1707 Le Grand St · Savannah, GA 31401

$135,000

4 bd · 2.0 ba · 1,496 sqft · SingleFamily public records · 39 Days on market

Built 1920 2,161 sqft lot $90/sqft · 66% 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 +3.2/5.0
• Condition / age +2.5/5.0
• Schools +2.0/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Sought after restoration opportunity near Savannah's historic Thomas Square district. This authentic circa 1920 two-story home presents a value-add project for investors and renovators. Solid bones with original architectural character await thoughtful restoration. The deep 90-foot lot features convenient lane access, offering flexibility for parking and expansion. Located near Thomas Square with easy walkability to The Laundry Diner, Perc Coffee, and a short distance to downtown Savannah. This area's stock of restored historic homes and new construction demonstrates strong investment appreciation. Court-ordered probate sale. Ideal for experienced renovators, owner-occupants seeking their dream historic home, or developers. Property sold as-is and requires complete renovation. Does not qualify for FHA/VA financing. Perfect opportunity to create equity in one of Savannah's up and coming, growing neighborhoods.

Key facts

• New construction
• Complete renovation
• Deep 90-foot lot

Tags

• DEEP 90-FOOT LOT
• LANE ACCESS
• WALKABILITY TO PERC COFFEE
• NEW CONSTRUCTION
• COMPLETE RENOVATION

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $135k.

Deal economics

• At list price, monthly cash flow is $1k ($13k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $135k).
• Recommended offer: $131k (3.0% below list) — sets the bar for market timing.
• Cap rate 16.2% 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 (+3.0%/yr); 333 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 75% 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 $2,589/mo this rent would consume 59% of the median local household income ($53k/yr) (locally 2031% 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 $933 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 + 3.0% rent growth), your $38k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• It's been on market 39 days — a 3% lower offer ($131k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: built in 1920 — 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 $130,950 (3.0% below list)

Questions for the listing agent

1. It's been on market 39 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 1920 — 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: 1.92% ✓
• Cap rate: 16.18%
• Cash-on-cash: 35.32%
• DSCR: 2.57
• GRM: 4.3

CMA / ARV

• ARV (median comp): $395,953
• List price: $135,000
• Delta: -65.91%
• 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
2011 Atlantic Ave	0.19mi	3/2.0 (-1)	1,392 (-7%)	4mo	$340,000	$244	71
816 E 37th St	0.32mi	3/2.0 (-1)	1,628 (+9%)	1mo	$387,000	$238	64
1111 E 31st St	0.50mi	3/2.0 (-1)	1,580 (+6%)	1mo	$423,000	$268	62
823 E Park Ave	0.44mi	3/2.5 (-1)	1,384 (-8%)	3mo	$425,000	$307	57
708 E 39th St	0.35mi	4/2.0	1,720 (+15%)	4mo	$170,000	$99	56
917 E 39th St	0.51mi	3/2.5 (-1)	1,612 (+8%)	1mo	$490,000	$304	55
809 E Bolton St	0.51mi	3/2.0 (-1)	1,350 (-10%)	1mo	$440,000	$326	54
1317 E 32nd St	0.73mi	3/2.0 (-1)	1,438 (-4%)	1mo	$353,000	$245	54
1222 NE 36th St	0.66mi	3/2.0 (-1)	1,388 (-7%)	3mo	$340,000	$245	50
115 W 34th St	0.66mi	3/3.0 (-1)	1,600 (+7%)	1mo	$497,000	$311	48
1125 E 37th St	0.58mi	3/2.0 (-1)	1,326 (-11%)	4mo	$345,000	$260	46
1210 E Waldburg St	0.73mi	3/2.0 (-1)	1,277 (-15%)	2mo	$285,000	$223	34

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 · 2.95% rent growth · sell at horizon

5-year hold

• IRR: 30.9%
• Equity multiple: 2.29×
• Total profit: $48,893
• Equity at exit: $20,129

10-year hold

• IRR: 38.0%
• Equity multiple: 4.53×
• Total profit: $133,443
• Equity at exit: $11,672

Cash invested: $37,800 (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 31401

