128 Winslow Cir · Savannah, GA 31407

$350,000

4 bd · 2.5 ba · 2,829 sqft · SingleFamily public records · 80 Days on market

Built 2006 6,970 sqft lot $124/sqft · 13% below area Est $402k · 13% under $38/mo HOA · 1% 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).

• ARV discount +13.4/15.0
• Cash flow +8.0/30.0
• Livability +4.3/5.0
• Appreciation +4.1/10.0
• Condition / age +2.5/5.0
• 1% rule +2.2/10.0
• DSCR +2.0/10.0
• Schools +2.0/10.0
• Rent growth +1.6/5.0

Listing remarks MLS

Welcome to 128 Winslow Circle, a spacious two-story, all-brick home built in 2006 and located in the Highland Falls subdivision. Offering over 2,800 square feet of living space, this five-bedroom home provides a functional and versatile layout with generous living areas designed to accommodate both everyday living and entertaining. This community is known for its established neighborhood setting, community amenities, and convenient access to shopping, dining, and everyday services. The location offers close proximity to major employers such as Gulfstream Aerospace, the Georgia Ports Authority, Memorial Health University Medical Center, and the Hyundai Metaplant, as well as easy access to I-95 and Pooler Parkway for commuting throughout the Savannah area. With its substantial square footage, all-brick construction, and prime location near employment and retail corridors, this home presents an exceptional opportunity in one of Savannah’s most convenient and sought-after areas.

Key facts

• Easy access to i-95
• Community amenities
• 6,970 sq ft lot

Tags

• HIGHLAND FALLS SUBDIVISION
• COMMUNITY AMENITIES
• EASY ACCESS TO I-95

What this means for you Summary

Snapshot

• This is a 4-bed/2.5-bath single-family listed at $350k.

Deal economics

• At list price, monthly cash flow is $-361 ($-4k/yr) — negative.
• To cash-flow at today's rent, offer at most $286k (18.2% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $254k (27.5% below list).
• Recommended offer: $254k (27.5% below list) — sets the bar for 1% rule.
• Cap rate 5.1% vs local median 4.0% in Savannah — meaningfully above typical; check what's discounted (condition, days-on-market, listing class) to confirm the premium yield is real.

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 falling (-3.5%/yr); 382 active listings in the ZIP; 16 comparable units currently listed for rent nearby; rentals at typical pace (median 25d on market — plan ~3-4 weeks tenant-placement turnaround); 44% of comp listings sitting > 30 days — soft ceiling on asking rent; solid renter incomes; 2,694 units permitted in Chatham County in 2024 (973 in 5+ unit buildings).
• This rent runs 38% of the median local income ($81k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-1.9%/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 80 days — a 6% lower offer ($329k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 16y 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 $250k; 40% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 97% chance of damaging wind over 30y; moderate wildfire risk; extreme-heat days projected 7→18/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $253,692 (27.5% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. It's been on market 80 days. Have you received any prior offers? Is the seller open to a 28% concession, seller financing, or rate buy-down credit?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
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. 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?
8. 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.
9. 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.
10. 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: 0.72% ✗
• Cap rate: 5.06%
• Cash-on-cash: -4.42%
• DSCR: 0.80
• GRM: 11.5

CMA / ARV

• ARV (median comp): $402,431
• List price: $350,000
• Delta: -13.03%
• 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
124 Breaklands Ct	0.38mi	5/3.5 (+1)	2,852 (+1%)	2mo	$420,000	$147	70
36 Redwall Cir	0.14mi	3/2.5 (-1)	2,462 (-13%)	2mo	$375,000	$152	65
213 Brookline Dr	0.72mi	4/2.5	2,828 (-0%)	2mo	$411,006	$145	65
153 Greyfield Cir	0.53mi	4/2.5	2,627 (-7%)	1mo	$375,000	$143	63
118 Westover Dr	0.53mi	4/3.0	2,665 (-6%)	3mo	$387,000	$145	62
175 Orkney Rd	0.41mi	5/3.0 (+1)	2,566 (-9%)	1mo	$374,290	$146	58
280 Willow Point Cir	0.60mi	5/3.0 (+1)	2,960 (+5%)	1mo	$419,900	$142	57
230 Willow Point Cir	0.67mi	5/3.0 (+1)	2,956 (+4%)	1mo	$420,000	$142	53
17 Shoefstall St	0.49mi	4/3.5	3,185 (+13%)	1mo	$435,000	$137	51
148 Orkney Rd	0.38mi	5/3.0 (+1)	2,434 (-14%)	2mo	$386,260	$159	50
2 Havasu Lake Dr	0.67mi	4/2.5	3,118 (+10%)	2mo	$345,000	$111	50
117 Westover Dr	0.52mi	4/3.0	3,240 (+14%)	1mo	$410,000	$127	49

