814 Carter St · Savannah, GA 31415

$100,000

2 bd · 1.0 ba · 620 sqft · SingleFamily public records · 189 Days on market

Built 1948 5,009 sqft lot $161/sqft · at area comps Est $95k · at est.

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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
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +5.3/15.0
• Livability +4.3/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.0/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

DISCOVER THE POTENTIAL IN THIS 2-BEDROOM 1-BATH HOME. PERFECT FOR INVESTORS RENOVATORS OR ANYONE LOOKING TO BRING THEIR VISION INTO THIS PROPERTY. THIS HOME PROVIDES A GREAT FOUNDATION FOR UPDATES AND IMPROVEMENTS. CONVIENIENTLY LOCATED NEAR LOCAL AMENITIES , SHOPS AND COMMUTER ROUTES. PROPERTY IS BEING???????????????????????????????????????? SOLD-AS-IS.

Key facts

• Commuter routes
• Great foundation
• Local amenities

Tags

• GREAT FOUNDATION
• LOCAL AMENITIES
• COMMUTER ROUTES

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $100k.

Deal economics

• At list price, monthly cash flow is $970 ($12k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $100k).
• Recommended offer: $88k (12.0% below list) — sets the bar for market timing.
• Cap rate 17.9% 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: 76 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 58% of comp listings sitting > 30 days — soft ceiling on asking rent; lower-income renter base — watch delinquency; 2,694 units permitted in Chatham County in 2024 (973 in 5+ unit buildings).
• At $2,129/mo this rent would consume 69% of the median local household income ($37k/yr) (locally 613% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $691 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 (-3.0% appreciation + 3.0% rent growth), your $28k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• It's been on market 189 days — a 12% lower offer ($88k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 2y ago; this cycle's ask has dropped $35k (26%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $80k; 25% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: built in 1948 — 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 $88,000 (12.0% below list)

Questions for the listing agent

1. It's been on market 189 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1948 — 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: 2.13% ✓
• Cap rate: 17.93%
• Cash-on-cash: 41.56%
• DSCR: 2.85
• GRM: 3.9

CMA / ARV

• ARV (median comp): $95,317
• List price: $100,000
• Delta: 4.91%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 8 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
815 Carter St	0.03mi	2/1.0	620 (0%)	14mo	$108,000	$174	87
805 Carter St	0.05mi	2/1.0	620 (0%)	19mo	$135,000	$218	82
803 Googe St	0.18mi	2/1.0	620 (0%)	14mo	$155,000	$250	80
14 Dutton St	0.26mi	2/1.0	672 (+8%)	1mo	$75,000	$112	73
716 Fruit St	0.24mi	2/1.0	672 (+8%)	4mo	$60,000	$89	72
812 Carver St	0.29mi	2/1.0	672 (+8%)	23mo	$95,000	$141	54
1015 Porter St	0.35mi	2/1.0	676 (+9%)	18mo	$125,000	$185	54
1007 1/2 Hearn St	0.35mi	2/1.0	672 (+8%)	20mo	$95,000	$141	53

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 · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 38.2%
• Equity multiple: 2.63×
• Total profit: $45,610
• Equity at exit: $14,910

10-year hold

• IRR: 44.7%
• Equity multiple: 5.27×
• Total profit: $119,438
• Equity at exit: $8,646

Cash invested: $28,000 (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 31415

• Home prices YoY: -21.4%
• Active inventory: 76
• Price-to-rent: 3.9×

Monthly cashflow live

• Estimated rent: $2,129 high
• Mortgage (P&I): −$524
• Tax from tax record: −$146 /mo · $1,755/yr
• Insurance: −$42
• HOA: −$0
• Vacancy / Maint / Mgmt: −$447
• Net cashflow: $970

