1207 E Bolton St · Savannah, GA 31404

$305,000

4 bd · 2.0 ba · 2,254 sqft · Other public records · 131 Days on market

Built 1900 1,873 sqft lot $135/sqft · 16% below area Est $365k · 16% under

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Why this score? — see what drove the C 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 +20.1/30.0
• ARV discount +14.9/15.0
• DSCR +6.4/10.0
• 1% rule +4.8/10.0
• Livability +4.3/5.0
• Rent growth +3.4/5.0
• Condition / age +2.5/5.0
• Schools +2.0/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Here is your chance to create some residual income with this fabulous Duplex! Live in one unit & rent the other out! Each unit has 2 bedrooms & 1 bath with the potential of having a 3rd bedroom. This property is located within minutes of Historic Downtown Savannah & only 25 minutes from Tybee Island. The appliances will convey with each unit. Each unit is spacious and plenty of Potential. Schedule your showing today!

Key facts

• Tybee island
• Appliances convey
• Duplex

Tags

• DUPLEX
• HISTORIC DOWNTOWN SAVANNAH
• TYBEE ISLAND
• APPLIANCES CONVEY

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath other listed at $305k.

Deal economics

• At list price, monthly cash flow is $382 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $300k (1.6% below list).
• Recommended offer: $268k (12.0% below list) — sets the bar for market timing.
• Cap rate 7.8% 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 rising (+3.6%/yr); 226 active listings in the ZIP; 34 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 59% of comp listings sitting > 30 days — soft ceiling on asking rent; 2,694 units permitted in Chatham County in 2024 (973 in 5+ unit buildings).
• At $3,000/mo this rent would consume 68% of the median local household income ($53k/yr) (locally 1649% 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 $2k of loan paydown is wiped out by about $9k 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 131 days — a 12% lower offer ($268k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts since 13y ago; this cycle's ask has dropped $30k (9%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $244k; 25% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: built in 1900 — 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 $268,400 (12.0% below list)

Questions for the listing agent

1. It's been on market 131 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 1900 — 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: 0.98% ✗
• Cap rate: 7.80%
• Cash-on-cash: 5.37%
• DSCR: 1.24
• GRM: 8.5

CMA / ARV

• ARV (median comp): $365,208
• List price: $305,000
• Delta: -16.49%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Projected returns pro-forma

-3.0% appreciation · 3.62% rent growth · sell at horizon

5-year hold

• IRR: -7.3%
• Equity multiple: 0.73×
• Total profit: $-23,237
• Equity at exit: $45,476

10-year hold

• IRR: 3.0%
• Equity multiple: 1.22×
• Total profit: $18,807
• Equity at exit: $26,371

Cash invested: $85,400 (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 31404

• Rents YoY: 3.6%
• Active inventory: 226
• Price-to-rent: 8.5×

Monthly cashflow live

• Estimated rent: $3,000 high
• Mortgage (P&I): −$1,599
• Tax from tax record: −$262 /mo · $3,141/yr
• Insurance: −$127
• HOA: −$0
• Vacancy / Maint / Mgmt: −$630
• Net cashflow: $382

Break-even live

Break-even rent $2,517

Max offer price $305,000

Occupancy floor 82%

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: $76,250
• Closing costs: $9,150
• Reserves months: —
• Total cash needed: —

