210 Croatan St · Savannah, GA 31406

$149,900

3 bd · 1.0 ba · 1,266 sqft · SingleFamily public records · 33 Days on market

Built 1957 5,998 sqft lot $118/sqft · 33% below area Est $224k · 33% under

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Why this score? — see what drove the B- 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 +25.0/30.0
• ARV discount +15.0/15.0
• DSCR +8.2/10.0
• 1% rule +6.9/10.0
• Livability +4.3/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.0/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Needs a complete renovation! Investors only!!

Key facts

• 5,998 sq ft lot
• Built 1957
• Listed 33 days

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $150k.

Deal economics

• At list price, monthly cash flow is $326 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $150k).
• Recommended offer: $145k (3.0% below list) — sets the bar for market timing.
• Cap rate 8.9% 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 flat; 173 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); 2,694 units permitted in Chatham County in 2024 (973 in 5+ unit buildings).
• This rent runs 32% of the median local income ($67k/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 $4k 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 33 days — a 3% lower offer ($145k) is reasonable based on typical stale-listing flexibility.
• 3 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.

Risks & watch-outs

• Watch-outs: built in 1957 — expect roof / HVAC / electrical / plumbing capex.
• 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 $145,403 (3.0% below list)

Questions for the listing agent

1. It's been on market 33 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1957 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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. 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: 1.19% ✓
• Cap rate: 8.91%
• Cash-on-cash: 9.33%
• DSCR: 1.42
• GRM: 7.0

CMA / ARV

• ARV (median comp): $224,048
• List price: $149,900
• Delta: -33.09%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
210 Croatan St	0.00mi	3/1.0	1,266 (0%)	1mo	$139,000	$110	99
106 Lucian Cir	0.25mi	3/2.0	1,175 (-7%)	2mo	$276,000	$235	71
106 Harmon Creek Dr	0.37mi	3/2.0	1,181 (-7%)	1mo	$230,000	$195	66
48 Kandlewood Dr	0.11mi	3/1.5	1,093 (-14%)	6mo	$250,000	$229	66
11 Skyline Dr	0.61mi	3/1.5	1,248 (-1%)	6mo	$259,000	$208	62
723 Dyches Dr	0.66mi	3/2.0	1,249 (-1%)	4mo	$265,000	$212	59
415 Barnhill Dr	0.28mi	4/2.0 (+1)	1,402 (+11%)	4mo	$254,900	$182	56
110 Rachels Retreat	0.33mi	3/2.0	1,452 (+15%)	2mo	$339,900	$234	55
10 Kenmore Dr	0.53mi	3/2.0	1,144 (-10%)	2mo	$230,000	$201	54
8708 Clarke Ave	0.59mi	4/2.5 (+1)	1,350 (+7%)	4mo	$299,999	$222	47
201 Womble Ave	0.42mi	3/2.0	1,446 (+14%)	6mo	$287,000	$198	47
405 Catherine Cir	0.64mi	3/2.0	1,429 (+13%)	2mo	$255,000	$178	44

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 · 0.04% rent growth · sell at horizon

5-year hold

• IRR: -5.7%
• Equity multiple: 0.80×
• Total profit: $-8,600
• Equity at exit: $22,351

10-year hold

• IRR: -0.2%
• Equity multiple: 0.99×
• Total profit: $-425
• Equity at exit: $12,961

Cash invested: $41,972 (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 31406

• Rents YoY: 0.0%
• Active inventory: 173
• Price-to-rent: 7.0×

Monthly cashflow live

• Estimated rent: $1,781 high
• Mortgage (P&I): −$786
• Tax from tax record: −$232 /mo · $2,782/yr
• Insurance: −$62
• HOA: −$0
• Vacancy / Maint / Mgmt: −$374
• Net cashflow: $326