• Rents YoY: 3.0%
• Active inventory: 333
• Price-to-rent: 4.3×

Monthly cashflow live

• Estimated rent: $2,589 high
• Mortgage (P&I): −$708
• Tax est. 1.5%: −$169 /mo · $2,025/yr
• Insurance: −$56
• HOA: −$0
• Vacancy / Maint / Mgmt: −$544
• Net cashflow: $1,113

Break-even live

Break-even rent $1,181

Max offer price $135,000

Occupancy floor 52%

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: $33,750
• Closing costs: $4,050
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1606 Reynolds St Savannah, GA	3.0	2.0	1222	$1,800	$1.47	44d	1	0.03mi
1714 Le Grand St Unit B Savannah, GA	3.0	2.0	1300	$2,700	$2.08	44d	1	0.05mi
1505 Reynolds St Savannah, GA	4.0	2.0	1314	$2,650	$2.02	44d	1	0.09mi
602 E 34th St Savannah, GA	3.0	2.0	1185	$2,095	$1.77	44d	1	0.10mi
1921 Reynolds St Savannah, GA	4.0	2.0	1773	$3,150	$1.78	44d	1	0.15mi
513 E 33rd St Savannah, GA	4.0	3.0	1800	$3,399	$1.89	14d	1	0.18mi
643 E Henry St Unit B Savannah, GA	3.0	1.5	1207	$1,899	$1.57	23d	1	0.20mi
424 E 32nd St Unit 426 Savannah, GA	3.0	1.5	1350	$2,380	$1.76	44d	1	0.24mi
723 E Henry St Unit A Savannah, GA	3.0	2.0	1199	$2,150	$1.79	23d	1	0.24mi
607 E 37th St Savannah, GA	4.0	2.0	1771	$2,300	$1.30	44d	1	0.25mi
2002 Habersham St Savannah, GA	3.0	2.0	1242	$1,995	$1.61	44d	1	0.31mi
317 E 31st St Unit A Savannah, GA	3.0	2.0	1196	$2,000	$1.67	44d	1	0.31mi
823 E Henry St Unit B Savannah, GA	4.0	1.5	1670	$2,000	$1.20	44d	1	0.34mi
1314 Lincoln St Savannah, GA	3.0	2.0	1312	$2,400	$1.83	44d	1	0.37mi
916 E 35th St Savannah, GA	4.0	2.0	1630	$2,700	$1.66	23d	1	0.37mi
836 E Henry St Unit C Savannah, GA	3.0	1.0	1800	$2,000	$1.11	44d	1	0.37mi
914 E 34th St Unit 916 Savannah, GA	3.0	1.0	935	$1,995	$2.13	23d	1	0.38mi
1509 Ott St Savannah, GA	3.0	1.5	1263	$1,900	$1.50	44d	1	0.38mi
826 E Duffy St Savannah, GA	5.0	3.0	1445	$2,295	$1.59	23d	1	0.39mi
826 E Duffy St Unit A Savannah, GA	3.0	2.0	1445	$1,850	$1.28	44d	1	0.39mi
305 E Duffy St Unit A Savannah, GA	3.0	2.0	1248	$3,000	$2.40	44d	1	0.41mi
810 E Park Ave Unit B Savannah, GA	3.0	2.0	1100	$2,700	$2.45	44d	1	0.43mi
413 E Waldburg St Unit B Savannah, GA	3.0	2.0	1664	$3,200	$1.92	44d	1	0.43mi
900 E Park Ave Savannah, GA	3.0	2.0	1450	$1,975	$1.36	44d	1	0.47mi
904 E 39th St Savannah, GA	3.0	1.0	1200	$2,300	$1.92	44d	1	0.48mi
1118 NE 36th St Savannah, GA	3.0	2.0	1200	$2,000	$1.67	44d	1	0.54mi
201 E 39th St Unit B Savannah, GA	3.0	1.5	1550	$2,100	$1.35	44d	1	0.54mi
1112 E Anderson St Savannah, GA	4.0	2.0	1488	$2,300	$1.55	44d	1	0.55mi
1122 E 37th St Savannah, GA	3.0	2.0	1292	$1,895	$1.47	44d	1	0.57mi
1105 E 38th St Savannah, GA	3.0	2.0	1500	$2,400	$1.60	44d	1	0.58mi
1107 E 38th St Savannah, GA	3.0	2.0	1500	$2,400	$1.60	44d	1	0.59mi
123 E 40th St Savannah, GA	3.0	1.0	1389	$1,900	$1.37	44d	1	0.60mi
3 W 36th St Apt 2 Savannah, GA	4.0	1.0	1750	$4,200	$2.40	44d	1	0.60mi
1202 E 37th St Unit A Savannah, GA	4.0	2.0	1480	$2,295	$1.55	14d	1	0.62mi
1723 Whitaker St Savannah, GA	3.0	1.5	1845	$1,800	$0.98	44d	1	0.63mi
102 W 36th St Savannah, GA	3.0	2.0	1500	$4,500	$3.00	23d	1	0.64mi
1313 Whitaker St Unit C Savannah, GA	3.0	2.0	1000	$2,150	$2.15	44d	1	0.65mi
1206 Seiler Ave Savannah, GA	3.0	1.0	1183	$2,050	$1.73	44d	1	0.65mi
515 E Huntingdon St Unit 1244807P Savannah, GA	3.0	1.5	1496	$3,688	$2.47	14d	1	0.65mi
1112 E Bolton St Savannah, GA	3.0	1.0	1112	$1,975	$1.78	23d	1	0.67mi

