320 W Whatley St · Pooler, GA 31322

$245,000

3 bd · 1.5 ba · 1,066 sqft · SingleFamily public records · 38 Days on market

Built 1971 9,148 sqft lot $230/sqft · 23% above area Est $252k · 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 +12.3/30.0
• ARV discount +8.8/15.0
• DSCR +3.7/10.0
• Livability +3.3/5.0
• 1% rule +2.9/10.0
• Condition / age +2.5/5.0
• Schools +2.0/10.0
• Rent growth +1.7/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Great investment opportunity with tons of potential! Previously used as a rental, this property is perfect for investors looking to add to their portfolio or buyers ready to put in a little TLC and make it their own. A brand new metal roof has already been installed, giving a major head start on improvements. Located directly beside another available property, buyers have the unique opportunity to purchase separately or together for added value and possibilities. Whether you're looking for your next rental, flip, or affordable project home, this property has plenty of upside. Select photos include virtual enhancements and staging ideas to help showcase the home's potential and inspire future possibilities. Conveniently located just minutes from I-95 and Highway 80 in the heart of Pooler, with quick access to shopping, restaurants, Gulfstream, Savannah/Hilton Head International Airport, and downtown Savannah.

Key facts

• Metal roof
• Minutes from i-95
• Heart of pooler

Tags

• METAL ROOF
• INVESTMENT OPPORTUNITY
• MINUTES FROM I-95
• QUICK ACCESS TO SHOPPING
• HEART OF POOLER

Property features AI

Exterior

• Parking: Attached 1-car garage; Garage on kitchen level
• Utilities: Public water; Public sewer
• Home design: Single-family residence; One-story home; Located in Collins Subdivision; Zoned R1A
• Construction: Brick construction
• Exterior features: Wood privacy fencing enclosing the yard; Property has a view

Interior

• Bathrooms: 1 full bathroom; 1 half bathroom
• Heating & cooling: Central heating (Electric and Natural Gas); Central electric air conditioning
• Interior features: Electric water heater
• Laundry & utility: Laundry room; Laundry area in garage

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath single-family listed at $245k.

Deal economics

• At list price, monthly cash flow is $-43 ($-513/yr) — negative.
• To cash-flow at today's rent, offer at most $237k (3.1% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $193k (21.0% below list).
• Recommended offer: $193k (21.0% below list) — sets the bar for 1% rule.
• Cap rate 6.1% vs local median 4.0% in Pooler — 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 66/100 on livability (#182 in GA) — a middle-class / working-renter tenant base. Strengths: housing A+, crime A-, employment A-; Watch: schools D+, amenities F, commute 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 (-3.4%/yr); 423 active listings in the ZIP; 18 comparable units currently listed for rent nearby; rentals at typical pace (median 23d on market — plan ~3-4 weeks tenant-placement turnaround); solid renter incomes; 2,694 units permitted in Chatham County in 2024 (973 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $2k of loan paydown is wiped out by about $7k 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 38 days — a 3% lower offer ($238k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.
• Current owner paid $100k; list at $245k implies a 145% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• 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 $193,430 (21.0% 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 38 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 1971 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. Schools are D-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: 0.79% ✗
• Cap rate: 6.08%
• Cash-on-cash: -0.75%
• DSCR: 0.97
• GRM: 10.6

CMA / ARV

• ARV (median comp): $252,305
• List price: $245,000
• Delta: -2.90%
• 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
414 Tietgen St	0.10mi	3/2.0	1,168 (+10%)	7mo	$259,900	$223	72
120 E Mell St	0.30mi	3/2.0	1,092 (+2%)	16mo	$269,000	$246	67
209 E Tietgen St	0.34mi	3/1.5	1,059 (-1%)	20mo	$195,000	$184	66
119 W Whatley St	0.17mi	3/2.0	1,168 (+10%)	14mo	$258,000	$221	62
206 Pinecrest Pl	0.28mi	3/2.0	1,192 (+12%)	9mo	$219,999	$185	58
1230 S Rogers St St	0.68mi	3/2.0	1,144 (+7%)	3mo	$300,000	$262	52
605 S Skinner Ave	0.54mi	3/2.0	1,162 (+9%)	13mo	$275,000	$237	47
404 N Rogers St	0.62mi	3/2.0	1,176 (+10%)	12mo	$185,000	$157	42
1217 Weston Way	0.73mi	3/1.5	1,116 (+5%)	20mo	$250,000	$224	42
1213 Crawford Way	0.70mi	3/1.5	1,140 (+7%)	20mo	$265,000	$232	40
304 N Skinner Ave	0.74mi	3/1.0	1,148 (+8%)	14mo	$195,000	$170	39
1220 Crawford Way	0.74mi	3/1.5	1,165 (+9%)	22mo	$263,000	$226	31

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: -20.7%
• Equity multiple: 0.30×
• Total profit: $-48,137
• Equity at exit: $36,530

10-year hold

• IRR: -22.0%
• Equity multiple: 0.02×
• Total profit: $-67,516
• Equity at exit: $21,183

