4316 Raybun St · Savannah, GA 31405

$199,000

2 bd · 1.0 ba · 1,152 sqft · SingleFamily public records · 100 Days on market

Built 1985 5,998 sqft lot $173/sqft · at area comps Est $204k · at est.

---

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 +15.0/30.0
• ARV discount +8.7/15.0
• DSCR +4.6/10.0
• Livability +4.3/5.0
• 1% rule +3.6/10.0
• 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

4316 Raybun Street offers a practical opportunity at $199,000 for the buyer thinking about return, not flash. Whether you are an investor seeking a solid rental addition or a first-time buyer ready to step into ownership, this entry-level single-family home sits in a pricing lane that keeps risk controlled and upside possible. At this level, many are choosing between continued rent payments or stretching into higher debt. This address provides a simpler path. A manageable footprint. A structure you can improve over time. For investors, it is about steady demand and attainable acquisition cost. For first-time buyers, it is about control, equity, and independence. Not luxury. Not oversized. Just a straightforward opportunity positioned for growth. All units are currently tenant occupied and income producing. Photos are digitally decluttered.

Key facts

• 5,998 sq ft lot
• Built 1985
• Listed 100 days

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $199k.

Deal economics

• At list price, monthly cash flow is $62 ($749/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 $172k (13.8% below list).
• Recommended offer: $172k (13.8% below list) — sets the bar for 1% rule.
• Cap rate 6.7% 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 at typical pace (median 25d on market — plan ~3-4 weeks tenant-placement turnaround); 42% 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 31% 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 $1k of loan paydown is wiped out by about $6k 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 100 days — a 9% lower offer ($181k) is reasonable based on typical stale-listing flexibility.
• 2 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.
• Current owner paid $50k; list at $199k implies a 299% gain — meaningful room to come down on a strong offer.

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 $171,509 (13.8% below list)

Questions for the listing agent

1. It's been on market 100 days. Have you received any prior offers? Is the seller open to a 14% concession, seller financing, or rate buy-down credit?
2. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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?
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: 0.86% ✗
• Cap rate: 6.67%
• Cash-on-cash: 1.34%
• DSCR: 1.06
• GRM: 9.7

CMA / ARV

• ARV (median comp): $204,351
• List price: $199,000
• Delta: -2.62%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 11 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1741 Vassar St	0.37mi	3/1.0 (+1)	1,170 (+2%)	3mo	$195,000	$167	73
1817 Lloyd St	0.34mi	3/1.5 (+1)	1,204 (+4%)	5mo	$275,000	$228	65
1801 Archer St	0.22mi	3/2.0 (+1)	1,070 (-7%)	16mo	$230,000	$215	55
1914 Tubman St	0.41mi	3/1.0 (+1)	1,128 (-2%)	22mo	$114,000	$101	54
1920 Lloyd St	0.49mi	3/1.0 (+1)	1,024 (-11%)	3mo	$205,000	$200	51
1916 Pendleton St	0.40mi	3/2.0 (+1)	1,205 (+5%)	18mo	$218,000	$181	50
4012 Walton St	0.32mi	2/1.0	1,281 (+11%)	19mo	$94,700	$74	50
1823 Mitchell St	0.31mi	3/1.0 (+1)	1,275 (+11%)	21mo	$220,000	$173	45
1913 Champion St	0.58mi	3/1.0 (+1)	1,264 (+10%)	8mo	$247,900	$196	45
1825 Lloyd St	0.37mi	3/2.5 (+1)	1,298 (+13%)	11mo	$300,000	$231	42
1918 Stuyvesant St	0.41mi	3/2.0 (+1)	1,244 (+8%)	22mo	$210,000	$169	40

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: -17.4%
• Equity multiple: 0.40×
• Total profit: $-33,325
• Equity at exit: $29,672

10-year hold

• IRR: -15.9%
• Equity multiple: 0.22×
• Total profit: $-43,428
• Equity at exit: $17,206

Cash invested: $55,720 (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: 9.7×

Monthly cashflow live

• Estimated rent: $1,715 high
• Mortgage (P&I): −$1,044
• Tax from tax record: −$166 /mo · $1,993/yr
• Insurance: −$83
• HOA: −$0
• Vacancy / Maint / Mgmt: −$360
• Net cashflow: $62