Listing history 2 events

1. 2026-05-04
   status Pending 922-char remark

   Show marketing remark (922 chars)

   Sought after restoration opportunity near Savannah's historic Thomas Square district. This authentic circa 1920 two-story home presents a value-add project for investors and renovators. Solid bones with original architectural character await thoughtful restoration. The deep 90-foot lot features convenient lane access, offering flexibility for parking and expansion. Located near Thomas Square with easy walkability to The Laundry Diner, Perc Coffee, and a short distance to downtown Savannah. This area's stock of restored historic homes and new construction demonstrates strong investment appreciation. Court-ordered probate sale. Ideal for experienced renovators, owner-occupants seeking their dream historic home, or developers. Property sold as-is and requires complete renovation. Does not qualify for FHA/VA financing. Perfect opportunity to create equity in one of Savannah's up and coming, growing neighborhoods.

2. 2026-03-25
   listed $135,000 Active 922-char remark

   Show marketing remark (922 chars)

   Sought after restoration opportunity near Savannah's historic Thomas Square district. This authentic circa 1920 two-story home presents a value-add project for investors and renovators. Solid bones with original architectural character await thoughtful restoration. The deep 90-foot lot features convenient lane access, offering flexibility for parking and expansion. Located near Thomas Square with easy walkability to The Laundry Diner, Perc Coffee, and a short distance to downtown Savannah. This area's stock of restored historic homes and new construction demonstrates strong investment appreciation. Court-ordered probate sale. Ideal for experienced renovators, owner-occupants seeking their dream historic home, or developers. Property sold as-is and requires complete renovation. Does not qualify for FHA/VA financing. Perfect opportunity to create equity in one of Savannah's up and coming, growing neighborhoods.

ⓘ 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 5/10 Major FEMA zone X (unshaded) · 66% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 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: $31,071
• − Mortgage interest: −$7,562
• − Property taxes: −$2,025
• − Insurance: −$675
• − Repairs & maintenance: −$2,486
• − Management: −$2,486
• − Depreciation: −$3,927
• Taxable income: $11,910
• Est. tax owed @ 24.0%: −$2,858
• After-tax cash flow: $10,492/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): 20,445
• Household income: $52,509
• Rent vs Own: 64.3% rent · 35.7% own
• Severe rent burden: 2031.0

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 0.59)
• Race & ethnicity: White 53% Black 35% Hispanic / Latino 7% Two or more races 5% Asian 3%
• Hispanic origin (detail): Mexican 2% Puerto Rican 2%
• Common ancestry: Slovak 2% Lithuanian 2% Romanian 2%
• Foreign-born: 8% · Canada, China
• Languages at home: 90% English-only · Spanish 4% Chinese 2% Other Indo-European 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: ▼ -358.74%
• Current HPI: 553.5645
• Rent YoY: ▲ 2.95%
• 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

2 events — show timeline

• 2026-05-04 Pending — Hive MLS
• 2026-03-25 Listed $135,000 Hive MLS

Property tax history

-3.0%/yr

Latest (2025): $219 · -25.5% YoY. Source: county tax records.