1110 W 49th St · Savannah, GA 31401

$117,000

3 bd · 1.0 ba · 792 sqft · SingleFamily public records · 4 Days on market

Built 1950 5,998 sqft lot Est $165k · 29% 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 +30.0/30.0
• ARV discount +15.0/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Livability +4.3/5.0
• Rent growth +3.2/5.0
• Condition / age +2.5/5.0
• Schools +2.0/10.0
• Appreciation +0.0/10.0

Listing remarks

This charming 2-bedroom, 1-bath home is the perfect opportunity for investors, first-time buyers, or anyone looking to add their own personal touch. It sits on a quiet, dead end street. Featuring original hardwood flooring in the living area, this home offers character and a great start for renovation. With its manageable size and great layout, it's an ideal project home ready to be transformed into something special. Whether you're looking for a starter home or your next investment property, this one is full of possibilities. Don't miss the chance to bring your vision to life! Priced at current apprasial value.

Key facts

• Great layout
• 5,998 sq ft lot
• Garage

Tags

• ORIGINAL HARDWOOD FLOORING
• QUIET DEAD END STREET
• GREAT LAYOUT

Property features AI

Exterior

• Parking: Carport (1 space); Off-street parking
• Utilities: Public water; Public sewer; Underground utilities
• Home design: Single-family residence; One story; R1 zoning
• Construction: Block construction
• Exterior features: Asphalt road access; Underground utilities

Interior

• Bathrooms: 1 full bathroom
• Heating & cooling: Central heating (electric); Central air conditioning (electric)
• Interior features: Electric water heater
• Laundry & utility: Laundry area in garage

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $117k.

Deal economics

• At list price, monthly cash flow is $669 ($8k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $117k).
• Cap rate 13.2% 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 rising (+3.0%/yr); 332 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 26d 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 43% of the median local income ($53k/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 $809 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.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $33k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• Only 4 days on market — expect competitive offers; lowballing is unlikely to land.
• Current owner paid $27k; list at $117k implies a 333% gain — meaningful room to come down on a strong offer.

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 $117,000

Questions for the listing agent

1. Built in 1950 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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. 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.
5. 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.
6. 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: 1.59% ✓
• Cap rate: 13.16%
• Cash-on-cash: 24.52%
• DSCR: 2.09
• GRM: 5.2

CMA / ARV

• ARV (on-the-fly): $164,736
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
921 W 46th St	0.20mi	2/1.0 (-1)	792 (0%)	16mo	$113,500	$143	72
1011 W Victory Dr	0.31mi	2/1.0 (-1)	768 (-3%)	12mo	$159,600	$208	65
1106 W 41st St	0.42mi	2/1.0 (-1)	864 (+9%)	4mo	$160,000	$185	57
1011 W 40th St	0.46mi	2/1.0 (-1)	804 (+2%)	23mo	$50,000	$62	52
515 W 59th St	0.73mi	2/1.0 (-1)	832 (+5%)	2mo	$230,000	$276	51
717 W 51st St	0.28mi	2/1.0 (-1)	864 (+9%)	21mo	$145,000	$168	49
514 Orchard St	0.47mi	2/2.0 (-1)	768 (-3%)	20mo	$235,000	$306	47
2019 Harden St	0.70mi	3/1.0	693 (-12%)	2mo	$144,200	$208	45
509 Acacia St	0.46mi	3/1.0	888 (+12%)	21mo	$125,000	$141	40
2110 Bulloch St	0.66mi	3/2.0	700 (-12%)	7mo	$236,000	$337	40
607 W 39th St	0.65mi	3/1.0	864 (+9%)	23mo	$225,000	$260	35
2712 Burroughs St	0.52mi	2/1.0 (-1)	905 (+14%)	16mo	$60,000	$66	34

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 · 2.95% rent growth · sell at horizon

5-year hold

• IRR: 17.8%
• Equity multiple: 1.72×
• Total profit: $23,597
• Equity at exit: $17,445

10-year hold

• IRR: 26.2%
• Equity multiple: 3.29×
• Total profit: $75,148
• Equity at exit: $10,116

Cash invested: $32,760 (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 31401

• Rents YoY: 3.0%
• Active inventory: 332
• Price-to-rent: 5.2×

Monthly cashflow live

• Estimated rent: $1,862 high
• Mortgage (P&I): −$614
• Tax from tax record: −$140 /mo · $1,675/yr
• Insurance: −$49
• HOA: −$0
• Vacancy / Maint / Mgmt: −$391
• Net cashflow: $669

Break-even live

Break-even rent $1,015

Max offer price $117,000

Occupancy floor 59%

Sensitivity live

Price	-10% $735	-5% $702	+0% $669	+5% $636	+10% $603
Rent	-10% $522	-5% $596	+0% $669	+5% $743	+10% $816
Rate	-1.0pp $728	-0.5pp $699	base $669	+0.5pp $639	+1.0pp $608

