627 Tatem St · Savannah, GA 31405

$234,900

3 bd · 1.5 ba · 1,311 sqft · SingleFamily public records · 135 Days on market

Built 1972 7,318 sqft lot $179/sqft · at area comps Est $244k · at est. ↓ 6% since listing

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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 +15.4/30.0
• ARV discount +9.2/15.0
• DSCR +4.7/10.0
• Livability +4.3/5.0
• 1% rule +3.2/10.0
• Condition / age +2.5/5.0
• Rent growth +2.3/5.0
• Schools +2.0/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

This fully renovated home offers 3 bedrooms, 1 bathroom, plus a bonus room that can easily serve as a 4th bedroom, office, or flex space. Updates throughout make this property move-in ready, while the backyard shed provides extra storage. For the first 30 days, the property is open to owner-occupants, nonprofit buyers, and government institutions only. Investor offers will be reviewed starting on day 31. Seller will begin reviewing offers after the home has been on the market for 5 days. A great opportunity for buyers looking for a refreshed home with flexible living space.

Key facts

• Flex space
• Bonus room
• Backyard shed

Tags

• BONUS ROOM
• BACKYARD SHED
• MOVE IN READY
• FLEX SPACE

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath single-family listed at $235k.

Deal economics

• At list price, monthly cash flow is $92 ($1k/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 $193k (17.9% below list).
• Recommended offer: $193k (17.9% below list) — sets the bar for 1% rule.
• Cap rate 6.8% 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 soft (-0.7%/yr); 276 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals lingering (median 46d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 50% 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 35% of the median local income ($66k/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 $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 135 days — a 12% lower offer ($207k) is reasonable based on typical stale-listing flexibility.

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 $192,788 (17.9% below list)

Questions for the listing agent

1. It's been on market 135 days. Have you received any prior offers? Is the seller open to a 18% concession, seller financing, or rate buy-down credit?
2. Built in 1972 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
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: 0.82% ✗
• Cap rate: 6.76%
• Cash-on-cash: 1.68%
• DSCR: 1.07
• GRM: 10.2

CMA / ARV

• ARV (median comp): $243,924
• List price: $234,900
• Delta: -3.70%
• 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
910 Staley Ave	0.07mi	4/1.0 (+1)	1,311 (0%)	1mo	$181,000	$138	89
730 Dixon St	0.14mi	3/2.0	1,273 (-3%)	11mo	$274,000	$215	77
812 Myers St	0.29mi	3/2.0	1,299 (-1%)	14mo	$273,000	$210	72
5215 Cordell St	0.32mi	3/2.0	1,266 (-3%)	7mo	$259,900	$205	72
410 Mckenzie Pl	0.64mi	3/2.0	1,272 (-3%)	3mo	$262,500	$206	61
214 Godsells St	0.58mi	3/1.0	1,222 (-7%)	4mo	$115,000	$94	56
416 Staley Ave	0.57mi	3/2.0	1,273 (-3%)	14mo	$251,000	$197	55
505 Gould St	0.55mi	3/2.0	1,251 (-5%)	13mo	$258,000	$206	54
7 Fluke St	0.46mi	4/2.0 (+1)	1,450 (+11%)	2mo	$245,000	$169	52
1113 Bates Ave	0.54mi	3/2.0	1,432 (+9%)	10mo	$299,900	$209	49
1033 Milton St	0.62mi	2/2.5 (-1)	1,400 (+7%)	10mo	$245,000	$175	42
414 S Baldwin Cir	0.65mi	3/1.0	1,120 (-15%)	3mo	$90,000	$80	41

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: -16.7%
• Equity multiple: 0.42×
• Total profit: $-37,946
• Equity at exit: $35,024

10-year hold

• IRR: -14.4%
• Equity multiple: 0.27×
• Total profit: $-47,697
• Equity at exit: $20,310

Cash invested: $65,772 (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 31405

• Home prices YoY: -32.4%
• Rents YoY: -0.7%
• Active inventory: 276
• Price-to-rent: 10.2×

Monthly cashflow live

• Estimated rent: $1,928 high
• Mortgage (P&I): −$1,232
• Tax from tax record: −$101 /mo · $1,216/yr
• Insurance: −$98
• HOA: −$0
• Vacancy / Maint / Mgmt: −$405
• Net cashflow: $92

Break-even live

Break-even rent $1,811

Max offer price $234,900

Occupancy floor 90%

Sensitivity live

Price	-10% $225	-5% $158	+0% $92	+5% $25	+10% $-41
Rent	-10% $-60	-5% $16	+0% $92	+5% $168	+10% $244
Rate	-1.0pp $210	-0.5pp $152	base $92	+0.5pp $31	+1.0pp $-31

