819 W 52nd Ln · Savannah, GA 31405

$100,000

4 bd · 3.0 ba · 1,740 sqft · SingleFamily · 115 Days on market

Built 1950 Poor condition 3,049 sqft lot $57/sqft · 58% below area

---

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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Livability +4.3/5.0
• Rent growth +2.3/5.0
• Schools +1.2/10.0
• Condition / age +1.0/5.0
• Appreciation +0.0/10.0

Listing remarks

Back On the Market. No Fault to Seller. Located just 10 minutes from downtown Savannah, this 4-bedroom, 3-bathroom corner-lot property offers excellent investment potential. The home requires renovation and is being sold AS IS, making it a strong value-add opportunity for investors looking to customize and maximize returns. The property also features a mother-in-law suite located behind the main home, ideal for additional rental income or a separate living space. With its convenient location, flexible layout, and multi-unit possibilities, this property is a prime opportunity to enhance your portfolio. This is an estate sale.

Key facts

• Mother-in-law suite
• Flexible layout
• Corner-lot property

Tags

• CORNER-LOT PROPERTY
• MOTHER-IN-LAW SUITE
• INVESTMENT POTENTIAL
• ADDITIONAL RENTAL INCOME
• SEPARATE LIVING SPACE
• FLEXIBLE LAYOUT

What this means for you Summary

Snapshot

• This is a 4-bed/3.0-bath single-family listed at $100k. Condition is rated poor.

Deal economics

• At list price, monthly cash flow is $1k ($14k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $100k).
• Recommended offer: $91k (9.0% below list) — sets the bar for market timing.
• Cap rate 19.9% vs local median 4.1% 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); 329 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals lingering (median 73d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 100% 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 42% 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 $691 of loan paydown is wiped out by about $3k 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.
• At projected returns (-3.0% appreciation + 0.0% rent growth), your $28k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• It's been on market 115 days — a 9% lower offer ($91k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $15k (13%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: built in 1950 — 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 $91,000 (9.0% below list)

Questions for the listing agent

1. It's been on market 115 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
3. Built in 1950 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. 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.
8. 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.
9. 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: 2.31% ✓
• Cap rate: 19.89%
• Cash-on-cash: 48.57%
• DSCR: 3.16
• GRM: 3.6

CMA / ARV

• ARV (median comp): $238,916
• List price: $100,000
• Delta: -53.96%
• 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
522 Acacia St	0.31mi	4/2.5	1,696 (-2%)	11mo	$330,000	$195	70
115 W 55th St	0.47mi	3/2.0 (-1)	1,682 (-3%)	4mo	$395,000	$235	60
1128 W 49th St	0.43mi	3/2.0 (-1)	1,610 (-8%)	7mo	$249,900	$155	53
925 W Victory Dr	0.52mi	3/1.0 (-1)	1,704 (-2%)	10mo	$120,000	$70	51
1031 Milton St	0.61mi	3/2.0 (-1)	1,720 (-1%)	12mo	$300,000	$174	51
10 E 55th St	0.64mi	3/2.0 (-1)	1,722 (-1%)	11mo	$636,000	$369	50
540 W 44th St	0.54mi	3/1.5 (-1)	1,873 (+8%)	6mo	$215,000	$115	46
22 W 61st St	0.69mi	3/2.0 (-1)	1,600 (-8%)	1mo	$345,000	$216	45
704 W 60th St	0.40mi	3/1.0 (-1)	1,509 (-13%)	6mo	$136,400	$90	42
2511 Hopkins St	0.61mi	4/2.5	1,951 (+12%)	12mo	$305,000	$156	39
4206 Crane St	0.56mi	3/2.0 (-1)	1,488 (-14%)	5mo	$190,000	$128	37
1004 W 41st St	0.64mi	3/2.0 (-1)	1,480 (-15%)	12mo	$170,000	$115	26

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: 42.7%
• Equity multiple: 2.76×
• Total profit: $49,240
• Equity at exit: $14,910

10-year hold

• IRR: 47.4%
• Equity multiple: 4.92×
• Total profit: $109,804
• Equity at exit: $8,646

Cash invested: $28,000 (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 →

Balanced market Market conditions within 1.0 mi — comparable homes for sale

Active competition Active MLS

• For sale now: 28 active · 20 under contract
• Months of supply: 5.6 mo (18%/mo absorbed)
• Median asking: $370,000 ($218/sqft)
• Median days on market: 92 d
• This list price: lowest-priced of the active set
• ARV vs active asking: -36.9% vs current asking $/sqft

Closed sales set the value; these active listings set current market conditions and a practical price ceiling.