Break-even live

Break-even rent $1,636

Max offer price $199,000

Occupancy floor 91%

Sensitivity live

Price	-10% $175	-5% $119	+0% $62	+5% $6	+10% $-50
Rent	-10% $-73	-5% $-5	+0% $62	+5% $130	+10% $198
Rate	-1.0pp $163	-0.5pp $113	base $62	+0.5pp $11	+1.0pp $-42

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: $49,750
• Closing costs: $5,970
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1930 Upson St Savannah, GA	3.0	1.0	950	$2,155	$2.27	45d	1	0.46mi
924 Adel St Savannah, GA	3.0	1.0	1000	$1,680	$1.68	45d	1	0.71mi
819 Tatem St Savannah, GA	3.0	2.0	1325	$1,795	$1.35	25d	1	0.71mi
718 Atlanta St Savannah, GA	3.0	1.0	1319	$1,795	$1.36	45d	1	0.86mi
2011 Comet Ave Savannah, GA	3.0	2.0	1126	$2,400	$2.13	25d	1	0.91mi
701 Atlanta St Savannah, GA	3.0	1.0	1140	$1,755	$1.54	45d	1	0.93mi
2807 Ryals St Savannah, GA	3.0	2.0	1220	$1,650	$1.35	25d	1	0.94mi
1014 W 53rd St Savannah, GA	3.0	2.0	1048	$1,600	$1.53	15d	1	0.99mi
1921 Cowan Ave Savannah, GA	3.0	1.0	1104	$1,850	$1.68	25d	1	1.04mi
1925 Cowan Ave Savannah, GA	3.0	1.0	950	$1,855	$1.95	45d	1	1.04mi
32 Pine Dr Savannah, GA	3.0	1.0	1187	$1,800	$1.52	45d	1	1.08mi
904 Sherman Ave Savannah, GA	3.0	1.0	1172	$1,725	$1.47	45d	1	1.10mi
601 W 54th St Savannah, GA	1.0–4.0	1.0–2.0	881	$1,417	$1.61	25d	1	1.18mi
3302 Bulloch St Savannah, GA	2.0	1.0	744	$995	$1.34	25d	1	1.18mi
4401 Meding St Savannah, GA	3.0	2.0	1030	$1,500	$1.46	25d	1	1.19mi
1003 W 46th St Savannah, GA	3.0	1.0	1100	$1,625	$1.48	15d	1	1.20mi
4909 Meding St Savannah, GA	2.0	1.0	720	$1,350	$1.88	45d	1	1.21mi
5328 Church St Savannah, GA	3.0	1.0	851	$1,350	$1.59	45d	1	1.25mi
1 Brandle Cv Savannah, GA	3.0	2.0	1449	$1,870	$1.29	15d	1	1.25mi
2110 Louis Mills Blvd Savannah, GA	2.0	1.0	928	$1,400	$1.51	45d	1	1.27mi
2705 Stevens St Savannah, GA	3.0	1.0	900	$1,585	$1.76	45d	1	1.31mi
1005 W Victory Dr Savannah, GA	3.0	2.0	1056	$1,950	$1.85	25d	1	1.31mi
1109 W 41st St Savannah, GA	3.0	1.0	960	$1,620	$1.69	45d	1	1.32mi
628 W 48th St Savannah, GA	3.0	1.0	975	$1,699	$1.74	15d	1	1.35mi
1026 W 41st St Savannah, GA	3.0	1.0	1128	$1,500	$1.33	15d	1	1.36mi
44 Thackery Pl Apt 3 Savannah, GA	3.0	2.0	1489	$1,800	$1.21	15d	1	1.39mi
906 W Victory Dr Savannah, GA	3.0	2.0	1176	$2,400	$2.04	25d	1	1.39mi
3212 Burroughs St Savannah, GA	3.0	1.0	814	$1,400	$1.72	25d	1	1.40mi
1011 W 40th St Savannah, GA	3.0	2.0	1125	$1,995	$1.77	15d	1	1.41mi
3708 Montgomery St Savannah, GA	2.0	1.0	725	$1,400	$1.93	15d	1	1.42mi
36 Thackery Pl Apt 1 Savannah, GA	2.0	2.0	1247	$1,800	$1.44	45d	1	1.42mi
28 Thackery Pl Apt 3 Savannah, GA	2.0	2.0	1300	$1,750	$1.35	15d	1	1.45mi
28 Thackery Pl Apt 2 Savannah, GA	2.0	1.5	1200	$1,600	$1.33	15d	1	1.45mi
118 W 56th St Savannah, GA	2.0	1.0	936	$1,625	$1.74	15d	1	1.47mi
119 W 52nd St Savannah, GA	2.0	1.0	1020	$1,800	$1.76	45d	1	1.47mi
1024 W 39th St Savannah, GA	2.0	1.0	860	$1,399	$1.63	25d	1	1.47mi
217 W 73rd St Savannah, GA	2.0	1.0	700	$1,355	$1.94	45d	1	1.48mi
215 W 73rd St Savannah, GA	2.0	1.0	700	$1,300	$1.86	25d	1	1.49mi
1437 Audubon Dr Savannah, GA	3.0	1.0	925	$1,575	$1.70	45d	1	1.50mi
607 W 44th St Unit B Savannah, GA	3.0	1.0	1050	$1,650	$1.57	45d	1	1.50mi

