26 Douglas Ct · Bloomingdale, GA 31302

$259,000

3 bd · 2.0 ba · 1,570 sqft · SingleFamily public records · 37 Days on market

Built 1986 0.31 ac lot $165/sqft · 6% below area Est $274k · 6% under

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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 +14.9/30.0
• ARV discount +10.0/15.0
• DSCR +4.5/10.0
• 1% rule +3.3/10.0
• Livability +3.1/5.0
• Condition / age +2.5/5.0
• Schools +2.0/10.0
• Rent growth +1.1/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome to 26 Douglas Ct, a beautifully renovated home in the heart of Bloomingdale. This move-in ready property offers a fresh, updated feel throughout and is perfect for buyers looking for comfort, convenience, and style. This home offers a peaceful setting while still being close to major shopping, dining, and everyday essentials in the surrounding Savannah and Pooler area. With its updated finishes and inviting layout, this home is ideal for those seeking a low-maintenance lifestyle in a great location. Don't miss the opportunity to own a fully renovated home that combines modern living with a convenient location. Schedule your showing today!

Key facts

• 0.31 acre lot
• Garage
• Built 1986

Property features AI

Exterior

• Parking: Has garage
• Utilities: Public water service; Public sewer service; Underground utilities
• Home design: Single-family residence; One-story; Located in Ottawa Estate subdivision; Zoned RA (single family)
• Construction: Frame construction with vinyl siding
• Exterior features: Public water; Public sewer; Underground utilities; Property has a view

Interior

• Bathrooms: 2 full bathrooms
• Interior features: Gas water heater; Has central heating; Other heating system; Central electric cooling
• Laundry & utility: Laundry area in garage

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $259k.

Deal economics

• At list price, monthly cash flow is $74 ($889/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $214k (17.2% below list).
• Recommended offer: $214k (17.2% below list) — sets the bar for 1% rule.
• Cap rate 6.6% vs local median 4.2% in Bloomingdale — 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 61/100 on livability (#344 in GA) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, crime A; Watch: schools F, 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 (-5.5%/yr); 266 active listings in the ZIP; 2 comparable units currently listed for rent nearby; 2,694 units permitted in Chatham County in 2024 (973 in 5+ unit buildings).
• This rent runs 37% of the median local income ($69k/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 37 days — a 3% lower offer ($251k) is reasonable based on typical stale-listing flexibility.
• 6 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 $95k; list at $259k implies a 173% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 97% chance of damaging wind over 30y; major wildfire risk; extreme-heat days projected 7→18/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $214,336 (17.2% below list)

Questions for the listing agent

1. It's been on market 37 days. Have you received any prior offers? Is the seller open to a 17% concession, seller financing, or rate buy-down credit?
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. 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?
5. 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.
6. 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.
7. 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: 0.83% ✗
• Cap rate: 6.64%
• Cash-on-cash: 1.23%
• DSCR: 1.05
• GRM: 10.1

CMA / ARV

• ARV (median comp): $274,470
• List price: $259,000
• Delta: -5.64%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 5 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
502 E Cregor St	0.62mi	3/1.0	1,473 (-6%)	2mo	$251,500	$171	55
105 Church St	0.58mi	3/1.0	1,749 (+11%)	4mo	$315,000	$180	47
307 Miller St	0.74mi	3/2.0	1,656 (+6%)	12mo	$325,000	$196	46
204 E Main St	0.54mi	3/1.0	1,410 (-10%)	23mo	$251,000	$178	35
306 Miller St	0.75mi	2/1.0 (-1)	1,478 (-6%)	20mo	$215,000	$145	30

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: -17.5%
• Equity multiple: 0.40×
• Total profit: $-43,606
• Equity at exit: $38,618

10-year hold

• IRR: -15.8%
• Equity multiple: 0.22×
• Total profit: $-56,468
• Equity at exit: $22,394

Cash invested: $72,520 (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 31302

• Home prices YoY: -18.5%
• Rents YoY: -5.5%
• Active inventory: 266
• Price-to-rent: 10.1×

