505 Bush Rd · Savannah, GA 31419

$269,000

2 bd · 1.0 ba · 1,310 sqft · SingleFamily public records · 192 Days on market

Built 1958 1.02 ac lot $205/sqft · 18% below area Est $327k · 18% under

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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 +15.0/15.0
• Cash flow +10.0/30.0
• Livability +4.3/5.0
• DSCR +2.8/10.0
• Condition / age +2.5/5.0
• 1% rule +2.1/10.0
• Rent growth +2.1/5.0
• Schools +2.0/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Your Acre, Your Freedom, Just Outside the City, with Room for Everything If you've been craving a little more elbow room, a little more sky, and a lot more yes you can — welcome home. This solid 3-bedroom, 2-bath ranch on a full acre is the rare blend of peaceful living and practical potential. Just 22 minutes from the new Hyundai mega-plant, 30 minutes to downtown Savannah, and 10 minutes to the Southside, you're close enough to everything. .. but just far enough to breathe. With 1,310 square feet of single-story comfort, this home is move-in ready and wide open to your vision. Bring the RV, the boat, the four-wheelers — or bring the blueprint for that future rental or in-law mobile home. There's room to build, expand, or just spread out under the stars. No HOA. No restrictions. No waiting. The kind of lifestyle that lets you live on your terms.

Key facts

• Room to build
• No restrictions
• Full acre

Tags

• FULL ACRE
• MOVE IN READY
• ROOM TO BUILD
• NO HOA
• NO RESTRICTIONS

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $269k.

Deal economics

• At list price, monthly cash flow is $-165 ($-2k/yr) — negative.
• To cash-flow at today's rent, offer at most $240k (10.8% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $192k (28.5% below list).
• Recommended offer: $192k (28.5% below list) — sets the bar for 1% rule.
• Cap rate 5.6% 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: Rents soft (-1.4%/yr); 410 active listings in the ZIP; 2 comparable units currently listed for rent nearby; 2,694 units permitted in Chatham County in 2024 (973 in 5+ unit buildings).
• This rent runs 33% of the median local income ($70k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $2k of loan paydown is wiped out by about $8k 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 192 days — a 12% lower offer ($237k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $29k (10%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $60k; list at $269k implies a 348% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1958 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: severe wind risk, 98% 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 $192,216 (28.5% 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 192 days. Have you received any prior offers? Is the seller open to a 29% concession, seller financing, or rate buy-down credit?
3. Built in 1958 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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: 0.71% ✗
• Cap rate: 5.56%
• Cash-on-cash: -2.63%
• DSCR: 0.88
• GRM: 11.7

CMA / ARV

• ARV (median comp): $327,312
• List price: $269,000
• Delta: -17.82%
• 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
102 Azure Dr	0.31mi	3/2.0 (+1)	1,475 (+13%)	10mo	$328,990	$223	47
130 Ellie Way	0.49mi	3/2.0 (+1)	1,475 (+13%)	7mo	$330,990	$224	41
102 Ellie Way	0.32mi	3/2.0 (+1)	1,475 (+13%)	18mo	$325,990	$221	40
113 Ellie Way	0.38mi	3/2.0 (+1)	1,475 (+13%)	16mo	$330,990	$224	40
114 Ellie Way	0.39mi	3/2.0 (+1)	1,475 (+13%)	16mo	$326,990	$222	38
202 Ellie Way	0.49mi	3/2.0 (+1)	1,475 (+13%)	11mo	$332,990	$226	38
105 Monarch Cir	0.51mi	3/2.0 (+1)	1,475 (+13%)	10mo	$333,990	$226	38
207 Ellie Way	0.47mi	3/2.0 (+1)	1,475 (+13%)	13mo	$333,990	$226	37
170 Painted Lady Loop	0.40mi	3/2.0 (+1)	1,475 (+13%)	18mo	$325,990	$221	36
166 Painted Lady Loop	0.41mi	3/2.0 (+1)	1,475 (+13%)	18mo	$325,990	$221	36
210 Ellie Way	0.49mi	3/2.0 (+1)	1,475 (+13%)	14mo	$331,990	$225	36
118 Ellie Way	0.42mi	3/2.0 (+1)	1,475 (+13%)	18mo	$324,990	$220	35

