809 W 44th St · Savannah, GA 31405

$129,000

3 bd · 1.0 ba · 924 sqft · SingleFamily public records · 185 Days on market

Built 1950 3,049 sqft lot $140/sqft · 31% below area Est $186k · 31% under ↓ 22% since listing

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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
• ARV discount +15.0/15.0
• DSCR +10.0/10.0
• 1% rule +8.8/10.0
• Livability +4.3/5.0
• Condition / age +2.5/5.0
• Rent growth +2.3/5.0
• Schools +2.0/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

This 3 bedroom, 1 bathroom home in Savannah's Cann Park presents an excellent opportunity for both homeowner and investor alike! Potential to add value through renovations. Short drive to Scad and Downtown Savannah, walking distance to Beach High School.

Key facts

• Short drive to scad
• 3,049 sq ft lot
• Built 1950

Tags

• SHORT DRIVE TO SCAD

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $129k.

Deal economics

• At list price, monthly cash flow is $627 ($8k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $129k).
• Recommended offer: $114k (12.0% below list) — sets the bar for market timing.
• Cap rate 12.1% 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 (-0.7%/yr); 276 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 25d on market — plan ~3-4 weeks tenant-placement turnaround); 2,694 units permitted in Chatham County in 2024 (973 in 5+ unit buildings).
• This rent runs 32% of the median local income ($66k/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 $892 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.
• At projected returns (-3.0% appreciation + 0.0% rent growth), your $36k cash investment doubles in ~8 years — after that, you're playing with house money.

Negotiation context

• It's been on market 185 days — a 12% lower offer ($114k) is reasonable based on typical stale-listing flexibility.
• 8 sale attempts since 2y ago; this cycle's ask has dropped $16k (11%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: built in 1950 — 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 $113,520 (12.0% below list)

Questions for the listing agent

1. It's been on market 185 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 1950 — 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: 1.38% ✓
• Cap rate: 12.12%
• Cash-on-cash: 20.82%
• DSCR: 1.93
• GRM: 6.1

CMA / ARV

• ARV (median comp): $186,201
• List price: $129,000
• Delta: -30.72%
• 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
604 W 40th St	0.33mi	3/2.0	923 (-0%)	10mo	$105,000	$114	72
1106 W 41st St	0.24mi	2/1.0 (-1)	864 (-6%)	4mo	$160,000	$185	69
2411 Harden St	0.20mi	3/1.0	1,045 (+13%)	1mo	$92,500	$89	68
821 W 42nd St	0.11mi	2/2.0 (-1)	1,008 (+9%)	4mo	$227,000	$225	67
2403 Florance St	0.23mi	3/2.0	992 (+7%)	8mo	$250,000	$252	66
814 W 48th St	0.19mi	3/1.0	1,056 (+14%)	2mo	$115,000	$109	65
1237 W 50th St	0.49mi	3/1.0	949 (+3%)	11mo	$237,000	$250	64
122 W 54th St	0.68mi	3/1.0	980 (+6%)	1mo	$231,990	$237	58
2114 Bulloch St	0.36mi	3/2.0	1,036 (+12%)	4mo	$236,000	$228	56
1025 W 40th St	0.25mi	2/2.0 (-1)	1,026 (+11%)	9mo	$220,000	$214	53
316 W 38th St	0.54mi	2/1.5 (-1)	1,000 (+8%)	6mo	$555,000	$555	49
10 W 51st St	0.68mi	2/1.0 (-1)	822 (-11%)	2mo	$220,650	$268	43

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: 10.0%
• Equity multiple: 1.38×
• Total profit: $13,758
• Equity at exit: $19,234

10-year hold

• IRR: 16.7%
• Equity multiple: 2.19×
• Total profit: $43,075
• Equity at exit: $11,154

Cash invested: $36,120 (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 31405

• Home prices YoY: -32.4%
• Rents YoY: -0.7%
• Active inventory: 276
• Price-to-rent: 6.1×

Monthly cashflow live

• Estimated rent: $1,777 high
• Mortgage (P&I): −$676
• Tax from tax record: −$47 /mo · $559/yr
• Insurance: −$54
• HOA: −$0
• Vacancy / Maint / Mgmt: −$373
• Net cashflow: $627

