2,300	$1.92	44d	1	0.82mi
1901 E 57th St Savannah, GA	3.0	1.0	1215	$1,750	$1.44	44d	1	0.82mi
2149 Vermont Ave Savannah, GA	3.0	2.0	1213	$1,955	$1.61	44d	1	0.84mi

Listing history 18 events

1. 2026-06-18
   days on market $250,000 Active 234 DOM
2. 2026-06-17
   days on market $250,000 Active 233 DOM
3. 2026-06-16
   days on market $250,000 Active 232 DOM
4. 2026-06-15
   days on market $250,000 Active 231 DOM
5. 2026-06-14
   days on market $250,000 Active 229 DOM
6. 2026-06-13
   days on market $250,000 Active 228 DOM
7. 2026-06-10
   days on market $250,000 Active 226 DOM
8. 2026-06-09
   days on market $250,000 Active 225 DOM
9. 2026-06-08
   days on market $250,000 Active 224 DOM
10. 2026-06-07
    days on market $250,000 Active 223 DOM
11. 2026-06-05
    days on market $250,000 Active 220 DOM
12. 2026-06-03
    days on market $250,000 Active 219 DOM
13. 2026-06-02
    days on market $250,000 Active 218 DOM
14. 2026-06-01
    days on market $250,000 Active 217 DOM
15. 2026-05-31
    days on market $250,000 Active 216 DOM
16. 2026-05-30
    days on market $250,000 Active 215 DOM
17. 2025-10-27
    listed $250,000 Active 91-char remark

    Show marketing remark (91 chars)

    Nice home located in midtown Savannah. Needs updating- Cash offers 250k obo Do not disturb

18. 2002-04-29
    soldstatus $46,000

ⓘ 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: $2,898 · $242/mo
• Projected year-2 tax: $2,898 · $242/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 5/10 Major FEMA zone X (unshaded) · 47% chance over 30 yrs
• 🔥 Wildfire 2/10 Low
• 🌡 Heat 10/10 Extreme 7 d/yr ≥107°F today · 17 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: $23,679
• − Mortgage interest: −$14,004
• − Property taxes: −$2,898
• − Insurance: −$1,250
• − Repairs & maintenance: −$1,894
• − Management: −$1,894
• − Depreciation: −$7,273
• Taxable loss: −$5,534
• Est. tax savings @ 24.0%: +$1,328
• After-tax cash flow: $154/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

+443.5% since first listed

2 events — show timeline

• 2025-10-27 Listed $250,000 ForSaleByOwner.com
• 2002-04-29 Sold (Public Records) $46,000 Public Records

Property tax history

+18.5%/yr

Latest (2025): $2,898 · +4.7% YoY. Source: county tax records.