120 Coneflower Rd · Savannah, GA 31302

$254,880

3 bd · 2.5 ba · 1,418 sqft · Townhouse · 56 Days on market

Built 2026 Good condition 2,178 sqft lot Garage $300/mo HOA · 13% of rent ↓ 3% since listing

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Why this score? — see what drove the F 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 +8.0/30.0
• ARV discount +7.5/15.0
• Livability +4.3/5.0
• Condition / age +4.0/5.0
• 1% rule +3.9/10.0
• DSCR +2.1/10.0
• Schools +1.9/10.0
• Rent growth +1.1/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Discover the thoughtfully designed Pearson floorplan in DR Horton's Pines at New Hempstead community-where comfort meets modern living. This beautiful two-story home offers 1,418 square feet of well-planned space, featuring 3 spacious bedrooms and 2.5 bathrooms, perfect for families, first-time homebuyers, or anyone seeking a blend of style and functionality. The open-concept main level creates a seamless flow between the living, dining, and kitchen areas, making it ideal for entertaining guests or enjoying everyday life. The kitchen is designed with convenience in mind, offering ample counter space and modern finishes that elevate your cooking experience. Upstairs, you'll find all three bedrooms, including a private owner's suite complete with an en-suite bathroom and generous closet space. The additional bedrooms are perfect for family members, guests, or even a home office. A convenient half bath on the main level adds extra functionality for visitors. With its smart layout, energy-efficient features, and contemporary design, the Pearson floorplan delivers both comfort and value in one of the area's most desirable communities. Experience low-maintenance living and a welcoming neighborhood atmosphere at Pines at New Hempstead-your perfect place to call home.

Key facts

• Landscaping services
• Irrigation systems
• Resort style pool

Tags

• RESORT STYLE POOL
• GOLF CART FRIENDLY PATHS
• SIZABLE WALK IN CLOSET
• LAUNDRY ROOM
• LANDSCAPING SERVICES
• IRRIGATION SYSTEMS

🏗️ New construction. The $254,880 list price is a builder figure, so every metric below is computed on the value from comparable previous sales — $261,385.

What this means for you Summary

Snapshot

• This is a 3-bed/2.5-bath townhouse listed at $255k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $-266 ($-3k/yr) — negative.
• To cash-flow at today's rent, offer at most $223k (12.5% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $233k (8.6% below list).
• Recommended offer: $223k (12.5% below list) — sets the bar for cash-flow.
• Cap rate 5.1% vs local median 4.1% in Savannah — meaningfully above typical; check what's discounted (condition, days-on-market, listing class) to confirm the premium yield is real.

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 falling (-5.5%/yr); 400 active listings in the ZIP; 5 comparable units currently listed for rent nearby; rentals leasing fast (median 0d on market — plan ~1-2 weeks tenant-placement turnaround); 40% 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 41% of the median local income ($69k/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 56 days — a 3% lower offer ($247k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $22k (8%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Recommended offer $222,907 (12.5% 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 56 days. Have you received any prior offers? Is the seller open to a 13% concession, seller financing, or rate buy-down credit?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
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: 0.89% ✗
• Cap rate: 5.07%
• Cash-on-cash: -4.36%
• DSCR: 0.81
• GRM: 9.3

CMA / ARV

• ARV (median comp): $261,385
• List price: $254,880
• Delta: -2.49%
• 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
184 Coneflower Rd	0.02mi	3/2.5	1,418 (0%)	3mo	$255,000	$180	97
435 Salvia Rd	0.07mi	3/2.5	1,418 (0%)	2mo	$182,750	$129	95
1061 Bergamot Rd	0.12mi	3/2.0	1,475 (+4%)	2mo	$319,250	$216	84
1050 Bergamot Rd	0.12mi	3/2.0	1,475 (+4%)	2mo	$334,900	$227	84
104 Siskin Rd	0.13mi	3/2.5	1,634 (+15%)	0mo	$333,250	$204	69
1085 Bergamot Rd	0.12mi	3/2.5	1,634 (+15%)	1mo	$337,590	$207	68
14 Canvasback Dr	0.96mi	4/2.5 (+1)	1,440 (+2%)	6mo	$225,000	$156	52
158 Stone Crab Cir	1.28mi	3/2.5	1,682 (+19%)	2mo	$265,000	$158	39
142 Stone Crab Cir	1.29mi	3/2.5	1,682 (+19%)	2mo	$255,000	$152	38
160 Stone Crab Cir	1.44mi	3/2.5	1,682 (+19%)	6mo	$279,838	$166	35
664 Old River Rd	1.36mi	3/1.5	1,669 (+18%)	3mo	$600,000	$359	33
5 Teal Ct	1.37mi	3/2.0	1,718 (+21%)	6mo	$245,000	$143	33

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: -27.6%
• Equity multiple: 0.10×
• Total profit: $-65,899
• Equity at exit: $38,973

10-year hold

• IRR: -46.6%
• Equity multiple: -0.43×
• Total profit: $-104,685
• Equity at exit: $22,600

Cash invested: $73,188 (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 →

Buyer's market Market conditions within 1.0 mi — comparable homes for sale

Active competition Active MLS

• For sale now: 13 active · 5 under contract
• Months of supply: 39.0 mo (3%/mo absorbed)
• Median asking: $249,880 ($176/sqft)
• Median days on market: 56 d
• This list price: 77% of active listings are priced below it
• ARV vs active asking: +4.6% vs current asking $/sqft

Closed sales set the value; these active listings set current market conditions and a practical price ceiling.