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: $58,725
• Closing costs: $7,047
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
701 Atlanta St Savannah, GA	3.0	1.0	1140	$1,755	$1.54	45d	1	0.09mi
718 Atlanta St Savannah, GA	3.0	1.0	1319	$1,795	$1.36	45d	1	0.13mi
720 Dixon St Savannah, GA	4.0	2.0	1262	$2,250	$1.78	25d	1	0.13mi
904 Sherman Ave Savannah, GA	3.0	1.0	1172	$1,725	$1.47	45d	1	0.18mi
924 Adel St Savannah, GA	3.0	1.0	1000	$1,680	$1.68	45d	1	0.22mi
819 Tatem St Savannah, GA	3.0	2.0	1325	$1,795	$1.35	25d	1	0.27mi
200 Hampstead Ave Savannah, GA	2.0	1.0–1.5	975	$1,338	$1.37	45d	1	0.66mi
4401 Meding St Savannah, GA	3.0	2.0	1030	$1,500	$1.46	25d	1	0.75mi
5 Berkley Pl Savannah, GA	2.0	2.0	1706	$2,175	$1.27	45d	1	0.83mi
44 Thackery Pl Apt 3 Savannah, GA	3.0	2.0	1489	$1,800	$1.21	15d	1	0.83mi
36 Thackery Pl Apt 1 Savannah, GA	2.0	2.0	1247	$1,800	$1.44	45d	1	0.86mi
28 Thackery Pl Apt 2 Savannah, GA	2.0	1.5	1200	$1,600	$1.33	15d	1	0.89mi
28 Thackery Pl Apt 3 Savannah, GA	2.0	2.0	1300	$1,750	$1.35	15d	1	0.89mi
206 W 60th St Savannah, GA	3.0	1.0	1600	$1,600	$1.00	23d	1	0.89mi
601 W 54th St Savannah, GA	1.0–4.0	1.0–2.0	881	$1,633	$1.85	25d	1	0.94mi
1014 W 53rd St Savannah, GA	3.0	2.0	1048	$1,600	$1.53	15d	1	1.02mi
1004 W 53rd St Savannah, GA	3.0	2.0	1700	$2,300	$1.35	45d	1	1.02mi
105 E 66th St Savannah, GA	3.0	3.0	1470	$3,500	$2.38	15d	1	1.07mi
118 W 56th St Savannah, GA	2.0	1.0	936	$1,625	$1.74	15d	1	1.09mi
135 E Derenne Ave Savannah, GA	3.0	1.0	1245	$2,095	$1.68	45d	1	1.14mi
122 E 62nd St Savannah, GA	1.0–2.0	1.0–2.5	832	$2,595	$3.12	15d	24	1.15mi
51 Columbus Dr Apt 1 Savannah, GA	2.0	1.0	960	$1,600	$1.67	15d	1	1.18mi
1930 Upson St Savannah, GA	3.0	1.0	950	$2,155	$2.27	45d	1	1.19mi
120 E 61st St Savannah, GA	4.0	4.0	1750	$2,082	$1.19	45d	1	1.19mi
206 Brandywine Rd Savannah, GA	4.0	2.0	1691	$3,100	$1.83	45d	1	1.20mi
5545 Varn Dr Savannah, GA	3.0	1.0	1403	$2,195	$1.56	25d	1	1.22mi
119 W 52nd St Savannah, GA	2.0	1.0	1020	$1,800	$1.76	45d	1	1.23mi
20 W 54th St Savannah, GA	2.0	1.0	950	$1,200	$1.26	25d	1	1.24mi
1921 Cowan Ave Savannah, GA	3.0	1.0	1104	$1,850	$1.68	25d	1	1.24mi
1925 Cowan Ave Savannah, GA	3.0	1.0	950	$1,855	$1.95	45d	1	1.25mi
4 W 53rd St Unit 4 Savannah, GA	2.0	1.0	960	$1,400	$1.46	45d	1	1.30mi
2 W 53rd St #3 Savannah, GA	2.0	1.0	1122	$1,750	$1.56	45d	1	1.31mi
3605 Bull St #2 Savannah, GA	3.0	2.0	1408	$1,695	$1.20	45d	1	1.32mi
3605 Bull St Unit 3 Savannah, GA	3.0	2.0	1408	$1,600	$1.14	25d	1	1.32mi
3601 Bull St Unit 2 Savannah, GA	3.0	2.0	1386	$1,900	$1.37	45d	1	1.34mi
3601 Bull St Apt 3 Savannah, GA	3.0	2.0	1386	$1,825	$1.32	45d	1	1.34mi
628 W 48th St Savannah, GA	3.0	1.0	975	$1,699	$1.74	15d	1	1.35mi
1003 W 46th St Savannah, GA	3.0	1.0	1100	$1,625	$1.48	15d	1	1.37mi
12 W 51st St Savannah, GA	2.0	1.0	932	$2,500	$2.68	25d	1	1.38mi
123 E 55th St Unit Lower Savannah, GA	3.0	1.0	1700	$2,800	$1.65	45d	1	1.41mi