Rent comps 34 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
836 E Henry St Unit C Savannah, GA	3.0	1.0	1800	$2,000	$1.11	43d	1	0.38mi
823 E Henry St Unit B Savannah, GA	4.0	1.5	1670	$2,000	$1.20	43d	1	0.42mi
742 E Park Ave Savannah, GA	3.0	2.0	2209	$2,000	$0.91	43d	1	0.43mi
809 E Henry St Savannah, GA	5.0	2.0	3081	$3,200	$1.04	13d	1	0.44mi
718 E Henry St Savannah, GA	3.0	2.5	2458	$3,600	$1.46	43d	1	0.52mi
1616 Skidaway Rd Savannah, GA	5.0	3.0	1994	$5,000	$2.51	43d	1	0.55mi
1611 E Henry St Unit A Savannah, GA	3.0	2.0	2226	$1,850	$0.83	44d	1	0.57mi
916 E 35th St Savannah, GA	4.0	2.0	1630	$2,700	$1.66	23d	1	0.61mi
802 E 36th St Savannah, GA	3.0	1.5	2105	$2,400	$1.14	43d	1	0.71mi
430 Lawton Ave Savannah, GA	4.0	2.5	2000	$3,400	$1.70	43d	1	0.75mi
524 E Duffy St Unit 1369217P Savannah, GA	4.0	2.0	2152	$5,801	$2.70	23d	1	0.77mi
413 E Waldburg St Unit B Savannah, GA	3.0	2.0	1664	$3,200	$1.92	43d	1	0.83mi
404 Gordonston Ave Savannah, GA	3.0	2.0	2028	$2,800	$1.38	13d	1	0.88mi
1921 Reynolds St Savannah, GA	4.0	2.0	1773	$3,150	$1.78	43d	1	0.88mi
513 E 33rd St Savannah, GA	4.0	3.0	1800	$3,399	$1.89	13d	1	0.91mi
607 E 37th St Savannah, GA	4.0	2.0	1771	$2,300	$1.30	43d	1	0.98mi
513 Kentucky Ave Savannah, GA	4.0	3.0	2828	$3,500	$1.24	23d	1	0.99mi
637 E 39th St Savannah, GA	4.0	3.0	2162	$2,895	$1.34	23d	1	1.02mi
412 E Liberty St Savannah, GA	3.0	2.5	1900	$3,000	$1.58	43d	1	1.02mi
1302 E Victory Dr Unit 2 Savannah, GA	3.0	1.5	1600	$1,995	$1.25	43d	1	1.02mi
401 Upper East Ave Unit 1369215P Savannah, GA	3.0	3.5	1894	$4,490	$2.37	13d	1	1.04mi
701 Maupas Ave Savannah, GA	4.0	2.0	3000	$3,500	$1.17	13d	1	1.05mi
245 Lincoln St Savannah, GA	3.0	2.5	2000	$3,750	$1.88	43d	1	1.10mi
52 E Broad St Savannah, GA	3.0	3.5	2500	$3,900	$1.56	23d	1	1.12mi
1723 Whitaker St Savannah, GA	3.0	1.5	1845	$1,800	$0.98	43d	1	1.32mi
3 W 36th St Apt 2 Savannah, GA	4.0	1.0	1750	$4,200	$2.40	43d	1	1.34mi
303 Alice St Savannah, GA	3.0	3.5	1936	$4,500	$2.32	43d	1	1.38mi
305 Alice St Unit 1244804P Savannah, GA	4.0	4.5	1926	$11,578	$6.01	21d	1	1.39mi
464 Montgomery St Savannah, GA	3.0	2.5	2268	$3,800	$1.68	43d	1	1.41mi
2235 Whitaker St Savannah, GA	3.0	2.0	1600	$2,950	$1.84	13d	1	1.46mi
217 W 36th St Savannah, GA	3.0	2.0	1950	$3,200	$1.64	43d	1	1.48mi
219 W 36th St Savannah, GA	3.0	2.0	1950	$3,200	$1.64	43d	1	1.48mi
2305 Whitaker St Unit A Savannah, GA	3.0	3.0	1600	$3,300	$2.06	13d	1	1.49mi
417 E 49th St Savannah, GA	3.0	3.0	2400	$2,800	$1.17	23d	1	1.49mi

Listing history 34 events

1. 2026-06-18
   days on market $305,000 Active 131 DOM
2. 2026-06-17
   days on market $305,000 Active 130 DOM
3. 2026-06-16
   days on market $305,000 Active 129 DOM
4. 2026-06-15
   days on market $305,000 Active 128 DOM
5. 2026-06-14
   days on market $305,000 Active 126 DOM
6. 2026-06-13
   pricedays on market $305,000 Active 125 DOM
7. 2026-06-10
   days on market $310,000 Active 123 DOM
8. 2026-06-09
   days on market $310,000 Active 122 DOM
9. 2026-06-08
   days on market $310,000 Active 121 DOM
10. 2026-06-07
    days on market $310,000 Active 120 DOM
11. 2026-06-05
    days on market $310,000 Active 117 DOM
12. 2026-06-03
    days on market $310,000 Active 116 DOM
13. 2026-06-02
    days on market $310,000 Active 115 DOM
14. 2026-06-01
    days on market $310,000 Active 114 DOM
15. 2026-05-31
    days on market $310,000 Active 113 DOM
16. 2026-05-30
    days on market $310,000 Active 112 DOM
17. 2026-03-24
    price $310,000 438-char remark

    Show marketing remark (438 chars)

    Here is your chance to create some residual income with this fabulous Duplex! Live in one unit & rent the other out! Each unit has 2 bedrooms & 1 bath with the potential of having a 3rd bedroom. This property is located within minutes of Historic Downtown Savannah & only 25 minutes from Tybee Island. The appliances will convey with each unit. Each unit is spacious and plenty of Potential. Schedule your showing today!

