10 Quartz Way Way · Savannah, GA 31419

$234,900

3 bd · 2.0 ba · 1,225 sqft · Townhouse public records · 12 Days on market

Built 2004 1,307 sqft lot Est $251k · 6% under $193/mo HOA · 9% of rent

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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 +15.2/30.0
• ARV discount +10.4/15.0
• DSCR +4.6/10.0
• Livability +4.3/5.0
• 1% rule +4.2/10.0
• Condition / age +2.5/5.0
• Rent growth +2.1/5.0
• Schools +2.0/10.0
• Appreciation +0.0/10.0

Listing remarks

Welcome to 10 Quartz Way in Savannah, Georgia — a one-story townhome with peaceful lagoon views and the ease of low-maintenance living. Offering 3 bedrooms and 2 bathrooms, this home is ideal for those ready to simplify without giving up comfort or space. The single-level layout offers an easy flow for everyday living, while the natural light and lagoon backdrop create a calm, relaxing feel throughout the home. Enjoy your morning coffee or unwind in the evening with tranquil water views right outside your door. Being sold fully furnished — with the exception of the dining room table — this home offers a move-in ready opportunity with much of the work already done for you.

Key facts

• Lagoon views
• Move in ready
• Neighborhood pool

Tags

• LAGOON VIEWS
• LOW MAINTENANCE LIVING
• MOVE IN READY
• NEIGHBORHOOD POOL
• SIDEWALK LINED COMMUNITY
• CONVENIENTLY LOCATED

Property features AI

Finance

• HOA & community: Homeowners association with monthly fee of $193; Community amenities include pool and sidewalks

Exterior

• Utilities: Public water; Public sewer; Cable available; Underground utilities
• Home design: Attached townhouse; Single-story; 2+ common walls; Planned Unit Development (PUDC) zoning
• Construction: Frame construction with vinyl siding; Asphalt roof
• Exterior features: Community pool; Sidewalks; Lagoon waterfront view

Interior

• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating (electric); Central air conditioning (electric)
• Interior features: Electric water heater
• Laundry & utility: Washer hookup; Dedicated laundry room

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath townhouse listed at $235k.

Deal economics

• At list price, monthly cash flow is $80 ($957/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 $215k (8.4% below list).
• Recommended offer: $215k (8.4% 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 (-1.4%/yr); 409 active listings in the ZIP; 9 comparable units currently listed for rent nearby; rentals at typical pace (median 16d 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 37% of the median local income ($70k/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

• Only 12 days on market — expect competitive offers; lowballing is unlikely to land.
• 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 $125k; list at $235k implies a 88% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: 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 $215,155 (8.4% below list)

Questions for the listing agent

1. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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?
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: 0.92% ✗
• Cap rate: 6.70%
• Cash-on-cash: 1.46%
• DSCR: 1.06
• GRM: 9.1

CMA / ARV

• ARV (on-the-fly): $251,125
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
101 Travertine Cir	0.04mi	2/2.0 (-1)	1,264 (+3%)	2mo	$262,800	$208	86
58 Stonelake Cir	0.17mi	2/2.0 (-1)	1,252 (+2%)	3mo	$265,000	$212	81
89 Stonelake Cir	0.11mi	2/2.0 (-1)	1,252 (+2%)	9mo	$250,000	$200	79
12 Copper Ct	0.07mi	2/2.0 (-1)	1,277 (+4%)	8mo	$265,000	$208	78
63 Stonelake Cir	0.15mi	2/2.0 (-1)	1,221 (-0%)	11mo	$250,000	$205	78
8 Travertine Cir	0.07mi	2/2.0 (-1)	1,202 (-2%)	13mo	$222,800	$185	78
77 Stonelake Cir	0.12mi	2/2.0 (-1)	1,252 (+2%)	9mo	$255,000	$204	78
83 Travertine Cir	0.09mi	2/2.0 (-1)	1,174 (-4%)	12mo	$222,000	$189	74
17 Travertine Cir	0.09mi	2/2.0 (-1)	1,174 (-4%)	12mo	$241,500	$206	74
38 Travertine Cir	0.13mi	2/2.0 (-1)	1,268 (+4%)	12mo	$260,000	$205	73
1 Flint Ct	0.24mi	2/2.0 (-1)	1,252 (+2%)	10mo	$240,000	$192	72
56 Stonelake Cir	0.18mi	3/2.0	1,401 (+14%)	14mo	$270,700	$193	56

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: $-39,258
• Equity at exit: $35,024

10-year hold

• IRR: -16.4%
• Equity multiple: 0.21×
• Total profit: $-51,887
• 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 31419

