124 Edgewater Dr · Savannah, GA 31302

$249,900

4 bd · 2.0 ba · 1,960 sqft · Manufactured public records · 112 Days on market

Built 1994 0.67 ac lot $128/sqft · at area comps Est $239k · at est.

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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 +23.5/30.0
• DSCR +7.6/10.0
• ARV discount +5.4/15.0
• 1% rule +4.8/10.0
• Schools +4.3/10.0
• Livability +4.3/5.0
• Condition / age +2.5/5.0
• Rent growth +1.1/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome home to this 4-bedroom, 2-bath property situated on over half an acre! A front porch sets the tone for relaxed living. Inside, the thoughtful layout provides comfortable living spaces and flexibility. The living room is positioned at the front of the home, while an additional room with a fireplace can serve as a dining room, den, or secondary living space. The primary suite features an ensuite bath with a soaking tub and a separate shower. Just off the primary bedroom, you’ll find an additional attached room that could be used as a home office or sitting area. 3 additional bedrooms offer versatility for guests or family, while the separate laundry room adds everyday convenience. Outside, the expansive yard provides endless possibilities while a storage shed adds extra functionality for tools, hobbies, or seasonal items. Conveniently located near I-16 and just a short drive to everything Pooler has to offer!

Key facts

• Soaking tub
• Front porch
• Ensuite bath

Tags

• FRONT PORCH
• THOUGHTFUL LAYOUT
• ADDITIONAL ROOM WITH FIREPLACE
• ENSUITE BATH
• SOAKING TUB
• SEPARATE SHOWER

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath manufactured listed at $250k.

Deal economics

• At list price, monthly cash flow is $40 ($477/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 $244k (2.3% below list).
• Recommended offer: $227k (9.0% below list) — sets the bar for market timing.
• Cap rate 8.5% 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.
• Effingham County (rural): math 49% / reading 48% proficiency, ranked #16 of 174 in GA (top 9%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: Rents falling (-5.5%/yr); 262 active listings in the ZIP; 836 units permitted in Effingham County in 2024 (46 in 5+ unit buildings).
• This rent runs 42% 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 $7k of value loss. Plan a longer hold.
• Effingham 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 112 days — a 9% lower offer ($227k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 7y ago; this cycle's ask has dropped $25k (9%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $104k; list at $250k implies a 140% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: flood insurance adds $427/mo.
• Climate carrying-cost: in FEMA flood zone AE (mandatory federal flood insurance); severe wind risk, 98% chance of damaging wind over 30y; moderate wildfire risk; extreme-heat days projected 7→19/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $227,409 (9.0% below list)

Questions for the listing agent

1. It's been on market 112 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
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. 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.
7. 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.
8. 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: 0.98% ✗
• Cap rate: 8.53%
• Cash-on-cash: 8.00%
• DSCR: 1.36
• GRM: 8.5

CMA / ARV

• ARV (median comp): $238,983
• List price: $249,900
• Delta: 4.57%
• Verdict: FAIR
• Comps: 9 within 1.0 mi

Projected returns pro-forma

-3.0% appreciation · 0.0% rent growth · sell at horizon

5-year hold

• IRR: -18.9%
• Equity multiple: 0.36×
• Total profit: $-44,979
• Equity at exit: $37,261

10-year hold

• IRR: -20.0%
• Equity multiple: 0.10×
• Total profit: $-63,000
• Equity at exit: $21,607

Cash invested: $69,972 (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: 262
• Price-to-rent: 8.5×

Monthly cashflow live

• Estimated rent: $2,441 medium
• Mortgage (P&I): −$1,311
• Tax from tax record: −$48 /mo · $573/yr
• Insurance: −$104
• Flood insurance flood zone: −$427 /mo · $5,118/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$513
• Net cashflow: $40

Break-even live

Break-even rent $2,391

Max offer price $249,900

Occupancy floor 93%

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: $62,475
• Closing costs: $7,497
• Reserves months: —
• Total cash needed: —

