97 Salt Grass Cir · Richmond Hill, GA 31324

$394,000

5 bd · 3.0 ba · 2,351 sqft · SingleFamily public records · 92 Days on market

Built 2012 5,663 sqft lot $168/sqft · 9% below area Est $431k · 9% under $100/mo HOA · 3% of rent

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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 +11.3/15.0
• Cash flow +9.0/30.0
• Schools +4.5/10.0
• Livability +3.5/5.0
• Rent growth +3.0/5.0
• 1% rule +2.5/10.0
• DSCR +2.5/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

PRICE ADJUSTMENT! Tucked away on a quiet cul-de-sac, this beautifully updated home blends comfort, style, and functionality in every detail. Step inside to discover brand-new LVP flooring flowing seamlessly throughout the downstairs, staircase, and upstairs loft, creating a modern and cohesive feel. The open-concept layout offers effortless living, featuring a welcoming living room with a cozy gas fireplace and a flexible formal dining space at the entrance—perfect for entertaining or a home office. The kitchen is designed with both style and convenience in mind with all appliances included, boasting abundant cabinetry, a spacious pantry, and a breakfast bar ideal for casual dining. A main-level bedroom and full bath provide the perfect setup for guests or multi-generational living. Upstairs, you’ll find a thoughtfully designed split floor plan centered around a versatile loft with a built-in desk—perfect for work or study. Three additional bedrooms are complemented by an additional full bath and a conveniently located upstairs laundry room. The spacious primary suite serves as a private retreat, complete with an en suite bath and walk-in closet. Enjoy peace and privacy outdoors on the back deck overlooking serene wooded views. Additional upgrades include a new HVAC system, new water heater, spray foam insulation for energy efficiency, and a two-car garage with a brand-new door. Located in a vibrant community offering resort-style amenities—including a beach-entry pool, fitness center, playground, and open green spaces—this home truly has it all.

Key facts

• Spacious pantry
• Gas fireplace
• Abundant cabinetry

Tags

• LVP FLOORING
• OPEN-CONCEPT LAYOUT
• GAS FIREPLACE
• FLEXIBLE FORMAL DINING SPACE
• ABUNDANT CABINETRY
• SPACIOUS PANTRY

What this means for you Summary

Snapshot

• This is a 5-bed/3.0-bath single-family listed at $394k.

Deal economics

• At list price, monthly cash flow is $-313 ($-4k/yr) — negative.
• To cash-flow at today's rent, offer at most $339k (14.0% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $296k (24.9% below list).
• Recommended offer: $296k (24.9% below list) — sets the bar for 1% rule.
• Cap rate 5.3% vs local median 4.1% in Richmond Hill — 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 69/100 on livability (#122 in GA) — a middle-class / working-renter tenant base. Strengths: housing A+, crime A, schools B+; Watch: amenities F, commute F, health & safety F.
• Bryan County (rural): math 49% / reading 53% proficiency, ranked #14 of 174 in GA (top 8%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Market conditions: Rents rising (+2.2%/yr); 482 active listings in the ZIP; 3 comparable units currently listed for rent nearby; rentals at typical pace (median 21d on market — plan ~3-4 weeks tenant-placement turnaround); high-income renter base; 510 units permitted in Bryan County in 2024 (68 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $3k of loan paydown is wiped out by about $12k of value loss. Plan a longer hold.
• Bryan County population projected at +64% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.

Negotiation context

• It's been on market 92 days — a 9% lower offer ($359k) is reasonable based on typical stale-listing flexibility.
• 10 sale attempts since 15y ago 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 $253k; list at $394k implies a 56% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

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

Recommended offer $295,733 (24.9% 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 92 days. Have you received any prior offers? Is the seller open to a 25% concession, seller financing, or rate buy-down credit?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
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 B-rated — typically a magnet for longer-tenancy family renters. What's the average tenant stay here, and is there a school-zone premium baked into asking?
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: 0.75% ✗
• Cap rate: 5.34%
• Cash-on-cash: -3.41%
• DSCR: 0.85
• GRM: 11.1

