Hampton Plan · Savannah, GA 31324

$435,990

4 bd · 2.5 ba · 2,602 sqft · SingleFamily · 265 Days on market

↓ 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).

• ARV discount +7.5/15.0
• Schools +4.5/10.0
• Livability +4.3/5.0
• Cash flow +3.5/30.0
• Rent growth +3.0/5.0
• Condition / age +2.5/5.0
• 1% rule +0.0/10.0
• DSCR +0.0/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

The Hampton floor plan in Richmond Hill, GA, offers a flexible new home design for modern living. An upstairs loft creates space for quiet retreats or movie nights. Downstairs, flex rooms suit a home office or guest suite, while the open kitchen, café, and sunlit gathering room are perfect for connection and entertaining. Discover the possibilities of new construction designed for your lifestyle.

Key facts

• Upstairs loft
• Flex rooms
• Open kitchen

Tags

• UPSTAIRS LOFT
• FLEX ROOMS
• OPEN KITCHEN
• SUNLIT GATHERING ROOM

🏗️ New construction. The $435,990 list price is a builder figure, so every metric below is computed on the value from comparable previous sales — $648,854.

What this means for you Summary

Snapshot

• This is a 4-bed/2.5-bath single-family listed at $436k.

Deal economics

• At list price, monthly cash flow is $-2k ($-23k/yr) — negative.
• To cash-flow at today's rent, offer at most $366k (16.0% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $320k (26.5% below list).
• Recommended offer: $320k (26.5% below list) — sets the bar for 1% rule.
• Cap rate 2.7% vs local median 4.0% in Savannah — below-typical yield; the buyer is paying a premium for something (appreciation thesis, condition, location) that the cap rate doesn't capture.

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.
• Bryan County (rural): math 49% / reading 53% proficiency, ranked #14 of 174 in GA (top 8%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Zoned schools: Mcallister Elementary School (math 73% / reading 67%, grade A-, #61 of 1,228 statewide, top 5%, 915 students, 9% FRL); Richmond Hill Middle School (math 49% / reading 61%, grade B-, #51 of 470 statewide, top 11%, 1,894 students, 25% FRL); Richmond Hill High School (math 32% / reading 58%, grade D-, #46 of 424 statewide, top 11%, 2,454 students, 23% FRL).
• Market conditions: Rents rising (+2.2%/yr); 483 active listings in the ZIP; 5 comparable units currently listed for rent nearby; rentals at typical pace (median 16d on market — plan ~3-4 weeks tenant-placement turnaround); high-income renter base; 510 units permitted in Bryan County in 2024 (68 in 5+ unit buildings).
• This rent runs 31% of the median local income ($122k/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 $4k of loan paydown is wiped out by about $19k of value loss. Plan a longer hold.
• Bryan County population projected at +64% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.

Negotiation context

• It's been on market 265 days — a 12% lower offer ($384k) is reasonable based on typical stale-listing flexibility.

Recommended offer $320,367 (26.5% 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 265 days. Have you received any prior offers? Is the seller open to a 27% concession, seller financing, or rate buy-down credit?
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: 0.49% ✗
• Cap rate: 2.68%
• Cash-on-cash: -12.90%
• DSCR: 0.43
• GRM: 16.9

CMA / ARV

• ARV (median comp): $648,854
• List price: $435,990
• Delta: -32.81%
• 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
106 Sandy Bend Dr	0.17mi	3/3.5 (-1)	2,712 (+4%)	1mo	$609,426	$225	75
74 Sandy Bend Dr Dr	0.14mi	3/3.5 (-1)	2,712 (+4%)	10mo	$731,265	$270	69
140 Sandy Bend Dr	0.17mi	3/3.0 (-1)	2,385 (-8%)	4mo	$640,840	$269	68
125 Sandy Bnd	0.19mi	3/3.5 (-1)	2,859 (+10%)	1mo	$694,450	$243	65
40 Bradford Pear Dr	0.48mi	4/3.0	2,730 (+5%)	3mo	$538,000	$197	65
64 Trail View Ct	0.12mi	5/3.0 (+1)	2,966 (+14%)	4mo	$517,165	$174	61
14 Trail View Ct	0.17mi	4/3.5	2,944 (+13%)	8mo	$727,490	$247	60
48 Sandy Bnd	0.11mi	3/2.5 (-1)	2,944 (+13%)	10mo	$747,190	$254	60
200 Ridgewood Park Ct	0.41mi	4/3.0	2,362 (-9%)	5mo	$505,000	$214	59
217 Castnet Cv	0.29mi	3/3.5 (-1)	2,859 (+10%)	4mo	$606,465	$212	58
240 Blackjack Oak Dr W	0.40mi	3/4.0 (-1)	2,772 (+6%)	2mo	$561,500	$203	57
310 W Blackjack Oak Dr	0.47mi	4/3.5	2,893 (+11%)	1mo	$579,000	$200	55

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 · 2.17% rent growth · sell at horizon

5-year hold

• IRR: -41.2%
• Equity multiple: -0.28×
• Total profit: $-232,147
• Equity at exit: $96,746

10-year hold

• IRR: -74.2%
• Equity multiple: -1.05×
• Total profit: $-372,845
• Equity at exit: $56,101

Cash invested: $181,679 (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 31324

• Home prices YoY: -30.8%
• Rents YoY: 2.2%
• Active inventory: 483
• Price-to-rent: 11.3×

Monthly cashflow live

• Estimated rent: $3,204 high
• Mortgage (P&I): −$3,403
• Tax est. 1.5%: −$811 /mo · $9,733/yr
• Insurance: −$270
• HOA: −$0
• Vacancy / Maint / Mgmt: −$673
• Net cashflow: $-1,953