18. 2026-02-24
    price $314,000 438-char remark

    Show marketing remark (438 chars)

    Here is your chance to create some residual income with this fabulous Duplex! Live in one unit & rent the other out! Each unit has 2 bedrooms & 1 bath with the potential of having a 3rd bedroom. This property is located within minutes of Historic Downtown Savannah & only 25 minutes from Tybee Island. The appliances will convey with each unit. Each unit is spacious and plenty of Potential. Schedule your showing today!

19. 2026-02-07
    listed $335,000 Active 438-char remark

    Show marketing remark (438 chars)

    Here is your chance to create some residual income with this fabulous Duplex! Live in one unit & rent the other out! Each unit has 2 bedrooms & 1 bath with the potential of having a 3rd bedroom. This property is located within minutes of Historic Downtown Savannah & only 25 minutes from Tybee Island. The appliances will convey with each unit. Each unit is spacious and plenty of Potential. Schedule your showing today!

20. 2024-12-06
    historical
21. 2024-12-06
    historical
22. 2024-10-16
    listed $380,000
23. 2024-10-15
    listed $380,000 New
24. 2023-11-16
    soldstatus $244,000
25. 2023-11-10
    soldstatus $244,000
26. 2023-09-12
    listed $269,000
27. 2023-09-12
    listed $269,000
28. 2023-08-10
    soldstatus $240,000
29. 2013-05-24
    soldstatus $29,000
30. 2013-05-16
    soldstatus $29,000
31. 2013-04-09
    listed $36,900
32. 2013-02-19
    soldstatus $33,000
33. 2004-04-07
    soldstatus $82,000
34. 2002-11-19
    soldstatus $16,500

ⓘ 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: $3,141 · $262/mo
• Projected year-2 tax: $3,141 · $262/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 1/10 Low
• 🌡 Heat 10/10 Extreme 7 d/yr ≥107°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: $36,004
• − Mortgage interest: −$17,085
• − Property taxes: −$3,141
• − Insurance: −$1,525
• − Repairs & maintenance: −$2,880
• − Management: −$2,880
• − Depreciation: −$8,873
• Taxable loss: −$380
• Est. tax savings @ 24.0%: +$91
• After-tax cash flow: $4,675/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): 30,062
• Household income: $53,303
• Rent vs Own: 49.8% rent · 50.2% own
• Severe rent burden: 1649.0

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: Majority Black (60%)
• Race & ethnicity: Black 60% White 33% Two or more races 4% Hispanic / Latino 3% Asian 1%
• Common ancestry: Romanian 2% Lithuanian 1% Slovak 1%
• Foreign-born: 4% · Canada, Vietnam
• Languages at home: 93% English-only · Spanish 3% Other Asian/Pacific 1% French/Haitian/Cajun 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: ▼ -187.86%
• Current HPI: 310.0764
• Rent YoY: ▲ 3.62%
• 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

+1778.8% since first listed

18 events — show timeline

• 2026-03-24 Price Changed $310,000 Hive MLS
• 2026-02-24 Price Changed $314,000 Hive MLS
• 2026-02-07 Listed $335,000 Hive MLS
• 2024-12-06 Listing Removed — GAMLS
• 2024-12-06 Listing Removed — Hive MLS
• 2024-10-16 Listed $380,000 Hive MLS
• 2024-10-15 Listed $380,000 GAMLS
• 2023-11-16 Sold (Public Records) $244,000 Public Records
• 2023-11-10 Sold (MLS) $244,000 Hive MLS
• 2023-09-12 Listed $269,000 Hive MLS
• 2023-09-12 Listed $269,000 Hive MLS
• 2023-08-10 Sold (Public Records) $240,000 Public Records
• 2013-05-24 Sold (Public Records) $29,000 Public Records
• 2013-05-16 Sold (MLS) $29,000 Hive MLS
• 2013-04-09 Listed $36,900 Hive MLS
• 2013-02-19 Sold (Public Records) $33,000 Public Records
• 2004-04-07 Sold (Public Records) $82,000 Public Records
• 2002-11-19 Sold (Public Records) $16,500 Public Records

Property tax history

+14.5%/yr

Latest (2025): $3,141 · -39.8% YoY. Source: county tax records.