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

-1.89% appreciation · 0.0% rent growth · sell at horizon

5-year hold

• IRR: -18.9%
• Equity multiple: 0.28×
• Total profit: $-70,580
• Equity at exit: $69,804

10-year hold

• IRR: -16.2%
• Equity multiple: -0.07×
• Total profit: $-104,926
• Equity at exit: $61,406

Cash invested: $98,000 (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 31407

• Home prices YoY: -0.7%
• Rents YoY: -3.5%
• Active inventory: 382
• Price-to-rent: 11.5×

Monthly cashflow live

• Estimated rent: $2,537 high
• Mortgage (P&I): −$1,835
• Tax from tax record: −$346 /mo · $4,151/yr
• Insurance: −$146
• HOA: −$38
• Vacancy / Maint / Mgmt: −$533
• Net cashflow: $-361

Break-even live

Break-even rent $2,994

Max offer price $286,217

Occupancy floor —

Sensitivity live

Price	-10% $-163	-5% $-262	+0% $-361	+5% $-460	+10% $-559
Rent	-10% $-561	-5% $-461	+0% $-361	+5% $-261	+10% $-161
Rate	-1.0pp $-185	-0.5pp $-272	base $-361	+0.5pp $-452	+1.0pp $-544

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: $87,500
• Closing costs: $10,500
• Reserves months: —
• Total cash needed: —

Rent comps 16 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
116 Winslow Cir Savannah, GA	5.0	3.5	3200	$2,650	$0.83	45d	1	0.11mi
114 Troupe Dr Port Wentworth, GA	4.0	2.5	2340	$2,400	$1.03	15d	1	0.28mi
104 Bushwood Dr Savannah, GA	3.0	2.5	2328	$2,275	$0.98	15d	1	0.42mi
196 Brickhill Cir Savannah, GA	4.0	2.5	2831	$2,650	$0.94	25d	1	0.42mi
185 Brickhill Cir Savannah, GA	4.0	3.0	2065	$2,500	$1.21	45d	1	0.44mi
109 Fenway St Savannah, GA	4.0	2.0	2005	$2,450	$1.22	23d	1	0.65mi
116 Peabody St Savannah, GA	4.0	2.5	2005	$2,500	$1.25	15d	1	0.65mi
134 Brookline Dr Savannah, GA	4.0	2.5	2466	$2,600	$1.05	15d	1	0.66mi
257 Brookline Dr Savannah, GA	5.0	3.0	2956	$2,500	$0.85	15d	1	0.74mi
30 Ashmont St Savannah, GA	4.0	2.5	2005	$2,800	$1.40	15d	1	0.78mi
33 Ashmont St Savannah, GA	4.0	2.5	2004	$2,450	$1.22	23d	1	0.79mi
10 Bushwood Dr Savannah, GA	4.0	3.5	2450	$2,400	$0.98	45d	1	0.80mi
8 Bushwood Dr Savannah, GA	3.0	2.5	1924	$2,800	$1.46	45d	1	0.81mi
339 Hitching Post Ln Pooler, GA	3.0	2.5	1997	$2,100	$1.05	45d	1	0.97mi
6 Springwater Dr Port Wentworth, GA	5.0	3.0	2850	$2,845	$1.00	45d	1	1.22mi
93 Coopers Ln Pooler, GA	5.0	3.0	2648	$2,500	$0.94	45d	1	1.24mi

HOA detail

• Monthly dues: $38 · $456/yr
• Likely covers: pool

Listing history 14 events

1. 2026-05-30
   status $350,000 Pending 80 DOM
2. 2026-05-14
   status Pending 995-char remark

   Show marketing remark (995 chars)

   Welcome to 128 Winslow Circle, a spacious two-story, all-brick home built in 2006 and located in the Highland Falls subdivision. Offering over 2,800 square feet of living space, this five-bedroom home provides a functional and versatile layout with generous living areas designed to accommodate both everyday living and entertaining. This community is known for its established neighborhood setting, community amenities, and convenient access to shopping, dining, and everyday services. The location offers close proximity to major employers such as Gulfstream Aerospace, the Georgia Ports Authority, Memorial Health University Medical Center, and the Hyundai Metaplant, as well as easy access to I-95 and Pooler Parkway for commuting throughout the Savannah area. With its substantial square footage, all-brick construction, and prime location near employment and retail corridors, this home presents an exceptional opportunity in one of Savannah’s most convenient and sought-after areas.

