10 Port Royal Dr · Wilmington Island, GA 31410

$299,000

3 bd · 1.5 ba · 1,301 sqft · SingleFamily public records · 34 Days on market

Built 1964 8,276 sqft lot $230/sqft · 15% below area Est $351k · 15% 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 +19.5/30.0
• ARV discount +14.2/15.0
• DSCR +6.2/10.0
• 1% rule +3.8/10.0
• Livability +3.4/5.0
• Rent growth +3.0/5.0
• Condition / age +2.5/5.0
• Schools +2.0/10.0
• Appreciation +0.0/10.0

Listing remarks

Welcome to 10 Port Royal Drive, the perfect starter home in one of Savannah’s most desirable locations on Wilmington Island! Move-in ready and full of charm, this beautifully maintained home offers the ideal blend of comfort, convenience, and value. From the moment you arrive, you’ll appreciate the inviting curb appeal, functional layout, and warm, welcoming atmosphere that instantly feels like home. Inside, you’ll find bright and comfortable living spaces designed for everyday living and easy entertaining. The home features a spacious kitchen, cozy living areas, and well-sized bedrooms that provide both comfort and flexibility. Enjoy peace of mind knowing this home is rea

Key facts

• Wilmington island
• Spacious kitchen
• Cozy living areas

Tags

• WILMINGTON ISLAND
• SPACIOUS KITCHEN
• COZY LIVING AREAS
• CONVENIENTLY LOCATED
• MINUTES FROM DOWNTOWN SAVANNAH
• MINUTES FROM TYBEE ISLAND

Property features AI

Exterior

• Utilities: Public water; Public sewer
• Home design: Single-family residence; Single-story
• Construction: Brick construction
• Exterior features: Has a view

Interior

• Bathrooms: 1 full bathroom; 1 half bathroom
• Heating & cooling: Central heating (electric); Central air conditioning (electric)
• Interior features: Electric water heater
• Laundry & utility: Laundry located in the kitchen

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath single-family listed at $299k.

Deal economics

• At list price, monthly cash flow is $338 ($4k/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 $264k (11.7% below list).
• Recommended offer: $264k (11.7% below list) — sets the bar for 1% rule.
• Cap rate 7.6% vs local median 3.1% in Wilmington Island — 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 68/100 on livability (#145 in GA) — a middle-class / working-renter tenant base. Strengths: crime A+, employment A+, housing A+; Watch: amenities F, commute F, health & safety 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 (+1.8%/yr); 188 active listings in the ZIP; 12 comparable units currently listed for rent nearby; rentals at typical pace (median 21d 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 32% of the median local income ($98k/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 $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 34 days — a 3% lower offer ($290k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts 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.
• Current owner paid $18k; list at $299k implies a 1552% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: moderate flood risk; severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 7→19/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $264,094 (11.7% below list)

Questions for the listing agent

1. It's been on market 34 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 1964 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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.
5. 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.
6. 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: 0.88% ✗
• Cap rate: 7.65%
• Cash-on-cash: 4.85%
• DSCR: 1.22
• GRM: 9.4

CMA / ARV

• ARV (median comp): $351,419
• List price: $299,000
• Delta: -14.92%
• 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
125 Nassau Dr	0.17mi	3/2.0	1,404 (+8%)	7mo	$370,000	$264	71
18 Ossabaw Rd	0.08mi	3/2.0	1,443 (+11%)	11mo	$379,000	$263	66
102 Nassau Ct	0.13mi	4/2.0 (+1)	1,386 (+6%)	16mo	$355,000	$256	63
111 Nassau Dr	0.07mi	4/2.0 (+1)	1,420 (+9%)	19mo	$401,900	$283	59
110 S Sheftall Cir	0.57mi	3/2.0	1,292 (-1%)	14mo	$276,001	$214	59
2 E Deerwood Rd	0.47mi	3/2.0	1,212 (-7%)	8mo	$363,000	$300	58
32 E Deerwood Rd	0.41mi	3/2.0	1,465 (+13%)	2mo	$280,000	$191	57
117 Wassaw Rd	0.34mi	3/2.0	1,443 (+11%)	13mo	$365,000	$253	53
6 Abbey Ct	0.60mi	3/2.0	1,224 (-6%)	20mo	$360,000	$294	43
28 Angel Oaks Dr	0.46mi	3/2.0	1,488 (+14%)	13mo	$405,000	$272	42
127 Penn Sta	0.49mi	4/2.0 (+1)	1,487 (+14%)	6mo	$399,500	$269	41
131 S Sheftall Cir	0.73mi	3/2.0	1,452 (+12%)	20mo	$370,000	$255	28

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 · 1.84% rent growth · sell at horizon

5-year hold

• IRR: -10.0%
• Equity multiple: 0.64×
• Total profit: $-30,123
• Equity at exit: $44,582

10-year hold

• IRR: -2.1%
• Equity multiple: 0.86×
• Total profit: $-11,353
• Equity at exit: $25,852

Cash invested: $83,720 (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 31410

• Rents YoY: 1.8%
• Active inventory: 188
• Price-to-rent: 9.4×

Monthly cashflow live

• Estimated rent: $2,641 high
• Mortgage (P&I): −$1,568
• Tax from tax record: −$56 /mo · $669/yr
• Insurance: −$125
• HOA: −$0
• Vacancy / Maint / Mgmt: −$555
• Net cashflow: $338

