130 Trellis Way · Georgetown, GA 31419

$265,000

2 bd · 2.0 ba · 1,406 sqft · Townhouse public records · 41 Days on market

Built 2003 5,227 sqft lot $188/sqft · 7% below area Est $299k · 11% under $17/mo HOA · 1% of rent

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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).

• ARV discount +12.6/15.0
• Cash flow +8.7/30.0
• Livability +3.4/5.0
• Condition / age +2.5/5.0
• DSCR +2.4/10.0
• 1% rule +2.1/10.0
• Rent growth +2.1/5.0
• Schools +2.0/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

This hidden gem on Savannah's southside won't last long! 3BR/2.5BA townhome with 2 beds & 2 full baths down---bedroom/bonus upstairs with 1/2 bath. Garage too! Large living area and dining room. New kitchen & baths in 2017. Stainless steel appliances, quartz in kitchen & granite in baths. HVAC 3 years & tankless water heater. No flood insurance required! Rare find for sure.

Key facts

• $17 HOA
• Garage
• Built 2003

Tags

• OPEN AND AIRY FLOOR PLAN
• PRIVATE FENCED BACKYARD
• DEDICATED OFFICE FLEX SPACE
• MANICURED LANDSCAPING
• MATURE TREES AND LUSH GREENERY

Property features AI

Finance

• Other: Interior lot; Asphalt road access; Zoning: R1; Has a view
• HOA & community: Homeowners association with an annual fee of $204 (about $17/month)

Exterior

• Parking: Attached garage (1 car)
• Utilities: Public water; Public sewer; Underground utilities
• Home design: Townhouse (attached, 1 common wall); 2 stories
• Construction: Brick and vinyl siding construction; Slab foundation
• Exterior features: Courtyard; Front porch; Privacy fencing / Fenced; Asphalt roof

Interior

• Kitchen: Dishwasher; Microwave; Oven; Range; Refrigerator
• Bathrooms: 2 full bathrooms; 1 half bathroom
• Heating & cooling: Electric heating; Heat pump; Electric cooling; Heat pump cooling
• Interior features: Dishwasher; Electric water heater; Microwave; Oven; Range; Refrigerator; Courtyard; Front porch; Privacy fencing / Fenced
• Laundry & utility: Laundry located in the garage

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath townhouse listed at $265k.

Deal economics

• At list price, monthly cash flow is $-224 ($-3k/yr) — negative.
• To cash-flow at today's rent, offer at most $225k (15.0% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $188k (29.1% below list).
• Recommended offer: $188k (29.1% below list) — sets the bar for 1% rule.
• Cap rate 5.3% vs local median 4.0% in Georgetown — 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 68/100 on livability (#138 in GA) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety A-; Watch: employment C-, schools F, amenities 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 soft (-1.4%/yr); 405 active listings in the ZIP; 9 comparable units currently listed for rent nearby; rentals leasing fast (median 14d on market — plan ~1-2 weeks tenant-placement turnaround); 2,694 units permitted in Chatham County in 2024 (973 in 5+ unit buildings).
• This rent runs 32% of the median local income ($70k/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 41 days — a 3% lower offer ($257k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 17y ago 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.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 7→19/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $187,858 (29.1% 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 41 days. Have you received any prior offers? Is the seller open to a 29% 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: 0.71% ✗
• Cap rate: 5.28%
• Cash-on-cash: -3.63%
• DSCR: 0.84
• GRM: 11.8

CMA / ARV

• ARV (median comp): $298,703
• List price: $265,000
• Delta: -11.28%
• Verdict: UNDERPRICED
• Comps: 17 within 1.0 mi

Show comp detail 3 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
120 Trellis Way	0.03mi	2/2.5	1,486 (+6%)	1mo	$270,000	$182	86
135 Trellis Way	0.04mi	3/2.0 (+1)	1,323 (-6%)	10mo	$285,000	$215	75
11 Wild Heron Villas Rd	0.46mi	2/2.0	1,501 (+7%)	3mo	$295,000	$197	65

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: -25.6%
• Equity multiple: 0.15×
• Total profit: $-62,786
• Equity at exit: $39,512

10-year hold

• IRR: -33.9%
• Equity multiple: -0.27×
• Total profit: $-94,543
• Equity at exit: $22,912

Cash invested: $74,200 (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 31419

• Home prices YoY: -25.9%
• Rents YoY: -1.4%
• Active inventory: 405
• Price-to-rent: 11.8×

Monthly cashflow live

• Estimated rent: $1,879 high
• Mortgage (P&I): −$1,390
• Tax from tax record: −$191 /mo · $2,296/yr
• Insurance: −$110
• HOA: −$17
• Vacancy / Maint / Mgmt: −$395
• Net cashflow: $-224

Break-even live

Break-even rent $2,163

Max offer price $225,360

Occupancy floor —

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: $66,250
• Closing costs: $7,950
• Reserves months: —
• Total cash needed: —

Rent comps 9 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
102 Trellis Way Savannah, GA	3.0	2.0	1250	$1,900	$1.52	23d	1	0.10mi
102 Cormorant Way Savannah, GA	3.0	2.0	1806	$2,150	$1.19	13d	1	0.33mi
152 Dovetail Xing Savannah, GA	3.0	2.0	1398	$2,100	$1.50	13d	1	0.45mi
152 Dovetail Xing Savannah, GA	3.0	2.0	1400	$2,100	$1.50	43d	1	0.45mi
116 W White Hawthorne Dr Savannah, GA	3.0	2.0	1100	$1,800	$1.64	43d	1	0.49mi
1538 Bradley Blvd Savannah, GA	3.0	2.5	1828	$2,395	$1.31	13d	1	1.03mi
120 Calm Oak Cir Savannah, GA	3.0	2.5	1816	$2,250	$1.24	43d	1	1.28mi
1825 Grove Point Rd Savannah, GA	1.0–3.0	1.0–2.0	1089	$1,760	$1.62	13d	34	1.38mi
19 Stetson Dr Savannah, GA	3.0	2.0	1544	$2,750	$1.78	13d	1	1.39mi