ZIP-level market 31302

• Home prices YoY: -18.5%
• Rents YoY: -5.5%
• Active inventory: 400
• Price-to-rent: 9.1×

Monthly cashflow live

• Estimated rent: $2,330 high
• Mortgage (P&I): −$1,371
• Tax est. 1.5%: −$327 /mo · $3,921/yr
• Insurance: −$109
• HOA: −$300
• Vacancy / Maint / Mgmt: −$489
• Net cashflow: $-266

Break-even live

Break-even rent $2,666

Max offer price $222,907

Occupancy floor —

Sensitivity live

Price	-10% $-85	-5% $-176	+0% $-266	+5% $-356	+10% $-447
Rent	-10% $-450	-5% $-358	+0% $-266	+5% $-174	+10% $-82
Rate	-1.0pp $-134	-0.5pp $-199	base $-266	+0.5pp $-334	+1.0pp $-403

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: $65,346
• Closing costs: $7,842
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Rent comps 5 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
214 Coneflower Rd Bloomingdale, GA	3.0	2.5	1418	$2,300	$1.62	139d	1	0.05mi
173 Coneflower Rd Bloomingdale, GA	3.0	2.5	1418	$2,100	$1.48	0d	1	0.07mi
169 Coneflower Rd Bloomingdale, GA	3.0	2.5	1418	$2,100	$1.48	0d	1	0.07mi
404 Turpentine Trl Bloomingdale, GA	4.0	2.0	1775	$2,350	$1.32	109d	1	0.42mi
480 John Carter Rd Bloomingdale, GA	1.0–3.0	1.0–2.0	1002	$2,332	$2.33	0d	20	1.11mi

Property features AI

Finance

• Other: Directions provided to communitySubdivision: The Pines at New Hampstead
• HOA & community: Homeowners association with annual fees (derived monthly equivalent $100)Annual association fees listed

Exterior

• Parking: Attached garage with 1 garage space
• Utilities: Public waterPublic sewerUnderground utilities
• Home design: Townhouse2 storiesNew construction1 common wallBuilt by DR Horton (Pearson TH model)
• Construction: Vinyl sidingSlab foundationHome warranty included
• Exterior features: Community poolCommunity fitness centerCommunity playgroundHas viewLot with landscaping

Interior

• Kitchen: DishwasherDisposalMicrowaveOvenRangeRefrigeratorElectric water heater
• Bathrooms: 2 full bathrooms1 half bathroom1 main-level bathroom
• Heating & cooling: Central heating (electric)Central air conditioning (electric)
• Interior features: Breakfast barDouble vanityKitchen islandPantryAccessible full bath
• Laundry & utility: Washer hookupDedicated laundry room

Listing history 50 events

1. 2026-09-23
   days on market $254,880 Active 56 DOM
2. 2026-09-22
   days on market $254,880 Active 55 DOM
3. 2026-09-21
   days on market $254,880 Active 54 DOM
4. 2026-09-20
   days on market $254,880 Active 53 DOM
5. 2026-09-19
   days on market $254,880 Active 52 DOM
6. 2026-09-18
   days on market $254,880 Active 51 DOM
7. 2026-09-17
   days on market $254,880 Active 50 DOM
8. 2026-09-16
   days on market $254,880 Active 49 DOM
9. 2026-09-15
   days on market $254,880 Active 48 DOM
10. 2026-09-14
    days on market $254,880 Active 47 DOM
11. 2026-09-14
    price $254,880 Active 46 DOM
12. 2026-09-13
    days on market $269,990 Active 46 DOM
13. 2026-09-12
    days on market $269,990 Active 45 DOM
14. 2026-09-11
    days on market $269,990 Active 44 DOM
15. 2026-09-05
    days on market $269,990 Active 38 DOM
16. 2026-09-04
    days on market $269,990 Active 37 DOM
17. 2026-09-03
    days on market $269,990 Active 36 DOM
18. 2026-08-31
    days on market $269,990 Active 33 DOM
19. 2026-08-30
    days on market $269,990 Active 32 DOM
20. 2026-08-29
    days on market $269,990 Active 31 DOM
21. 2026-08-28
    days on market $269,990 Active 30 DOM
22. 2026-08-27
    days on market $269,990 Active 29 DOM
23. 2026-08-26
    pricedays on market $269,990 Active 28 DOM
24. 2026-08-25
    days on market $276,490 Active 27 DOM
25. 2026-08-24
    days on market $276,490 Active 26 DOM
26. 2026-08-23
    days on market $276,490 Active 25 DOM
27. 2026-08-22
    days on market $276,490 Active 24 DOM
28. 2026-08-21
    days on market $276,490 Active 23 DOM
29. 2026-08-20
    days on market $276,490 Active 22 DOM
30. 2026-08-19
    days on market $276,490 Active 21 DOM
31. 2026-08-18
    days on market $276,490 Active 20 DOM
32. 2026-08-16
    days on market $276,490 Active 18 DOM
33. 2026-08-15
    days on market $276,490 Active 17 DOM
34. 2026-08-15
    days on market $276,490 Active 16 DOM
35. 2026-08-13
    days on market $276,490 Active 15 DOM
36. 2026-08-12
    days on market $276,490 Active 14 DOM
37. 2026-08-11
    days on market $276,490 Active 13 DOM
38. 2026-08-10
    days on market $276,490 Active 12 DOM
39. 2026-08-09
    days on market $276,490 Active 11 DOM
40. 2026-08-08
    days on market $276,490 Active 10 DOM
41. 2026-08-07
    days on market $276,490 Active 9 DOM
42. 2026-08-06
    days on market $276,490 Active 8 DOM
43. 2026-08-05
    days on market $276,490 Active 7 DOM
44. 2026-08-04
    days on market $276,490 Active 6 DOM
45. 2026-08-03
    days on market $276,490 Active 5 DOM
46. 2026-07-31
    days on market $276,490 Active 2 DOM
47. 2026-07-30
    days on marketlisting id $276,490 Active 1 DOM
48. 2026-07-29
    days on market $276,490 Active 105 DOM
49. 2026-07-27
    days on market $276,490 Active 103 DOM
50. 2026-07-25
    days on market $276,490 Active 101 DOM

