627 W 39th St · Savannah, GA 31415

$225,000

4 bd · 2.0 ba · 1,440 sqft · SingleFamily public records · 78 Days on market

Built 1920 5,227 sqft lot $156/sqft · 7% below area Est $242k · 7% under

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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 +21.5/30.0
• ARV discount +10.7/15.0
• DSCR +6.9/10.0
• 1% rule +4.9/10.0
• 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

Welcome to this 4 bedroom 2 bath traditional home with historic charm. Built in 1920, living space is 1440 sq ft with a private driveway for parking. Just to short distance to downtown Savannah and a 15 minute drive to the beach. Backyard space includes a storage building. Contact me for more information.

Key facts

• Private driveway
• Storage building
• Backyard space

Tags

• PRIVATE DRIVEWAY
• BACKYARD SPACE
• STORAGE BUILDING
• SHORT DISTANCE TO DOWNTOWN
• 15 MINUTE DRIVE TO BEACH

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $225k.

Deal economics

• At list price, monthly cash flow is $338 ($4k/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 $223k (0.9% below list).
• Recommended offer: $212k (6.0% below list) — sets the bar for market timing.
• Cap rate 8.1% 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: 76 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); 45% of comp listings sitting > 30 days — soft ceiling on asking rent; lower-income renter base — watch delinquency; 2,694 units permitted in Chatham County in 2024 (973 in 5+ unit buildings).
• At $2,230/mo this rent would consume 72% of the median local household income ($37k/yr) (locally 613% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

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 78 days — a 6% lower offer ($212k) is reasonable based on typical stale-listing flexibility.
• 5 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 $16k; list at $225k implies a 1306% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1920 — 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 $211,500 (6.0% below list)

Questions for the listing agent

1. It's been on market 78 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Built in 1920 — 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. 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: 0.99% ✗
• Cap rate: 8.10%
• Cash-on-cash: 6.44%
• DSCR: 1.29
• GRM: 8.4

CMA / ARV

• ARV (median comp): $242,215
• List price: $225,000
• Delta: -7.11%
• 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
622 W 36th St	0.21mi	3/1.0 (-1)	1,468 (+2%)	2mo	$165,000	$112	76
922 W 42nd St	0.32mi	3/2.0 (-1)	1,380 (-4%)	6mo	$250,000	$181	68
623 W 45th St	0.32mi	3/2.0 (-1)	1,378 (-4%)	8mo	$305,000	$221	66
120 Brady St	0.46mi	3/2.0 (-1)	1,436 (-0%)	10mo	$525,000	$366	65
601 W 45th St	0.33mi	3/2.0 (-1)	1,323 (-8%)	7mo	$344,900	$261	60
627 W 35th St	0.24mi	3/1.0 (-1)	1,301 (-10%)	7mo	$189,000	$145	58
905 W 41st St	0.19mi	3/1.0 (-1)	1,264 (-12%)	5mo	$125,000	$99	58
1706 Ogeechee Rd	0.34mi	3/1.0 (-1)	1,293 (-10%)	7mo	$50,000	$39	52
115 W 34th St	0.48mi	3/3.0 (-1)	1,600 (+11%)	1mo	$497,000	$311	50
705 W 47th St	0.44mi	3/2.0 (-1)	1,231 (-14%)	10mo	$239,975	$195	42
106 W 52nd St	0.74mi	3/2.0 (-1)	1,323 (-8%)	8mo	$385,000	$291	41
1128 W 49th St	0.73mi	3/2.0 (-1)	1,610 (+12%)	5mo	$249,900	$155	37

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 · 3.0% rent growth · sell at horizon

5-year hold

• IRR: -6.4%
• Equity multiple: 0.76×
• Total profit: $-14,970
• Equity at exit: $33,548

10-year hold

• IRR: 3.2%
• Equity multiple: 1.23×
• Total profit: $14,505
• Equity at exit: $19,454

Cash invested: $63,000 (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 31415