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 · 0.0% rent growth · sell at horizon

5-year hold

• IRR: -23.8%
• Equity multiple: 0.21×
• Total profit: $-59,795
• Equity at exit: $40,109

10-year hold

• IRR: -28.6%
• Equity multiple: -0.16×
• Total profit: $-87,672
• Equity at exit: $23,258

Cash invested: $75,320 (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 31419

• Home prices YoY: -25.9%
• Rents YoY: -1.4%
• Active inventory: 410
• Price-to-rent: 11.7×

Monthly cashflow live

• Estimated rent: $1,922 medium
• Mortgage (P&I): −$1,411
• Tax from tax record: −$161 /mo · $1,926/yr
• Insurance: −$112
• HOA: −$0
• Vacancy / Maint / Mgmt: −$404
• Net cashflow: $-165

Break-even live

Break-even rent $2,131

Max offer price $239,894

Occupancy floor —

Sensitivity live

Price	-10% $-12	-5% $-89	+0% $-165	+5% $-241	+10% $-317
Rent	-10% $-317	-5% $-241	+0% $-165	+5% $-89	+10% $-13
Rate	-1.0pp $-29	-0.5pp $-96	base $-165	+0.5pp $-234	+1.0pp $-305

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: $67,250
• Closing costs: $8,070
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
136 Painted Lady Loop Savannah, GA	3.0	2.0	1475	$2,300	$1.56	45d	1	0.50mi
108 Monarchos St Bloomingdale, GA	3.0	2.0	1449	$2,295	$1.58	45d	1	0.51mi

Listing history 22 events

1. 2026-06-21
   days on market $269,000 Active 192 DOM
2. 2026-06-18
   days on market $269,000 Active 189 DOM
3. 2026-06-17
   days on market $269,000 Active 188 DOM
4. 2026-06-16
   statusdays on market $269,000 Active 187 DOM
5. 2026-06-15
   days on market $269,000 Active Under Contract 186 DOM
6. 2026-06-14
   days on market $269,000 Active Under Contract 184 DOM
7. 2026-06-13
   days on market $269,000 Active Under Contract 183 DOM
8. 2026-06-10
   days on market $269,000 Active Under Contract 181 DOM
9. 2026-06-09
   days on market $269,000 Active Under Contract 180 DOM
10. 2026-06-08
    days on market $269,000 Active Under Contract 179 DOM
11. 2026-06-07
    days on market $269,000 Active Under Contract 178 DOM
12. 2026-06-05
    days on market $269,000 Active Under Contract 175 DOM
13. 2026-06-03
    days on market $269,000 Active Under Contract 174 DOM
14. 2026-06-02
    days on market $269,000 Active Under Contract 173 DOM
15. 2026-06-01
    days on market $269,000 Active Under Contract 172 DOM
16. 2026-05-31
    days on market $269,000 Active Under Contract 171 DOM
17. 2026-05-30
    days on market $269,000 Active Under Contract 170 DOM
18. 2026-04-20
    status Active 871-char remark

    Show marketing remark (871 chars)

    Your Acre, Your Freedom, Just Outside the City, with Room for Everything If you've been craving a little more elbow room, a little more sky, and a lot more yes you can — welcome home. This solid 3-bedroom, 2-bath ranch on a full acre is the rare blend of peaceful living and practical potential. Just 22 minutes from the new Hyundai mega-plant, 30 minutes to downtown Savannah, and 10 minutes to the Southside, you're close enough to everything. .. but just far enough to breathe. With 1,310 square feet of single-story comfort, this home is move-in ready and wide open to your vision. Bring the RV, the boat, the four-wheelers — or bring the blueprint for that future rental or in-law mobile home. There's room to build, expand, or just spread out under the stars. No HOA. No restrictions. No waiting. The kind of lifestyle that lets you live on your terms.

