23 Moonlight Trl · Port Wentworth, GA 31407

$249,900

3 bd · 2.5 ba · 1,420 sqft · Townhouse public records · 59 Days on market

Built 2017 1,742 sqft lot $176/sqft · 7% below area Est $268k · 7% under $132/mo HOA · 6% 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 +10.6/15.0
• Cash flow +9.6/30.0
• Appreciation +4.1/10.0
• 1% rule +3.9/10.0
• Livability +3.4/5.0
• DSCR +2.7/10.0
• Condition / age +2.5/5.0
• Schools +2.0/10.0
• Rent growth +1.6/5.0

Listing remarks MLS

Are you searching for a perfectly serene and peaceful new space to create the memories of a lifetime? Conveniently located just moments away from Pooler and Downtown Savannah in the amenity-packed community of Rice Hope. This split-level townhome offers a stunning open concept with high ceilings and tons of natural sunlight, perfect for entertaining family and friends. Offering an open-concept kitchen island with tons of storage space, this beauty won't last long. The spacious second-level owner suite won't disappoint which offers plenty of space for a sitting room. The second floor also offers two additional bedrooms, a full bath, and a laundry room. Schedule your appointment to see this new home opportunity in person today! Back on market, no fault of seller. ..

Key facts

• $132 HOA
• Garage
• Community pool

Property features AI

Finance

• HOA & community: Homeowners association with monthly fee of $132; Community amenities: clubhouse, pool, fitness center, playground, park, street lights, sidewalks

Exterior

• Parking: Attached garage; 1 garage space
• Utilities: Public water; Public sewer; Cable available; Underground utilities
• Home design: Townhouse; 2 stories; 2+ common walls
• Construction: Vinyl siding; Asphalt roof; Concrete perimeter foundation; Built as residential townhouse
• Exterior features: Patio; Community pool; Has view; Road surface: asphalt

Interior

• Kitchen: Dishwasher; Microwave; Oven; Range; Range hood; Self-cleaning oven; Refrigerator; Disposal; Electric water heater
• Bathrooms: 2 full bathrooms; 1 half bathroom; 1 main-level bathroom
• Heating & cooling: Central heating (electric); Central air conditioning (electric)
• Interior features: High ceilings; Kitchen island; Pantry; Double pane windows; Accessible full bath
• Laundry & utility: Washer hookup; Laundry located in hall and upper level

What this means for you Summary

Snapshot

• This is a 3-bed/2.5-bath townhouse listed at $250k.

Deal economics

• At list price, monthly cash flow is $-168 ($-2k/yr) — negative.
• To cash-flow at today's rent, offer at most $220k (11.9% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $221k (11.5% below list).
• Recommended offer: $220k (11.9% below list) — sets the bar for cash-flow.
• Cap rate 5.5% vs local median 4.0% 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); 382 active listings in the ZIP; 14 comparable units currently listed for rent nearby; rentals at typical pace (median 16d 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 33% 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 $5k 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 59 days — a 3% lower offer ($242k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 5y 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.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 98% 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 $220,284 (11.9% 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 59 days. Have you received any prior offers? Is the seller open to a 12% 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. 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. 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?
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: 0.89% ✗
• Cap rate: 5.49%
• Cash-on-cash: -2.88%
• DSCR: 0.87
• GRM: 9.4

CMA / ARV

• ARV (median comp): $268,407
• List price: $249,900
• Delta: -6.90%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
31 Moonlight Trl	0.03mi	3/2.5	1,337 (-6%)	1mo	$245,000	$183	88

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: -17.1%
• Equity multiple: 0.35×
• Total profit: $-45,681
• Equity at exit: $49,840

10-year hold

• IRR: -14.6%
• Equity multiple: 0.04×
• Total profit: $-67,367
• Equity at exit: $43,844

Cash invested: $69,972 (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: 9.4×

Monthly cashflow live

• Estimated rent: $2,212 high
• Mortgage (P&I): −$1,311
• Tax from tax record: −$368 /mo · $4,421/yr
• Insurance: −$104
• HOA: −$132
• Vacancy / Maint / Mgmt: −$465
• Net cashflow: $-168