Break-even live

Break-even rent $983

Max offer price $129,000

Occupancy floor 60%

Sensitivity live

Price	-10% $700	-5% $663	+0% $627	+5% $590	+10% $554
Rent	-10% $486	-5% $556	+0% $627	+5% $697	+10% $767
Rate	-1.0pp $692	-0.5pp $659	base $627	+0.5pp $593	+1.0pp $559

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: $32,250
• Closing costs: $3,870
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2705 Stevens St Savannah, GA	3.0	1.0	900	$1,585	$1.76	45d	1	0.09mi
1003 W 46th St Savannah, GA	3.0	1.0	1100	$1,625	$1.48	15d	1	0.10mi
1005 W Victory Dr Savannah, GA	3.0	2.0	1056	$1,950	$1.85	25d	1	0.11mi
1109 W 41st St Savannah, GA	3.0	1.0	960	$1,620	$1.69	45d	1	0.24mi
607 W 44th St Unit B Savannah, GA	3.0	1.0	1050	$1,650	$1.57	45d	1	0.24mi
628 W 48th St Savannah, GA	3.0	1.0	975	$1,699	$1.74	15d	1	0.25mi
1011 W 40th St Savannah, GA	3.0	2.0	1125	$1,995	$1.77	15d	1	0.25mi
3302 Bulloch St Savannah, GA	2.0	1.0	744	$995	$1.34	25d	1	0.27mi
2221 Harden St Savannah, GA	3.0	1.0	1000	$1,550	$1.55	45d	1	0.33mi
3212 Burroughs St Savannah, GA	3.0	1.0	814	$1,400	$1.72	25d	1	0.35mi
2203 Harden St Unit A Savannah, GA	3.0	1.0	900	$2,100	$2.33	15d	1	0.35mi
2123 Harden St Savannah, GA	2.0	1.0	1000	$1,550	$1.55	25d	1	0.36mi
2613 Montgomery St Unit B303 Savannah, GA	2.0	2.0	879	$3,472	$3.95	45d	1	0.39mi
1024 W 39th St Savannah, GA	2.0	1.0	860	$1,399	$1.63	25d	1	0.41mi
2108 Bulloch St Savannah, GA	2.0	1.0	638	$1,095	$1.72	25d	1	0.41mi
620 W 38th St Unit B Savannah, GA	2.0	1.0	1076	$1,600	$1.49	45d	1	0.42mi
1014 W 53rd St Savannah, GA	3.0	2.0	1048	$1,600	$1.53	15d	1	0.44mi
2604 Jefferson St Savannah, GA	2.0	1.0	910	$1,900	$2.09	45d	1	0.48mi
316 W 40th St Unit D Savannah, GA	2.0	1.0	700	$1,500	$2.14	22d	1	0.50mi
316 W 40th St Unit E Savannah, GA	2.0	1.5	700	$1,500	$2.14	22d	1	0.50mi
620 W 36th St Unit B Savannah, GA	3.0	1.0	812	$1,650	$2.03	45d	1	0.54mi
315 W 38th St Savannah, GA	2.0	2.0	864	$1,600	$1.85	45d	1	0.55mi
213 W 39th St Unit B Savannah, GA	3.0	2.0	1000	$2,250	$2.25	25d	1	0.57mi
1019 W 35th St Unit B Savannah, GA	3.0	2.0	1071	$2,199	$2.05	15d	1	0.58mi
119 W 52nd St Savannah, GA	2.0	1.0	1020	$1,800	$1.76	45d	1	0.59mi
513 W 35th St Unit A LOWER Savannah, GA	2.0	1.0	930	$1,350	$1.45	15d	1	0.61mi
513 W 35th St Savannah, GA	2.0	1.0	930	$1,450	$1.56	15d	1	0.61mi
601 W 54th St Savannah, GA	1.0–4.0	1.0–2.0	881	$1,633	$1.85	25d	1	0.62mi
3708 Montgomery St Savannah, GA	2.0	1.0	725	$1,400	$1.93	15d	1	0.62mi
3211 Bull St Unit A Savannah, GA	2.0	1.0	1000	$1,975	$1.98	45d	1	0.66mi
201 W 37th St Savannah, GA	3.0	2.0	1000	$2,595	$2.60	45d	1	0.66mi
12 W 51st St Savannah, GA	2.0	1.0	932	$2,500	$2.68	25d	1	0.67mi
3301 Bull St Unit 4 Savannah, GA	2.0	1.0	1000	$1,750	$1.75	25d	1	0.67mi
508 Kline St Savannah, GA	2.0	2.0	900	$2,000	$2.22	15d	1	0.67mi
4 W 53rd St Unit 4 Savannah, GA	2.0	1.0	960	$1,400	$1.46	45d	1	0.72mi
2 W 53rd St #3 Savannah, GA	2.0	1.0	1122	$1,750	$1.56	45d	1	0.73mi
2213 Bull St Savannah, GA	2.0	1.0–2.5	975	$3,725	$3.82	15d	108	0.74mi
20 W 54th St Savannah, GA	2.0	1.0	950	$1,200	$1.26	25d	1	0.75mi
118 W 56th St Savannah, GA	2.0	1.0	936	$1,625	$1.74	15d	1	0.78mi
18 W 36th St Savannah, GA	2.0	1.0	1087	$1,650	$1.52	45d	1	0.79mi