• Home prices YoY: -21.4%
• Active inventory: 76
• Price-to-rent: 8.4×

Monthly cashflow live

• Estimated rent: $2,230 high
• Mortgage (P&I): −$1,180
• Tax from tax record: −$150 /mo · $1,799/yr
• Insurance: −$94
• HOA: −$0
• Vacancy / Maint / Mgmt: −$468
• Net cashflow: $338

Break-even live

Break-even rent $1,802

Max offer price $225,000

Occupancy floor 80%

Sensitivity live

Price	-10% $466	-5% $402	+0% $338	+5% $274	+10% $211
Rent	-10% $162	-5% $250	+0% $338	+5% $426	+10% $514
Rate	-1.0pp $451	-0.5pp $395	base $338	+0.5pp $280	+1.0pp $221

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: $56,250
• Closing costs: $6,750
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
630 W 38th St Savannah, GA	3.0	2.0	1600	$1,950	$1.22	14d	1	0.11mi
516 W 38th St Unit 1/2 Savannah, GA	3.0	1.0	1176	$1,500	$1.28	14d	1	0.12mi
516 W 38th St Unit 1/2 Savannah, GA	3.0	1.0	1176	$1,600	$1.36	24d	1	0.12mi
714 W 38th St Savannah, GA	3.0	1.5	1200	$1,650	$1.38	24d	1	0.13mi
2221 Harden St Savannah, GA	3.0	1.0	1000	$1,550	$1.55	44d	1	0.14mi
2203 Harden St Unit A Savannah, GA	3.0	1.0	900	$2,100	$2.33	14d	1	0.14mi
310 W 42nd St Savannah, GA	3.0	2.0	1300	$1,800	$1.38	44d	1	0.24mi
607 W 44th St Unit B Savannah, GA	3.0	1.0	1050	$1,650	$1.57	44d	1	0.26mi
906 W Victory Dr Savannah, GA	3.0	2.0	1176	$2,400	$2.04	24d	1	0.26mi
213 W 39th St Unit B Savannah, GA	3.0	2.0	1000	$2,250	$2.25	24d	1	0.27mi
211 W 40th St Unit B Savannah, GA	3.0	1.0	1400	$3,200	$2.29	24d	1	0.28mi
216 W 43rd St Savannah, GA	3.0	3.0	1722	$2,900	$1.68	24d	1	0.30mi
1011 W 40th St Savannah, GA	3.0	2.0	1125	$1,995	$1.77	14d	1	0.31mi
201 W 37th St Savannah, GA	3.0	2.0	1000	$2,595	$2.60	44d	1	0.32mi
1026 W 41st St Savannah, GA	3.0	1.0	1128	$1,500	$1.33	14d	1	0.35mi
2705 Stevens St Savannah, GA	3.0	1.0	900	$1,585	$1.76	44d	1	0.35mi
1005 W Victory Dr Savannah, GA	3.0	2.0	1056	$1,950	$1.85	24d	1	0.35mi
2305 Whitaker St Unit A Savannah, GA	3.0	3.0	1600	$3,300	$2.06	14d	1	0.35mi
2235 Whitaker St Savannah, GA	3.0	2.0	1600	$2,950	$1.84	14d	1	0.36mi
1025 W 38th St Savannah, GA	4.0	3.0	1722	$2,400	$1.39	24d	1	0.37mi
107 W 37th St Savannah, GA	4.0	2.0	1300	$3,200	$2.46	44d	1	0.37mi
1019 W 35th St Unit B Savannah, GA	3.0	2.0	1071	$2,199	$2.05	14d	1	0.38mi
1109 W 41st St Savannah, GA	3.0	1.0	960	$1,620	$1.69	44d	1	0.39mi
102 W 36th St Savannah, GA	3.0	2.0	1500	$4,500	$3.00	24d	1	0.43mi
417 W 32nd St Unit B Savannah, GA	3.0	3.0	972	$2,600	$2.67	44d	1	0.45mi
628 W 48th St Savannah, GA	3.0	1.0	975	$1,699	$1.74	14d	1	0.45mi
3 W 36th St Apt 2 Savannah, GA	4.0	1.0	1750	$4,200	$2.40	44d	1	0.46mi
1003 W 46th St Savannah, GA	3.0	1.0	1100	$1,625	$1.48	14d	1	0.46mi
217 W 32nd St Unit B Savannah, GA	3.0	1.0	1222	$1,550	$1.27	14d	1	0.47mi
217 W 32nd St Unit A Savannah, GA	3.0	1.0	1200	$1,600	$1.33	14d	1	0.47mi
1723 Whitaker St Savannah, GA	3.0	1.5	1845	$1,800	$0.98	44d	1	0.50mi
123 E 40th St Savannah, GA	3.0	1.0	1389	$1,900	$1.37	44d	1	0.55mi
2910 Bull St Savannah, GA	3.0	2.0	1200	$3,500	$2.92	44d	1	0.55mi
1409 Jefferson St Savannah, GA	3.0	2.5	1347	$2,699	$2.00	44d	1	0.56mi
201 E 39th St Unit B Savannah, GA	3.0	1.5	1550	$2,100	$1.35	44d	1	0.59mi
1313 Whitaker St Unit C Savannah, GA	3.0	2.0	1000	$2,150	$2.15	44d	1	0.66mi
2002 Habersham St Savannah, GA	3.0	2.0	1242	$1,995	$1.61	44d	1	0.76mi
1004 W 53rd St Savannah, GA	3.0	2.0	1700	$2,300	$1.35	44d	1	0.77mi
1014 W 53rd St Savannah, GA	3.0	2.0	1048	$1,600	$1.53	14d	1	0.78mi
303 W Waldburg St Savannah, GA	3.0	2.0	1400	$2,250	$1.61	44d	1	0.78mi