CMA / ARV

• ARV (median comp): $430,683
• List price: $394,000
• Delta: -8.52%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
110 Jacobs Cir	0.19mi	5/2.5	2,548 (+8%)	2mo	$434,999	$171	74
235 James Dunham Pkwy	0.37mi	4/2.5 (-1)	2,457 (+4%)	2mo	$415,000	$169	67
95 Shearwater Ln	0.34mi	4/2.5 (-1)	2,497 (+6%)	1mo	$447,000	$179	66
70 Bowridge Dr	0.51mi	4/3.5 (-1)	2,350 (-0%)	5mo	$400,000	$170	65
367 Brennan Dr	0.50mi	4/2.5 (-1)	2,275 (-3%)	0mo	$405,000	$178	64
145 Jacobs Cir	0.17mi	6/3.0 (+1)	2,686 (+14%)	0mo	$430,000	$160	63
235 Coby Ln	0.47mi	4/2.5 (-1)	2,196 (-7%)	1mo	$415,000	$189	59
60 Knotty Ct	0.57mi	4/2.5 (-1)	2,275 (-3%)	3mo	$410,000	$180	58
230 James Dr	0.59mi	4/2.5 (-1)	2,426 (+3%)	4mo	$400,050	$165	57
260 Misty Dr	0.50mi	4/2.5 (-1)	2,143 (-9%)	1mo	$425,000	$198	54
311 Coby Ln	0.45mi	4/2.5 (-1)	2,074 (-12%)	6mo	$392,000	$189	47
74 Knotty Ct	0.58mi	4/2.5 (-1)	2,059 (-12%)	4mo	$409,500	$199	42

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 · 2.17% rent growth · sell at horizon

5-year hold

• IRR: -22.9%
• Equity multiple: 0.22×
• Total profit: $-86,243
• Equity at exit: $58,747

10-year hold

• IRR: -19.6%
• Equity multiple: -0.00×
• Total profit: $-110,673
• Equity at exit: $34,066

Cash invested: $110,320 (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 31324

• Home prices YoY: -30.8%
• Rents YoY: 2.2%
• Active inventory: 482
• Price-to-rent: 11.1×

Monthly cashflow live

• Estimated rent: $2,957 medium
• Mortgage (P&I): −$2,066
• Tax from tax record: −$319 /mo · $3,830/yr
• Insurance: −$164
• HOA: −$100
• Vacancy / Maint / Mgmt: −$621
• Net cashflow: $-313

Break-even live

Break-even rent $3,354

Max offer price $338,670

Occupancy floor —

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: $98,500
• Closing costs: $11,820
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
125 Jacobs Cir Richmond Hill, GA	4.0	3.0	1853	$2,600	$1.40	21d	1	0.15mi
146 Coby Ln Richmond Hill, GA	5.0	3.5	2621	$2,800	$1.07	23d	1	0.55mi
143 Nettleton Ln Richmond Hill, GA	4.0	3.0	2065	$3,100	$1.50	13d	1	1.03mi

HOA detail

• Monthly dues: $100 · $1,200/yr
• Likely covers: watergaspoolgym

Listing history 41 events

1. 2026-06-18
   days on market $394,000 Active 92 DOM
2. 2026-06-17
   days on market $394,000 Active 91 DOM
3. 2026-06-16
   days on market $394,000 Active 90 DOM
4. 2026-06-15
   days on market $394,000 Active 89 DOM
5. 2026-06-14
   days on market $394,000 Active 87 DOM
6. 2026-06-13
   statusdays on market $394,000 Active 86 DOM
7. 2026-06-10
   statusdays on market $394,000 Active Under Contract 84 DOM
8. 2026-06-09
   days on market $394,000 Active 83 DOM
9. 2026-06-08
   days on market $394,000 Active 82 DOM
10. 2026-06-07
    days on market $394,000 Active 81 DOM
11. 2026-06-05
    days on market $394,000 Active 78 DOM
12. 2026-06-03
    days on market $394,000 Active 77 DOM
13. 2026-06-02
    days on market $394,000 Active 76 DOM
14. 2026-06-01
    days on market $394,000 Active 75 DOM
15. 2026-05-31
    days on market $394,000 Active 74 DOM
16. 2026-05-30
    days on market $394,000 Active 73 DOM
17. 2026-05-07
    price $394,000 1602-char remark

    Show marketing remark (1602 chars)