HOA detail

• Monthly dues: $17 · $204/yr
• Likely covers: water

Listing history 26 events

1. 2026-06-18
   days on market $265,000 Active 41 DOM
2. 2026-06-17
   days on market $265,000 Active 40 DOM
3. 2026-06-16
   days on market $265,000 Active 39 DOM
4. 2026-06-15
   days on market $265,000 Active 38 DOM
5. 2026-06-14
   days on market $265,000 Active 36 DOM
6. 2026-06-13
   days on market $265,000 Active 35 DOM
7. 2026-06-10
   days on market $265,000 Active 33 DOM
8. 2026-06-09
   days on market $265,000 Active 32 DOM
9. 2026-06-08
   days on market $265,000 Active 31 DOM
10. 2026-06-07
    pricedays on market $265,000 Active 30 DOM
11. 2026-06-05
    days on market $275,000 Active 27 DOM
12. 2026-06-03
    days on market $275,000 Active 26 DOM
13. 2026-06-02
    days on market $275,000 Active 25 DOM
14. 2026-06-01
    days on market $275,000 Active 24 DOM
15. 2026-05-31
    days on market $275,000 Active 23 DOM
16. 2026-05-30
    days on market $275,000 Active 22 DOM
17. 2026-05-08
    listed $275,000 Active 1048-char remark
18. 2022-09-23
    soldstatus $259,000
19. 2022-09-07
    soldstatus $259,000 404-char remark

    Show marketing remark (404 chars)

    This hidden gem on Savannah's southside won't last long! 3BR/2.5BA townhome with 2 beds & 2 full baths down---bedroom/bonus upstairs with 1/2 bath. Garage too! Large living area and dining room. New kitchen & baths in 2017. Stainless steel appliances, quartz in kitchen & granite in baths. HVAC 3 years & tankless water heater. No flood insurance required! Rare find for sure.

20. 2022-07-27
    listed $259,000 404-char remark

    Show marketing remark (404 chars)

    This hidden gem on Savannah's southside won't last long! 3BR/2.5BA townhome with 2 beds & 2 full baths down---bedroom/bonus upstairs with 1/2 bath. Garage too! Large living area and dining room. New kitchen & baths in 2017. Stainless steel appliances, quartz in kitchen & granite in baths. HVAC 3 years & tankless water heater. No flood insurance required! Rare find for sure.

21. 2017-04-14
    soldstatus $125,000
22. 2013-10-22
    listed $85,000
23. 2009-03-04
    soldstatus $144,500
24. 2009-02-26
    soldstatus $144,500
25. 2009-01-19
    listed $144,900
26. 2003-03-11
    soldstatus $106,600

ⓘ 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: $2,296 · $191/mo
• Projected year-2 tax: $2,438 · $203/mo
• Expected delta: +$142/yr (+$12/mo · 6.2%)

ⓘ 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 4/10 Moderate
• 🌡 Heat 10/10 Extreme 7 d/yr ≥107°F today · 19 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: $22,543
• − Mortgage interest: −$14,844
• − Property taxes: −$2,296
• − Insurance: −$1,325
• − Repairs & maintenance: −$1,803
• − Management: −$1,803
• − HOA: −$204
• − Depreciation: −$7,709
• Taxable loss: −$7,443
• Est. tax savings @ 24.0%: +$1,786
• After-tax cash flow: $-907/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 — Georgetown

• Score: 68/100
• State rank: #138
• US rank: #9395

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Georgetown, GA
• County: Chatham County · 271,602 people
• Metro: Savannah, GA
• Population (ZIP): 57,077
• Household income: $69,635
• Rent vs Own: 43.8% rent · 56.2% own
• Severe rent burden: 2575.0

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 0.68)
• Race & ethnicity: White 40% Black 38% Hispanic / Latino 12% Two or more races 7% Asian 5%
• Hispanic origin (detail): Mexican 4% Puerto Rican 3%
• Common ancestry: Slovak 2% Lithuanian 1% Serbian 1%
• Foreign-born: 12% · Canada, Vietnam, South Korea
• Languages at home: 83% English-only · Spanish 9% Other Indo-European 2% Vietnamese 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: ▼ -92.38%
• Current HPI: 264.8625
• Rent YoY: ▼ -1.44%
• 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

+148.6% since first listed

11 events — show timeline

• 2026-06-05 Price Changed $265,000 Hive MLS
• 2026-05-08 Listed $275,000 Hive MLS
• 2022-09-23 Sold (Public Records) $259,000 Public Records
• 2022-09-07 Sold (MLS) $259,000 Hive MLS
• 2022-07-27 Listed $259,000 Hive MLS
• 2017-04-14 Sold (Public Records) $125,000 Public Records
• 2013-10-22 Listed $85,000 Hive MLS
• 2009-03-04 Sold (Public Records) $144,500 Public Records
• 2009-02-26 Sold (MLS) $144,500 Hive MLS
• 2009-01-19 Listed $144,900 Hive MLS
• 2003-03-11 Sold (Public Records) $106,600 Public Records

Property tax history

+6.0%/yr

Latest (2025): $2,296 · -0.3% YoY. Source: county tax records.