Listing history 20 events

1. 2026-06-21
   days on market $234,900 Active 135 DOM
2. 2026-06-18
   days on market $234,900 Active 132 DOM
3. 2026-06-17
   days on market $234,900 Active 131 DOM
4. 2026-06-16
   days on market $234,900 Active 130 DOM
5. 2026-06-15
   days on market $234,900 Active 129 DOM
6. 2026-06-14
   days on market $234,900 Active 127 DOM
7. 2026-06-13
   days on market $234,900 Active 126 DOM
8. 2026-06-10
   days on market $234,900 Active 124 DOM
9. 2026-06-09
   days on market $234,900 Active 123 DOM
10. 2026-06-08
    days on market $234,900 Active 122 DOM
11. 2026-06-07
    days on market $234,900 Active 121 DOM
12. 2026-06-05
    days on market $234,900 Active 118 DOM
13. 2026-06-03
    days on market $234,900 Active 117 DOM
14. 2026-06-02
    days on market $234,900 Active 116 DOM
15. 2026-06-01
    days on market $234,900 Active 115 DOM
16. 2026-05-31
    days on market $234,900 Active 114 DOM
17. 2026-05-30
    days on market $234,900 Active 113 DOM
18. 2026-04-11
    price $234,900 580-char remark

    Show marketing remark (580 chars)

    This fully renovated home offers 3 bedrooms, 1 bathroom, plus a bonus room that can easily serve as a 4th bedroom, office, or flex space. Updates throughout make this property move-in ready, while the backyard shed provides extra storage. For the first 30 days, the property is open to owner-occupants, nonprofit buyers, and government institutions only. Investor offers will be reviewed starting on day 31. Seller will begin reviewing offers after the home has been on the market for 5 days. A great opportunity for buyers looking for a refreshed home with flexible living space.

19. 2026-03-18
    price $239,900 580-char remark

    Show marketing remark (580 chars)

    This fully renovated home offers 3 bedrooms, 1 bathroom, plus a bonus room that can easily serve as a 4th bedroom, office, or flex space. Updates throughout make this property move-in ready, while the backyard shed provides extra storage. For the first 30 days, the property is open to owner-occupants, nonprofit buyers, and government institutions only. Investor offers will be reviewed starting on day 31. Seller will begin reviewing offers after the home has been on the market for 5 days. A great opportunity for buyers looking for a refreshed home with flexible living space.

20. 2026-02-06
    listed $249,900 Active 580-char remark

    Show marketing remark (580 chars)

    This fully renovated home offers 3 bedrooms, 1 bathroom, plus a bonus room that can easily serve as a 4th bedroom, office, or flex space. Updates throughout make this property move-in ready, while the backyard shed provides extra storage. For the first 30 days, the property is open to owner-occupants, nonprofit buyers, and government institutions only. Investor offers will be reviewed starting on day 31. Seller will begin reviewing offers after the home has been on the market for 5 days. A great opportunity for buyers looking for a refreshed home with flexible living space.

ⓘ 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: $1,216 · $101/mo
• Projected year-2 tax: $2,161 · $180/mo
• Expected delta: +$945/yr (+$79/mo · 77.7%)

ⓘ 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 3/10 Moderate
• 🌡 Heat 10/10 Extreme 7 d/yr ≥108°F today · 18 d/yr by 30 yrs out
• 💨 Wind 9/10 Extreme 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: $23,135
• − Mortgage interest: −$13,158
• − Property taxes: −$1,216
• − Insurance: −$1,174
• − Repairs & maintenance: −$1,851
• − Management: −$1,851
• − Depreciation: −$6,833
• Taxable loss: −$2,949
• Est. tax savings @ 24.0%: +$708
• After-tax cash flow: $1,811/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): 40,764
• Household income: $65,710
• Rent vs Own: 47.9% rent · 52.1% own
• Severe rent burden: 1712.0

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 0.63)
• Race & ethnicity: Black 47% White 38% Hispanic / Latino 8% Two or more races 6% Asian 3%
• Hispanic origin (detail): Mexican 3% Puerto Rican 1%
• Common ancestry: Italian 1% Slovak 1% Romanian 1%
• Foreign-born: 7% · Canada, China, Jamaica
• Languages at home: 88% English-only · Spanish 6% Other Indo-European 2% Chinese 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: ▼ -147.33%
• Current HPI: 307.4442
• Rent YoY: ▼ -0.66%
• 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

-6.0% since first listed

3 events — show timeline

• 2026-04-11 Price Changed $234,900 Hive MLS
• 2026-03-18 Price Changed $239,900 Hive MLS
• 2026-02-06 Listed $249,900 Hive MLS

Property tax history

+14.3%/yr

Latest (2025): $1,216 · -7.6% YoY. Source: county tax records.