    PRICE ADJUSTMENT! Tucked away on a quiet cul-de-sac, this beautifully updated home blends comfort, style, and functionality in every detail. Step inside to discover brand-new LVP flooring flowing seamlessly throughout the downstairs, staircase, and upstairs loft, creating a modern and cohesive feel. The open-concept layout offers effortless living, featuring a welcoming living room with a cozy gas fireplace and a flexible formal dining space at the entrance—perfect for entertaining or a home office. The kitchen is designed with both style and convenience in mind with all appliances included, boasting abundant cabinetry, a spacious pantry, and a breakfast bar ideal for casual dining. A main-level bedroom and full bath provide the perfect setup for guests or multi-generational living. Upstairs, you’ll find a thoughtfully designed split floor plan centered around a versatile loft with a built-in desk—perfect for work or study. Three additional bedrooms are complemented by an additional full bath and a conveniently located upstairs laundry room. The spacious primary suite serves as a private retreat, complete with an en suite bath and walk-in closet. Enjoy peace and privacy outdoors on the back deck overlooking serene wooded views. Additional upgrades include a new HVAC system, new water heater, spray foam insulation for energy efficiency, and a two-car garage with a brand-new door. Located in a vibrant community offering resort-style amenities—including a beach-entry pool, fitness center, playground, and open green spaces—this home truly has it all.

18. 2026-03-18
    listed $399,000 Active 1602-char remark

    Show marketing remark (1602 chars)

    PRICE ADJUSTMENT! Tucked away on a quiet cul-de-sac, this beautifully updated home blends comfort, style, and functionality in every detail. Step inside to discover brand-new LVP flooring flowing seamlessly throughout the downstairs, staircase, and upstairs loft, creating a modern and cohesive feel. The open-concept layout offers effortless living, featuring a welcoming living room with a cozy gas fireplace and a flexible formal dining space at the entrance—perfect for entertaining or a home office. The kitchen is designed with both style and convenience in mind with all appliances included, boasting abundant cabinetry, a spacious pantry, and a breakfast bar ideal for casual dining. A main-level bedroom and full bath provide the perfect setup for guests or multi-generational living. Upstairs, you’ll find a thoughtfully designed split floor plan centered around a versatile loft with a built-in desk—perfect for work or study. Three additional bedrooms are complemented by an additional full bath and a conveniently located upstairs laundry room. The spacious primary suite serves as a private retreat, complete with an en suite bath and walk-in closet. Enjoy peace and privacy outdoors on the back deck overlooking serene wooded views. Additional upgrades include a new HVAC system, new water heater, spray foam insulation for energy efficiency, and a two-car garage with a brand-new door. Located in a vibrant community offering resort-style amenities—including a beach-entry pool, fitness center, playground, and open green spaces—this home truly has it all.

19. 2024-10-30
    historical $2,500
20. 2024-10-24
    listed $2,500
21. 2024-10-24
    historical $2,500
22. 2024-10-02
    price $2,500
23. 2024-09-10
    price $2,550
24. 2024-08-03
    listed $2,795
25. 2024-08-03
    historical $2,795
26. 2024-08-02
    historical $2,795
27. 2024-07-24
    listed $2,795
28. 2024-07-13
    price $2,795
29. 2024-07-04
    price $2,925
30. 2024-07-01
    historical $2,975
31. 2024-06-30
    listed $2,975
32. 2024-06-06
    listed $2,975
33. 2019-09-23
    soldstatus $253,000
34. 2019-09-20
    soldstatus $253,000 617-char remark

    Show marketing remark (617 chars)

    Priced $20,000 less than other home in the area, This five bedroom/three bath home sits on a quiet cul-de-sac in one of Richmond Hill's great family friendly neighborhoods Dunham Marsh. The home has an open floor plan with a bedroom and a full bathroom on the main floor. Upstairs has 4 bedrooms, 2 bathrooms and a loft area with a great built-in desk area. Finally this energy efficient home has double pane windows, programmable thermostat and spray-foam insulation helping keep those summer cooling bills low. Finely all of the resort style amenities make for a great place to host get togethers. Bring all offers.

35. 2019-02-04
    listed $265,000 617-char remark

    Show marketing remark (617 chars)

    Priced $20,000 less than other home in the area, This five bedroom/three bath home sits on a quiet cul-de-sac in one of Richmond Hill's great family friendly neighborhoods Dunham Marsh. The home has an open floor plan with a bedroom and a full bathroom on the main floor. Upstairs has 4 bedrooms, 2 bathrooms and a loft area with a great built-in desk area. Finally this energy efficient home has double pane windows, programmable thermostat and spray-foam insulation helping keep those summer cooling bills low. Finely all of the resort style amenities make for a great place to host get togethers. Bring all offers.