Cash invested: $68,600 (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 31322

• Home prices YoY: -32.2%
• Rents YoY: -3.4%
• Active inventory: 423
• Price-to-rent: 10.6×

Monthly cashflow live

• Estimated rent: $1,934 high
• Mortgage (P&I): −$1,285
• Tax from tax record: −$184 /mo · $2,207/yr
• Insurance: −$102
• HOA: −$0
• Vacancy / Maint / Mgmt: −$406
• Net cashflow: $-43

Break-even live

Break-even rent $1,988

Max offer price $237,450

Occupancy floor 97%

Sensitivity live

Price	-10% $96	-5% $27	+0% $-43	+5% $-112	+10% $-181
Rent	-10% $-196	-5% $-119	+0% $-43	+5% $34	+10% $110
Rate	-1.0pp $81	-0.5pp $20	base $-43	+0.5pp $-106	+1.0pp $-171

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: $61,250
• Closing costs: $7,350
• Reserves months: —
• Total cash needed: —

Rent comps 18 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
503 W Tietgen St Pooler, GA	3.0	2.0	1464	$2,200	$1.50	25d	1	0.18mi
111 E Mell St Apt 17 Pooler, GA	2.0	1.0	1000	$1,495	$1.50	23d	1	0.26mi
111 E Mell St Unit 1 Pooler, GA	2.0	1.0	1000	$1,395	$1.40	25d	1	0.32mi
111 E Mell St Unit 12 Pooler, GA	2.0	1.0	1000	$1,395	$1.40	15d	1	0.32mi
111 E Mell St Unit 7 Pooler, GA	2.0	1.0	1000	$1,395	$1.40	45d	1	0.32mi
302 Manden Rd Pooler, GA	3.0	2.0	1151	$2,900	$2.52	45d	1	0.36mi
613 Ryan Ln Pooler, GA	3.0	2.0	1143	$2,000	$1.75	45d	1	0.42mi
313 Manden Rd Unit 1244797P Pooler, GA	3.0	2.0	1496	$5,585	$3.73	45d	1	0.43mi
1105 S Rogers St Lot 721 Pooler, GA	3.0	2.0	1216	$1,500	$1.23	15d	1	0.56mi
1105 S Rogers St Lot 210 Pooler, GA	3.0	2.0	1216	$1,400	$1.15	15d	1	0.56mi
1105 S Rogers St Lot 310 Pooler, GA	3.0	2.0	1440	$1,635	$1.14	25d	1	0.56mi
209 Brighton Woods Dr Pooler, GA	3.0	2.0	1329	$2,200	$1.66	45d	1	0.73mi
500 Fox Farm ST Pooler, GA	1.0–3.0	1.0–2.0	1063	$2,567	$2.41	15d	142	0.82mi
100 Durham Park Way Pooler, GA	2.0–3.0	2.5	1457	$1,985	$1.36	15d	6	0.90mi
11 Ripple Way Pooler, GA	3.0–4.0	2.0–3.5	1697	$2,475	$1.46	15d	21	0.96mi
2 Venice Pl Pooler, GA	2.0–4.0	2.0–2.5	1514	$2,399	$1.58	15d	12	1.06mi
285 Park Ave Pooler, GA	1.0–3.0	1.0–2.0	1124	$1,752	$1.56	15d	20	1.20mi
3002 Benton Grv Pooler, GA	1.0–2.0	1.0–2.0	1004	$2,437	$2.43	23d	10	1.21mi

Listing history 23 events

1. 2026-06-21
   days on market $245,000 Active 38 DOM
2. 2026-06-18
   days on market $245,000 Active 35 DOM
3. 2026-06-17
   days on market $245,000 Active 34 DOM
4. 2026-06-16
   days on market $245,000 Active 33 DOM
5. 2026-06-15
   days on market $245,000 Active 32 DOM
6. 2026-06-14
   days on market $245,000 Active 30 DOM
7. 2026-06-13
   days on market $245,000 Active 29 DOM
8. 2026-06-10
   days on market $245,000 Active 27 DOM
9. 2026-06-09
   days on market $245,000 Active 26 DOM
10. 2026-06-08
    days on market $245,000 Active 25 DOM
11. 2026-06-07
    days on market $245,000 Active 24 DOM
12. 2026-06-05
    days on market $245,000 Active 21 DOM
13. 2026-06-03
    days on market $245,000 Active 20 DOM
14. 2026-06-02
    days on market $245,000 Active 19 DOM
15. 2026-06-01
    days on market $245,000 Active 18 DOM
16. 2026-05-31
    days on market $245,000 Active 17 DOM
17. 2026-05-30
    statusdays on market $245,000 Active 16 DOM

    Show marketing remark (921 chars)

    Great investment opportunity with tons of potential! Previously used as a rental, this property is perfect for investors looking to add to their portfolio or buyers ready to put in a little TLC and make it their own. A brand new metal roof has already been installed, giving a major head start on improvements. Located directly beside another available property, buyers have the unique opportunity to purchase separately or together for added value and possibilities. Whether you're looking for your next rental, flip, or affordable project home, this property has plenty of upside. Select photos include virtual enhancements and staging ideas to help showcase the home's potential and inspire future possibilities. Conveniently located just minutes from I-95 and Highway 80 in the heart of Pooler, with quick access to shopping, restaurants, Gulfstream, Savannah/Hilton Head International Airport, and downtown Savannah.