Monthly cashflow live

• Estimated rent: $2,143 medium
• Mortgage (P&I): −$1,358
• Tax from tax record: −$153 /mo · $1,837/yr
• Insurance: −$108
• HOA: −$0
• Vacancy / Maint / Mgmt: −$450
• Net cashflow: $74

Break-even live

Break-even rent $2,050

Max offer price $259,000

Occupancy floor 92%

Sensitivity live

Price	-10% $221	-5% $147	+0% $74	+5% $1	+10% $-73
Rent	-10% $-95	-5% $-11	+0% $74	+5% $159	+10% $243
Rate	-1.0pp $204	-0.5pp $140	base $74	+0.5pp $7	+1.0pp $-61

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: $64,750
• Closing costs: $7,770
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
702 E US Highway 80 Bloomingdale, GA	2.0	2.0	1043	$1,560	$1.49	15d	10	0.13mi
106 Hickory St Bloomingdale, GA	3.0	1.0	1212	$1,850	$1.53	25d	1	0.75mi

Listing history 21 events

1. 2026-06-07
   statusdays on market $259,000 Pending 37 DOM
2. 2026-06-05
   days on market $259,000 Active Under Contract 36 DOM

   Show marketing remark (654 chars)

   Welcome to 26 Douglas Ct, a beautifully renovated home in the heart of Bloomingdale. This move-in ready property offers a fresh, updated feel throughout and is perfect for buyers looking for comfort, convenience, and style. This home offers a peaceful setting while still being close to major shopping, dining, and everyday essentials in the surrounding Savannah and Pooler area. With its updated finishes and inviting layout, this home is ideal for those seeking a low-maintenance lifestyle in a great location. Don't miss the opportunity to own a fully renovated home that combines modern living with a convenient location. Schedule your showing today!

3. 2026-06-03
   days on market $259,000 Active Under Contract 35 DOM
4. 2026-06-02
   days on market $259,000 Active Under Contract 34 DOM
5. 2026-06-01
   days on market $259,000 Active Under Contract 33 DOM
6. 2026-05-31
   days on market $259,000 Active Under Contract 32 DOM
7. 2026-05-30
   days on market $259,000 Active Under Contract 31 DOM
8. 2026-05-14
   historical Active Under Contract 660-char remark

   Show marketing remark (654 chars)

   Welcome to 26 Douglas Ct, a beautifully renovated home in the heart of Bloomingdale. This move-in ready property offers a fresh, updated feel throughout and is perfect for buyers looking for comfort, convenience, and style. This home offers a peaceful setting while still being close to major shopping, dining, and everyday essentials in the surrounding Savannah and Pooler area. With its updated finishes and inviting layout, this home is ideal for those seeking a low-maintenance lifestyle in a great location. Don't miss the opportunity to own a fully renovated home that combines modern living with a convenient location. Schedule your showing today!

9. 2026-05-14
   historical Active Under Contract 654-char remark

   Show marketing remark (654 chars)

   Welcome to 26 Douglas Ct, a beautifully renovated home in the heart of Bloomingdale. This move-in ready property offers a fresh, updated feel throughout and is perfect for buyers looking for comfort, convenience, and style. This home offers a peaceful setting while still being close to major shopping, dining, and everyday essentials in the surrounding Savannah and Pooler area. With its updated finishes and inviting layout, this home is ideal for those seeking a low-maintenance lifestyle in a great location. Don't miss the opportunity to own a fully renovated home that combines modern living with a convenient location. Schedule your showing today!

10. 2026-05-14
    historical Active Under Contract

    Show marketing remark (654 chars)

    Welcome to 26 Douglas Ct, a beautifully renovated home in the heart of Bloomingdale. This move-in ready property offers a fresh, updated feel throughout and is perfect for buyers looking for comfort, convenience, and style. This home offers a peaceful setting while still being close to major shopping, dining, and everyday essentials in the surrounding Savannah and Pooler area. With its updated finishes and inviting layout, this home is ideal for those seeking a low-maintenance lifestyle in a great location. Don't miss the opportunity to own a fully renovated home that combines modern living with a convenient location. Schedule your showing today!