36. 2016-03-01
    soldstatus $247,000
37. 2015-11-10
    listed $254,500
38. 2013-10-17
    price $254,500
39. 2012-08-09
    listed $150,000
40. 2012-03-01
    soldstatus $223,926
41. 2011-11-10
    listed $228,926

ⓘ 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: $3,830 · $319/mo
• Projected year-2 tax: $3,830 · $319/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 6/10 Major
• 🌡 Heat 9/10 Extreme 7 d/yr ≥107°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: $35,488
• − Mortgage interest: −$22,070
• − Property taxes: −$3,830
• − Insurance: −$1,970
• − Repairs & maintenance: −$2,839
• − Management: −$2,839
• − HOA: −$1,200
• − Depreciation: −$11,462
• Taxable loss: −$10,722
• Est. tax savings @ 24.0%: +$2,573
• After-tax cash flow: $-1,185/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: Bryan County
• NCES district ID: 1300570
• Math proficiency: 49% ▼ -2.00%
• Reading proficiency: 53% ▼ -2.00%
• Median HH income: $64,465
• Composite: 44.99/100
• National rank: #2701
• State rank: #14 of 174 in GA

Livability — Richmond Hill

• Score: 69/100
• State rank: #122
• US rank: #8778

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Bryan County · 37,406 people
• City population: 37,406
• Metro: Savannah, GA
• Population (ZIP): 37,406
• Household income: $122,378
• Rent vs Own: 22.2% rent · 77.8% own
• Severe rent burden: 562.0

Population outlook (Bryan County) Hauer SSP2

• Today (2025): 45,980 people
• By 2030: 51,583 · +12.2%
• By 2040: 63,184 · +37.4%
• By 2050: 75,400 · +64.0%
• By 2075: 105,363 · +129.1%
• By 2100: 124,959 · +171.8%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (70%)
• Race & ethnicity: White 70% Black 12% Hispanic / Latino 9% Two or more races 8% Asian 3%
• Hispanic origin (detail): Mexican 2% Puerto Rican 5%
• Common ancestry: Lithuanian 3% Romanian 2% Slovak 2%
• Foreign-born: 6% · Canada, Jamaica
• Languages at home: 89% English-only · Spanish 7% Other Indo-European 2% German/W. Germanic 1%

Political lean MEDSL · Bryan

• 2024 margin: Solid R (+36.3) · D 31.6% · R 67.9%
• 2008→2024 swing: +6.3pp toward D · 2008: -42.6pp · 2024: -36.3pp
• All cycles: 2024: R+36.3 2020: R+35.2 2016: R+43.2 2012: R+43.6 2008: R+42.6

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -95.54%
• Current HPI: 215.1789
• Rent YoY: ▲ 2.17%
• 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

+72.1% since first listed

25 events — show timeline

• 2026-05-07 Price Changed $394,000 Hive MLS
• 2026-03-18 Listed $399,000 Hive MLS
• 2024-10-30 Rental Removed $2,500 RENTALBEAST
• 2024-10-24 Listed for Rent $2,500 RENTALBEAST
• 2024-10-24 Rental Removed $2,500 APPFOLIO
• 2024-10-02 Price Changed $2,500 APPFOLIO
• 2024-09-10 Price Changed $2,550 APPFOLIO
• 2024-08-03 Listed for Rent $2,795 APPFOLIO
• 2024-08-03 Rental Removed $2,795 RENTALBEAST
• 2024-08-02 Rental Removed $2,795 RENT.
• 2024-07-24 Listed for Rent $2,795 RENTALBEAST
• 2024-07-13 Price Changed $2,795 RENT.
• 2024-07-04 Price Changed $2,925 RENT.
• 2024-07-01 Rental Removed $2,975 APPFOLIO
• 2024-06-30 Listed for Rent $2,975 RENT.
• 2024-06-06 Listed for Rent $2,975 APPFOLIO
• 2019-09-23 Sold (Public Records) $253,000 Public Records
• 2019-09-20 Sold (MLS) $253,000 Hive MLS
• 2019-02-04 Listed $265,000 Hive MLS
• 2016-03-01 Sold (MLS) $247,000 Hive MLS
• 2015-11-10 Listed $254,500 Hive MLS
• 2013-10-17 Price Changed $254,500 Hive MLS
• 2012-08-09 Listed $150,000 Hive MLS
• 2012-03-01 Sold (MLS) $223,926 Hive MLS
• 2011-11-10 Listed $228,926 Hive MLS

Property tax history

+4.3%/yr

Latest (2025): $3,830 · +0.6% YoY. Source: county tax records.