Break-even live

Break-even rent $2,424

Max offer price $220,284

Occupancy floor —

Sensitivity live

Price	-10% $-26	-5% $-97	+0% $-168	+5% $-238	+10% $-309
Rent	-10% $-342	-5% $-255	+0% $-168	+5% $-80	+10% $7
Rate	-1.0pp $-42	-0.5pp $-104	base $-168	+0.5pp $-232	+1.0pp $-298

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: $62,475
• Closing costs: $7,497
• Reserves months: —
• Total cash needed: —

Rent comps 14 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
35 Moonlight Trl Unit 1244790P Port Wentworth, GA	3.0	2.5	1797	$2,833	$1.58	15d	1	0.03mi
15 Mossy Oak Cv Port Wentworth, GA	3.0	2.5	1726	$2,350	$1.36	15d	1	0.04mi
39 Moonlight Trl Port Wentworth, GA	3.0	2.5	1302	$1,795	$1.38	15d	1	0.04mi
45 Mossy Oak Cv Port Wentworth, GA	3.0	2.5	1683	$2,250	$1.34	15d	1	0.09mi
205 Clearwater Cir Port Wentworth, GA	3.0	2.5	1670	$2,100	$1.26	45d	1	0.27mi
48 Arrow Head Way Port Wentworth, GA	3.0	2.0	1256	$2,000	$1.59	45d	1	0.34mi
13 Striker Rd Port Wentworth, GA	3.0	2.5	1499	$2,052	$1.37	15d	1	0.60mi
8 Crabapple Cir Port Wentworth, GA	4.0	3.0	1644	$2,200	$1.34	25d	1	0.86mi
5 Weavers Way Savannah, GA	3.0–4.0	2.0–3.0	1874	$1,940	$1.04	15d	1	0.89mi
315 Dogwood Cir Unit 1244815P Savannah, GA	3.0	2.5	1453	$2,513	$1.73	15d	1	0.89mi
100 Lakeside Blvd Port Wentworth, GA	3.0	2.5	1468	$2,012	$1.37	23d	2	0.92mi
3164 Mulberry Blvd Port Wentworth, GA	1.0–3.0	1.0–2.5	996	$2,151	$2.16	15d	60	0.93mi
7450 Georgia 21 Port Wentworth, GA	1.0–3.0	1.0–2.0	1056	$2,200	$2.08	25d	29	1.17mi
66 Saussy Rd Port Wentworth, GA	1.0–3.0	1.0–2.5	1020	$2,293	$2.25	15d	25	1.44mi

HOA detail

• Monthly dues: $132 · $1,584/yr
• Likely covers: pool

Listing history 25 events

1. 2026-06-21
   days on market $249,900 Active 59 DOM
2. 2026-06-18
   days on market $249,900 Active 56 DOM
3. 2026-06-17
   days on market $249,900 Active 55 DOM
4. 2026-06-16
   days on market $249,900 Active 54 DOM
5. 2026-06-15
   days on market $249,900 Active 53 DOM
6. 2026-06-14
   days on market $249,900 Active 51 DOM
7. 2026-06-13
   days on market $249,900 Active 50 DOM
8. 2026-06-10
   days on market $249,900 Active 48 DOM
9. 2026-06-09
   days on market $249,900 Active 47 DOM
10. 2026-06-08
    days on market $249,900 Active 46 DOM
11. 2026-06-07
    days on market $249,900 Active 45 DOM
12. 2026-06-05
    days on market $249,900 Active 42 DOM
13. 2026-06-03
    days on market $249,900 Active 41 DOM
14. 2026-06-02
    days on market $249,900 Active 40 DOM
15. 2026-06-01
    days on market $249,900 Active 39 DOM
16. 2026-05-31
    days on market $249,900 Active 38 DOM
17. 2026-05-30
    days on market $249,900 Active 37 DOM
18. 2026-04-23
    listed $249,900 Active 727-char remark
19. 2024-03-20
    soldstatus $250,000
20. 2024-03-15
    soldstatus $250,000 774-char remark

    Show marketing remark (774 chars)

    Are you searching for a perfectly serene and peaceful new space to create the memories of a lifetime? Conveniently located just moments away from Pooler and Downtown Savannah in the amenity-packed community of Rice Hope. This split-level townhome offers a stunning open concept with high ceilings and tons of natural sunlight, perfect for entertaining family and friends. Offering an open-concept kitchen island with tons of storage space, this beauty won't last long. The spacious second-level owner suite won't disappoint which offers plenty of space for a sitting room. The second floor also offers two additional bedrooms, a full bath, and a laundry room. Schedule your appointment to see this new home opportunity in person today! Back on market, no fault of seller. ..