Break-even live

Break-even rent $1,368

Max offer price $149,900

Occupancy floor 77%

Sensitivity live

Price	-10% $411	-5% $369	+0% $326	+5% $284	+10% $242
Rent	-10% $186	-5% $256	+0% $326	+5% $397	+10% $467
Rate	-1.0pp $402	-0.5pp $364	base $326	+0.5pp $288	+1.0pp $248

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: $37,475
• Closing costs: $4,497
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
211 Edgewater Rd #40 Savannah, GA	2.0	2.0	1085	$1,400	$1.29	24d	1	0.07mi
28 Chatham St Unit A Savannah, GA	2.0	2.0	964	$1,325	$1.37	45d	1	0.18mi
26 Chatham St Unit A Savannah, GA	2.0	1.0	964	$1,500	$1.56	24d	1	0.19mi
39 Travis St Savannah, GA	3.0	2.5	1600	$2,150	$1.34	15d	1	0.20mi
111 Edgewater Rd Savannah, GA	1.0–2.0	1.0	745	$1,375	$1.85	45d	3	0.20mi
9406 Dunwoody Dr Savannah, GA	4.0	2.0	1688	$2,200	$1.30	15d	1	0.26mi
12 Dyches Dr Savannah, GA	3.0	2.0	1461	$2,000	$1.37	45d	1	0.33mi
6 Lucian Cir Savannah, GA	4.0	2.0	1602	$2,100	$1.31	22d	1	0.33mi
7 Chippewa Dr Savannah, GA	4.0	2.0	1336	$1,850	$1.38	45d	1	0.36mi
9610 White Bluff Rd Savannah, GA	2.0	2.0	1000	$1,370	$1.37	24d	5	0.36mi
9111 White Bluff Rd Savannah, GA	1.0–2.0	1.0–2.0	901	$1,510	$1.67	15d	5	0.40mi
455 Mall Blvd #60 Savannah, GA	2.0	1.5	1188	$1,450	$1.22	45d	1	0.59mi
455 Mall Blvd #36 Savannah, GA	2.0	1.5	1188	$1,500	$1.26	45d	1	0.67mi
511 Dyches Dr Savannah, GA	3.0	2.0	1758	$2,100	$1.19	24d	1	0.67mi
100 Lewis Dr Unit 3D Savannah, GA	2.0	1.5	1000	$1,450	$1.45	45d	1	0.70mi
455 Mall Blvd Savannah, GA	3.0	2.5	1548	$1,825	$1.18	45d	1	0.75mi
201 W Montgomery Cross Rd Savannah, GA	1.0–3.0	1.0–2.0	1013	$1,699	$1.68	15d	18	0.75mi
205 W Montgomery Xrds Savannah, GA	1.0–3.0	1.0–2.0	1075	$1,850	$1.72	24d	1	0.83mi
210 Tibet Ave Savannah, GA	2.0–3.0	1.5–2.5	1150	$1,899	$1.65	15d	11	0.90mi
309 Station Trl Savannah, GA	2.0	2.5	1587	$1,850	$1.17	45d	1	0.98mi
17 Vineyard Dr Savannah, GA	3.0	2.0	1120	$2,195	$1.96	24d	1	0.99mi
2 La Brea Blvd Savannah, GA	3.0	2.0	1361	$1,900	$1.40	45d	1	1.06mi
11400 White Bluff Rd Savannah, GA	1.0–3.0	1.0–2.0	1000	$1,695	$1.70	15d	21	1.07mi
10612 Abercorn St Savannah, GA	1.0–3.0	1.0–2.0	797	$1,849	$2.32	15d	35	1.09mi
10611 Abercorn St Savannah, GA	1.0–2.0	1.0–1.5	917	$1,696	$1.85	15d	13	1.13mi
8000 Waters Ave Savannah, GA	1.0–2.0	1.0–2.0	1015	$1,588	$1.56	15d	23	1.16mi
29 Colony Park Dr Savannah, GA	2.0	2.0	919	$1,400	$1.52	45d	1	1.16mi
10615 Abercorn St Savannah, GA	1.0–3.0	1.0–1.5	837	$1,649	$1.97	22d	25	1.18mi
528 Wild Turkey Rd Savannah, GA	3.0	2.0	1650	$2,400	$1.45	22d	1	1.21mi
10910 Queen Ann Ct Apt A Savannah, GA	2.0	1.0	925	$1,650	$1.78	45d	1	1.22mi
10913 Queen Ann Ct Apt D Savannah, GA	2.0	1.0	925	$1,750	$1.89	45d	1	1.23mi
11910 White Bluff Rd Savannah, GA	1.0–2.0	1.0	750	$1,365	$1.82	15d	3	1.24mi
16 Ventura Blvd Savannah, GA	4.0	2.0	1404	$2,500	$1.78	24d	1	1.25mi
29 Ventura Blvd Savannah, GA	3.0	2.0	1620	$2,150	$1.33	24d	1	1.33mi
114 Chapel Dr Savannah, GA	4.0	2.0	1824	$2,300	$1.26	24d	1	1.34mi
10725 Abercorn St Savannah, GA	1.0–2.0	1.0–2.0	837	$1,713	$2.05	15d	10	1.34mi
406 Montclair Blvd Savannah, GA	3.0	2.0	1422	$1,995	$1.40	15d	1	1.38mi
10875 Abercorn St Savannah, GA	2.0	2.0	1033	$1,475	$1.43	15d	13	1.39mi
6803 Waters Ave Unit 12 Savannah, GA	2.0	2.0	938	$1,475	$1.57	24d	1	1.44mi
115 Woodhouse Ln Savannah, GA	2.0	1.0	975	$1,200	$1.23	24d	1	1.44mi