Listing history 26 events

1. 2026-06-18
   days on market $249,900 Active 112 DOM
2. 2026-06-17
   days on market $249,900 Active 111 DOM
3. 2026-06-16
   days on market $249,900 Active 110 DOM
4. 2026-06-15
   days on market $249,900 Active 109 DOM
5. 2026-06-14
   days on market $249,900 Active 107 DOM
6. 2026-06-13
   days on market $249,900 Active 106 DOM
7. 2026-06-10
   days on market $249,900 Active 104 DOM
8. 2026-06-09
   days on market $249,900 Active 103 DOM
9. 2026-06-08
   days on market $249,900 Active 102 DOM
10. 2026-06-07
    days on market $249,900 Active 101 DOM
11. 2026-06-05
    days on market $249,900 Active 98 DOM
12. 2026-06-03
    days on market $249,900 Active 97 DOM
13. 2026-06-02
    days on market $249,900 Active 96 DOM
14. 2026-06-01
    days on market $249,900 Active 95 DOM
15. 2026-05-31
    days on market $249,900 Active 94 DOM
16. 2026-05-30
    days on market $249,900 Active 93 DOM
17. 2026-05-12
    price $250,000 934-char remark

    Show marketing remark (934 chars)

    Welcome home to this 4-bedroom, 2-bath property situated on over half an acre! A front porch sets the tone for relaxed living. Inside, the thoughtful layout provides comfortable living spaces and flexibility. The living room is positioned at the front of the home, while an additional room with a fireplace can serve as a dining room, den, or secondary living space. The primary suite features an ensuite bath with a soaking tub and a separate shower. Just off the primary bedroom, you’ll find an additional attached room that could be used as a home office or sitting area. 3 additional bedrooms offer versatility for guests or family, while the separate laundry room adds everyday convenience. Outside, the expansive yard provides endless possibilities while a storage shed adds extra functionality for tools, hobbies, or seasonal items. Conveniently located near I-16 and just a short drive to everything Pooler has to offer!

18. 2026-04-13
    price $260,000 934-char remark

    Show marketing remark (934 chars)

    Welcome home to this 4-bedroom, 2-bath property situated on over half an acre! A front porch sets the tone for relaxed living. Inside, the thoughtful layout provides comfortable living spaces and flexibility. The living room is positioned at the front of the home, while an additional room with a fireplace can serve as a dining room, den, or secondary living space. The primary suite features an ensuite bath with a soaking tub and a separate shower. Just off the primary bedroom, you’ll find an additional attached room that could be used as a home office or sitting area. 3 additional bedrooms offer versatility for guests or family, while the separate laundry room adds everyday convenience. Outside, the expansive yard provides endless possibilities while a storage shed adds extra functionality for tools, hobbies, or seasonal items. Conveniently located near I-16 and just a short drive to everything Pooler has to offer!

19. 2026-03-19
    price $270,000 934-char remark

    Show marketing remark (934 chars)

    Welcome home to this 4-bedroom, 2-bath property situated on over half an acre! A front porch sets the tone for relaxed living. Inside, the thoughtful layout provides comfortable living spaces and flexibility. The living room is positioned at the front of the home, while an additional room with a fireplace can serve as a dining room, den, or secondary living space. The primary suite features an ensuite bath with a soaking tub and a separate shower. Just off the primary bedroom, you’ll find an additional attached room that could be used as a home office or sitting area. 3 additional bedrooms offer versatility for guests or family, while the separate laundry room adds everyday convenience. Outside, the expansive yard provides endless possibilities while a storage shed adds extra functionality for tools, hobbies, or seasonal items. Conveniently located near I-16 and just a short drive to everything Pooler has to offer!

20. 2026-02-26
    listed $275,000 Active 934-char remark

    Show marketing remark (934 chars)

    Welcome home to this 4-bedroom, 2-bath property situated on over half an acre! A front porch sets the tone for relaxed living. Inside, the thoughtful layout provides comfortable living spaces and flexibility. The living room is positioned at the front of the home, while an additional room with a fireplace can serve as a dining room, den, or secondary living space. The primary suite features an ensuite bath with a soaking tub and a separate shower. Just off the primary bedroom, you’ll find an additional attached room that could be used as a home office or sitting area. 3 additional bedrooms offer versatility for guests or family, while the separate laundry room adds everyday convenience. Outside, the expansive yard provides endless possibilities while a storage shed adds extra functionality for tools, hobbies, or seasonal items. Conveniently located near I-16 and just a short drive to everything Pooler has to offer!