ZIP-level market 31405

• Home prices YoY: -32.4%
• Rents YoY: -0.7%
• Active inventory: 329
• Price-to-rent: 3.6×

Monthly cashflow live

• Estimated rent: $2,309 high
• Mortgage (P&I): −$524
• Tax est. 1.5%: −$125 /mo · $1,500/yr
• Insurance: −$42
• HOA: −$0
• Vacancy / Maint / Mgmt: −$485
• Net cashflow: $1,133

Break-even live

Break-even rent $875

Max offer price $100,000

Occupancy floor 46%

Sensitivity live

Price	-10% $1,202	-5% $1,168	+0% $1,133	+5% $1,099	+10% $1,064
Rent	-10% $951	-5% $1,042	+0% $1,133	+5% $1,224	+10% $1,316
Rate	-1.0pp $1,184	-0.5pp $1,159	base $1,133	+0.5pp $1,107	+1.0pp $1,081

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: $25,000
• Closing costs: $3,000
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1004 W 53rd St Savannah, GA	3.0	2.0	1700	$2,300	$1.35	93d	1	0.08mi
601 W 54th St Savannah, GA	1.0–4.0	1.0–2.0	881	$1,850	$2.10	72d	1	0.24mi
1003 W 46th St Savannah, GA	3.0	1.0	1100	$1,625	$1.48	63d	1	0.36mi
607 W 44th St Unit B Savannah, GA	3.0	1.0	1050	$1,650	$1.57	93d	1	0.51mi
1005 W Victory Dr Savannah, GA	3.0	2.0	1056	$1,950	$1.85	72d	1	0.52mi
906 W Victory Dr Savannah, GA	3.0	2.0	1176	$2,400	$2.04	72d	1	0.53mi
206 W 60th St Savannah, GA	3.0	1.0	1600	$1,600	$1.00	70d	1	0.59mi
3605 Bull St #2 Savannah, GA	3.0	2.0	1408	$1,695	$1.20	93d	1	0.61mi
3605 Bull St Unit 3 Savannah, GA	3.0	2.0	1408	$1,600	$1.14	72d	1	0.61mi
3601 Bull St Apt 3 Savannah, GA	3.0	2.0	1386	$1,825	$1.32	93d	1	0.61mi
3601 Bull St Unit 2 Savannah, GA	3.0	2.0	1386	$1,900	$1.37	93d	1	0.61mi
2 E 54th St Savannah, GA	3.0	2.5	2164	$2,575	$1.19	93d	1	0.64mi
2 E 54th St Savannah, GA	3.0	2.5	2164	$2,575	$1.19	72d	1	0.64mi
1026 W 41st St Savannah, GA	3.0	1.0	1128	$1,500	$1.33	63d	1	0.64mi
44 Thackery Pl Apt 3 Savannah, GA	3.0	2.0	1489	$1,800	$1.21	63d	1	0.65mi
1011 W 40th St Savannah, GA	3.0	2.0	1125	$1,995	$1.77	63d	1	0.67mi
310 W 42nd St Savannah, GA	3.0	2.0	1300	$1,800	$1.38	93d	1	0.72mi
216 W 43rd St Savannah, GA	3.0	3.0	1722	$2,900	$1.68	72d	1	0.73mi
2910 Bull St Savannah, GA	3.0	2.0	1200	$3,500	$2.92	93d	1	0.75mi
714 W 38th St Savannah, GA	3.0	1.5	1200	$1,650	$1.38	72d	1	0.79mi
630 W 38th St Savannah, GA	3.0	2.0	1600	$1,950	$1.22	63d	1	0.82mi
211 W 40th St Unit B Savannah, GA	3.0	1.0	1400	$3,200	$2.29	72d	1	0.82mi
212 W 40th St Savannah, GA	3.0	2.0	2030	$3,600	$1.77	72d	1	0.84mi
516 W 38th St Unit 1/2 Savannah, GA	3.0	1.0	1176	$1,600	$1.36	72d	1	0.85mi
516 W 38th St Unit 1/2 Savannah, GA	3.0	1.0	1176	$1,500	$1.28	63d	1	0.85mi
1025 W 38th St Savannah, GA	4.0	3.0	1722	$2,400	$1.39	72d	1	0.86mi
123 E 55th St Unit Lower Savannah, GA	3.0	1.0	1700	$2,800	$1.65	93d	1	0.88mi
206 W 39th St Savannah, GA	3.0	2.5	1966	$2,650	$1.35	72d	1	0.90mi
2305 Whitaker St Unit A Savannah, GA	3.0	3.0	1600	$3,300	$2.06	63d	1	0.91mi
138 E 50th St Unit 2 Savannah, GA	3.0	2.0	2200	$3,000	$1.36	93d	1	0.92mi
2235 Whitaker St Savannah, GA	3.0	2.0	1600	$2,950	$1.84	63d	1	0.95mi
120 E 61st St Savannah, GA	4.0	4.0	1750	$2,082	$1.19	93d	1	0.97mi
216 E 48th St Savannah, GA	3.0	1.0	1950	$2,395	$1.23	93d	1	1.00mi
214 E 48th St Savannah, GA	3.0	2.0	1950	$2,499	$1.28	93d	1	1.00mi
1019 W 35th St Unit B Savannah, GA	3.0	2.0	1071	$2,199	$2.05	63d	1	1.01mi
107 W 37th St Savannah, GA	4.0	2.0	1300	$3,200	$2.46	93d	1	1.02mi
217 W 36th St Savannah, GA	3.0	2.0	1950	$3,200	$1.64	93d	1	1.02mi
219 W 36th St Savannah, GA	3.0	2.0	1950	$3,200	$1.64	93d	1	1.02mi
123 E 40th St Savannah, GA	3.0	1.0	1389	$1,900	$1.37	93d	1	1.02mi
720 Dixon St Savannah, GA	4.0	2.0	1262	$2,250	$1.78	72d	1	1.07mi

