150 Berrien Rd · Port Wentworth, GA 31407

$169,900

3 bd · 2.0 ba · 1,456 sqft · Land public records · 11 Days on market

Built 1985 4.00 ac lot

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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 +29.4/30.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• 1% rule +7.4/10.0
• 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

Ideal Home Site in a Prime Location! This property offers the perfect opportunity to build your dream home, with plenty of space and flexibility for your vision. A mobile home on the property is as-is and conveys with the property. Conveniently located just minutes from Interstate 95 and Highway 21, you'll enjoy quick access to shopping, dining, work, and travel routes-without sacrificing the peace and privacy of your own land. Whether youre planning a future residence or seeking an investment opportunity, this property delivers exceptional potential in a rapidly growing area. The two parcels, 709A01008 (.52-acre lot) and 70976A01009 (3.52-acre lot), totaling 4.04 acres, are priced to sell!

Key facts

• No restrictions
• Existing utilities
• Private pond

Tags

• PRIVATE POND
• NO HOA
• NO RESTRICTIONS
• EXISTING UTILITIES
• CITY UTILITIES AVAILABLE

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath land listed at $170k.

Deal economics

• At list price, monthly cash flow is $600 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $170k).
• Cap rate 10.5% 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; 20 comparable units currently listed for rent nearby; rentals at typical pace (median 24d on market — plan ~3-4 weeks tenant-placement turnaround); 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 $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 (-1.9% appreciation + 0.0% rent growth), your $48k cash investment doubles in ~9 years — after that, you're playing with house money.

Negotiation context

• Only 11 days on market — expect competitive offers; lowballing is unlikely to land.
• 4 sale attempts since 3y ago; this cycle's ask is 14% above the opening price — seller raised mid-cycle; expect resistance to lowballs.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 98% chance of damaging wind over 30y; moderate wildfire risk; extreme-heat days projected 7→17/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $169,900

Questions for the listing agent

1. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
2. 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?
3. 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.
4. 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.
5. 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: 1.24% ✓
• Cap rate: 10.53%
• Cash-on-cash: 15.14%
• DSCR: 1.67
• GRM: 6.7

CMA / ARV

• ARV (on-the-fly): $59,696
• Comps found: 1

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
150 Berrien Rd	0.00mi	3/2.0	1,456 (0%)	1mo	$60,000	$41	100

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: 6.5%
• Equity multiple: 1.26×
• Total profit: $12,535
• Equity at exit: $33,885

10-year hold

• IRR: 11.5%
• Equity multiple: 1.91×
• Total profit: $43,381
• Equity at exit: $29,808

Cash invested: $47,572 (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: 6.7×

Monthly cashflow live

• Estimated rent: $2,103 high
• Mortgage (P&I): −$891
• Tax from tax record: −$99 /mo · $1,193/yr
• Insurance: −$71
• HOA: −$0
• Vacancy / Maint / Mgmt: −$442
• Net cashflow: $600

Break-even live

Break-even rent $1,343

Max offer price $169,900

Occupancy floor 66%

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: $42,475
• Closing costs: $5,097
• Reserves months: —
• Total cash needed: —

Rent comps 20 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
7450 Georgia 21 Port Wentworth, GA	1.0–3.0	1.0–2.0	1056	$2,200	$2.08	23d	29	0.35mi
300 Georgia 30 Port Wentworth, GA	2.0–3.0	2.0	1452	$2,692	$1.85	23d	12	0.36mi
66 Saussy Rd Port Wentworth, GA	1.0–3.0	1.0–2.5	1020	$2,293	$2.25	13d	25	0.59mi
57 Bearing Cir Port Wentworth, GA	2.0	2.5	1160	$1,595	$1.38	23d	1	0.62mi
75 Bearing Cir Unit 75 Port Wentworth, GA	3.0	2.5	1750	$1,650	$0.94	23d	1	0.65mi
81 Bearing Cir Unit 81 Port Wentworth, GA	3.0	2.5	1750	$1,650	$0.94	21d	1	0.66mi
436 Georgia 30 Port Wentworth, GA	1.0–3.0	1.0–2.0	1016	$2,459	$2.42	23d	47	0.69mi
28 Bearing Cir Unit C Port Wentworth, GA	2.0	2.0	970	$2,100	$2.16	43d	1	0.70mi
6 Bearing Cir Unit 6 BC Savannah, GA	3.0	2.5	1750	$1,595	$0.91	13d	1	0.75mi
50 Newport Blvd Port Wentworth, GA	2.0	2.0	1153	$1,598	$1.39	13d	6	0.83mi
50 Newport Blvd Port Wentworth, GA	1.0–2.0	1.0–2.0	1153	$1,609	$1.40	43d	20	0.83mi
315 Dogwood Cir Unit 1244815P Savannah, GA	3.0	2.5	1453	$2,513	$1.73	13d	1	0.95mi
77 Tiller Way Port Wentworth, GA	3.0	2.0	1224	$2,100	$1.72	44d	1	0.96mi
8 Crabapple Cir Port Wentworth, GA	4.0	3.0	1644	$2,200	$1.34	23d	1	0.96mi
100 Lakeside Blvd Port Wentworth, GA	3.0	2.5	1468	$2,012	$1.37	21d	2	1.12mi
45 Mossy Oak Cv Port Wentworth, GA	3.0	2.5	1683	$2,250	$1.34	13d	1	1.43mi
205 Clearwater Cir Port Wentworth, GA	3.0	2.5	1670	$2,100	$1.26	43d	1	1.43mi
39 Moonlight Trl Port Wentworth, GA	3.0	2.5	1302	$1,795	$1.38	13d	1	1.48mi
35 Moonlight Trl Unit 1244790P Port Wentworth, GA	3.0	2.5	1797	$2,833	$1.58	13d	1	1.49mi
15 Mossy Oak Cv Port Wentworth, GA	3.0	2.5	1726	$2,350	$1.36	13d	1	1.49mi