11. 2026-05-12
    status Back On Market 654-char remark

    Show marketing remark (654 chars)

    Welcome to 26 Douglas Ct, a beautifully renovated home in the heart of Bloomingdale. This move-in ready property offers a fresh, updated feel throughout and is perfect for buyers looking for comfort, convenience, and style. This home offers a peaceful setting while still being close to major shopping, dining, and everyday essentials in the surrounding Savannah and Pooler area. With its updated finishes and inviting layout, this home is ideal for those seeking a low-maintenance lifestyle in a great location. Don't miss the opportunity to own a fully renovated home that combines modern living with a convenient location. Schedule your showing today!

12. 2026-05-12
    status Active 660-char remark

    Show marketing remark (654 chars)

    Welcome to 26 Douglas Ct, a beautifully renovated home in the heart of Bloomingdale. This move-in ready property offers a fresh, updated feel throughout and is perfect for buyers looking for comfort, convenience, and style. This home offers a peaceful setting while still being close to major shopping, dining, and everyday essentials in the surrounding Savannah and Pooler area. With its updated finishes and inviting layout, this home is ideal for those seeking a low-maintenance lifestyle in a great location. Don't miss the opportunity to own a fully renovated home that combines modern living with a convenient location. Schedule your showing today!

13. 2026-05-12
    status Active

    Show marketing remark (654 chars)

    Welcome to 26 Douglas Ct, a beautifully renovated home in the heart of Bloomingdale. This move-in ready property offers a fresh, updated feel throughout and is perfect for buyers looking for comfort, convenience, and style. This home offers a peaceful setting while still being close to major shopping, dining, and everyday essentials in the surrounding Savannah and Pooler area. With its updated finishes and inviting layout, this home is ideal for those seeking a low-maintenance lifestyle in a great location. Don't miss the opportunity to own a fully renovated home that combines modern living with a convenient location. Schedule your showing today!

14. 2026-05-07
    historical Active Under Contract

    Show marketing remark (654 chars)

    Welcome to 26 Douglas Ct, a beautifully renovated home in the heart of Bloomingdale. This move-in ready property offers a fresh, updated feel throughout and is perfect for buyers looking for comfort, convenience, and style. This home offers a peaceful setting while still being close to major shopping, dining, and everyday essentials in the surrounding Savannah and Pooler area. With its updated finishes and inviting layout, this home is ideal for those seeking a low-maintenance lifestyle in a great location. Don't miss the opportunity to own a fully renovated home that combines modern living with a convenient location. Schedule your showing today!

15. 2026-05-07
    historical Active Under Contract 660-char remark

    Show marketing remark (654 chars)

    Welcome to 26 Douglas Ct, a beautifully renovated home in the heart of Bloomingdale. This move-in ready property offers a fresh, updated feel throughout and is perfect for buyers looking for comfort, convenience, and style. This home offers a peaceful setting while still being close to major shopping, dining, and everyday essentials in the surrounding Savannah and Pooler area. With its updated finishes and inviting layout, this home is ideal for those seeking a low-maintenance lifestyle in a great location. Don't miss the opportunity to own a fully renovated home that combines modern living with a convenient location. Schedule your showing today!

16. 2026-05-07
    historical Active Under Contract 654-char remark

    Show marketing remark (654 chars)

    Welcome to 26 Douglas Ct, a beautifully renovated home in the heart of Bloomingdale. This move-in ready property offers a fresh, updated feel throughout and is perfect for buyers looking for comfort, convenience, and style. This home offers a peaceful setting while still being close to major shopping, dining, and everyday essentials in the surrounding Savannah and Pooler area. With its updated finishes and inviting layout, this home is ideal for those seeking a low-maintenance lifestyle in a great location. Don't miss the opportunity to own a fully renovated home that combines modern living with a convenient location. Schedule your showing today!

17. 2026-03-31
    listed $259,000 Active 660-char remark

    Show marketing remark (654 chars)

    Welcome to 26 Douglas Ct, a beautifully renovated home in the heart of Bloomingdale. This move-in ready property offers a fresh, updated feel throughout and is perfect for buyers looking for comfort, convenience, and style. This home offers a peaceful setting while still being close to major shopping, dining, and everyday essentials in the surrounding Savannah and Pooler area. With its updated finishes and inviting layout, this home is ideal for those seeking a low-maintenance lifestyle in a great location. Don't miss the opportunity to own a fully renovated home that combines modern living with a convenient location. Schedule your showing today!