Listing history 8 events

1. 2026-04-16
   listed $149,900 Active 45-char remark

   Show marketing remark (45 chars)

   Needs a complete renovation! Investors only!!

2. 2025-09-24
   historical
3. 2025-09-24
   historical
4. 2025-03-24
   listed $159,900
5. 2025-03-24
   listed $159,900
6. 2024-10-04
   soldstatus $150,000
7. 2024-09-03
   soldstatus $115,000
8. 1986-08-01
   soldstatus $31,811

ⓘ 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: $2,782 · $232/mo
• Projected year-2 tax: $2,782 · $232/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 9/10 Extreme 7 d/yr ≥106°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: $21,369
• − Mortgage interest: −$8,397
• − Property taxes: −$2,782
• − Insurance: −$750
• − Repairs & maintenance: −$1,709
• − Management: −$1,709
• − Depreciation: −$4,361
• Taxable income: $1,661
• Est. tax owed @ 24.0%: −$399
• After-tax cash flow: $3,518/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): 34,904
• Household income: $67,120
• Rent vs Own: 40.3% rent · 59.7% own
• Severe rent burden: 1453.0

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: White 47% Black 38% Hispanic / Latino 7% Two or more races 6% Asian 4%
• Hispanic origin (detail): Mexican 2% Puerto Rican 2%
• Common ancestry: Slovak 3% Lithuanian 1% Serbian 1%
• Foreign-born: 7% · Canada, China, Vietnam
• Languages at home: 91% English-only · Spanish 4% Chinese 2% Other Asian/Pacific 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: ▼ -240.18%
• Current HPI: 280.3587
• Rent YoY: ▬ 0.04%
• 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

+371.2% since first listed

8 events — show timeline

• 2026-04-16 Listed $149,900 Hive MLS
• 2025-09-24 Listing Removed — Hive MLS
• 2025-09-24 Listing Removed — Hive MLS
• 2025-03-24 Listed $159,900 Hive MLS
• 2025-03-24 Listed $159,900 Hive MLS
• 2024-10-04 Sold (Public Records) $150,000 Public Records
• 2024-09-03 Sold (Public Records) $115,000 Public Records
• 1986-08-01 Sold (Public Records) $31,811 Public Records

Property tax history

+11.4%/yr

Latest (2025): $2,782 · +167.6% YoY. Source: county tax records.