18. 2026-05-13
    listed $245,000 Active 933-char remark

    Show marketing remark (921 chars)

    Great investment opportunity with tons of potential! Previously used as a rental, this property is perfect for investors looking to add to their portfolio or buyers ready to put in a little TLC and make it their own. A brand new metal roof has already been installed, giving a major head start on improvements. Located directly beside another available property, buyers have the unique opportunity to purchase separately or together for added value and possibilities. Whether you're looking for your next rental, flip, or affordable project home, this property has plenty of upside. Select photos include virtual enhancements and staging ideas to help showcase the home's potential and inspire future possibilities. Conveniently located just minutes from I-95 and Highway 80 in the heart of Pooler, with quick access to shopping, restaurants, Gulfstream, Savannah/Hilton Head International Airport, and downtown Savannah.

19. 2026-05-13
    listed $245,000 New 921-char remark

    Show marketing remark (921 chars)

    Great investment opportunity with tons of potential! Previously used as a rental, this property is perfect for investors looking to add to their portfolio or buyers ready to put in a little TLC and make it their own. A brand new metal roof has already been installed, giving a major head start on improvements. Located directly beside another available property, buyers have the unique opportunity to purchase separately or together for added value and possibilities. Whether you're looking for your next rental, flip, or affordable project home, this property has plenty of upside. Select photos include virtual enhancements and staging ideas to help showcase the home's potential and inspire future possibilities. Conveniently located just minutes from I-95 and Highway 80 in the heart of Pooler, with quick access to shopping, restaurants, Gulfstream, Savannah/Hilton Head International Airport, and downtown Savannah.

20. 2025-11-21
    historical $1,700
21. 2025-10-01
    listed $1,700
22. 2021-05-05
    soldstatus $100,000
23. 2005-06-10
    soldstatus $100,900

ⓘ 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: $2,207 · $184/mo
• Projected year-2 tax: $2,254 · $188/mo
• Expected delta: +$47/yr (+$4/mo · 2.1%)

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

Climate risk First Street

• 🌊 Flood 4/10 Moderate FEMA zone X (unshaded) · 22% chance over 30 yrs
• 🔥 Wildfire 4/10 Moderate
• 🌡 Heat 9/10 Extreme 7 d/yr ≥108°F today · 18 d/yr by 30 yrs out
• 💨 Wind 8/10 Severe 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: $23,212
• − Mortgage interest: −$13,724
• − Property taxes: −$2,207
• − Insurance: −$1,225
• − Repairs & maintenance: −$1,857
• − Management: −$1,857
• − Depreciation: −$7,127
• Taxable loss: −$4,786
• Est. tax savings @ 24.0%: +$1,149
• After-tax cash flow: $636/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 — Pooler

• Score: 66/100
• State rank: #182
• US rank: #11364

Category grades

Amenities F Commute F Cost of living B+ Crime A- Employment A- Housing A+ Health & safety A- User ratings F

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Pooler, GA
• County: Chatham County · 271,602 people
• City population: 30,145
• Metro: Savannah, GA
• Population (ZIP): 30,145
• Household income: $91,344
• Rent vs Own: 38.5% rent · 61.5% own
• Severe rent burden: 877.0

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 0.65)
• Race & ethnicity: White 50% Black 31% Two or more races 9% Hispanic / Latino 7% Asian 2%
• Hispanic origin (detail): Mexican 1% Puerto Rican 2% Cuban 2%
• Common ancestry: Romanian 1% Slovak 1% Italian 1%
• Foreign-born: 13% · Canada, Jamaica, Vietnam
• Languages at home: 86% English-only · Spanish 8% Other Indo-European 2% 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: ▼ -116.17%
• Current HPI: 244.2052
• Rent YoY: ▼ -3.35%
• 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

+142.8% since first listed

10 events — show timeline

• 2026-05-30 Relisted — GAMLS
• 2026-05-30 Relisted — Hive MLS
• 2026-05-28 Contingent — GAMLS
• 2026-05-27 Contingent — Hive MLS
• 2026-05-13 Listed $245,000 Hive MLS
• 2026-05-13 Listed $245,000 GAMLS
• 2025-11-21 Rental Removed $1,700 APPFOLIO
• 2025-10-01 Listed for Rent $1,700 APPFOLIO
• 2021-05-05 Sold (Public Records) $100,000 Public Records
• 2005-06-10 Sold (Public Records) $100,900 Public Records

Property tax history

+5.6%/yr

Latest (2025): $2,207 · -15.2% YoY. Source: county tax records.