Listing history 17 events

1. 2026-06-18
   days on market $169,900 Active 11 DOM
2. 2026-06-17
   days on market $169,900 Active 10 DOM
3. 2026-06-16
   days on market $169,900 Active 9 DOM
4. 2026-06-15
   days on market $169,900 Active 8 DOM
5. 2026-06-14
   days on market $169,900 Active 6 DOM
6. 2026-06-13
   days on market $169,900 Active 5 DOM
7. 2026-06-10
   days on market $169,900 Active 3 DOM
8. 2026-06-09
   days on market $169,900 Active 2 DOM
9. 2026-06-07
   pricestatusdays on marketlisting id $169,900 Active 1 DOM
10. 2025-11-26
    status Under Contract 704-char remark

    Show marketing remark (704 chars)

    Ideal Home Site in a Prime Location! This property offers the perfect opportunity to build your dream home, with plenty of space and flexibility for your vision. A mobile home on the property is as-is and conveys with the property. Conveniently located just minutes from Interstate 95 and Highway 21, you'll enjoy quick access to shopping, dining, work, and travel routes-without sacrificing the peace and privacy of your own land. Whether youre planning a future residence or seeking an investment opportunity, this property delivers exceptional potential in a rapidly growing area. The two parcels, 709A01008 (.52-acre lot) and 70976A01009 (3.52-acre lot), totaling 4.04 acres, are priced to sell!

11. 2025-11-24
    listed $149,000 New 704-char remark

    Show marketing remark (704 chars)

    Ideal Home Site in a Prime Location! This property offers the perfect opportunity to build your dream home, with plenty of space and flexibility for your vision. A mobile home on the property is as-is and conveys with the property. Conveniently located just minutes from Interstate 95 and Highway 21, you'll enjoy quick access to shopping, dining, work, and travel routes-without sacrificing the peace and privacy of your own land. Whether youre planning a future residence or seeking an investment opportunity, this property delivers exceptional potential in a rapidly growing area. The two parcels, 709A01008 (.52-acre lot) and 70976A01009 (3.52-acre lot), totaling 4.04 acres, are priced to sell!

12. 2025-11-24
    listed $149,000

    Show marketing remark (704 chars)

    Ideal Home Site in a Prime Location! This property offers the perfect opportunity to build your dream home, with plenty of space and flexibility for your vision. A mobile home on the property is as-is and conveys with the property. Conveniently located just minutes from Interstate 95 and Highway 21, you'll enjoy quick access to shopping, dining, work, and travel routes-without sacrificing the peace and privacy of your own land. Whether youre planning a future residence or seeking an investment opportunity, this property delivers exceptional potential in a rapidly growing area. The two parcels, 709A01008 (.52-acre lot) and 70976A01009 (3.52-acre lot), totaling 4.04 acres, are priced to sell!

13. 2025-11-24
    historical

    Show marketing remark (704 chars)

    Ideal Home Site in a Prime Location! This property offers the perfect opportunity to build your dream home, with plenty of space and flexibility for your vision. A mobile home on the property is as-is and conveys with the property. Conveniently located just minutes from Interstate 95 and Highway 21, you'll enjoy quick access to shopping, dining, work, and travel routes-without sacrificing the peace and privacy of your own land. Whether youre planning a future residence or seeking an investment opportunity, this property delivers exceptional potential in a rapidly growing area. The two parcels, 709A01008 (.52-acre lot) and 70976A01009 (3.52-acre lot), totaling 4.04 acres, are priced to sell!

14. 2024-05-07
    historical
15. 2024-05-07
    historical
16. 2023-11-09
    listed $1,150,000
17. 2023-11-09
    listed $1,150,000

ⓘ 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: $1,193 · $99/mo
• Projected year-2 tax: $1,563 · $130/mo
• Expected delta: +$370/yr (+$31/mo · 31.0%)

ⓘ 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 ≥109°F today · 17 d/yr by 30 yrs out
• 💨 Wind 8/10 Severe 98% 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: $25,236
• − Mortgage interest: −$9,517
• − Property taxes: −$1,193
• − Insurance: −$850
• − Repairs & maintenance: −$2,019
• − Management: −$2,019
• − Depreciation: −$4,943
• Taxable income: $4,697
• Est. tax owed @ 24.0%: −$1,127
• After-tax cash flow: $6,075/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

-87.0% since first listed

8 events — show timeline

• 2025-11-26 Pending — GAMLS
• 2025-11-24 Listing Removed — Hive MLS
• 2025-11-24 Listed $149,000 Hive MLS
• 2025-11-24 Listed $149,000 GAMLS
• 2024-05-07 Listing Removed — Hive MLS
• 2024-05-07 Listing Removed — Hive MLS
• 2023-11-09 Listed $1,150,000 Hive MLS
• 2023-11-09 Listed $1,150,000 Hive MLS

Property tax history

+22.2%/yr

Latest (2025): $1,193 · -0.1% YoY. Source: county tax records.