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: $29,250
• Closing costs: $3,510
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1003 W 46th St Savannah, GA	3.0	1.0	1100	$1,625	$1.48	16d	1	0.17mi
3302 Bulloch St Savannah, GA	2.0	1.0	744	$995	$1.34	25d	1	0.25mi
1014 W 53rd St Savannah, GA	3.0	2.0	1048	$1,600	$1.53	16d	1	0.26mi
2705 Stevens St Savannah, GA	3.0	1.0	900	$1,585	$1.76	46d	1	0.30mi
1005 W Victory Dr Savannah, GA	3.0	2.0	1056	$1,950	$1.85	25d	1	0.31mi
628 W 48th St Savannah, GA	3.0	1.0	975	$1,699	$1.74	16d	1	0.37mi
1109 W 41st St Savannah, GA	3.0	1.0	960	$1,620	$1.69	46d	1	0.38mi
1011 W 40th St Savannah, GA	3.0	2.0	1125	$1,995	$1.77	16d	1	0.45mi
3212 Burroughs St Savannah, GA	3.0	1.0	814	$1,400	$1.72	25d	1	0.46mi
607 W 44th St Unit B Savannah, GA	3.0	1.0	1050	$1,650	$1.57	46d	1	0.48mi
601 W 54th St Savannah, GA	1.0–4.0	1.0–2.0	881	$1,633	$1.85	25d	1	0.54mi
1024 W 39th St Savannah, GA	2.0	1.0	860	$1,399	$1.63	25d	1	0.57mi
2221 Harden St Savannah, GA	3.0	1.0	1000	$1,550	$1.55	46d	1	0.58mi
2203 Harden St Unit A Savannah, GA	3.0	1.0	900	$2,100	$2.33	16d	1	0.60mi
2123 Harden St Savannah, GA	2.0	1.0	1000	$1,550	$1.55	25d	1	0.62mi
2613 Montgomery St Unit B303 Savannah, GA	2.0	2.0	879	$3,472	$3.95	46d	1	0.64mi
119 W 52nd St Savannah, GA	2.0	1.0	1020	$1,800	$1.76	46d	1	0.65mi
3708 Montgomery St Savannah, GA	2.0	1.0	725	$1,400	$1.93	16d	1	0.65mi
2108 Bulloch St Savannah, GA	2.0	1.0	638	$1,095	$1.72	25d	1	0.65mi
620 W 38th St Unit B Savannah, GA	2.0	1.0	1076	$1,600	$1.49	46d	1	0.69mi
2604 Jefferson St Savannah, GA	2.0	1.0	910	$1,900	$2.09	46d	1	0.72mi
316 W 40th St Unit E Savannah, GA	2.0	1.5	700	$1,500	$2.14	23d	1	0.76mi
316 W 40th St Unit D Savannah, GA	2.0	1.0	700	$1,500	$2.14	23d	1	0.76mi
4401 Meding St Savannah, GA	3.0	2.0	1030	$1,500	$1.46	25d	1	0.78mi
12 W 51st St Savannah, GA	2.0	1.0	932	$2,500	$2.68	25d	1	0.78mi
118 W 56th St Savannah, GA	2.0	1.0	936	$1,625	$1.74	16d	1	0.78mi
1019 W 35th St Unit B Savannah, GA	3.0	2.0	1071	$2,199	$2.05	16d	1	0.79mi
4 W 53rd St Unit 4 Savannah, GA	2.0	1.0	960	$1,400	$1.46	46d	1	0.80mi
20 W 54th St Savannah, GA	2.0	1.0	950	$1,200	$1.26	25d	1	0.80mi
620 W 36th St Unit B Savannah, GA	3.0	1.0	812	$1,650	$2.03	46d	1	0.80mi
3211 Bull St Unit A Savannah, GA	2.0	1.0	1000	$1,975	$1.98	46d	1	0.81mi
3301 Bull St Unit 4 Savannah, GA	2.0	1.0	1000	$1,750	$1.75	25d	1	0.81mi
2 W 53rd St #3 Savannah, GA	2.0	1.0	1122	$1,750	$1.56	46d	1	0.81mi
315 W 38th St Savannah, GA	2.0	2.0	864	$1,600	$1.85	46d	1	0.82mi
213 W 39th St Unit B Savannah, GA	3.0	2.0	1000	$2,250	$2.25	25d	1	0.84mi
513 W 35th St Unit A LOWER Savannah, GA	2.0	1.0	930	$1,350	$1.45	16d	1	0.88mi
513 W 35th St Savannah, GA	2.0	1.0	930	$1,450	$1.56	16d	1	0.88mi
201 W 37th St Savannah, GA	3.0	2.0	1000	$2,595	$2.60	46d	1	0.93mi
508 Kline St Savannah, GA	2.0	2.0	900	$2,000	$2.22	16d	1	0.94mi
2213 Bull St Savannah, GA	2.0	1.0–2.5	975	$3,725	$3.82	16d	108	1.00mi

Listing history 3 events

1. 2026-06-21
   days on market $117,000 Active 4 DOM
2. 2026-06-18
   remarks 619-char remark
3. 2026-06-18
   listed $117,000 Active 1 DOM

ⓘ 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: $1,675 · $140/mo
• Projected year-2 tax: $1,675 · $140/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 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: $22,346
• − Mortgage interest: −$6,554
• − Property taxes: −$1,675
• − Insurance: −$585
• − Repairs & maintenance: −$1,788
• − Management: −$1,788
• − Depreciation: −$3,404
• Taxable income: $6,554
• Est. tax owed @ 24.0%: −$1,573
• After-tax cash flow: $6,458/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): 20,445
• Household income: $52,509
• Rent vs Own: 64.3% rent · 35.7% own
• Severe rent burden: 2031.0

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 0.59)
• Race & ethnicity: White 53% Black 35% Hispanic / Latino 7% Two or more races 5% Asian 3%
• Hispanic origin (detail): Mexican 2% Puerto Rican 2%
• Common ancestry: Slovak 2% Lithuanian 2% Romanian 2%
• Foreign-born: 8% · Canada, China
• Languages at home: 90% English-only · Spanish 4% Chinese 2% Other Indo-European 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: ▼ -358.74%
• Current HPI: 553.5645
• Rent YoY: ▲ 2.95%
• 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

+333.3% since first listed

2 events — show timeline

• 2026-06-17 Listed $117,000 Hive MLS
• 2000-04-14 Sold (Public Records) $27,000 Public Records

Property tax history

+11.4%/yr

Latest (2025): $1,675 · +30.8% YoY. Source: county tax records.