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Taxation est. · year 1

• Rental income: $27,956
• − Mortgage interest: −$14,642
• − Property taxes: −$3,921
• − Insurance: −$1,307
• − Repairs & maintenance: −$2,237
• − Management: −$2,237
• − HOA: −$3,600
• − Depreciation: −$7,604
• Taxable loss: −$7,590
• Est. tax savings @ 24.0%: +$1,822
• After-tax cash flow: $-1,369/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.

Condition & rehab AI · 12 photos

Good 80/100 None rehab

This well-maintained townhouse in a desirable community offers a good condition with minimal repairs needed. Potential buyers and renters will appreciate the modern finishes and open floor plan.

Value-add opportunities

• Both Painting the exterior — Enhances curb appeal and value ↑
• Both Landscaping improvements — Enhances curb appeal and value ↑
• Both Replace carpet with hardwood in bedrooms — Improves aesthetics and value ↑
• Both Install smart home devices — Enhances convenience and value ↑

F Composite school gradezoned avg 18/100

Zoned Schools

Elementary New Hampstead K-8 School High New Hampstead High School F GA #254/424 Nat'l #14,713/17,239

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

A Composite livability gradescore 86/100

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: Effingham County · 332,584 people
• City population: 216,564
• Metro: Savannah, GA
• Population (ZIP): 8,899
• Household income: $68,998
• Rent vs Own: 32.4% rent · 67.6% own
• Severe rent burden: 8% of renters

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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%

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Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (79%)
• Race & ethnicity: White 79% Black 8% Two or more races 8% Hispanic / Latino 6%
• Hispanic origin (detail): Mexican 1%
• Common ancestry: Serbian 2% Lithuanian 2% Italian 2%
• Foreign-born: 3% · Canada, Dominican Republic
• Languages at home: 96% English-only · Spanish 2% German/W. Germanic 1% Other Indo-European 1%

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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: ▼ -66.89%
• Current HPI: 293.9427
• Rent YoY: ▼ -5.51%
• Metro: Savannah, GA
• State GDP YoY: ▲ 2.66%
• F500 in state: 28

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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

Property features AI

Finance

• Other: Directions provided to communitySubdivision: The Pines at New Hampstead
• HOA & community: Homeowners association with annual fees (derived monthly equivalent $100)Annual association fees listed

Exterior

• Parking: Attached garage with 1 garage space
• Utilities: Public waterPublic sewerUnderground utilities
• Home design: Townhouse2 storiesNew construction1 common wallBuilt by DR Horton (Pearson TH model)
• Construction: Vinyl sidingSlab foundationHome warranty included
• Exterior features: Community poolCommunity fitness centerCommunity playgroundHas viewLot with landscaping

Interior

• Kitchen: DishwasherDisposalMicrowaveOvenRangeRefrigeratorElectric water heater
• Bathrooms: 2 full bathrooms1 half bathroom1 main-level bathroom
• Heating & cooling: Central heating (electric)Central air conditioning (electric)
• Interior features: Breakfast barDouble vanityKitchen islandPantryAccessible full bath
• Laundry & utility: Washer hookupDedicated laundry room

Price history

-3.5% since first listed

3 events — show timeline

• 2026-07-29 Listed $276,490 Hive MLS
• 2026-07-07 Price Changed $276,490 Zillow
• 2026-04-15 Listed $286,490 Zillow