21. 2019-07-24
    soldstatus $104,000
22. 2019-07-22
    soldstatus $104,000 414-char remark

    Show marketing remark (414 chars)

    This 4 Bed 2 Bath Home sits on over half an acre of land. Freshly painted rocking chair front porch and big back yard. Spacious living/dining room opens up to the kitchen and another separate living space/den with a fireplace. Master bedroom has additional bonus room off it. Master bath boasts double vanity and garden tub and separate shower. 3 additional good sized bedrooms and bathroom on other side of house.

23. 2019-07-22
    soldstatus $104,000

    Show marketing remark (414 chars)

    This 4 Bed 2 Bath Home sits on over half an acre of land. Freshly painted rocking chair front porch and big back yard. Spacious living/dining room opens up to the kitchen and another separate living space/den with a fireplace. Master bedroom has additional bonus room off it. Master bath boasts double vanity and garden tub and separate shower. 3 additional good sized bedrooms and bathroom on other side of house.

24. 2019-02-05
    listed $109,900 414-char remark

    Show marketing remark (414 chars)

    This 4 Bed 2 Bath Home sits on over half an acre of land. Freshly painted rocking chair front porch and big back yard. Spacious living/dining room opens up to the kitchen and another separate living space/den with a fireplace. Master bedroom has additional bonus room off it. Master bath boasts double vanity and garden tub and separate shower. 3 additional good sized bedrooms and bathroom on other side of house.

25. 2019-02-05
    listed $109,900

    Show marketing remark (414 chars)

    This 4 Bed 2 Bath Home sits on over half an acre of land. Freshly painted rocking chair front porch and big back yard. Spacious living/dining room opens up to the kitchen and another separate living space/den with a fireplace. Master bedroom has additional bonus room off it. Master bath boasts double vanity and garden tub and separate shower. 3 additional good sized bedrooms and bathroom on other side of house.

26. 2006-04-12
    soldstatus $47,100

ⓘ 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: $573 · $48/mo
• Projected year-2 tax: $2,299 · $192/mo
• Expected delta: +$1,726/yr (+$144/mo · 301.4%)

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

Climate risk First Street

• 🌊 Flood 4/10 Moderate FEMA zone AE · 22% chance over 30 yrs
• 🔥 Wildfire 5/10 Major
• 🌡 Heat 9/10 Extreme 7 d/yr ≥109°F today · 19 d/yr by 30 yrs out
• 💨 Wind 8/10 Severe 98% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $29,297
• − Mortgage interest: −$13,998
• − Property taxes: −$573
• − Insurance: −$6,368
• − Repairs & maintenance: −$2,344
• − Management: −$2,344
• − Depreciation: −$7,270
• Taxable loss: −$3,600
• Est. tax savings @ 24.0%: +$864
• After-tax cash flow: $1,341/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: Effingham County
• NCES district ID: 1301980
• Math proficiency: 49% ▼ -6.00%
• Reading proficiency: 48% ▼ -5.00%
• Median HH income: $60,503
• Composite: 42.56/100
• National rank: #3195
• State rank: #16 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

• County: Effingham County · 68,439 people
• City population: 216,564
• 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 (Effingham County) Hauer SSP2

• Today (2025): 67,399 people
• By 2030: 72,297 · +7.3%
• By 2040: 81,602 · +21.1%
• By 2050: 89,494 · +32.8%
• By 2075: 105,976 · +57.2%
• By 2100: 111,943 · +66.1%

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 · Effingham

• 2024 margin: Solid R (+49.1) · D 25.2% · R 74.3%
• 2008→2024 swing: +1.6pp toward D · 2008: -50.7pp · 2024: -49.1pp
• All cycles: 2024: R+49.1 2020: R+49.5 2016: R+55.6 2012: R+51.2 2008: R+50.7

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

+430.8% since first listed

10 events — show timeline

• 2026-05-12 Price Changed $250,000 Hive MLS
• 2026-04-13 Price Changed $260,000 Hive MLS
• 2026-03-19 Price Changed $270,000 Hive MLS
• 2026-02-26 Listed $275,000 Hive MLS
• 2019-07-24 Sold (Public Records) $104,000 Public Records
• 2019-07-22 Sold (MLS) $104,000 GAMLS
• 2019-07-22 Sold (MLS) $104,000 Hive MLS
• 2019-02-05 Listed $109,900 GAMLS
• 2019-02-05 Listed $109,900 Hive MLS
• 2006-04-12 Sold (Public Records) $47,100 Public Records

Property tax history

+0.2%/yr

Latest (2025): $573 · +11.2% YoY. Source: county tax records.