Listing history 27 events

1. 2026-06-18
   days on market $225,000 Active 78 DOM
2. 2026-06-17
   days on market $225,000 Active 77 DOM
3. 2026-06-16
   days on market $225,000 Active 76 DOM
4. 2026-06-15
   days on market $225,000 Active 75 DOM
5. 2026-06-14
   days on market $225,000 Active 73 DOM
6. 2026-06-13
   days on market $225,000 Active 72 DOM
7. 2026-06-10
   days on market $225,000 Active 70 DOM
8. 2026-06-09
   days on market $225,000 Active 69 DOM
9. 2026-06-08
   days on market $225,000 Active 68 DOM
10. 2026-06-07
    days on market $225,000 Active 67 DOM
11. 2026-06-05
    days on market $225,000 Active 64 DOM
12. 2026-06-03
    days on market $225,000 Active 63 DOM
13. 2026-06-02
    days on market $225,000 Active 62 DOM
14. 2026-06-01
    days on market $225,000 Active 61 DOM
15. 2026-05-31
    days on market $225,000 Active 60 DOM
16. 2026-05-30
    days on market $225,000 Active 59 DOM
17. 2026-05-11
    historical Active Under Contract 306-char remark

    Show marketing remark (261 chars)

    Welcome to this 4 bedroom 2 bath traditional home with historic charm. Built in 1920, living space is 1440 sq ft with a private driveway for parking. Just a short distance to downtown Savannah and a 15 minute drive to the beach. Contact me for more information.

18. 2026-05-11
    historical Active Under Contract 261-char remark

    Show marketing remark (261 chars)

    Welcome to this 4 bedroom 2 bath traditional home with historic charm. Built in 1920, living space is 1440 sq ft with a private driveway for parking. Just a short distance to downtown Savannah and a 15 minute drive to the beach. Contact me for more information.

19. 2026-04-25
    status Active 306-char remark

    Show marketing remark (261 chars)

    Welcome to this 4 bedroom 2 bath traditional home with historic charm. Built in 1920, living space is 1440 sq ft with a private driveway for parking. Just a short distance to downtown Savannah and a 15 minute drive to the beach. Contact me for more information.