Break-even live

Break-even rent $2,213

Max offer price $299,000

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: $74,750
• Closing costs: $8,970
• Reserves months: —
• Total cash needed: —

Rent comps 12 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
63 Navigator Ln Savannah, GA	2.0	2.0	1000	$2,600	$2.60	23d	1	0.30mi
122 Penn Sta Savannah, GA	3.0	2.0	1858	$2,300	$1.24	13d	1	0.43mi
55 Deerwood Rd Savannah, GA	1.0–2.0	1.0–2.0	974	$1,905	$1.96	13d	13	0.45mi
450 Johnny Mercer Blvd Savannah, GA	2.0	3.0	1285	$2,240	$1.74	21d	1	0.49mi
450 Johnny Mercer Blvd Savannah, GA	3.0	2.0	1381	$2,337	$1.69	13d	1	0.49mi
211 Hillary Rd Savannah, GA	3.0	2.0	1759	$2,995	$1.70	43d	1	0.58mi
10 Wyckfield Ct Savannah, GA	3.0	2.0	1730	$3,200	$1.85	43d	1	0.60mi
8 Wyckfield Ct Savannah, GA	3.0	2.0	1769	$3,000	$1.70	43d	1	0.60mi
1023 Brittlewood Dr Unit 1244826P Savannah, GA	4.0	2.0	1603	$5,712	$3.56	13d	1	0.76mi
6914 Johnny Mercer Blvd Savannah, GA	3.0	2.0	1200	$2,500	$2.08	13d	1	0.83mi
909 Penn Waller Rd Savannah, GA	1.0–3.0	1.0–2.0	1101	$2,323	$2.11	13d	44	0.87mi
22 Barnacle Ct Savannah, GA	3.0	2.0	1457	$2,500	$1.72	43d	1	1.42mi

Listing history 19 events

1. 2026-06-18
   days on market $299,000 Active 34 DOM
2. 2026-06-17
   status $299,000 Active 33 DOM
3. 2026-06-17
   days on market $299,000 Active Under Contract 33 DOM
4. 2026-06-16
   statusdays on market $299,000 Active Under Contract 32 DOM
5. 2026-06-15
   days on market $299,000 Active 31 DOM
6. 2026-06-14
   days on market $299,000 Active 29 DOM
7. 2026-06-13
   days on market $299,000 Active 28 DOM
8. 2026-06-10
   days on market $299,000 Active 26 DOM
9. 2026-06-09
   days on market $299,000 Active 25 DOM
10. 2026-06-08
    days on market $299,000 Active 24 DOM
11. 2026-06-07
    days on market $299,000 Active 23 DOM
12. 2026-06-05
    days on market $299,000 Active 20 DOM
13. 2026-06-03
    days on market $299,000 Active 19 DOM
14. 2026-06-02
    days on market $299,000 Active 18 DOM
15. 2026-06-01
    days on market $299,000 Active 17 DOM
16. 2026-05-31
    days on market $299,000 Active 16 DOM
17. 2026-05-30
    days on market $299,000 Active 15 DOM
18. 2026-05-15
    listed $299,000 Active 1107-char remark
19. 1972-03-01
    soldstatus $18,100

ⓘ 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: $669 · $56/mo
• Projected year-2 tax: $2,751 · $229/mo
• Expected delta: +$2,082/yr (+$174/mo · 311.5%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 5/10 Major FEMA zone X (unshaded) · 24% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 Heat 10/10 Extreme 7 d/yr ≥106°F today · 19 d/yr by 30 yrs out
• 💨 Wind 9/10 Extreme 99% 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: $31,691
• − Mortgage interest: −$16,749
• − Property taxes: −$669
• − Insurance: −$1,495
• − Repairs & maintenance: −$2,535
• − Management: −$2,535
• − Depreciation: −$8,698
• Taxable loss: −$990
• Est. tax savings @ 24.0%: +$238
• After-tax cash flow: $4,294/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 — Wilmington Island

• Score: 68/100
• State rank: #145
• US rank: #9713

Category grades

Amenities F Commute F Cost of living C+ Crime A+ Employment A+ Housing A+ Health & safety F User ratings C+

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Wilmington Island, GA
• County: Chatham County · 271,602 people
• City population: 22,867
• Metro: Savannah, GA
• Population (ZIP): 22,214
• Household income: $97,807
• Rent vs Own: 21.8% rent · 78.2% own
• Severe rent burden: 437.0

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 White (88%)
• Race & ethnicity: White 88% Two or more races 5% Hispanic / Latino 3% Black 3% Asian 2%
• Common ancestry: Slovak 4% Lithuanian 3% Italian 2%
• Foreign-born: 4% · Canada, China, Vietnam
• Languages at home: 95% English-only · Spanish 2% Other Indo-European 1% German/W. Germanic 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: ▼ -336.14%
• Current HPI: 319.8615
• Rent YoY: ▲ 1.84%
• 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

+1551.9% since first listed

4 events — show timeline

• 2026-06-17 Relisted — Hive MLS
• 2026-06-16 Contingent — Hive MLS
• 2026-05-15 Listed $299,000 Hive MLS
• 1972-03-01 Sold (Public Records) $18,100 Public Records

Property tax history

+7.2%/yr

Latest (2025): $669 · +233.8% YoY. Source: county tax records.