18. 2026-03-31
    listed $259,000 New 654-char remark

    Show marketing remark (654 chars)

    Welcome to 26 Douglas Ct, a beautifully renovated home in the heart of Bloomingdale. This move-in ready property offers a fresh, updated feel throughout and is perfect for buyers looking for comfort, convenience, and style. This home offers a peaceful setting while still being close to major shopping, dining, and everyday essentials in the surrounding Savannah and Pooler area. With its updated finishes and inviting layout, this home is ideal for those seeking a low-maintenance lifestyle in a great location. Don't miss the opportunity to own a fully renovated home that combines modern living with a convenient location. Schedule your showing today!

19. 2026-03-31
    listed $259,000 Active

    Show marketing remark (654 chars)

    Welcome to 26 Douglas Ct, a beautifully renovated home in the heart of Bloomingdale. This move-in ready property offers a fresh, updated feel throughout and is perfect for buyers looking for comfort, convenience, and style. This home offers a peaceful setting while still being close to major shopping, dining, and everyday essentials in the surrounding Savannah and Pooler area. With its updated finishes and inviting layout, this home is ideal for those seeking a low-maintenance lifestyle in a great location. Don't miss the opportunity to own a fully renovated home that combines modern living with a convenient location. Schedule your showing today!

20. 2025-12-08
    soldstatus $95,000
21. 2014-08-18
    soldstatus $92,500

ⓘ 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: $1,837 · $153/mo
• Projected year-2 tax: $2,383 · $199/mo
• Expected delta: +$546/yr (+$46/mo · 29.7%)

ⓘ 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 6/10 Major
• 🌡 Heat 9/10 Extreme 7 d/yr ≥108°F today · 18 d/yr by 30 yrs out
• 💨 Wind 8/10 Severe 97% 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: $25,720
• − Mortgage interest: −$14,508
• − Property taxes: −$1,837
• − Insurance: −$1,295
• − Repairs & maintenance: −$2,058
• − Management: −$2,058
• − Depreciation: −$7,535
• Taxable loss: −$3,569
• Est. tax savings @ 24.0%: +$857
• After-tax cash flow: $1,745/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 — Bloomingdale

• Score: 61/100
• State rank: #344
• US rank: #17885

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Bloomingdale, GA
• County: Effingham County · 68,439 people
• City population: 8,899
• Metro: Savannah, GA
• Population (ZIP): 8,899
• Household income: $68,998
• Rent vs Own: 32.4% rent · 67.6% own
• Severe rent burden: 188.0

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: Predominantly White (79%)
• Race & ethnicity: White 79% Black 8% Two or more races 8% Hispanic / Latino 6%
• Hispanic origin (detail): Mexican 1%
• Common ancestry: Serbian 2% Lithuanian 2% Italian 2%
• Foreign-born: 3% · Canada, Dominican Republic
• Languages at home: 96% English-only · Spanish 2% German/W. Germanic 1% Other Indo-European 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: ▼ -66.89%
• Current HPI: 293.9427
• Rent YoY: ▼ -5.51%
• 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

+180.0% since first listed

17 events — show timeline

• 2026-06-06 Pending — HABR
• 2026-06-05 Pending — GAMLS
• 2026-06-05 Pending — Hive MLS
• 2026-05-14 Contingent — Hive MLS
• 2026-05-14 Contingent — GAMLS
• 2026-05-14 Contingent — HABR
• 2026-05-12 Relisted — GAMLS
• 2026-05-12 Relisted — Hive MLS
• 2026-05-12 Relisted — HABR
• 2026-05-07 Contingent — HABR
• 2026-05-07 Contingent — Hive MLS
• 2026-05-07 Contingent — GAMLS
• 2026-03-31 Listed $259,000 Hive MLS
• 2026-03-31 Listed $259,000 GAMLS
• 2026-03-31 Listed $259,000 HABR
• 2025-12-08 Sold (Public Records) $95,000 Public Records
• 2014-08-18 Sold (Public Records) $92,500 Public Records

Property tax history

+8.4%/yr

Latest (2025): $1,837 · -24.1% YoY. Source: county tax records.