None · Savannah, GA 31408

$125,000

2 bd · 2.0 ba · 1,092 sqft · Other public records

Built 1955 0.30 ac lot

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Why this score? — see what drove the C+ 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 +27.9/30.0
• DSCR +9.9/10.0
• ARV discount +7.5/15.0
• 1% rule +7.2/10.0
• Livability +4.3/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.0/10.0
• Appreciation +0.0/10.0

Listing remarks

Duplex- 2bed and 1 bath.

Key facts

• 0.3 acre lot
• Built 1955

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath other listed at $125k.

Deal economics

• At list price, monthly cash flow is $384 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $125k).
• Cap rate 10.0% 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: 36 active listings in the ZIP; 11 comparable units currently listed for rent nearby; rentals at typical pace (median 25d on market — plan ~3-4 weeks tenant-placement turnaround); 45% 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).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $864 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 $35k cash investment doubles in ~9 years — after that, you're playing with house money.

Negotiation context

• Only 0 days on market — expect competitive offers; lowballing is unlikely to land.
• 3 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 $7k; list at $125k implies a 1686% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1955 — 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 $125,000

Questions for the listing agent

1. Built in 1955 — 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: 1.22% ✓
• Cap rate: 9.98%
• Cash-on-cash: 13.17%
• DSCR: 1.59
• GRM: 6.8

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 3.1%
• Equity multiple: 1.12×
• Total profit: $4,208
• Equity at exit: $18,638

10-year hold

• IRR: 12.7%
• Equity multiple: 2.00×
• Total profit: $35,163
• Equity at exit: $10,808

Cash invested: $35,000 (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 31408

• Home prices YoY: -10.4%
• Active inventory: 36
• Price-to-rent: 6.8×

Monthly cashflow live

• Estimated rent: $1,531 high
• Mortgage (P&I): −$656
• Tax from tax record: −$118 /mo · $1,410/yr
• Insurance: −$52
• HOA: −$0
• Vacancy / Maint / Mgmt: −$321
• Net cashflow: $384

Break-even live

Break-even rent $1,044

Max offer price $125,000

Occupancy floor 70%

Sensitivity live

Price	-10% $455	-5% $419	+0% $384	+5% $349	+10% $313
Rent	-10% $263	-5% $324	+0% $384	+5% $445	+10% $505
Rate	-1.0pp $447	-0.5pp $416	base $384	+0.5pp $352	+1.0pp $319

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: $31,250
• Closing costs: $3,750
• Reserves months: —
• Total cash needed: —

Rent comps 11 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3508 Haslam Ave Savannah, GA	2.0	1.0	988	$1,395	$1.41	24d	1	0.18mi
2023 Gugel St Savannah, GA	3.0	2.0	1008	$1,900	$1.88	44d	1	1.04mi
2014 Lewden St Savannah, GA	3.0	1.0	1164	$1,600	$1.37	24d	1	1.06mi
2009 Eppinger St Savannah, GA	3.0	2.0	1144	$1,500	$1.31	24d	1	1.07mi
120 Jenks St Savannah, GA	3.0	1.0	1042	$1,600	$1.54	44d	1	1.12mi
226 Fell St Savannah, GA	3.0	1.0	1025	$1,695	$1.65	22d	1	1.21mi
320 Chatham Villa Dr Savannah, GA	3.0	1.5	1250	$1,650	$1.32	44d	1	1.25mi
1416 Chester St Savannah, GA	3.0	1.0	960	$1,600	$1.67	24d	1	1.35mi
1402 New Castle St Savannah, GA	2.0	1.0	928	$1,500	$1.62	44d	1	1.40mi
4024 Kessler Ave Savannah, GA	1.0–2.0	1.0–2.0	890	$1,550	$1.74	44d	4	1.42mi
901 Kessler Ct Garden City, GA	1.0–3.0	1.0–2.0	950	$1,550	$1.63	24d	1	1.48mi

Listing history 7 events

1. 2025-11-17
   historical
2. 2025-11-01
   listed $125,000
3. 2025-09-29
   historical
4. 2025-09-29
   historical
5. 2025-04-01
   listed $125,000
6. 2025-04-01
   listed $125,000
7. 1998-12-21
   soldstatus $7,000

ⓘ 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: $1,410 · $118/mo
• Projected year-2 tax: $1,410 · $118/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ 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 1/10 Low
• 🌡 Heat 9/10 Extreme 7 d/yr ≥109°F today · 18 d/yr by 30 yrs out
• 💨 Wind 8/10 Severe 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: $18,368
• − Mortgage interest: −$7,002
• − Property taxes: −$1,410
• − Insurance: −$625
• − Repairs & maintenance: −$1,469
• − Management: −$1,469
• − Depreciation: −$3,636
• Taxable income: $2,756
• Est. tax owed @ 24.0%: −$661
• After-tax cash flow: $3,948/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
• City population: 216,564
• Population (ZIP): 11,791

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 0.66)
• Race & ethnicity: Black 47% White 29% Hispanic / Latino 19% Two or more races 7% Asian 2%
• Hispanic origin (detail): Mexican 11%
• Common ancestry: Iranian 1% Serbian 1% Slovak 1%
• Foreign-born: 12% · Canada
• Languages at home: 83% English-only · Spanish 15% Other Asian/Pacific 1% Arabic 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: ▼ -35.98%
• Current HPI: 309.1601
• Rent YoY: —
• Metro: —
• 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

+1685.7% since first listed

7 events — show timeline

• 2025-11-17 Listing Removed — Hive MLS
• 2025-11-01 Listed $125,000 Hive MLS
• 2025-09-29 Listing Removed — Hive MLS
• 2025-09-29 Listing Removed — Hive MLS
• 2025-04-01 Listed $125,000 Hive MLS
• 2025-04-01 Listed $125,000 Hive MLS
• 1998-12-21 Sold (Public Records) $7,000 Public Records

Property tax history

+9.7%/yr

Latest (2025): $1,410 · +17.8% YoY. Source: county tax records.