2208 Utah St · Savannah, GA 31404

$127,900

3 bd · 1.0 ba · 1,073 sqft · SingleFamily public records · 30 Days on market

Built 1943 8,102 sqft lot $119/sqft · 47% below area Est $240k · 47% under

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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
• ARV discount +15.0/15.0
• DSCR +10.0/10.0
• 1% rule +9.8/10.0
• 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

Investor special, as is condition. Foundation in need of repair, termite damage. Great potential. Part of the kitchen floor has been removed. Please use caution. Appliances not included will be removed Monday. Cash sale only.

Key facts

• 8,102 sq ft lot
• Built 1943
• Listed 30 days

Property features AI

Exterior

• Utilities: Public water; Public sewer
• Home design: Single-family residence; Single story
• Construction: Built with other construction materials
• Exterior features: Has a view; Storage structure; Workshop

Interior

• Bathrooms: 1 full bathroom
• Heating & cooling: Central electric heating; Central electric cooling
• Interior features: Electric water heater; Has central electric heating and cooling; Central Air conditioning
• Laundry & utility: Laundry area (other)

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $128k.

Deal economics

• At list price, monthly cash flow is $740 ($9k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $128k).
• Recommended offer: $126k (1.5% below list) — sets the bar for market timing.
• Cap rate 13.2% 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 (+3.6%/yr); 226 active listings in the ZIP; 26 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 62% 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 42% 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 $884 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 + 3.6% rent growth), your $36k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• It's been on market 30 days — a 2% lower offer ($126k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: built in 1943 — 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 $125,981 (1.5% below list)

Questions for the listing agent

1. Built in 1943 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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.
5. 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.
6. 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: 1.48% ✓
• Cap rate: 13.24%
• Cash-on-cash: 24.81%
• DSCR: 2.10
• GRM: 5.6

CMA / ARV

• ARV (median comp): $239,630
• List price: $127,900
• Delta: -46.63%
• 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	0.00mi	3/1.0	1,073 (0%)	1mo	$119,000	$111	100
202 Forrest Ave	0.50mi	3/1.0	1,085 (+1%)	5mo	$260,000	$240	71
2217 Beech St	0.21mi	2/1.0 (-1)	959 (-11%)	3mo	$165,000	$172	65
328 Riverview Dr	0.55mi	3/1.0	1,021 (-5%)	3mo	$219,900	$215	64
2130 Hanson St	0.56mi	3/1.0	1,140 (+6%)	1mo	$253,000	$222	63
2230 Iowa St	0.34mi	3/1.0	944 (-12%)	5mo	$235,000	$249	60
2106 Auburn St	0.41mi	3/1.0	1,216 (+13%)	4mo	$155,000	$127	56
2231 E Gwinnett St	0.65mi	3/2.0	996 (-7%)	3mo	$238,256	$239	52
2232 E Gwinnett St	0.62mi	3/2.0	1,212 (+13%)	2mo	$262,000	$216	44
329 Manor Dr	0.57mi	3/1.0	912 (-15%)	6mo	$172,000	$189	44
2238 Alaska St	0.73mi	2/1.0 (-1)	1,185 (+10%)	1mo	$145,000	$122	43
2018 Bolling St	0.72mi	2/1.0 (-1)	914 (-15%)	6mo	$120,000	$131	32

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: 18.8%
• Equity multiple: 1.77×
• Total profit: $27,566
• Equity at exit: $19,070

10-year hold

• IRR: 27.6%
• Equity multiple: 3.50×
• Total profit: $89,437
• Equity at exit: $11,058

Cash invested: $35,812 (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: 5.6×

Monthly cashflow live

• Estimated rent: $1,888 high
• Mortgage (P&I): −$671
• Tax from tax record: −$27 /mo · $321/yr
• Insurance: −$53
• HOA: −$0
• Vacancy / Maint / Mgmt: −$396
• Net cashflow: $740

Break-even live

Break-even rent $950

Max offer price $127,900

Occupancy floor 56%

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: $31,975
• Closing costs: $3,837
• Reserves months: —
• Total cash needed: —