Listing history 40 events

1. 2026-06-21
   days on market $129,000 Active 185 DOM
2. 2026-06-18
   days on market $129,000 Active 182 DOM
3. 2026-06-17
   days on market $129,000 Active 181 DOM
4. 2026-06-16
   days on market $129,000 Active 180 DOM
5. 2026-06-15
   days on market $129,000 Active 179 DOM
6. 2026-06-14
   days on market $129,000 Active 177 DOM
7. 2026-06-13
   days on market $129,000 Active 176 DOM
8. 2026-06-10
   days on market $129,000 Active 174 DOM
9. 2026-06-09
   days on market $129,000 Active 173 DOM
10. 2026-06-08
    days on market $129,000 Active 172 DOM
11. 2026-06-07
    days on market $129,000 Active 171 DOM
12. 2026-06-05
    days on market $129,000 Active 168 DOM
13. 2026-06-03
    days on market $129,000 Active 167 DOM
14. 2026-06-02
    days on market $129,000 Active 166 DOM
15. 2026-06-01
    days on market $129,000 Active 165 DOM
16. 2026-05-31
    statusdays on market $129,000 Active 164 DOM
17. 2026-05-30
    days on market $129,000 Active Under Contract 163 DOM
18. 2026-05-13
    price $129,000 254-char remark

    Show marketing remark (254 chars)

    This 3 bedroom, 1 bathroom home in Savannah's Cann Park presents an excellent opportunity for both homeowner and investor alike! Potential to add value through renovations. Short drive to Scad and Downtown Savannah, walking distance to Beach High School.

19. 2026-04-07
    status Active 254-char remark

    Show marketing remark (254 chars)

    This 3 bedroom, 1 bathroom home in Savannah's Cann Park presents an excellent opportunity for both homeowner and investor alike! Potential to add value through renovations. Short drive to Scad and Downtown Savannah, walking distance to Beach High School.

20. 2026-03-31
    historical 254-char remark

    Show marketing remark (254 chars)

    This 3 bedroom, 1 bathroom home in Savannah's Cann Park presents an excellent opportunity for both homeowner and investor alike! Potential to add value through renovations. Short drive to Scad and Downtown Savannah, walking distance to Beach High School.

21. 2026-03-26
    status Active 254-char remark

    Show marketing remark (254 chars)

    This 3 bedroom, 1 bathroom home in Savannah's Cann Park presents an excellent opportunity for both homeowner and investor alike! Potential to add value through renovations. Short drive to Scad and Downtown Savannah, walking distance to Beach High School.

22. 2026-03-26
    historical 254-char remark

    Show marketing remark (254 chars)

    This 3 bedroom, 1 bathroom home in Savannah's Cann Park presents an excellent opportunity for both homeowner and investor alike! Potential to add value through renovations. Short drive to Scad and Downtown Savannah, walking distance to Beach High School.

23. 2026-02-21
    status Active 254-char remark

    Show marketing remark (254 chars)

    This 3 bedroom, 1 bathroom home in Savannah's Cann Park presents an excellent opportunity for both homeowner and investor alike! Potential to add value through renovations. Short drive to Scad and Downtown Savannah, walking distance to Beach High School.