Break-even live

Break-even rent $902

Max offer price $100,000

Occupancy floor 49%

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: $25,000
• Closing costs: $3,000
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1402 Comer St Savannah, GA	2.0	1.0	690	$1,200	$1.74	43d	1	0.71mi
40 Eagle St Savannah, GA	1.0–2.0	1.0	841	$1,331	$1.58	23d	6	0.85mi
1415 Richards St Savannah, GA	2.0	1.0	672	$1,200	$1.79	43d	1	0.90mi
1419 Richards St Savannah, GA	2.0	1.0	672	$1,200	$1.79	43d	1	0.91mi
1421 Richards St Savannah, GA	2.0	1.0	672	$1,275	$1.90	43d	1	0.91mi
1423 Richards St Savannah, GA	2.0	1.0	672	$1,275	$1.90	43d	1	0.91mi
540 Selma St Savannah, GA	2.0–5.0	2.0–5.0	790	$949	$1.20	23d	1	0.91mi
2108 Bulloch St Savannah, GA	2.0	1.0	638	$1,095	$1.72	23d	1	0.99mi
615 Montgomery St Savannah, GA	1.0–2.0	1.0–2.0	902	$3,164	$3.51	13d	18	1.05mi
416 W Wayne St Savannah, GA	1.0	1.0	650	$1,500	$2.31	13d	1	1.08mi
1418 Montgomery St Savannah, GA	2.0	1.0–2.0	576	$1,900	$3.30	13d	13	1.11mi
2100 Patch St Savannah, GA	2.0	1.0	672	$1,525	$2.27	43d	1	1.13mi
217 W Taylor St Savannah, GA	2.0	1.0	675	$2,900	$4.30	23d	1	1.18mi
916 Howard St Unit 1386554P Savannah, GA	1.0	1.0	495	$3,534	$7.14	43d	1	1.21mi
106 W Gwinnett St Savannah, GA	1.0	1.0	380	$1,550	$4.08	13d	1	1.23mi
805 Whitaker St #2 Savannah, GA	1.0	1.0	723	$2,500	$3.46	23d	1	1.23mi
205 W Jones Ln Savannah, GA	1.0	1.0	500	$1,900	$3.80	43d	1	1.24mi
316 W 40th St Unit D Savannah, GA	2.0	1.0	700	$1,500	$2.14	21d	1	1.36mi
316 W 40th St Unit E Savannah, GA	2.0	1.5	700	$1,500	$2.14	21d	1	1.36mi
601 Indian St Savannah, GA	2.0	1.0–2.0	816	$3,521	$4.31	13d	19	1.37mi
804 Drayton St Unit 3 Savannah, GA	1.0	1.0	647	$2,600	$4.02	44d	1	1.39mi
804 Drayton St Unit 1 Savannah, GA	1.0	1.0	647	$2,800	$4.33	44d	1	1.39mi
105 E Gwinnett St Unit 2 Savannah, GA	1.0	1.0	647	$2,500	$3.86	43d	1	1.39mi
8 E 33rd St Unit B Savannah, GA	1.0	1.0	558	$1,500	$2.69	13d	1	1.39mi
17 E 31st St Savannah, GA	1.0–2.0	1.0–2.0	848	$2,940	$3.46	13d	12	1.40mi
630 Indian St Savannah, GA	2.0	1.0–2.0	824	$3,125	$3.79	13d	17	1.41mi
110 E Duffy St Savannah, GA	1.0	1.0	500	$1,650	$3.30	43d	1	1.41mi
2613 Montgomery St Unit A208 Savannah, GA	1.0	1.0	718	$2,836	$3.95	43d	1	1.42mi
2613 Montgomery St Unit A204 Savannah, GA	1.0	1.0	587	$2,671	$4.55	43d	1	1.42mi
2613 Montgomery St Unit A205 Savannah, GA	1.0	1.0	561	$2,300	$4.10	43d	1	1.42mi
2613 Montgomery St Unit A203 Savannah, GA	1.0	1.0	587	$2,201	$3.75	43d	1	1.42mi
2613 Montgomery St Unit B204 Savannah, GA	1.0	1.0	578	$2,168	$3.75	43d	1	1.42mi
2613 Montgomery St Unit A212 Savannah, GA	1.0	1.0	719	$2,948	$4.10	43d	1	1.42mi
2613 Montgomery St Unit A201 Savannah, GA	1.0	1.0	512	$2,022	$3.95	43d	1	1.42mi
2613 Montgomery St Unit A202 Savannah, GA	1.0	1.0	521	$1,954	$3.75	43d	1	1.42mi
2613 Montgomery St Savannah, GA	1.0	1.0	549	$2,348	$4.27	23d	15	1.42mi
2613 Montgomery St Unit A211 Savannah, GA	1.0	1.0	718	$3,411	$4.75	43d	1	1.42mi
2613 Montgomery St Unit A206 Savannah, GA	1.0	1.0	561	$2,104	$3.75	43d	1	1.42mi
2613 Montgomery St Unit A207 Savannah, GA	1.0	1.0	719	$2,876	$4.00	43d	1	1.42mi
124 E Henry St Unit D Savannah, GA	1.0	1.0	750	$1,450	$1.93	13d	1	1.44mi

Listing history 22 events

1. 2026-06-18
   days on market $100,000 Active 189 DOM
2. 2026-06-17
   days on market $100,000 Active 188 DOM
3. 2026-06-16
   days on market $100,000 Active 187 DOM
4. 2026-06-15
   days on market $100,000 Active 186 DOM
5. 2026-06-14
   days on market $100,000 Active 184 DOM
6. 2026-06-13
   days on market $100,000 Active 183 DOM
7. 2026-06-10
   days on market $100,000 Active 181 DOM
8. 2026-06-09
   days on market $100,000 Active 180 DOM
9. 2026-06-08
   days on market $100,000 Active 179 DOM
10. 2026-06-07
    days on market $100,000 Active 178 DOM
11. 2026-06-05
    days on market $100,000 Active 175 DOM
12. 2026-06-03
    days on market $100,000 Active 174 DOM
13. 2026-06-02
    days on market $100,000 Active 173 DOM
14. 2026-06-01
    days on market $100,000 Active 172 DOM
15. 2026-05-31
    days on market $100,000 Active 171 DOM
16. 2026-05-30
    days on market $100,000 Active 170 DOM
17. 2026-04-09
    price $100,000 356-char remark