Rent comps 26 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2211 Beech St Savannah, GA	2.0	1.0	800	$1,595	$1.99	44d	1	0.23mi
2217 Beech St Savannah, GA	2.0	1.0	959	$1,850	$1.93	23d	1	0.24mi
2800 Capital St Savannah, GA	1.0–3.0	1.0	980	$1,650	$1.68	44d	1	0.27mi
2010 E President St Savannah, GA	2.0	1.0–2.0	944	$1,950	$2.07	14d	27	0.37mi
2102 Auburn St Savannah, GA	3.0	1.0	828	$1,795	$2.17	44d	1	0.39mi
101 Forrest Ave Savannah, GA	3.0	1.0	1367	$1,895	$1.39	44d	1	0.44mi
2137 Bolling St Savannah, GA	3.0	1.0	1204	$1,575	$1.31	23d	1	0.68mi
2201 Mississippi Ave Savannah, GA	2.0	1.0	1005	$1,595	$1.59	44d	1	0.80mi
1110 New Jersey Ave Savannah, GA	2.0	1.0	714	$1,500	$2.10	44d	1	0.83mi
2503 Mississippi Ave Savannah, GA	3.0	1.5	1373	$1,800	$1.31	44d	1	0.83mi
2141 New York Ave Unit A Savannah, GA	2.0	1.0	765	$1,750	$2.29	44d	1	0.95mi
1612 Skidaway Rd Savannah, GA	2.0	1.0	1453	$1,800	$1.24	44d	1	0.97mi
1655 McKinnon Dr Savannah, GA	4.0	2.0	1292	$1,795	$1.39	23d	1	1.05mi
1810 E 32nd St Savannah, GA	3.0	1.5	1218	$3,000	$2.46	23d	1	1.11mi
37 Altman Cir Savannah, GA	2.0	2.0	879	$1,750	$1.99	44d	1	1.16mi
1518 E Park Ave Savannah, GA	2.0–3.0	1.0–2.5	1261	$1,703	$1.35	14d	6	1.19mi
16 Helmken St Savannah, GA	3.0	1.0	924	$1,850	$2.00	14d	1	1.19mi
2149 Vermont Ave Savannah, GA	3.0	2.0	1213	$1,955	$1.61	44d	1	1.19mi
2010 Vermont Ave Savannah, GA	2.0	1.0	892	$1,690	$1.89	44d	1	1.20mi
1704 E 31st St Savannah, GA	3.0	2.0	1137	$2,350	$2.07	44d	1	1.22mi
2201 E 37th St Savannah, GA	3.0	1.5	1424	$1,800	$1.26	23d	1	1.36mi
1502 E 31st St Savannah, GA	3.0	2.0	1212	$1,700	$1.40	14d	1	1.38mi
1403 E Anderson St Savannah, GA	3.0	2.0	1300	$2,400	$1.85	44d	1	1.44mi
1203 E Bolton St Savannah, GA	2.0	2.5	1200	$2,000	$1.67	23d	1	1.45mi
375 Laurel Oak Ln Thunderbolt, GA	3.0	2.5	1200	$1,800	$1.50	44d	1	1.47mi
1315 E Anderson St Unit 1315 Savannah, GA	2.0	2.0	859	$1,500	$1.75	44d	1	1.49mi

Listing history 4 events

1. 2026-05-15
   price $127,900 225-char remark
2. 2026-05-11
   price $132,900 225-char remark
3. 2026-04-24
   listed $139,900 Active 225-char remark
4. 2002-09-27
   soldstatus $42,800

ⓘ 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: $321 · $27/mo
• Projected year-2 tax: $1,177 · $98/mo
• Expected delta: +$856/yr (+$71/mo · 267.0%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

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: $22,651
• − Mortgage interest: −$7,164
• − Property taxes: −$321
• − Insurance: −$640
• − Repairs & maintenance: −$1,812
• − Management: −$1,812
• − Depreciation: −$3,721
• Taxable income: $7,182
• Est. tax owed @ 24.0%: −$1,724
• After-tax cash flow: $7,162/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

+178.0% since first listed

6 events — show timeline

• 2026-06-03 Sold (MLS) $119,000 Hive MLS
• 2026-05-24 Pending — Hive MLS
• 2026-05-15 Price Changed $127,900 Hive MLS
• 2026-05-11 Price Changed $132,900 Hive MLS
• 2026-04-24 Listed $139,900 Hive MLS
• 2002-09-27 Sold (Public Records) $42,800 Public Records

Property tax history

-0.1%/yr

Latest (2025): $321 · -1.3% YoY. Source: county tax records.