• Home prices YoY: -25.9%
• Rents YoY: -1.4%
• Active inventory: 409
• Price-to-rent: 9.1×

Monthly cashflow live

• Estimated rent: $2,152 high
• Mortgage (P&I): −$1,232
• Tax from tax record: −$97 /mo · $1,167/yr
• Insurance: −$98
• HOA: −$193
• Vacancy / Maint / Mgmt: −$452
• Net cashflow: $80

Break-even live

Break-even rent $2,051

Max offer price $234,900

Occupancy floor 91%

Sensitivity live

Price	-10% $213	-5% $146	+0% $80	+5% $13	+10% $-53
Rent	-10% $-90	-5% $-5	+0% $80	+5% $165	+10% $250
Rate	-1.0pp $198	-0.5pp $140	base $80	+0.5pp $19	+1.0pp $-43

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 9 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
5700 Ogeechee Rd Savannah, GA	1.0–3.0	1.0–2.0	1060	$2,230	$2.10	15d	87	0.22mi
5670 Ogeechee Rd Savannah, GA	1.0–3.0	1.0–2.0	1070	$2,348	$2.19	15d	16	0.25mi
101 Fenwick Village Dr Savannah, GA	1.0–3.0	1.0–2.0	1063	$2,139	$2.01	15d	59	0.51mi
100 Tweed St Savannah, GA	3.0	2.5	1444	$2,125	$1.47	15d	5	0.74mi
175 Salt Landing Cir Savannah, GA	3.0	2.0	1449	$2,300	$1.59	45d	1	1.14mi
69 Chapel Lk N Savannah, GA	3.0	2.0	1400	$2,300	$1.64	15d	1	1.20mi
5798 Ogeechee Rd Savannah, GA	1.0–3.0	1.0–3.0	1096	$2,096	$1.91	15d	24	1.30mi
601 Quacco Rd Savannah, GA	1.0–3.0	1.0–2.5	1173	$2,000	$1.70	45d	5	1.39mi
5806 Ogeechee Rd Savannah, GA	1.0–3.0	1.0–2.0	1103	$2,132	$1.93	15d	44	1.41mi

HOA detail

• Monthly dues: $193 · $2,316/yr
• Likely covers: water

Listing history 9 events

1. 2026-06-01
   status $234,900 Pending 12 DOM
2. 2026-05-31
   days on market $234,900 Active Under Contract 12 DOM
3. 2026-05-30
   days on market $234,900 Active Under Contract 11 DOM
4. 2026-05-21
   historical Active Under Contract
5. 2026-05-19
   listed $234,900 Active
6. 2014-08-08
   soldstatus $124,900
7. 2009-11-02
   historical
8. 2009-05-13
   listed $139,900
9. 2004-12-06
   soldstatus $146,000

ⓘ 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: $1,167 · $97/mo
• Projected year-2 tax: $2,161 · $180/mo
• Expected delta: +$994/yr (+$83/mo · 85.2%)

ⓘ 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 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 2 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $25,819
• − Mortgage interest: −$13,158
• − Property taxes: −$1,167
• − Insurance: −$1,174
• − Repairs & maintenance: −$2,065
• − Management: −$2,065
• − HOA: −$2,316
• − Depreciation: −$6,833
• Taxable loss: −$2,961
• Est. tax savings @ 24.0%: +$711
• After-tax cash flow: $1,668/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

• County: Chatham County · 271,602 people
• City population: 216,564
• Metro: Savannah, GA
• Population (ZIP): 57,077
• Household income: $69,635
• Rent vs Own: 43.8% rent · 56.2% own
• Severe rent burden: 2575.0

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 0.68)
• Race & ethnicity: White 40% Black 38% Hispanic / Latino 12% Two or more races 7% Asian 5%
• Hispanic origin (detail): Mexican 4% Puerto Rican 3%
• Common ancestry: Slovak 2% Lithuanian 1% Serbian 1%
• Foreign-born: 12% · Canada, Vietnam, South Korea
• Languages at home: 83% English-only · Spanish 9% Other Indo-European 2% Vietnamese 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: ▼ -92.38%
• Current HPI: 264.8625
• Rent YoY: ▼ -1.44%
• 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

+60.9% since first listed

6 events — show timeline

• 2026-05-21 Contingent — Hive MLS
• 2026-05-19 Listed $234,900 Hive MLS
• 2014-08-08 Sold (Public Records) $124,900 Public Records
• 2009-11-02 Listing Removed — Hive MLS
• 2009-05-13 Listed $139,900 Hive MLS
• 2004-12-06 Sold (Public Records) $146,000 Public Records

Property tax history

+1.0%/yr

Latest (2025): $1,167 · +3.4% YoY. Source: county tax records.