Break-even live

Break-even rent $5,676

Max offer price $366,225

Occupancy floor —

Sensitivity live

Price	-10% $-1,505	-5% $-1,729	+0% $-1,953	+5% $-2,177	+10% $-2,402
Rent	-10% $-2,206	-5% $-2,080	+0% $-1,953	+5% $-1,827	+10% $-1,700
Rate	-1.0pp $-1,626	-0.5pp $-1,788	base $-1,953	+0.5pp $-2,121	+1.0pp $-2,292

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: $162,213
• Closing costs: $19,466
• Reserves months: —
• Total cash needed: —

Rent comps 5 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
157 Lower Creek Dr Richmond Hill, GA	3.0	2.5	1886	$2,700	$1.43	15d	1	0.29mi
265 Blackjack Oak Dr W Richmond Hill, GA	4.0	2.5	2750	$3,600	$1.31	45d	1	0.43mi
268 Heron Creek Dr Unit NA Richmond Hill, GA	5.0	4.0	3262	$3,500	$1.07	22d	1	0.85mi
268 Heron Creek Dr Richmond Hill, GA	5.0	4.0	3262	$3,500	$1.07	15d	1	0.85mi
62 Monterey Loop Richmond Hill, GA	4.0	3.5	2394	$2,975	$1.24	15d	1	1.43mi

Listing history 19 events

1. 2026-06-21
   days on market $435,990 Active 265 DOM
2. 2026-06-18
   days on market $435,990 Active 262 DOM
3. 2026-06-17
   days on market $435,990 Active 261 DOM
4. 2026-06-16
   days on market $435,990 Active 260 DOM
5. 2026-06-15
   days on market $435,990 Active 259 DOM
6. 2026-06-14
   days on market $435,990 Active 257 DOM
7. 2026-06-13
   days on market $435,990 Active 256 DOM
8. 2026-06-10
   days on market $435,990 Active 254 DOM
9. 2026-06-09
   days on market $435,990 Active 253 DOM
10. 2026-06-08
    days on market $435,990 Active 252 DOM
11. 2026-06-07
    days on market $435,990 Active 251 DOM
12. 2026-06-05
    days on market $435,990 Active 248 DOM
13. 2026-06-03
    days on market $435,990 Active 247 DOM
14. 2026-06-02
    days on market $435,990 Active 246 DOM
15. 2026-06-01
    days on market $435,990 Active 245 DOM
16. 2026-05-31
    days on market $435,990 Active 244 DOM
17. 2026-05-30
    days on market $435,990 Active 243 DOM
18. 2026-01-14
    price $435,990 406-char remark

    Show marketing remark (406 chars)

    The Hampton floor plan in Richmond Hill, GA, offers a flexible new home design for modern living. An upstairs loft creates space for quiet retreats or movie nights. Downstairs, flex rooms suit a home office or guest suite, while the open kitchen, café, and sunlit gathering room are perfect for connection and entertaining. Discover the possibilities of new construction designed for your lifestyle.

19. 2025-09-30
    listed $449,990 Active 406-char remark

    Show marketing remark (406 chars)

    The Hampton floor plan in Richmond Hill, GA, offers a flexible new home design for modern living. An upstairs loft creates space for quiet retreats or movie nights. Downstairs, flex rooms suit a home office or guest suite, while the open kitchen, café, and sunlit gathering room are perfect for connection and entertaining. Discover the possibilities of new construction designed for your lifestyle.

ⓘ 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: $38,444
• − Mortgage interest: −$36,346
• − Property taxes: −$9,733
• − Insurance: −$3,244
• − Repairs & maintenance: −$3,076
• − Management: −$3,076
• − Depreciation: −$18,876
• Taxable loss: −$35,906
• Est. tax savings @ 24.0%: +$8,617
• After-tax cash flow: $-14,821/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: Bryan County
• NCES district ID: 1300570
• Math proficiency: 49% ▼ -2.00%
• Reading proficiency: 53% ▼ -2.00%
• Median HH income: $64,465
• Composite: 44.99/100
• National rank: #2701
• State rank: #14 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: Bryan County · 37,406 people
• City population: 216,564
• Metro: Savannah, GA
• Population (ZIP): 37,406
• Household income: $122,378
• Rent vs Own: 22.2% rent · 77.8% own
• Severe rent burden: 562.0

Population outlook (Bryan County) Hauer SSP2

• Today (2025): 45,980 people
• By 2030: 51,583 · +12.2%
• By 2040: 63,184 · +37.4%
• By 2050: 75,400 · +64.0%
• By 2075: 105,363 · +129.1%
• By 2100: 124,959 · +171.8%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (70%)
• Race & ethnicity: White 70% Black 12% Hispanic / Latino 9% Two or more races 8% Asian 3%
• Hispanic origin (detail): Mexican 2% Puerto Rican 5%
• Common ancestry: Lithuanian 3% Romanian 2% Slovak 2%
• Foreign-born: 6% · Canada, Jamaica
• Languages at home: 89% English-only · Spanish 7% Other Indo-European 2% German/W. Germanic 1%

Political lean MEDSL · Bryan

• 2024 margin: Solid R (+36.3) · D 31.6% · R 67.9%
• 2008→2024 swing: +6.3pp toward D · 2008: -42.6pp · 2024: -36.3pp
• All cycles: 2024: R+36.3 2020: R+35.2 2016: R+43.2 2012: R+43.6 2008: R+42.6

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -95.54%
• Current HPI: 215.1789
• Rent YoY: ▲ 2.17%
• 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

-3.1% since first listed

2 events — show timeline

• 2026-01-14 Price Changed $435,990 Zillow
• 2025-09-30 Listed $449,990 Zillow