Property features AI

Exterior

• Utilities: Public waterPublic sewer
• Home design: Single-family residence1 storyProperty is attached with no common walls
• Construction: Frame constructionWood siding
• Exterior features: Has a view

Interior

• Bathrooms: 3 full bathrooms
• Interior features: Gas water heater
• Laundry & utility: Laundry room (other)

Listing history 50 events

1. 2026-08-08
   days on market $100,000 Active 115 DOM
2. 2026-08-07
   pricedays on market $100,000 Active 114 DOM
3. 2026-08-06
   days on market $110,000 Active 113 DOM
4. 2026-08-05
   days on market $110,000 Active 112 DOM
5. 2026-08-04
   days on market $110,000 Active 111 DOM
6. 2026-08-03
   days on market $110,000 Active 110 DOM
7. 2026-07-31
   days on market $110,000 Active 107 DOM
8. 2026-07-30
   days on market $110,000 Active 106 DOM
9. 2026-07-29
   days on market $110,000 Active 105 DOM
10. 2026-07-27
    days on market $110,000 Active 103 DOM
11. 2026-07-25
    days on market $110,000 Active 101 DOM
12. 2026-07-23
    days on market $110,000 Active 99 DOM
13. 2026-07-22
    days on market $110,000 Active 98 DOM
14. 2026-07-21
    days on market $110,000 Active 97 DOM
15. 2026-07-18
    days on market $110,000 Active 94 DOM
16. 2026-07-16
    days on market $110,000 Active 92 DOM
17. 2026-07-16
    days on market $110,000 Active 91 DOM
18. 2026-07-14
    days on market $110,000 Active 90 DOM
19. 2026-07-13
    days on market $110,000 Active 89 DOM
20. 2026-07-12
    days on market $110,000 Active 88 DOM
21. 2026-07-11
    days on market $110,000 Active 87 DOM
22. 2026-07-10
    days on market $110,000 Active 86 DOM
23. 2026-07-09
    pricedays on market $110,000 Active 85 DOM
24. 2026-07-08
    days on market $115,000 Active 84 DOM
25. 2026-07-07
    days on market $115,000 Active 83 DOM
26. 2026-07-06
    days on market $115,000 Active 82 DOM
27. 2026-07-05
    days on market $115,000 Active 81 DOM
28. 2026-07-04
    days on market $115,000 Active 80 DOM
29. 2026-07-03
    days on market $115,000 Active 79 DOM
30. 2026-07-02
    days on market $115,000 Active 78 DOM
31. 2026-07-01
    days on market $115,000 Active 77 DOM
32. 2026-06-30
    days on market $115,000 Active 76 DOM
33. 2026-06-29
    days on market $115,000 Active 75 DOM
34. 2026-06-28
    days on market $115,000 Active 74 DOM
35. 2026-06-28
    days on market $115,000 Active 73 DOM
36. 2026-06-27
    days on market $115,000 Active 72 DOM
37. 2026-06-25
    days on market $115,000 Active 70 DOM
38. 2026-06-23
    days on market $115,000 Active 68 DOM
39. 2026-06-21
    days on market $115,000 Active 67 DOM
40. 2026-06-18
    days on market $115,000 Active 64 DOM
41. 2026-06-17
    days on market $115,000 Active 63 DOM
42. 2026-06-16
    days on market $115,000 Active 62 DOM
43. 2026-06-15
    days on market $115,000 Active 61 DOM
44. 2026-06-14
    days on market $115,000 Active 59 DOM