Listing history 22 events

1. 2026-06-21
   days on market $199,000 Active 100 DOM
2. 2026-06-18
   days on market $199,000 Active 97 DOM
3. 2026-06-17
   days on market $199,000 Active 96 DOM
4. 2026-06-16
   days on market $199,000 Active 95 DOM
5. 2026-06-15
   days on market $199,000 Active 94 DOM
6. 2026-06-14
   days on market $199,000 Active 92 DOM
7. 2026-06-13
   days on market $199,000 Active 91 DOM
8. 2026-06-10
   days on market $199,000 Active 89 DOM
9. 2026-06-09
   days on market $199,000 Active 88 DOM
10. 2026-06-08
    days on market $199,000 Active 87 DOM
11. 2026-06-07
    days on market $199,000 Active 86 DOM
12. 2026-06-05
    days on market $199,000 Active 83 DOM
13. 2026-06-03
    days on market $199,000 Active 82 DOM
14. 2026-06-02
    days on market $199,000 Active 81 DOM
15. 2026-06-01
    days on market $199,000 Active 80 DOM
16. 2026-05-31
    days on market $199,000 Active 79 DOM
17. 2026-05-30
    days on market $199,000 Active 78 DOM
18. 2026-02-13
    listed $199,000 Active 851-char remark

    Show marketing remark (851 chars)

    4316 Raybun Street offers a practical opportunity at $199,000 for the buyer thinking about return, not flash. Whether you are an investor seeking a solid rental addition or a first-time buyer ready to step into ownership, this entry-level single-family home sits in a pricing lane that keeps risk controlled and upside possible. At this level, many are choosing between continued rent payments or stretching into higher debt. This address provides a simpler path. A manageable footprint. A structure you can improve over time. For investors, it is about steady demand and attainable acquisition cost. For first-time buyers, it is about control, equity, and independence. Not luxury. Not oversized. Just a straightforward opportunity positioned for growth. All units are currently tenant occupied and income producing. Photos are digitally decluttered.

19. 2009-08-27
    soldstatus $49,900 115-char remark

    Show marketing remark (115 chars)

    Fixer Upper in Liberty City; Sold "AS IS"; Elig for Homepath Renovation Financing; Call Agent for Details

20. 2009-06-02
    listed $53,000 115-char remark

    Show marketing remark (115 chars)

    Fixer Upper in Liberty City; Sold "AS IS"; Elig for Homepath Renovation Financing; Call Agent for Details

21. 2004-12-10
    soldstatus $76,300
22. 1999-07-08
    soldstatus $60,000

ⓘ 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: $1,993 · $166/mo
• Projected year-2 tax: $1,993 · $166/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 2/10 Low
• 🌡 Heat 10/10 Extreme 7 d/yr ≥108°F today · 18 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: $20,581
• − Mortgage interest: −$11,147
• − Property taxes: −$1,993
• − Insurance: −$995
• − Repairs & maintenance: −$1,646
• − Management: −$1,646
• − Depreciation: −$5,789
• Taxable loss: −$2,636
• Est. tax savings @ 24.0%: +$633
• After-tax cash flow: $1,381/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

+231.7% since first listed

5 events — show timeline

• 2026-02-13 Listed $199,000 Hive MLS
• 2009-08-27 Sold (MLS) $49,900 Hive MLS
• 2009-06-02 Listed $53,000 Hive MLS
• 2004-12-10 Sold (Public Records) $76,300 Public Records
• 1999-07-08 Sold (Public Records) $60,000 Public Records

Property tax history

+12.5%/yr

Latest (2025): $1,993 · -18.1% YoY. Source: county tax records.