3. 2026-05-06
   price $350,000 995-char remark

   Show marketing remark (995 chars)

   Welcome to 128 Winslow Circle, a spacious two-story, all-brick home built in 2006 and located in the Highland Falls subdivision. Offering over 2,800 square feet of living space, this five-bedroom home provides a functional and versatile layout with generous living areas designed to accommodate both everyday living and entertaining. This community is known for its established neighborhood setting, community amenities, and convenient access to shopping, dining, and everyday services. The location offers close proximity to major employers such as Gulfstream Aerospace, the Georgia Ports Authority, Memorial Health University Medical Center, and the Hyundai Metaplant, as well as easy access to I-95 and Pooler Parkway for commuting throughout the Savannah area. With its substantial square footage, all-brick construction, and prime location near employment and retail corridors, this home presents an exceptional opportunity in one of Savannah’s most convenient and sought-after areas.

4. 2026-03-03
   listed $365,000 Active 995-char remark

   Show marketing remark (995 chars)

   Welcome to 128 Winslow Circle, a spacious two-story, all-brick home built in 2006 and located in the Highland Falls subdivision. Offering over 2,800 square feet of living space, this five-bedroom home provides a functional and versatile layout with generous living areas designed to accommodate both everyday living and entertaining. This community is known for its established neighborhood setting, community amenities, and convenient access to shopping, dining, and everyday services. The location offers close proximity to major employers such as Gulfstream Aerospace, the Georgia Ports Authority, Memorial Health University Medical Center, and the Hyundai Metaplant, as well as easy access to I-95 and Pooler Parkway for commuting throughout the Savannah area. With its substantial square footage, all-brick construction, and prime location near employment and retail corridors, this home presents an exceptional opportunity in one of Savannah’s most convenient and sought-after areas.

5. 2025-12-04
   price $259,900
6. 2017-09-18
   soldstatus $250,000
7. 2017-09-01
   soldstatus $250,000
8. 2017-09-01
   historical
9. 2017-07-13
   listed $259,900
10. 2017-07-13
    listed $259,900
11. 2017-01-10
    historical
12. 2016-07-04
    listed $309,900
13. 2011-03-15
    soldstatus $215,000
14. 2010-10-21
    listed $209,900

ⓘ 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: $4,151 · $346/mo
• Projected year-2 tax: $4,151 · $346/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 5/10 Major
• 🌡 Heat 9/10 Extreme 7 d/yr ≥108°F today · 18 d/yr by 30 yrs out
• 💨 Wind 8/10 Severe 97% 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: $30,443
• − Mortgage interest: −$19,605
• − Property taxes: −$4,151
• − Insurance: −$1,750
• − Repairs & maintenance: −$2,435
• − Management: −$2,435
• − HOA: −$456
• − Depreciation: −$10,182
• Taxable loss: −$10,573
• Est. tax savings @ 24.0%: +$2,537
• After-tax cash flow: $-1,795/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): 24,893
• Household income: $81,124
• Rent vs Own: 51.5% rent · 48.5% own
• Severe rent burden: 1341.0

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 0.65)
• Race & ethnicity: Black 43% White 38% Hispanic / Latino 13% Two or more races 6% Asian 2%
• Hispanic origin (detail): Mexican 5% Puerto Rican 3%
• Common ancestry: Serbian 1% Romanian 1% Italian 1%
• Foreign-born: 8% · Canada, Vietnam
• Languages at home: 86% English-only · Spanish 11% Vietnamese 1% 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: ▼ -1.89%
• Current HPI: 270.3529
• Rent YoY: ▼ -3.47%
• 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

+66.7% since first listed

13 events — show timeline

• 2026-05-14 Pending — Hive MLS
• 2026-05-06 Price Changed $350,000 Hive MLS
• 2026-03-03 Listed $365,000 Hive MLS
• 2025-12-04 Price Changed $259,900 Hive MLS
• 2017-09-18 Sold (Public Records) $250,000 Public Records
• 2017-09-01 Listing Removed — Hive MLS
• 2017-09-01 Sold (MLS) $250,000 Hive MLS
• 2017-07-13 Listed $259,900 Hive MLS
• 2017-07-13 Listed $259,900 Hive MLS
• 2017-01-10 Listing Removed — Hive MLS
• 2016-07-04 Listed $309,900 Hive MLS
• 2011-03-15 Sold (MLS) $215,000 Hive MLS
• 2010-10-21 Listed $209,900 Hive MLS

Property tax history

+3.9%/yr

Latest (2025): $4,151 · -8.8% YoY. Source: county tax records.