24. 2026-02-20
    historical 254-char remark

    Show marketing remark (254 chars)

    This 3 bedroom, 1 bathroom home in Savannah's Cann Park presents an excellent opportunity for both homeowner and investor alike! Potential to add value through renovations. Short drive to Scad and Downtown Savannah, walking distance to Beach High School.

25. 2026-01-23
    price $139,000 254-char remark

    Show marketing remark (254 chars)

    This 3 bedroom, 1 bathroom home in Savannah's Cann Park presents an excellent opportunity for both homeowner and investor alike! Potential to add value through renovations. Short drive to Scad and Downtown Savannah, walking distance to Beach High School.

26. 2025-07-16
    listed $145,000 Active 254-char remark

    Show marketing remark (254 chars)

    This 3 bedroom, 1 bathroom home in Savannah's Cann Park presents an excellent opportunity for both homeowner and investor alike! Potential to add value through renovations. Short drive to Scad and Downtown Savannah, walking distance to Beach High School.

27. 2025-06-30
    historical
28. 2025-06-30
    historical
29. 2024-12-10
    listed $145,000
30. 2024-12-10
    listed $145,000
31. 2024-12-09
    historical
32. 2024-12-09
    historical
33. 2024-10-29
    price $149,995
34. 2024-10-29
    price $149,995
35. 2024-10-21
    price $154,995
36. 2024-10-21
    price $154,995
37. 2024-10-15
    price $159,995
38. 2024-10-15
    price $159,995
39. 2024-10-09
    listed $164,995 New
40. 2024-10-09
    listed $164,995 Active

ⓘ 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: $559 · $47/mo
• Projected year-2 tax: $1,187 · $99/mo
• Expected delta: +$628/yr (+$52/mo · 112.3%)

ⓘ 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 2/10 Low
• 🌡 Heat 10/10 Extreme 7 d/yr ≥108°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: $21,319
• − Mortgage interest: −$7,226
• − Property taxes: −$559
• − Insurance: −$645
• − Repairs & maintenance: −$1,705
• − Management: −$1,705
• − Depreciation: −$3,753
• Taxable income: $5,725
• Est. tax owed @ 24.0%: −$1,374
• After-tax cash flow: $6,146/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): 40,764
• Household income: $65,710
• Rent vs Own: 47.9% rent · 52.1% own
• Severe rent burden: 1712.0

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 0.63)
• Race & ethnicity: Black 47% White 38% Hispanic / Latino 8% Two or more races 6% Asian 3%
• Hispanic origin (detail): Mexican 3% Puerto Rican 1%
• Common ancestry: Italian 1% Slovak 1% Romanian 1%
• Foreign-born: 7% · Canada, China, Jamaica
• Languages at home: 88% English-only · Spanish 6% Other Indo-European 2% Chinese 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: ▼ -147.33%
• Current HPI: 307.4442
• Rent YoY: ▼ -0.66%
• 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

-21.8% since first listed

23 events — show timeline

• 2026-05-13 Price Changed $129,000 Hive MLS
• 2026-04-07 Relisted — Hive MLS
• 2026-03-31 Listing Removed — Hive MLS
• 2026-03-26 Relisted — Hive MLS
• 2026-03-26 Listing Removed — Hive MLS
• 2026-02-21 Relisted — Hive MLS
• 2026-02-20 Listing Removed — Hive MLS
• 2026-01-23 Price Changed $139,000 Hive MLS
• 2025-07-16 Listed $145,000 Hive MLS
• 2025-06-30 Listing Removed — Hive MLS
• 2025-06-30 Listing Removed — Hive MLS
• 2024-12-10 Listed $145,000 Hive MLS
• 2024-12-10 Listed $145,000 Hive MLS
• 2024-12-09 Listing Removed — FMLS
• 2024-12-09 Listing Removed — GAMLS
• 2024-10-29 Price Changed $149,995 FMLS
• 2024-10-29 Price Changed $149,995 GAMLS
• 2024-10-21 Price Changed $154,995 GAMLS
• 2024-10-21 Price Changed $154,995 FMLS
• 2024-10-15 Price Changed $159,995 FMLS
• 2024-10-15 Price Changed $159,995 GAMLS
• 2024-10-09 Listed $164,995 FMLS
• 2024-10-09 Listed $164,995 GAMLS

Property tax history

+1.5%/yr

Latest (2025): $559 · +41.3% YoY. Source: county tax records.