5 Holly St · Port Wentworth, GA 31407

$215,000

3 bd · 1.5 ba · 1,650 sqft · SingleFamily public records · 120 Days on market

Built 1957 10,019 sqft lot $130/sqft · at area comps Est $222k · at est.

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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 +18.3/30.0
• ARV discount +9.0/15.0
• DSCR +5.7/10.0
• 1% rule +4.8/10.0
• Appreciation +4.1/10.0
• Livability +3.4/5.0
• Condition / age +2.5/5.0
• Schools +2.0/10.0
• Rent growth +1.6/5.0

Listing remarks MLS

Spacious 3 bedroom, 2 bath ranch home with detached garage and large yard in a great location near Georgia Ports and Gulf Stream. Seller is an investor and would prefer a sale of multiple units : 2228 New York Ave 31404, 114 Adair St 31404, 1532 Eleanor St 31415, 1626 Cloverdale 31415, 2116-2118 Texas 31404, 306 Chatham Villa 31408, 5 Holly St 31407. Seller intends to complete a 1031 exchange.

Key facts

• 0.23 acre lot
• Garage
• Built 1957

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath single-family listed at $215k.

Deal economics

• At list price, monthly cash flow is $196 ($2k/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 $211k (2.1% below list).
• Recommended offer: $196k (9.0% below list) — sets the bar for market timing.
• Cap rate 7.4% vs local median 4.1% in Port Wentworth — 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 67/100 on livability (#173 in GA) — a middle-class / working-renter tenant base. Strengths: housing A+, cost of living A, crime A-; Watch: schools F, amenities F, commute 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); 379 active listings in the ZIP; 1 comparable units currently listed for rent nearby; solid renter incomes; 2,694 units permitted in Chatham County in 2024 (973 in 5+ unit buildings).
• This rent runs 31% 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 $1k 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.

Negotiation context

• It's been on market 120 days — a 9% lower offer ($196k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $102k; list at $215k implies a 111% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1957 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 7→17/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $195,650 (9.0% below list)

Questions for the listing agent

1. It's been on market 120 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Built in 1957 — 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: 0.98% ✗
• Cap rate: 7.39%
• Cash-on-cash: 3.90%
• DSCR: 1.17
• GRM: 8.5

CMA / ARV

• ARV (median comp): $222,228
• List price: $215,000
• Delta: -3.25%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 7 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
29 Warren Dr	0.03mi	3/1.5	1,505 (-9%)	18mo	$150,000	$100	68
16 Cedar Creek Ln	0.17mi	3/2.5	1,518 (-8%)	10mo	$319,990	$211	66
829 Crossgate Rd	0.56mi	3/2.0	1,470 (-11%)	10mo	$304,500	$207	46
113 Commonwealth Ave	0.71mi	3/1.0	1,838 (+11%)	1mo	$230,000	$125	45
905 Barnsley Rd	0.68mi	4/2.0 (+1)	1,804 (+9%)	1mo	$335,000	$186	45
3 Turnberry St	0.59mi	4/1.0 (+1)	1,456 (-12%)	2mo	$110,000	$76	44
211 Turnberry St	0.75mi	4/3.0 (+1)	1,769 (+7%)	9mo	$245,000	$138	34

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: -7.7%
• Equity multiple: 0.70×
• Total profit: $-18,342
• Equity at exit: $42,879

10-year hold

• IRR: -3.4%
• Equity multiple: 0.76×
• Total profit: $-14,544
• Equity at exit: $37,721

Cash invested: $60,200 (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: 379
• Price-to-rent: 8.5×

Monthly cashflow live

• Estimated rent: $2,105 medium
• Mortgage (P&I): −$1,127
• Tax from tax record: −$250 /mo · $3,001/yr
• Insurance: −$90
• HOA: −$0
• Vacancy / Maint / Mgmt: −$442
• Net cashflow: $196