19. 2026-04-15
    historical Active Under Contract 871-char remark

    Show marketing remark (871 chars)

    Your Acre, Your Freedom, Just Outside the City, with Room for Everything If you've been craving a little more elbow room, a little more sky, and a lot more yes you can — welcome home. This solid 3-bedroom, 2-bath ranch on a full acre is the rare blend of peaceful living and practical potential. Just 22 minutes from the new Hyundai mega-plant, 30 minutes to downtown Savannah, and 10 minutes to the Southside, you're close enough to everything. .. but just far enough to breathe. With 1,310 square feet of single-story comfort, this home is move-in ready and wide open to your vision. Bring the RV, the boat, the four-wheelers — or bring the blueprint for that future rental or in-law mobile home. There's room to build, expand, or just spread out under the stars. No HOA. No restrictions. No waiting. The kind of lifestyle that lets you live on your terms.

20. 2026-02-16
    price $269,000 871-char remark

    Show marketing remark (871 chars)

    Your Acre, Your Freedom, Just Outside the City, with Room for Everything If you've been craving a little more elbow room, a little more sky, and a lot more yes you can — welcome home. This solid 3-bedroom, 2-bath ranch on a full acre is the rare blend of peaceful living and practical potential. Just 22 minutes from the new Hyundai mega-plant, 30 minutes to downtown Savannah, and 10 minutes to the Southside, you're close enough to everything. .. but just far enough to breathe. With 1,310 square feet of single-story comfort, this home is move-in ready and wide open to your vision. Bring the RV, the boat, the four-wheelers — or bring the blueprint for that future rental or in-law mobile home. There's room to build, expand, or just spread out under the stars. No HOA. No restrictions. No waiting. The kind of lifestyle that lets you live on your terms.

21. 2025-07-31
    listed $298,000 Active 871-char remark

    Show marketing remark (871 chars)

    Your Acre, Your Freedom, Just Outside the City, with Room for Everything If you've been craving a little more elbow room, a little more sky, and a lot more yes you can — welcome home. This solid 3-bedroom, 2-bath ranch on a full acre is the rare blend of peaceful living and practical potential. Just 22 minutes from the new Hyundai mega-plant, 30 minutes to downtown Savannah, and 10 minutes to the Southside, you're close enough to everything. .. but just far enough to breathe. With 1,310 square feet of single-story comfort, this home is move-in ready and wide open to your vision. Bring the RV, the boat, the four-wheelers — or bring the blueprint for that future rental or in-law mobile home. There's room to build, expand, or just spread out under the stars. No HOA. No restrictions. No waiting. The kind of lifestyle that lets you live on your terms.

22. 2023-01-19
    soldstatus $60,000

ⓘ 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: $1,926 · $161/mo
• Projected year-2 tax: $2,475 · $206/mo
• Expected delta: +$549/yr (+$46/mo · 28.5%)

ⓘ 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 · 18 d/yr by 30 yrs out
• 💨 Wind 8/10 Severe 98% 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: $23,066
• − Mortgage interest: −$15,068
• − Property taxes: −$1,926
• − Insurance: −$1,345
• − Repairs & maintenance: −$1,845
• − Management: −$1,845
• − Depreciation: −$7,825
• Taxable loss: −$6,790
• Est. tax savings @ 24.0%: +$1,629
• After-tax cash flow: $-348/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

• County: Chatham County · 271,602 people
• City population: 216,564
• Metro: Savannah, GA
• Population (ZIP): 57,077
• Household income: $69,635
• Rent vs Own: 43.8% rent · 56.2% own
• Severe rent burden: 2575.0

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 0.68)
• Race & ethnicity: White 40% Black 38% Hispanic / Latino 12% Two or more races 7% Asian 5%
• Hispanic origin (detail): Mexican 4% Puerto Rican 3%
• Common ancestry: Slovak 2% Lithuanian 1% Serbian 1%
• Foreign-born: 12% · Canada, Vietnam, South Korea
• Languages at home: 83% English-only · Spanish 9% Other Indo-European 2% Vietnamese 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: ▼ -92.38%
• Current HPI: 264.8625
• Rent YoY: ▼ -1.44%
• 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

+348.3% since first listed

5 events — show timeline

• 2026-04-20 Relisted — Hive MLS
• 2026-04-15 Contingent — Hive MLS
• 2026-02-16 Price Changed $269,000 Hive MLS
• 2025-07-31 Listed $298,000 Hive MLS
• 2023-01-19 Sold (Public Records) $60,000 Public Records

Property tax history

+37.3%/yr

Latest (2025): $1,926 · -25.2% YoY. Source: county tax records.