20. 2026-04-25
    status Back On Market 261-char remark

    Show marketing remark (261 chars)

    Welcome to this 4 bedroom 2 bath traditional home with historic charm. Built in 1920, living space is 1440 sq ft with a private driveway for parking. Just a short distance to downtown Savannah and a 15 minute drive to the beach. Contact me for more information.

21. 2026-04-11
    historical Active Under Contract 261-char remark

    Show marketing remark (306 chars)

    Welcome to this 4 bedroom 2 bath traditional home with historic charm. Built in 1920, living space is 1440 sq ft with a private driveway for parking. Just to short distance to downtown Savannah and a 15 minute drive to the beach. Backyard space includes a storage building. Contact me for more information.

22. 2026-04-11
    historical Active Under Contract 306-char remark

    Show marketing remark (306 chars)

    Welcome to this 4 bedroom 2 bath traditional home with historic charm. Built in 1920, living space is 1440 sq ft with a private driveway for parking. Just to short distance to downtown Savannah and a 15 minute drive to the beach. Backyard space includes a storage building. Contact me for more information.

23. 2026-03-30
    listed $225,000 Active 306-char remark

    Show marketing remark (261 chars)

    Welcome to this 4 bedroom 2 bath traditional home with historic charm. Built in 1920, living space is 1440 sq ft with a private driveway for parking. Just a short distance to downtown Savannah and a 15 minute drive to the beach. Contact me for more information.

24. 2026-03-30
    listed $225,000 New 261-char remark

    Show marketing remark (261 chars)

    Welcome to this 4 bedroom 2 bath traditional home with historic charm. Built in 1920, living space is 1440 sq ft with a private driveway for parking. Just a short distance to downtown Savannah and a 15 minute drive to the beach. Contact me for more information.

25. 2010-03-23
    soldstatus $16,000
26. 2009-12-30
    listed $19,900
27. 2000-12-11
    soldstatus $30,000

ⓘ 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: $1,799 · $150/mo
• Projected year-2 tax: $2,070 · $172/mo
• Expected delta: +$271/yr (+$23/mo · 15.1%)

ⓘ 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 5/10 Major 7 unhealthy d/yr today · 8 by 30 yrs out

Taxation est. · year 1

• Rental income: $26,760
• − Mortgage interest: −$12,603
• − Property taxes: −$1,799
• − Insurance: −$1,125
• − Repairs & maintenance: −$2,141
• − Management: −$2,141
• − Depreciation: −$6,545
• Taxable income: $406
• Est. tax owed @ 24.0%: −$97
• After-tax cash flow: $3,960/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): 11,082
• Household income: $37,109
• Rent vs Own: 56.1% rent · 43.9% own
• Severe rent burden: 613.0

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 Black (89%)
• Race & ethnicity: Black 89% White 5% Hispanic / Latino 5% Two or more races 3%
• Foreign-born: 2% · Canada
• Languages at home: 95% English-only · Spanish 4%

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: ▼ -55.36%
• Current HPI: 203.0696
• Rent YoY: —
• 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

+650.0% since first listed

11 events — show timeline

• 2026-05-11 Contingent — Hive MLS
• 2026-05-11 Contingent — GAMLS
• 2026-04-25 Relisted — Hive MLS
• 2026-04-25 Relisted — GAMLS
• 2026-04-11 Contingent — GAMLS
• 2026-04-11 Contingent — Hive MLS
• 2026-03-30 Listed $225,000 GAMLS
• 2026-03-30 Listed $225,000 Hive MLS
• 2010-03-23 Sold (MLS) $16,000 Hive MLS
• 2009-12-30 Listed $19,900 Hive MLS
• 2000-12-11 Sold (Public Records) $30,000 Public Records

Property tax history

+8.3%/yr

Latest (2025): $1,799 · -40.1% YoY. Source: county tax records.