21. 2024-02-01
    listed $255,000 774-char remark

    Show marketing remark (774 chars)

    Are you searching for a perfectly serene and peaceful new space to create the memories of a lifetime? Conveniently located just moments away from Pooler and Downtown Savannah in the amenity-packed community of Rice Hope. This split-level townhome offers a stunning open concept with high ceilings and tons of natural sunlight, perfect for entertaining family and friends. Offering an open-concept kitchen island with tons of storage space, this beauty won't last long. The spacious second-level owner suite won't disappoint which offers plenty of space for a sitting room. The second floor also offers two additional bedrooms, a full bath, and a laundry room. Schedule your appointment to see this new home opportunity in person today! Back on market, no fault of seller. ..

22. 2021-08-19
    soldstatus $162,500

    Show marketing remark (704 chars)

    The perfect new place to call home with a peaceful lakeside view? Conveniently located just moments away from Pooler and Downtown Savannah in the amenity-packed community of Rice Hope, this split-level townhome offers a stunning open concept with high ceilings and tons of natural sunlight, perfect for entertaining family and friends. Offering an open-concept kitchen island with tons of storage space, this new-to-market beauty won't last long. The spacious second-level owner suite won't disappoint offering plenty space for a sitting room. The second level also offers two additional bedrooms, a full bath, and laundry room. Schedule your appointment to see this new home opportunity in person today!

23. 2021-08-17
    soldstatus $165,000
24. 2021-07-07
    listed $172,500

    Show marketing remark (704 chars)

    The perfect new place to call home with a peaceful lakeside view? Conveniently located just moments away from Pooler and Downtown Savannah in the amenity-packed community of Rice Hope, this split-level townhome offers a stunning open concept with high ceilings and tons of natural sunlight, perfect for entertaining family and friends. Offering an open-concept kitchen island with tons of storage space, this new-to-market beauty won't last long. The spacious second-level owner suite won't disappoint offering plenty space for a sitting room. The second level also offers two additional bedrooms, a full bath, and laundry room. Schedule your appointment to see this new home opportunity in person today!

25. 2021-07-07
    listed $172,500

    Show marketing remark (704 chars)

    The perfect new place to call home with a peaceful lakeside view? Conveniently located just moments away from Pooler and Downtown Savannah in the amenity-packed community of Rice Hope, this split-level townhome offers a stunning open concept with high ceilings and tons of natural sunlight, perfect for entertaining family and friends. Offering an open-concept kitchen island with tons of storage space, this new-to-market beauty won't last long. The spacious second-level owner suite won't disappoint offering plenty space for a sitting room. The second level also offers two additional bedrooms, a full bath, and laundry room. Schedule your appointment to see this new home opportunity in person today!

ⓘ 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: $4,421 · $368/mo
• Projected year-2 tax: $4,421 · $368/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 4/10 Moderate
• 🌡 Heat 9/10 Extreme 7 d/yr ≥109°F today · 18 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: $26,543
• − Mortgage interest: −$13,998
• − Property taxes: −$4,421
• − Insurance: −$1,250
• − Repairs & maintenance: −$2,123
• − Management: −$2,123
• − HOA: −$1,584
• − Depreciation: −$7,270
• Taxable loss: −$6,227
• Est. tax savings @ 24.0%: +$1,494
• After-tax cash flow: $-517/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

+44.9% since first listed

8 events — show timeline

• 2026-04-23 Listed $249,900 Hive MLS
• 2024-03-20 Sold (Public Records) $250,000 Public Records
• 2024-03-15 Sold (MLS) $250,000 Hive MLS
• 2024-02-01 Listed $255,000 Hive MLS
• 2021-08-19 Sold (MLS) $162,500 Hive MLS
• 2021-08-17 Sold (Public Records) $165,000 Public Records
• 2021-07-07 Listed $172,500 Hive MLS
• 2021-07-07 Listed $172,500 Hive MLS

Property tax history

+34.1%/yr

Latest (2025): $4,421 · +18.8% YoY. Source: county tax records.