45. 2026-06-13
    days on market $115,000 Active 58 DOM
46. 2026-06-10
    days on market $115,000 Active 56 DOM
47. 2026-06-09
    days on market $115,000 Active 55 DOM
48. 2026-06-08
    days on market $115,000 Active 54 DOM
49. 2026-06-07
    days on market $115,000 Active 53 DOM
50. 2026-06-05
    remarks 632-char remark

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

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 ≥108°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: $27,711
• − Mortgage interest: −$5,602
• − Property taxes: −$1,500
• − Insurance: −$500
• − Repairs & maintenance: −$2,217
• − Management: −$2,217
• − Depreciation: −$2,909
• Taxable income: $12,767
• Est. tax owed @ 24.0%: −$3,064
• After-tax cash flow: $10,535/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.

Condition & rehab AI · 5 photos

Poor 20/100 Extensive rehab Est. rehab $87,000–$156,600 screening

This property requires extensive renovation, including a new roof, siding, and windows, to become move-in ready. Significant value can be added through these improvements, making it a strong investment opportunity.

Repairs flagged

• Major roof — Exposed roof structure, missing shingles
• Major exterior siding — Weathered and peeling
• Major exterior windows — Broken glass
• Major exterior doors — Damaged and missing panels

Value-add opportunities

• Both New roof and siding — Improves both appearance and structural integrity ↑
• Both New windows and doors — Enhances curb appeal and energy efficiency ↑
• Both Landscaping and curb appeal improvements — Enhances property's visual appeal and marketability ↑

ⓘ Rehab cost is a screening estimate — Extensive scope × the home's square footage at US $/sqft rules of thumb (the same model as the Flip Finder). Get contractor quotes + a written scope before underwriting.

F Composite school gradezoned avg 12/100

Zoned Schools

Elementary Hodge Elementary School F GA #1,076/1,228 Nat'l #38,691/41,679 Middle Derenne Middle School F GA #408/470 Nat'l #12,966/14,009 High Beach High School F GA #336/424 Nat'l #15,755/17,239

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

A Composite livability gradescore 86/100

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 · 332,584 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: 14% of renters

---

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

Property features AI

Exterior

• Utilities: Public waterPublic sewer
• Home design: Single-family residence1 storyProperty is attached with no common walls
• Construction: Frame constructionWood siding
• Exterior features: Has a view

Interior

• Bathrooms: 3 full bathrooms
• Interior features: Gas water heater
• Laundry & utility: Laundry room (other)

Price history

3 events — show timeline

• 2026-06-04 Relisted — Hive MLS
• 2026-05-22 Contingent — Hive MLS
• 2026-04-09 Listed $115,000 Hive MLS