    Show marketing remark (356 chars)

    DISCOVER THE POTENTIAL IN THIS 2-BEDROOM 1-BATH HOME. PERFECT FOR INVESTORS RENOVATORS OR ANYONE LOOKING TO BRING THEIR VISION INTO THIS PROPERTY. THIS HOME PROVIDES A GREAT FOUNDATION FOR UPDATES AND IMPROVEMENTS. CONVIENIENTLY LOCATED NEAR LOCAL AMENITIES , SHOPS AND COMMUTER ROUTES. PROPERTY IS BEING???????????????????????????????????????? SOLD-AS-IS.

18. 2026-03-06
    price $120,000 356-char remark

    Show marketing remark (356 chars)

    DISCOVER THE POTENTIAL IN THIS 2-BEDROOM 1-BATH HOME. PERFECT FOR INVESTORS RENOVATORS OR ANYONE LOOKING TO BRING THEIR VISION INTO THIS PROPERTY. THIS HOME PROVIDES A GREAT FOUNDATION FOR UPDATES AND IMPROVEMENTS. CONVIENIENTLY LOCATED NEAR LOCAL AMENITIES , SHOPS AND COMMUTER ROUTES. PROPERTY IS BEING???????????????????????????????????????? SOLD-AS-IS.

19. 2026-02-24
    price $128,000 356-char remark

    Show marketing remark (356 chars)

    DISCOVER THE POTENTIAL IN THIS 2-BEDROOM 1-BATH HOME. PERFECT FOR INVESTORS RENOVATORS OR ANYONE LOOKING TO BRING THEIR VISION INTO THIS PROPERTY. THIS HOME PROVIDES A GREAT FOUNDATION FOR UPDATES AND IMPROVEMENTS. CONVIENIENTLY LOCATED NEAR LOCAL AMENITIES , SHOPS AND COMMUTER ROUTES. PROPERTY IS BEING???????????????????????????????????????? SOLD-AS-IS.

20. 2025-11-10
    listed $135,000 Active 356-char remark

    Show marketing remark (356 chars)

    DISCOVER THE POTENTIAL IN THIS 2-BEDROOM 1-BATH HOME. PERFECT FOR INVESTORS RENOVATORS OR ANYONE LOOKING TO BRING THEIR VISION INTO THIS PROPERTY. THIS HOME PROVIDES A GREAT FOUNDATION FOR UPDATES AND IMPROVEMENTS. CONVIENIENTLY LOCATED NEAR LOCAL AMENITIES , SHOPS AND COMMUTER ROUTES. PROPERTY IS BEING???????????????????????????????????????? SOLD-AS-IS.

21. 2024-08-23
    soldstatus $80,000
22. 2024-06-29
    listed $90,000

ⓘ 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: $1,755 · $146/mo
• Projected year-2 tax: $1,755 · $146/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 3/10 Moderate FEMA zone X (unshaded) · 20% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 Heat 10/10 Extreme 7 d/yr ≥109°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: $25,552
• − Mortgage interest: −$5,602
• − Property taxes: −$1,755
• − Insurance: −$500
• − Repairs & maintenance: −$2,044
• − Management: −$2,044
• − Depreciation: −$2,909
• Taxable income: $10,698
• Est. tax owed @ 24.0%: −$2,568
• After-tax cash flow: $9,071/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): 11,082
• Household income: $37,109
• Rent vs Own: 56.1% rent · 43.9% own
• Severe rent burden: 613.0

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: Predominantly Black (89%)
• Race & ethnicity: Black 89% White 5% Hispanic / Latino 5% Two or more races 3%
• Foreign-born: 2% · Canada
• Languages at home: 95% English-only · Spanish 4%

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: ▼ -55.36%
• Current HPI: 203.0696
• Rent YoY: —
• 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

+11.1% since first listed

6 events — show timeline

• 2026-04-09 Price Changed $100,000 Hive MLS
• 2026-03-06 Price Changed $120,000 Hive MLS
• 2026-02-24 Price Changed $128,000 Hive MLS
• 2025-11-10 Listed $135,000 Hive MLS
• 2024-08-23 Sold (Public Records) $80,000 Public Records
• 2024-06-29 Listed $90,000 Hive MLS

Property tax history

+21.8%/yr

Latest (2025): $1,755 · +102.6% YoY. Source: county tax records.