Break-even live

Break-even rent $1,857

Max offer price $215,000

Occupancy floor 86%

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: $53,750
• Closing costs: $6,450
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
416 Pinehurst Pl Port Wentworth, GA	2.0	1.0	1238	$1,800	$1.45	44d	1	1.07mi

Listing history 19 events

1. 2026-06-18
   days on market $215,000 Active 120 DOM
2. 2026-06-17
   days on market $215,000 Active 119 DOM
3. 2026-06-16
   days on market $215,000 Active 118 DOM
4. 2026-06-15
   days on market $215,000 Active 117 DOM
5. 2026-06-14
   days on market $215,000 Active 115 DOM
6. 2026-06-13
   days on market $215,000 Active 114 DOM
7. 2026-06-10
   days on market $215,000 Active 112 DOM
8. 2026-06-09
   days on market $215,000 Active 111 DOM
9. 2026-06-08
   days on market $215,000 Active 110 DOM
10. 2026-06-07
    days on market $215,000 Active 109 DOM
11. 2026-06-05
    days on market $215,000 Active 106 DOM
12. 2026-06-03
    days on market $215,000 Active 105 DOM
13. 2026-06-02
    days on market $215,000 Active 104 DOM
14. 2026-06-01
    days on market $215,000 Active 103 DOM
15. 2026-05-31
    days on market $215,000 Active 102 DOM
16. 2026-05-30
    days on market $215,000 Active 101 DOM
17. 2026-04-30
    price $215,000 396-char remark

    Show marketing remark (396 chars)

    Spacious 3 bedroom, 2 bath ranch home with detached garage and large yard in a great location near Georgia Ports and Gulf Stream. Seller is an investor and would prefer a sale of multiple units : 2228 New York Ave 31404, 114 Adair St 31404, 1532 Eleanor St 31415, 1626 Cloverdale 31415, 2116-2118 Texas 31404, 306 Chatham Villa 31408, 5 Holly St 31407. Seller intends to complete a 1031 exchange.

18. 2026-01-21
    listed $245,000 Active 396-char remark

    Show marketing remark (396 chars)

    Spacious 3 bedroom, 2 bath ranch home with detached garage and large yard in a great location near Georgia Ports and Gulf Stream. Seller is an investor and would prefer a sale of multiple units : 2228 New York Ave 31404, 114 Adair St 31404, 1532 Eleanor St 31415, 1626 Cloverdale 31415, 2116-2118 Texas 31404, 306 Chatham Villa 31408, 5 Holly St 31407. Seller intends to complete a 1031 exchange.

19. 2020-08-17
    soldstatus $102,000

ⓘ 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: $3,001 · $250/mo
• Projected year-2 tax: $3,001 · $250/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 3/10 Moderate
• 🌡 Heat 9/10 Extreme 7 d/yr ≥108°F today · 17 d/yr by 30 yrs out
• 💨 Wind 8/10 Severe 99% chance of damaging wind over 30 yrs
• 🫁 Air quality 3/10 Moderate 3 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $25,261
• − Mortgage interest: −$12,043
• − Property taxes: −$3,001
• − Insurance: −$1,075
• − Repairs & maintenance: −$2,021
• − Management: −$2,021
• − Depreciation: −$6,255
• Taxable loss: −$1,155
• Est. tax savings @ 24.0%: +$277
• After-tax cash flow: $2,627/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 — Port Wentworth

• Score: 67/100
• State rank: #173
• US rank: #10910

Category grades

Amenities F Commute F Cost of living A Crime A- Employment B Housing A+ Health & safety F User ratings A+

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Port Wentworth, GA
• County: Chatham County · 271,602 people
• City population: 24,893
• 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

+110.8% since first listed

3 events — show timeline

• 2026-04-30 Price Changed $215,000 Hive MLS
• 2026-01-21 Listed $245,000 Hive MLS
• 2020-08-17 Sold (Public Records) $102,000 Public Records

Property tax history

+13.8%/yr

Latest (2025): $3,001 · +18.3% YoY. Source: county tax records.